The Renters Reform Bill is back in the commons, five years and four prime ministers after it was first promised.
This time it’s Labour’s version – with the new party of government vowing to improve and complete the set of proposals the Tories pledged, then watered down, and then abandoned altogether before the general election.
Now, it is being called the Renters Rights Bill, and it aims to “decisively level the playing field between landlords and tenants”, according to housing minister Matthew Pennycook.
Here Sky News takes a look at what will be in the legislation.
No-fault evictions banned
Crucially, the legislation will include a blanket ban on no-fault evictions under Section 21 (S21) of the 1988 Housing Act.
This allows landlords to evict tenants with two months’ notice without providing a reason.
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One million renters forced to move
Former Conservative prime minister Theresa May made the pledge to scrap S21 notices on 15 April 2019, and it was also in her successor Boris Johnson’s manifesto.
The early timing of the general election meant the plans were ultimately ditched, but Labour confirmed in its first King’s Speech it would build on the Tories’ legislation with a strengthened version of the original bill.
The new government will ban Section 21 evictions for both new and existing tenancies, with the new system expected to be in place by summer, Mr Pennycook said.
He told LBC that this means landlords will not be able to “arbitrarily evict any tenant with a Section 21 notice, including tenants that make complaints about things like damp and mould, rather than fix those problems”.
Landlords will still be able to evict tenants if they have a legal reason, such as if the tenant is in several months’ rent arrears or commits anti-social behaviour.
Awaab’s law extended
Awaab’s Law was named after the toddler who died after exposure to mould in his family’s social rented home in Rochdale, Greater Manchester.
It proposed that social landlords will have to investigate hazards within 14 days, fix them within a further seven, and make emergency repairs within 24 hours.
Under Labour’s Renters Rights Bill, this will be extended to the private sector to ensure all landlords speedily address hazards and make homes safe.
Plans to make homes safer also include applying a Decent Homes Standard to the private rented sector for the first time.
The government said 21% of privately rented homes are currently classified as “non-decent” and more than 500,000 contain the most serious hazards.
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Social home health rules to tighten
Landlords who fail to address serious hazards will be fined up to £7,000 by local councils and may face prosecution for non-compliance, the government said.
A new Private Rented Sector Landlord Ombudsman will also be introduced to “provide quick and binding resolutions” about complaints, alongside a databaseto help landlords understand their legal obligations and demonstrate compliance.
Ban on mid-tenancy rent increases
The bill will also ban rent increases being written into contracts to prevent mid-tenancy hikes, leaving landlords only able to raise rent once a year at the market rate.
However, rent campaigners want the government to go further and introduce rent controls amid a spiralling affordability crisis.
Analysis of government figures by housing charity Shelter found England’s private renters have paid an extra £473 million pounds every month on rent in 2024 – an average of £103 more per month than they were paying in 2023.
Labour has ruled out rent controls, saying their plan to build more homes will bring prices down.
But the government said they will make it easier for people to challenge excessive rent hikes which could force them out.
This will be done by reforming the First Tier Tribunal so it can’t actually demand more than what the landlord initially asked for when tenants complain.
The government will also end backdated increases if the watchdog rules in the landlords’ favour, and allow rent increases to be deferred by two months in cases of hardship.
Allowing pets
Labour’s reforms will also give tenants the strengthened right to request a pet, which landlords must consider and cannot unreasonably refuse.
There are currently no specific laws in place when it comes to renting with pets, but landlords can decline if they have a valid reason.
To support landlords, the Renters Rights Bill will give them the right to request insurance to cover potential damage from pets if needed.
Bidding wars for rental properties have become increasingly common amid a chronic shortage of supply, with tenants typically paying an extra £100 a month above the asking price for their home last year, according to research by the New Economics Foundation.
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Bristol renters face frenzied competition
Labour’s bill will include a legal requirement for landlords and letting agents to publish the required rent for a property.
Landlords and agents will be banned from “asking for, encouraging, or accepting any bids” above the publicly stated price.
Similar laws have been passed in other countries facing a housing crisis, such as New Zealand.
The bill will remove fixed-term assured tenancies, which mean renters are obliged to pay rent regardless of whether a property is up-to-standard and prevent them from easily moving out in response to changing circumstances, such as a relationship breakdown or new job.
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Instead, all tenancies will be periodic, with tenants able to stay in their home until they decide to end the tenancy by giving 2 months’ notice.
When a landlord’s circumstance changes, such as their need to sell up or move into the property, they will have to give four months’ notice instead of two.
All renters will get a 12-month protected period at the beginning of a tenancy, during which landlords cannot evict them on these grounds.
Ban on benefit discrimination
The bill will also outlaw landlords imposing a blanket ban on tenants receiving benefits or with children.
According to Shelter, one in five families have been unable to rent somewhere in England because they have kids.
Meanwhile, the English Private Landlord Survey, covering the period of 2021 to 2022, found one in 10 private renters – around 109,000 households – had been refused a tenancy because they received benefits.
While specific cases of this have been found to have breached the Equality Act in court, the new law will explicitly ban these forms of discrimination “to ensure fair access to housing for all”.
In a workshop in the far corner of the Styal prison estate, glass, plastic and metal are being smashed to the beat of pumping music.
Women at workstations are dismantling electronics with the energy of gym enthusiasts.
TVs and laptops, discarded at local recycling centres across England, have ended up here, on the edge of Wilmslow, Cheshire.
But amid the whiz of drills, the crunch of screens being separated from their plastic casings and the clatter of electronic boards ripped out and chucked in big bins, something else is being recycled – women’s lives.
“You get a lot of frustration out, because obviously a lot of girls have got a lot of anger, you know,” says Joanne*, who is serving time for drug offences.
She has joined this activity not for the £10 per 70 TVs she breaks apart, but because the programme – called Recycling Lives – could give her the skills and the support to keep her out of jail in the future.
Only 12% of women are employed six months after leaving prison, compared to 25% of men. In the general population employment levels between men and women are 78% to 72%.
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Ex-prisoners with a job are far less likely to re-offend. So, women prisoners are at a disadvantage. Often a man is connected to the crime they committed.
“For 90% of the women in prison, there’s always a male involved in why they’ve committed crime, it is the case with me as well,” says Joanne, who tells me she was pressured into dealing drugs by her partner.
Official Ministry of Justice statistics say that at least 60% of women in prison are victims of domestic violence and most will have experienced some form of abuse as a child.
Many, too, are mothers and they feel the guilt of separation every day. Joanne says of her son: “It’s my sister picking him up from school, not me.
“It’s my sister there on Christmas day, not me. Birthdays, all the special occasions. It’s heart-breaking.
“People think prison is easy. You are ripped away from your family and your children. It’s not easy.”
As if in illustration, the glass cracks on an iPad, as she peels it away with her screwdriver.
Official figures say there are around 3,500 women in prison and it is estimated that about half are mothers.
‘I’m trying to give them a future’
The workshop manager Yvonne Grime knows this all too well. A former serial offender herself, she’s the first former inmate at Styal to now hold a set of keys to the prison.
“The biggest thing for me [as a prisoner] was leaving my children,” she says, “and I still carry that guilt round, but I have come through it.”
Part of her redemption is to help the women in her workshop. The Recycling Lives programme transformed her life, and she wants to give back.
She says: “I’m trying to give them a future. I’m trying to give you some hope that they can that they can change.
“Get the children back, find a job, find a home. There is light at the end of the tunnel.”
Her work is part manager and part mentor. “When I first started, I thought I’m just going to come in and run this workshop,” she said.
“I didn’t realise I had to be their mum, their dad, their brother, their sister, the doctor, the nurse, the everything that comes with it.
“If I had a salary for every one of those professions, I’d be absolutely minted.”
Styal isn’t what you expect a prison to look like.
Inside the high fences and barbed wire are sixteen austere red-brick Victorian houses.
Once an orphanage, they’re now the prison’s accommodation blocks.
Ted the prison cat, wanders from block to block, and has already served several of his nine lives in the compound.
Along with recycling TV sets, women can learn to guide and drive forklift trucks.
They are quick with their tools, spinning through one appliance after another with remarkable and methodical destructive pace.
But the real advantage of the programme is that it continues on the outside. Only 6% of people who go through Recycling Lives go on to commit further crime. The general reoffending rate is 25%.
In a warehouse in Preston, former inmates are involved in recycling food from supermarkets and farms, then sent to foodbanks.
Here we meet Naomi Winter, who – three years since being released from jail – is now a manager at the food distribution depot.
The hardest thing about prison for her too was being separated from a child.
“I was put in prison when my baby is only three months old,” she said.
“So, it was like losing an arm, like losing a piece of my DNA.
“I still woke up for night feeds in the night and stuff like that.”
She says there wasn’t the mental health provision inside of prison to help her deal with post-natal depression, and she spent way too much time alone with her thoughts.
She was in and out of prison for drug offences and violence eight times by the age of 30 and first jailed aged 15, for breaching an anti-social behaviour order (ASBO).
She feels even short prison sentences can ruin lives, and says: “You take women who’s robbed a block of cheese to feed the child.
“They put them in prison for 28 days. They take the home, take the kids, they lose the family, and they get out with nothing. You just create a criminal right there.
“You’ve just created a woman who’s got nothing to lose. You’re also releasing them with a sleeping bag in a tent and telling them to go and sleep in the woods.”
Alternatives to custody
The government recognises that prison isn’t working for many of the women who end up there.
It’s why, with women being mostly non-violent offenders and serving short sentences, the government is setting up a Women’s Justice Board to look at reducing the number who go into prison with alternatives such as community sentences and intervention projects tackling the root causes of re-offending.
The Lord Chancellor and Justice Secretary, Shabana Mahmood, told Sky News: “For many women, prison isn’t working. Most women in prisons are victims themselves. Over half are mothers, with a prison sentence separating parent and child.
“That’s why I am establishing a new Women’s Justice Board, tasked with reducing the number of women in prison by exploring alternatives to custody for female offenders.”
Chief Executive of Recycling Lives, Alasdair Jackson says: “There are certain things we all need as human beings: One is a place to live, one is a job to be able to pay for that place to live and then a support network.
“But there are a lot more factors that women have to contend with; there’s children, there is maybe domestic abuse, there’s everything that goes on around that, but when you give people a chance, when you give people the skills that they need, it is life-changing.
“And when you change a woman’s life, you are often changing the family’s life and the children’s life.”
Prison is supposed to be part punishment, part repair job. But there are limited programmes like Recycling Lives, and for many women entering jail currently, the only recycling is back into criminality.
The world’s oldest man has died at the age of 112, the Guinness World Records has announced.
John Tinniswood was born in Liverpool on 26 August 1912, the year the Titanic sank. He was a lifelong Liverpool FC fan, born just 20 years after the club was founded.
He died on Monday at a care home in Southport, Guinness World Records said.
In a statement, his family said: “His last day was surrounded by music and love.
“John always liked to say thank you. So on his behalf, thanks to all those who cared for him over the years, including his carers at the Hollies Care Home, his GPs, district nurses, occupational therapist and other NHS staff.”
In April 2024, aged 111, he became the world’s oldest living man, following the death of 114-year-old Juan Vicente Perez from Venezuela.
Mr Tinniswood’s key advice for staying healthy was to practice moderation. “If you drink too much or you eat too much or you walk too much; if you do too much of anything, you’re going to suffer eventually.”
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But when asked the secret to his longevity after turning 112 in August, Mr Tinniswood put it all down to “just luck”.
“I can’t think of any special secrets I have,” he said. “I was quite active as a youngster, I did a lot of walking.
“Whether that had something to do with it, I don’t know. But to me, I’m no different [to anyone]. No different at all.
“I just take it in my stride like anything else, why I’ve lived that long I have no idea at all.”
Apart from a portion of battered fish and chips every Friday, Mr Tinniswood did not follow any particular diet, and said earlier this year he felt “no different” turning 112.
“I don’t feel that age, I don’t get excited over it. That’s probably why I’ve reached it.
“I just take it in my stride like anything else, why I’ve lived that long I have no idea at all.”
He lived through both world wars and was a Second World War veteran – having worked in an administrative role for the Army Pay Corps.
In addition to accounts and auditing, his work involved logistical tasks such as locating stranded soldiers and organising food supplies. He went on to work as an accountant for Shell and BP before retiring in 1972.
He met his wife, Blodwen, at a dance in Liverpool. They were together for 44 years before Blodwen died in 1986.
Mr Tinniswood is survived by his daughter Susan, four grandchildren and three great-grandchildren, and lived to be the fourth-oldest British man in recorded history.
His family added: “John had many fine qualities. He was intelligent, decisive, brave, calm in any crisis, talented at maths and a great conversationalist.
“John moved to the Hollies rest home just before his 100th birthday and his kindness and enthusiasm for life were an inspiration to the care home staff and his fellow residents.”
The oldest ever man was Jiroemon Kimura from Japan, who lived to the age of 116 years 54 days and died in 2013.
The world’s oldest living woman, and oldest living person, is Japan’s 116-year-old Tomiko Itooka.