Before the main phases begin, local councils receive enhanced enforcement powers:

• Councils can access third party data (e.g. utility providers)
• Can demand documents from landlord and agents
• Can inspect properties more easily, with fewer procedural barriers

These changes aim to target non-compliance and rogue landlords.

Landlords can no longer evict tenants using section 21 of the Housing Act 1998. Landlords will have to rely on revised section 8 grounds to regain possession, including:

• Landlord intends to occupy the property (after 12 months)
• Intention to sell the property (after 12 months)
• Redevelopment or demolition requiring vacant possession
• Persistent rent arrears (tenant must be at least 3 months in arrears)
• Persistent anti-social behaviour

Important – Possession now becomes a fully evidence based process, which significantly increases the importance of strong referencing, clear documentation/record keeping throughout the tenancy and rent & legal protection for landlords.

All existing Fixed Term Tenancies will automatically convert into Periodic Tenancies and all new tenancies will become Assured Periodic Tenancies (APTs).

This means tenants will be able to stay in their property for as long as they want or until a Landlord/Agent serves a valid section 8 notice. Tenants will be able to end their tenancy by giving 2 months’ notice.

Tenants must be given a 2 month notice period and the rent must be set at market level or below.

Tenants will have access to a free tribunal to challenge any increase – this may take some time to be reviewed and any increase will not come into effect until the tribunal reaches a decision, please note increases will not be backdated.

Landlords and agents will not able to ask for, encourage or accept an offer above the advertised price of the property.

Landlords and agents will not be allowed to:

• Request more than 1 month rent in advance
• Request or accept the rent before a tenancy agreement has been signed.

Landlords must:

• Consider pet requests within 28 days (and must not unreasonably refuse)
• Give valid reason for refusal (e.g. building restrictions)

It becomes illegal for landlords or agents to discriminate against:

• Tenants with children
• Tenants who receive benefits

It will cover both obvious and subtle forms of discrimination.
The only exceptions are:

• The tenants cannot afford to pay the rent
• Accepting them would cause statutory overcrowding

Tenants can apply for Rent Repayment orders if landlords commit certain offences, such as failing to comply with the new Private Rental Sector database regulation or illegal evictions.

• Civil penalties rise significantly up to £40,000 for repeat offenders
• First or minor non-compliance up to £7000
• Tenants may reclaim up to 24 months rent (double the previous amount)
• Repeat offenders may receive an automatic order for full 24 months rent.
• Rent Repayment Orders (RRO) expand to include superior landlords

All Landlords will be legally required to register themselves and their rental properties on the database – failure to register may result in penalties.

Landlords must provide:

• Landlord contact details (including joint landlords)
• Full property information and details on bedrooms and occupancy information
• Gas, Electric and EPC certificates

An annual fee will apply – (TBC closer to implementation).

The ombudsman must be fully scaled up before membership becomes mandatory and landlords will be given notice.

• Provides free and binding resolution for tenants
• Offers landlords guidance and training to resolve tenant complaints quickly
• Private landlords will be expected to join the scheme by 2028

Landlords will be required to fund the service through ‘a fair and proportionate charging model’ – this will be confirmed closer to the launch date.

The government will be introducing a Decent Home Standard to the private rental sector to ensure homes are safe, secure and free from serious hazards.

This is still under consultation but is expected to require:

• Minimum housing quality standards
• Enforcement powers enacted by local councils of properties that fail to meet the standards
• Alignment with the energy efficiency targets (EPC rating C by 2030 – subject to review)

Current time frames indicate this will be bought in between 2035 and 2037.

The government will be introducing Awaab’s Law to the private rental sector – this will set clear legally enforceable time frames within which landlords must make homes safe where they contain hazards such as damp or mould.

Implementation timescales are yet to be announced.