RRB #2: Why Renter Reforms might start in May 2025

This is the second special episode of Good Landlording on the Renters Reform Bill. Richard and Suzanne talk about how and why the renter reforms may well start to come into effect in May 2025, and what this means for landlords. This includes the likely timetable for implementation of what will be the Renters Reform Act, and when the key provisions will start to apply to new tenancies. The new rules could come in for new tenancies as early as May 2025, assuming Royal Assent is in October 2024. They also discuss the implications of the wide definition of new tenancies, which means that tenancies that are already in place now may be subject to the new rules next year. These show notes summarise the main points about the discussion about when the new renter reform rules will start to come into force, and include links to useful resources. What we cover in Renters Reform Bill Special #2When will tenancies be subject to the Renters Reform Bill?Stage One: For new tenancies from the Commencement Date (probably from May 2025 )Stage Two: For existing tenancies on the Extended Application Date (after Lord Chancellor assessment - 2026?)What is a new tenancy under the Renters Reform Bill?What is an existing tenancy under the Renters Reform Bill?Examples of when the new rules will applyFixed term tenancy signed November 2024 ending July 2026Until when will landlords be able to serve a Section 21 notice?ConclusionCredits When will tenancies be subject to the Renters Reform Bill? For landlords, the big question is when Chapter 1 of Part 1 will come into force. Chapter 1 of Part 1 is the section of the Bill that sets out the new rules for tenancies. In other words, the new periodic assured tenancies which will have no fixed term periods, no s21 "no fault" eviction rights for landlords, no rent review clauses, and a new implied right for tenants to have pets. The first big step will be for the Renters Reform Bill to receive Royal Assent, which will transform it into the Renters Reform Act. Once a Bill becomes an Act, not much happens at that point. Before it comes into force, it needs to be implemented, and this is usually done in stages. Although it initially appeared as if the new Lord Chancellor's assessment of the operation of the eviction process had kicked the abolition of Section 21 into touch, that is not strictly the case. In fact, tenancies will start to switch over to the new regime on a commencement date that will be at least six months after Royal Assent. Assuming Royal Assent in October, that brings us to May 2025, if a new government keeps to the same timetable. A Department for Levelling Up spokesperson said on 24 April: "We have always said we will give six months' notice before ending section 21 for all new tenancies. In addition, we have committed to ensuring improvements in the courts service are rapidly implemented before extending this abolition to all existing tenancies." These are the stages that the DLUHC spokesperson refers to: Stage One: For new tenancies from the Commencement Date (probably from May 2025 ) The changes for new tenancies will come into effect at least 6 months after Royal Assent. The government will publish a start date for the implementation of the rules after Royal Assent and give 6 months’ notice. May 2025 date is prob about the earliest date. It might be later than that. This is called the Commencement Date in the Bill. Stage Two: For existing tenancies on the Extended Application Date (after Lord Chancellor assessment - 2026?)