Landlords across the country have been keeping a close eye on the Renters’ Reform Bill – and for good reason. It’s set to bring some of the most significant changes to the private rented sector in decades.
If you own a rental property in Bath, this legislation could affect how you manage your tenancy agreements, handle evictions, and interact with tenants day-to-day. But change doesn’t have to be a bad thing – especially when you understand what’s coming and prepare accordingly.
In this guide, we’ll explain:
- What the Renters’ Reform Bill actually includes
- How it could impact you as a landlord in Bath
- What steps you can take now to protect your investment
A quick recap: what is the Renters’ Reform Bill?
The Renters’ Reform Bill was first proposed in 2019 as part of the UK Government’s commitment to improve the private rented sector for both tenants and landlords. After several delays, it’s now moving through Parliament and expected to become law in 2025.
The Bill’s key aim is to create a fairer rental system – one that gives tenants more security and clarity, while ensuring landlords can still operate effectively.
What’s changing under the new legislation?
While the Bill is still being debated, here are the core proposals likely to be included:
1. Abolishing Section 21 ‘no-fault’ evictions
This is the headline change. Landlords will no longer be able to end a tenancy without giving a valid reason. Instead, evictions will need to be done under Section 8, where landlords cite specific grounds (such as rent arrears, anti-social behaviour, or the intention to sell).
2. Introducing a single system of periodic tenancies
All fixed-term tenancy agreements will be replaced by rolling periodic tenancies. This means:
- Tenants can give two months’ notice to leave at any time
- Landlords must use valid grounds to end a tenancy
3. Stronger grounds for possession under Section 8
To balance the removal of Section 21, new and stronger grounds will be added under Section 8. This includes:
- Easier processes for landlords who want to sell the property
- Specific rules for repeated rent arrears
- Faster procedures for dealing with serious anti-social behaviour
4. A new property portal and landlord database
Landlords will be required to register their rental properties on a national portal. This will be linked to compliance records and may involve proof of gas safety, EPC ratings, deposit protection and more.
5. Pets allowed by default
Tenants will have the right to request a pet, and landlords must not unreasonably refuse. A landlord can ask the tenant to take out pet insurance or cover pet-related damage through the deposit scheme.
What does this mean for Bath landlords?
While the aim of the Bill is to protect tenants, it doesn’t mean landlords are being left out in the cold. You’ll still have rights – and plenty of ways to maintain control over your investment. But preparation is key.
Here’s how these changes might affect you locally.
Ending a tenancy will require stronger planning
In a city like Bath, where student lets and seasonal movement are common, the shift away from fixed-term contracts could make planning your lets more complex.
You’ll need to:
- Be clearer on your long-term plans for the property
- Understand the valid grounds for repossession under Section 8
- Allow more flexibility in managing tenancy dates
This is especially important for student landlords, who typically rely on 12-month fixed terms. Rolling tenancies may complicate end-of-academic-year planning unless special exemptions are introduced – something still under government consideration.
Tenant expectations are changing
Bath tenants – particularly young professionals and students – are already very aware of their rights. The Bill will only raise expectations further.
That means:
- You’ll need to ensure compliance with all legal and safety requirements
- You may see an increase in requests for pets or tenancy flexibility
- Communication and transparency will matter more than ever
With many Bath renters staying longer term, investing in a positive tenant relationship could reduce void periods and disputes.
Property condition will be under more scrutiny
With the national portal and a focus on minimum housing standards, landlords must ensure properties are compliant and well maintained.
In Bath’s older Georgian and Victorian homes, that can be a challenge – especially when it comes to:
- EPC ratings (Bath’s historic buildings are often energy inefficient)
- Mould and damp prevention
- Electrical safety and modern heating systems
Getting ahead now with insulation upgrades, repairs, and energy assessments could save you hassle down the line.
It’s not all bad news for landlords
While it may feel like more regulation, there are some positives to this Bill if you’re a professional, responsible landlord.
You’ll benefit from:
- Clearer legal processes when evicting problem tenants
- Reduced competition as less compliant landlords leave the sector
- Improved tenant loyalty through fairer, more transparent arrangements
Landlords who already follow best practice – and work with experienced local agents – are likely to adjust smoothly to the new rules.
What should you do now?
The Bill isn’t law yet, but it’s coming. And the best approach is to get ahead – not wait until you’re forced to react.
Here are 5 things you can do today:
1. Review your tenancy agreements
Make sure your current contracts are robust and legally up to date. If you’re still using basic templates or older forms, now’s the time to upgrade.
2. Understand Section 8 grounds
Familiarise yourself with the existing and proposed grounds for possession. Not all situations are black and white, so advice from a local letting expert is invaluable.
3. Check your compliance
Are your EPCs, EICRs, gas safety checks and deposit protections all in place? Will your property meet Decent Homes Standards when they’re enforced?
4. Plan for pets
Think about how you’ll handle pet requests. Could you adjust your deposit or tenancy agreement to reflect new responsibilities?
5. Speak to your letting agent
At Martin & Co Bath, we’re already preparing for the Renters’ Reform Bill. Our managed landlords will benefit from full support navigating the changes – from legal updates to tenancy transitions.
In summary
Change is coming – but it doesn’t have to be stressful.
The Renters’ Reform Bill aims to modernise renting, and while it brings some challenges, it also rewards landlords who do things properly.
If you’re a landlord in Bath, now’s the time to:
- Understand your rights and responsibilities
- Stay compliant
- Work with a trusted local team who can support you
We’ll help you protect your property, your income and your peace of mind – no matter what the future holds.
Need advice or want to talk through your options?
Book a free landlord consultation with Martin & Co Bath
