18 November 2025
Upcoming Changes to English Landlord Law
What You Need to Know (Especially If You are on or Near the Welsh Border)
Rental law is heading for some big changes in the UK – certainly in England so we thought we would highlight what is likely to change and how it will stack up against current Welsh tenant laws.
In England, the incoming Renters (Reform) Bill is going to overhaul how landlords manage tenancies, adding more protections for tenants and tightening legal responsibilities for landlords.
Over in Wales, those reforms are already in place with The Renting Homes (Wales) Act 2016 coming into force back in December 2022. This Act gave landlords with Welsh properties a completely different legal framework to deal with.
So, maybe you own a rental in England but live in Wales or vice versa? Understanding the difference in Welsh and English laws is vital as what you will need to follow are based entirely on the location of your rental property, not where you are based.
In this guide, we will walk you through what landlords on both sides should be doing to stay compliant and avoid any surprises or complicated tenancy disputes.
The Current Legal Landscape for Landlords
Not too long ago, landlord rules in England and Wales were mostly the same especially when it came to tenancy types. Most agreements were Assured Shorthold Tenancies (ASTs) under the Housing Act 1988.
However, that has now changed.
In Wales, ASTs are gone. Since December 2022, all private and social tenancies fall under a new system of occupation contracts, designed to simplify the legal landscape and standardise key terms.
In England, ASTs are still in place but they are likely to be phased out soon. The Renters (Reform) Bill is set to bring a significant set of legal changes that English landlords will need to prepare for. There will be no escape!
Key Changes Coming to England Under the Renters (Reform) Bill
Here are the most important changes English landlords need to prepare for:
Abolition of ‘No Fault’ Evictions (Section 21)
One of the biggest upcoming changes in England is the planned end of ‘no fault’ evictions under Section 21.
Right now, this law allows landlords to evict tenants without giving any reason, so long as two months’ notice is given. Under the new legal framework, that option is going to disappear.
Instead, landlords will need to rely on specific legal reasons – such as serious rent arrears, antisocial behaviour, or wanting to sell the property and go through an updated Section 8 process. This could make regaining possession of their rental property slower and more complex.
All Tenancies to Become Periodic
Fixed-term ASTs will be replaced with rolling periodic tenancies. This will give tenants more flexibility however landlords may lose some certainty around notice periods and long-term planning.
Mandatory Property Ombudsman Scheme
Every landlord will need to sign up to a new single ombudsman, giving tenants a quicker and easier route to raise complaints without going to court. Ombudsman decisions will be legally binding, and landlords may be ordered to pay compensation. In some situations, Landlords could even be prosecuted.
Decent Homes Standard in the Private Sector
For the first time, private rentals in England will need to meet the Decent Homes Standard – something already used in social housing. Expect minimum requirements around heating, insulation, damp and repair quality.
More Rights Around Pets
Tenants will have the right to request a pet, and landlords will not be able to refuse without a valid reason. In most cases, pet insurance may be required to cover any damage.
Changes to Rent Increases
Rent will only be allowed to increase once per year, and landlords will need to follow a specific procedure and provide at least two months’ written notice.
Rental Payments
With the exception of the initial months’ rent, landlord’s will no longer be able to request payment of rent in advance. Furthermore, the rent payable for a specific month will have to paid in that month, i.e. the rent for January will need to be paid by the tenant in January.
How This Differs from the Law in Wales
Occupation Contracts vs ASTs
All private rental agreements in Wales now follow a standard format called an “occupation contract”. These use consistent legal terms, include a clear breakdown of responsibilities and aim to simplify renting for both tenants and landlords.
Eviction in Wales
Wales does not use Section 21, but a no-fault eviction is still possible with longer notice periods. Landlords must usually give six months notice unless the tenant has breached the contract.
The only real exceptions to the longer notice periods in Wales are when a tenant seriously breaches the rental agreement – for example, falling into arrears or engaging in antisocial behaviour.
Fitness for Human Habitation
In Wales, landlords must make sure their properties are safe and fit to live in not just when tenants move in, but throughout the whole tenancy period.
This includes things like working smoke alarms, carbon monoxide detectors, and regular electrical safety checks. These rules are set out under the Housing (Fitness for Human Habitation) (Wales) Regulations 2022.
Pets, Deposits and Tenant Rights
In Wales, there are not equivalent pet-specific laws in place (yet). That said, landlords in both countries still need to comply with general rules around deposit protection, privacy and avoiding discrimination.
What Landlords Near the Border Should be Aware of
One thing landlords sometimes overlook is that the law you must follow depends on where the property is – not where you live or manage it from.
For instance, a landlord based in Monmouthshire who lets out a flat in Gloucester must comply with English law. Meanwhile, someone from Herefordshire renting out a house over the border in Abergavenny must follow Welsh law.
Assuming the same rules apply either side of the border could land you in trouble from issuing the wrong kind of notice to facing legal challenges or fines.
Practical Advice for English and Welsh Landlords
If you are a Landlord with a rental property in England:
- Review your existing tenancy agreements and prepare for a shift to rolling periodic contracts
- Familiarise yourself with the new and amended Section 8 eviction grounds
- Check whether your rental properties would meet the upcoming Decent Homes Standard. Ignoring the matter will not make it go away
- Join a redress scheme early if you are not already part of one
- Think about how you will respond to pet requests under the new system
If you are a Landlord of a rental property in Wales:
- Make sure you have issued written occupation contracts to every tenant
- Review your eviction procedures and notice periods
- Stay up to date with property safety checks and compliance documentation
For all Landlords:
- Keep an eye on legal developments particularly if you own properties across borders
- Do not assume the same rules apply in both countries
- When in doubt, seek tailored legal advice
Final Thoughts
The overall principles behind renting laws, safety, fairness, tenant protection, etc remain the same. But the detail? That is where things are changing quickly.
For landlords near the Wales-England border, the patchwork of rules can feel confusing, especially when managing properties across both nations.
Keeping up can take time but getting it wrong can be costly. That is why it pays to stay ahead.
If you are unsure how these changes affect you, we can help.
Our specialist property law team works with landlords across Wales and the West of England. Whether you need to update tenancy agreements, handle a difficult eviction or check your compliance we are here to make sure you stay protected.
Call us with any questions today on