With the Renters’ Rights Bill 2024-25 set to overhaul the private rented sector, one of the most common questions is: will these changes apply to existing tenancies, or only to new ones? The answer is important for both landlords and tenants, especially in a climate of rising interest rates and tightening regulations on short-term lets.

Will the Bill Apply to Existing Tenancies?
Yes, the Renters’ Rights Bill is designed to apply to most existing tenancies, not just those created after the law comes into force. Transitional provisions are included to ensure a smooth shift from the old system to the new. For example, if you have an assured shorthold tenancy (AST) in place, it will eventually convert to a periodic tenancy under the new rules, and Section 21 “no fault” evictions will no longer be available.

What Does This Mean for Landlords?

• Interest Rate Pressures: Many landlords are already feeling the squeeze from higher mortgage rates and stricter lending criteria. The Bill’s changes—such as the end of fixed terms and Section 21—mean you’ll need to plan for longer-term tenancies and be more strategic about managing your property finances.
  
  

• Short-Term Let Regulations: If you’re considering switching to short-term lets to boost income, be aware that new national rules are coming in. These include a mandatory register, new planning categories, and the power for councils to restrict new holiday lets in high-pressure areas. The 90-night rule for homeowners remains, but the landscape is much more regulated.
  
  

• Existing Tenancy Agreements: Even if your current agreement is for a fixed term, the law will override certain terms once the Bill is in force. For example, break clauses and Section 21 notices will no longer be valid, and you’ll need to use statutory grounds if you wish to regain possession.

What About Tenants?

• Greater Security: Tenants in existing tenancies will benefit from the new protections, including the end of “no fault” evictions and the right to challenge above-market rent increases.
  
  

• Notice Periods: The notice you need to give to leave a property will remain similar, but you’ll have more clarity and security about your rights.

Transitional Arrangements
The Bill includes specific transitional rules. For example, landlords who served a valid Section 21 notice before the law comes into force may still be able to proceed, but there are strict time limits. Existing legal instruments—like mortgages or planning agreements—are also covered, so you won’t be in breach if your documents refer to ASTs or other terms that are being phased out.

Summary Table

Conclusion
The Renters’ Rights Bill marks a major shift for everyone in the private rented sector. Existing tenancies will be brought under the new rules, so it’s wise to review your agreements and business plans now. For landlords, this means adapting to a more regulated, tenant-focused market—especially as financial pressures and new short-term let rules come into play. For tenants, it means greater security and clearer rights.

If you’re unsure how the changes will affect your situation, take time to familiarise yourself with the new law. And if you need help understanding your options, Caira is here to support you every step of the way.