The Renters' Rights Bill has been one of the most significant pieces of landlord legislation to emerge in recent years, and as it progresses through Parliament, landlords across England are watching closely. For Hull landlords, understanding what this Bill means—and how to prepare for the changes ahead—is essential for protecting your investment and ensuring your lettings business remains compliant and profitable.
In this guide, we'll break down the key proposals within the Renters' Rights Bill, explain what they mean for landlords in Hull, and provide practical steps you can take now to prepare for the new landscape of private renting.
What Is the Renters' Rights Bill?
The Renters' Rights Bill is a proposed piece of legislation designed to reform the private rented sector in England. Introduced to Parliament in 2024 and progressing through 2025, the Bill aims to strengthen tenant protections, improve property standards, and create a fairer rental market.
For landlords, the Bill represents the most significant shake-up of rental law in decades. While the Government has framed these changes as necessary to protect tenants and raise standards, landlords need to understand the practical implications and prepare accordingly.
The Bill has not yet become law, but it is widely expected to pass in 2025, with different provisions coming into force at various stages throughout 2025 and 2026. Hull landlords should be preparing now, rather than waiting for the final legislation to be confirmed.
Key Proposed Changes in the Renters' Rights Bill
Let's break down the main proposals and what each one means for you as a Hull landlord.
Abolition of Section 21 'No-Fault' Evictions
Perhaps the most discussed element of the Bill is the proposed abolition of Section 21 notices, which currently allow landlords to end an assured shorthold tenancy without providing a reason, as long as proper notice is given.
Under the new rules, landlords will no longer be able to use Section 21. Instead, all tenancies will transition to periodic tenancies, and landlords will need to rely on Section 8 grounds for possession if they wish to end a tenancy.
What this means for Hull landlords:
You'll need a valid, specified reason to regain possession of your property. The Government has indicated that strengthened Section 8 grounds will be introduced to ensure landlords can still regain possession when necessary—such as if they wish to sell the property or move in themselves—but the process will require more documentation and justification.
This change places even greater importance on tenant referencing, regular property inspections, and maintaining thorough records of any tenancy issues. If a tenant breaches their tenancy agreement or falls into rent arrears, you'll need clear evidence to support a Section 8 possession claim.
Strengthened Section 8 Grounds for Possession
To balance the removal of Section 21, the Bill proposes new and strengthened Section 8 grounds, giving landlords legitimate routes to regain possession. These include:
- Selling the property – landlords will be able to serve notice if they intend to sell, though there may be restrictions on how soon this can be used after the tenancy begins
- Moving in themselves or for family members – a specific ground allowing landlords to reclaim their property for personal use
- Rent arrears – the threshold and process for possession due to rent arrears is expected to be clarified and potentially made more straightforward for landlords
The exact details of these grounds are still being finalised, but the principle is clear: landlords will still be able to regain possession when they have a valid reason, but the burden of proof will be higher.
What this means for Hull landlords:
Keep detailed records. If you need to rely on a Section 8 ground in future, having clear documentation—such as evidence of rent arrears, breach of tenancy terms, or your intention to sell—will be essential. Work closely with your letting agent to ensure your processes are robust.
The Decent Homes Standard Extended to the Private Rented Sector
Currently, the Decent Homes Standard applies to social housing. The Renters' Rights Bill proposes extending this standard to the private rented sector, meaning rental properties will need to meet specific criteria around repair, safety, and modern facilities.
While the exact definition of the standard for private rentals is yet to be finalised, it is expected to include requirements around:
- Heating and insulation
- Kitchen and bathroom facilities
- The overall state of repair
What this means for Hull landlords:
If your property is older or hasn't been updated recently, you may need to invest in improvements to meet the new standard. Now is the time to assess your property's condition and plan any necessary upgrades. Properties that already meet a good standard of repair and have modern facilities are unlikely to require significant work, but landlords with older or poorly maintained properties should act sooner rather than later.
Speak with your letting agent about what the Decent Homes Standard is likely to require, and consider scheduling a property inspection to identify any areas that may need attention.
Ending of Fixed-Term Tenancies
Under the proposed changes, fixed-term assured shorthold tenancies will be replaced by periodic tenancies as the default. This means tenancies will automatically continue on a rolling basis unless either the landlord or tenant ends the agreement using the appropriate legal process.
What this means for Hull landlords:
Greater flexibility for tenants, but also potentially longer notice periods and more formal processes for landlords wishing to end tenancies. The removal of fixed terms may also affect how you plan rent increases and renewals. However, periodic tenancies can offer benefits too—they reduce the administrative burden of renewals and can encourage longer-term tenancies if managed well.
Introduction of a Private Rented Sector Landlord Ombudsman
The Bill proposes the creation of a Private Rented Sector Ombudsman to handle disputes between landlords and tenants. All landlords will be required to join an approved redress scheme, similar to the requirement already in place for letting agents.
What this means for Hull landlords:
You'll need to register with an approved redress scheme, which will involve an annual fee. The Ombudsman will provide a route for tenants to raise complaints, and landlords will need to respond to any disputes formally. This change emphasises the importance of maintaining good records, clear communication, and professional property management.
If you use a letting agent like Lime Property, your agent will already be a member of a redress scheme, and managing disputes professionally is part of the service you receive.
Changes to Rent Increases
The Bill is expected to introduce limits on how and when landlords can increase rent. While landlords will still be able to raise rent in line with market rates, the process will become more regulated, and tenants will have greater ability to challenge increases they believe are unfair.
What this means for Hull landlords:
Rent increases will need to be reasonable, clearly justified, and properly documented. If you're planning a rent increase, ensure it reflects the local Hull market and is supported by evidence such as comparable properties. Tenants will be able to challenge increases through the First-tier Tribunal, so transparency and fairness are essential.
When Will the Renters' Rights Bill Become Law?
The Bill is currently making its way through Parliament, and while an exact timeline isn't confirmed, most commentators expect it to receive Royal Assent in 2025. However, different provisions will come into force at different times—some may take effect immediately upon the Bill becoming law, while others will have transition periods allowing landlords time to prepare.
For Hull landlords, the key takeaway is this: don't wait until the Bill becomes law to start preparing. The direction of travel is clear, and taking action now will put you ahead of the curve.
How Hull Landlords Can Prepare Now
The Renters' Rights Bill may seem daunting, but preparation is straightforward if you take it step by step. Here's what Hull landlords should be doing now:
Ensure Your Property Meets High Standards
With the Decent Homes Standard extension on the horizon, now is the time to assess your property's condition. Arrange an inspection, identify any repairs or improvements needed, and create a plan to address them before new regulations take effect.
Focus on:
- Heating systems and insulation
- Kitchen and bathroom condition
- Overall state of repair, including damp, windows, and doors
- Safety compliance—gas, electrical, smoke alarms, carbon monoxide alarms
Review Your Tenancy Agreements and Processes
Work with your letting agent to review your tenancy agreements and ensure your processes are aligned with upcoming changes. If you're still using fixed-term tenancies, start thinking about how periodic tenancies will work for your portfolio.
Make sure your tenant referencing is thorough—reliable tenants will become even more important under the new system.
Keep Detailed Records
If Section 21 is abolished, possession claims will rely entirely on Section 8 grounds, which require evidence. Start keeping meticulous records now:
- Rent payment history
- Communication with tenants
- Property inspection reports
- Maintenance requests and how they were handled
- Any breaches of tenancy terms
Good record-keeping protects you if you ever need to make a possession claim, and it demonstrates professionalism if any disputes arise.
Ensure All Compliance Documentation Is Up to Date
Gas safety certificates, electrical installation reports, EPCs, and safety alarm checks must all be current and properly documented. Non-compliance can prevent you from serving a Section 8 notice, so staying on top of these requirements is more important than ever.
Consider Professional Property Management
The increasing complexity of landlord legislation makes professional property management more valuable than ever. A fully managed service from a local agent like Lime Property ensures your property remains compliant, records are kept properly, and any changes in the law are implemented on your behalf.
Letting agents stay on top of legislative changes so you don't have to. Whether it's arranging inspections, managing disputes, or updating tenancy agreements to reflect new rules, professional management reduces your risk and protects your investment.
Why Working with a Local Hull Agent Matters
Legislation may be national, but property management is local. Working with a Hull-based letting agent means you benefit from:
- Knowledge of the local rental market and tenant expectations
- Access to trusted local contractors for repairs and improvements
- Understanding of Hull City Council's licensing requirements and local property standards
- A team who can visit your property quickly if issues arise
At Lime Property, we've been managing rental properties in Hull for years, and we stay ahead of legislative changes to ensure our landlords are always compliant. From compliance checks to tenant communication, our fully managed service takes the stress out of lettings and gives you confidence that your property is in expert hands.
Final Thoughts
The Renters' Rights Bill represents a significant shift in how the private rented sector operates, but it doesn't have to be a source of stress. For Hull landlords who maintain good properties, manage tenancies professionally, and stay informed, these changes are entirely manageable.
By preparing now—ensuring your property meets high standards, keeping detailed records, and working with a professional letting agent—you'll be ready for whatever the Bill brings. The landlords who thrive under the new rules will be those who see compliance and professionalism as opportunities to stand out in the market, not burdens to be avoided.
If you'd like to discuss how the Renters' Rights Bill might affect your Hull properties or you're considering switching to a fully managed service, the team at Lime Property is here to help. Get in touch with us on 01482 216060, and let's make sure your portfolio is ready for the future.
