What the Renters’ Rights Bill Means for Landlords and Tenants in Chepstow, Newport and Bristol

As the person behind HomeLink Lettings, I specialise in letting and managing properties across Chepstow, Newport, surrounding villages along the M4 corridor, and across the Severn Bridge in Bristol. If you’re a landlord or tenant in this region, you’ve probably heard of the Renters’ Rights Bill — a major piece of legislation that will reshape rental law in England.

But what does this mean if your property is in Wales, or if you manage properties on both sides of the border?

Let’s break it down.

England’s Renters’ Rights Bill: Big Changes Coming

The Renters’ Rights Bill recently passed a key stage in the House of Lords, and it could become law as soon as July 2025. If you rent out property in England, especially in areas like Bristol, this bill will directly affect you.

The bill includes major changes like:

• Abolishing Section 21 ‘no-fault’ evictions
• Moving all tenancies to periodic agreements
• Regulating rent increases to once per year
• Banning rental bidding wars
• Introducing lifetime deposits
• Giving tenants the right to request pets
• Enforcing the Decent Homes Standard for safety and quality
• Launching a national Private Rented Sector Database for landlord registration

If you’re a landlord in England, you’ll need to get familiar with these updates well before implementation, which is expected between October 2025 and January 2026.

Does the Renters’ Rights Bill Apply in Wales?

Here’s the short answer: no, it doesn’t.

Housing is a devolved matter in Wales, and we already have our own legislation: the Renting Homes (Wales) Act 2016, which came into force in December 2022. So if your property is in Chepstow, Newport, or anywhere else in South East Wales, you’re already operating under a completely different system.

 

Section 21 vs Section 173: Evictions in Wales and England

In England, the Renters’ Rights Bill plans to abolish Section 21, meaning landlords must now use Section 8 eviction grounds, which cover specific legal reasons like rent arrears or anti-social behaviour.

In Wales, we’ve already removed Section 21. Instead, landlords use Section 173 notices, which require a six-month notice period, and they can’t be issued during the first six months of a tenancy. This falls under what’s known as a standard occupation contract, which is now the norm in Welsh rental law.

Periodic Tenancies: Already Standard in Wales

Under the Bill, England will adopt rolling periodic tenancies, where tenants can end a tenancy at any time with two months’ notice. Wales already uses a simplified system under the 2016 Act, making contracts more consistent and flexible.

Whether you’re a tenant in Newport or a landlord in Caldicot, the system is already up to date.

Rent Increases: What’s Allowed in England vs Wales

In England, the new rules will only allow landlords to increase rent once a year, in line with market rates. Tenants will also have the right to challenge excessive hikes via a tribunal.

Wales doesn’t have an official tribunal for rent increases yet, but landlords must still act reasonably. If you manage a property in Chepstow or Usk, make sure any increase is justified — tenants can push back against unfair rises.

What Bristol Landlords Need to Prepare For

If you’re a landlord in Bristol, you’ll need to prepare for the following:

• You won’t be able to accept offers above the advertised rent — bidding wars will be banned.
• Tenants will benefit from lifetime deposits, reducing the cost of moving.
• Tenants will gain a formal right to request pets. Refusals must be reasonable, and landlords can ask for pet damage insurance.
• The Decent Homes Standard will apply to all rental properties, requiring homes to be safe, dry, and properly maintained.

Property Portals and Landlord Databases

The English bill introduces a Private Rented Sector Database, a national register for landlords. It aims to make the system more transparent and help resolve disputes without going to court.

Here in Wales, we already have Rent Smart Wales, which handles landlord registration and licensing. If you let property in South Wales, you’re legally required to be registered — and trained — under that scheme.

When Will These Changes Happen?

Here’s the current timeline for England:

• June 2025 – Report Stage and Third Reading in the House of Lords
• July 2025 – Potential Royal Assent
• October 2025 to January 2026 – Expected implementation window

But as always with legislation, timelines can change. I’ll keep clients up to date with any important developments.

Managing Properties in Wales and England? Here’s What You Need to Know

If you’re a landlord managing property in both Bristol and South East Wales, you’ll now be dealing with two completely different legal systems. England is only now implementing reforms that Wales introduced back in 2022.

At HomeLink Lettings, I work across both sides of the Severn. I know the rules, I stay up to date with the law, and I help my clients avoid the common traps — whether that’s notice periods, safety standards, or rent increases.

Final Thoughts: Stay Compliant and Informed

If you’re a landlord or tenant in Wales, most of these changes won’t affect you — because they’ve already been implemented. But if you’re dealing with property across the bridge in England, it’s time to prepare.

At HomeLink Lettings, I do more than just let and manage homes. I offer real support, up-to-date legal guidance, and a local, personal service you can rely on.

Whether you’re renting out a flat in Newport or a house in Bristol, I’ll help you stay compliant, reduce hassle, and get the most out of your property.

Got questions about the Renters’ Rights Bill or the Renting Homes (Wales) Act?

Get in touch today — I’m always happy to help.