Renters Reform Bill & The 2024 Election

renters reform bill

As an HMO landlord, you’re likely aware of the Renters Reform Bill but may need a refresher on its details and the latest developments. Recently, the bill has seen significant political maneuvering, especially with the announcement last week of the upcoming general election on the 24th of July, adding another layer of complexity to its progression.

Key Provisions of the Renters Reform Bill

1. Abolition of Section 21: One of the most pivotal elements of the Renters Reform Bill is the abolition of Section 21, commonly known as “no-fault evictions”. This provision currently allows landlords to evict tenants without providing a reason. The bill proposes that evictions must now follow Section 8, which requires specific grounds such as rent arrears or breaches of tenancy agreements. While this aims to offer greater security to tenants, landlords fear it could lead to prolonged eviction processes and potential financial losses if tenants default during disputes​.

2. Elimination of Fixed-Term Tenancies: The bill also proposes eliminating fixed-term tenancies in favor of more flexible, open-ended tenancies. This change is intended to provide tenants with more stability, but it may complicate rental term management for landlords. Indefinite tenancies mean that tenancies continue until either the tenant or landlord ends them with valid grounds, necessitating adjustments in long-term financial planning for landlords​​.

3. Right to Request Pets: Tenants would gain the right to request keeping pets in their rented homes, which landlords must consider reasonably. While this provision aims to make renting more accommodating for pet owners, it adds complexity for landlords who must balance this with maintaining property standards and managing increased maintenance costs​.

4. Additional Provisions:

  • Property Portal and Ombudsman: Introduction of a new Property Portal and a Private Rented Sector Ombudsman to ensure compliance and resolve disputes.
  • Rent Review Clauses: Banning rent review clauses, meaning landlords must only use Section 13 notices to increase rents.
  • Decent Homes Standard: Applying the Decent Homes Standard to the private rental sector to ensure all rented homes meet a minimum quality​. As HMOs are already subject to strict licensing standards, this shouldn’t be a cause for concern.

Legislative Progress and Political Context

1. Legislative Progress: The Renters Reform Bill has navigated various stages of legislative scrutiny since its introduction in May 2023. It passed its third reading and moved to the House of Lords by May 2024. Despite these advancements, the bill faces significant delays and political hurdles, with its passage into law expected to be deferred until late 2024​.

2. Current Status in the Lords: The Bill has passed its second reading in the House of Lords, where members debated its key provisions and suggested amendments. The next stage is the Committee stage, which involves detailed, line-by-line examination and potential amendments to the Bill​.

3. Political Landscape: Recently, the bill has encountered substantial political resistance. Conservative MPs, influenced by landlord groups, have pushed for amendments that some campaigners argue have watered down the bill’s original intent. The latest setback came when the bill was excluded from the “wash-up” list of legislation to be rushed through Parliament before the upcoming general election, causing significant controversy and disappointment among tenant advocacy groups​.

Implications for Landlords

1. Documentation and Compliance: With the abolition of Section 21, landlords will need to ensure robust tenancy agreements and thorough documentation to comply with Section 8 requirements. This necessitates a more proactive approach to property management, including regular inspections and prompt resolution of tenant issues to avoid potential conflicts leading to evictions​.

2. Financial Planning: Indefinite tenancies will require landlords to adjust their financial planning strategies. While this could attract a more diverse tenant base, it introduces uncertainties regarding tenancy durations and turnover rates. Landlords must prepare for longer-term commitments and the potential complications in ending tenancies, impacting rental income stability​.

3. Maintenance and Pets: The new right for tenants to request pets will necessitate changes in tenancy agreements and might lead to increased maintenance costs. Landlords will need to balance accommodating pet-owning tenants with maintaining property standards, possibly revising agreements to include clauses about pet-related responsibilities and deposits for additional cleaning or repairs​.

Recent Developments and Reactions

The bill’s recent shelving has sparked outrage among tenant advocacy groups and political opposition. Campaigners and charities like Shelter have accused the government of bowing to landlord lobbyists, compromising the bill’s effectiveness in providing security and fairness to renters. The delay has heightened concerns about rising eviction rates and homelessness, with official figures showing a significant increase in no-fault evictions​.

Labour and Liberal Democrats have criticized the Conservative government for failing to fulfill their promise to end no-fault evictions, suggesting that if the bill is not passed before the election, it might be further delayed or altered under future political administrations​​.


Whether we like it or not, The Renters Reform Bill is coming in although whether it achieves its objective to make renting fairer for all is highly debateable. The bill’s future remains uncertain, especially with the general election set for July 4, 2024​​. The Bill is currently at the Committee stage in the House of Lords, where it will undergo detailed examination and potential amendments. This process is time-consuming and could extend over several months​.

If the current government fails to pass the Bill before the election, a change in administration could result in further delays or significant alterations to the proposed legislation. Many landlords prefer the bill to pass under the current Conservative government rather than risk a Labour government implementing even stricter regulations, including potential rent control measures​​.

Worried about compliance? At Confidence Property, we’re always keeping up to date with the latest developments, standards, and legislation. If we can help in any way, book a call with us here.

HMO Hot Water Systems

HMO hot water systems

As an HMO landlord, ensuring that your properties have efficient and reliable hot water systems is crucial. Properly managing hot water and heating can significantly impact your tenants’ satisfaction and your operating costs. Here’s a detailed guide on hot water systems suitable for HMOs, informed by industry best practices and expert advice.

Hot water is a vital component in any household, and in HMOs, the demand is even higher due to multiple occupants. Inefficient systems can lead to increased energy bills and disgruntled tenants. Here’s what you need to know about different types of hot water systems and their suitability for HMOs.



  • Advantages: Gas boilers are generally the most cost-effective way to heat water and provide heating. They are less expensive to operate compared to electric systems.
  • Disadvantages: While gas boilers are efficient, they are being phased out in the UK due to environmental concerns. Additionally, standard combi boilers may not suffice for HMOs as they struggle with simultaneous demand for hot water.

Combi Boilers

  • Advantages: These boilers provide hot water on demand without the need for a storage tank.
  • Disadvantages: They are not ideal for HMOs due to their limited capacity to supply multiple showers simultaneously. Upgraded models are necessary for larger demands, but they can still result in erratic water temperatures if water is drawn from multiple outlets.

Pressurised Systems (Unvented Systems)

  • Advantages: These systems, such as the “Megaflo,” store hot water at mains pressure, ensuring a strong and consistent flow. They are ideal for properties with multiple bathrooms as they maintain pressure even when multiple taps are in use.
  • Disadvantages: Installation costs are higher, and they require a minimum water pressure to function efficiently. Annual maintenance is necessary to keep the system in good working condition.


  • Advantages: Electric showers are easy to install and can provide hot water on demand.
  • Disadvantages: These units are very energy-intensive, often running at around 14KW. This can lead to high electricity bills and potential issues with electrical circuit capacity.


  • Flow Rates: The water flow rate is critical in determining how many showers and taps can run simultaneously without a pressure drop. You can measure this using a simple device.
  • Increasing Supply: Upgrading the main water supply pipes to 25mm or 32mm can significantly improve the flow rate, ensuring sufficient water supply for all occupants.


  • Accumulator Tanks: These tanks store cold water and help maintain pressure by supplying water to the hot water tank when mains pressure is low. This prevents interruptions during high-demand periods.
  • Eco-Showerheads: Installing eco-showerheads can reduce water usage to around 6 litres per minute compared to the standard 12-20 litres. This not only conserves water but also reduces energy costs.


Selecting the right hot water system for your HMO can improve tenant satisfaction and reduce operational costs. While initial investments in systems like unvented hot water systems may be higher, their long-term benefits in efficiency and reliability make them a worthy consideration. Always ensure regular maintenance to keep these systems running smoothly and effectively.

By staying informed and making strategic decisions about your hot water systems, you can enhance the living experience for your tenants and manage your properties more efficiently.

At Confidence Property our priority is the profitability of your asset.
Get in touch if you need any HMO advice or help!