Renters Rights Bill: What’s Its Status & How Will It Impact Landlords & Tenants

The UK’s rental market is on the brink of its biggest shake-up in decades. The Renters Rights Bill is set to make renting more secure and transparent, and bring sweeping reforms for tenants, landlords, and letting agents.

Whether you’re renting, letting or managing property, here’s what you need to know about the latest updates and the bill’s possible impact on you.

Latest Update: What is Currently Happening with the Renters Rights Bill?

As of August 2025, the Renters Rights Bill is almost at the finish line in Parliament. Over the summer, the House of Lords spent several weeks reviewing the Bill in detail. They looked at more than 300 proposed amendments, debated which ones to keep and made adjustments to the Bill, especially around important points like rent rules, pet policies and eviction procedures.

With this detailed review complete, the Bill now enters its final stage. In September, the House of Commons will go through the changes made by the Lords. This back-and-forth process is known as “ping-pong,” because the Bill can bounce a bit between the two Houses until they agree on the final wording.

Once both Houses agree, the Bill will be sent for Royal Assent, which is expected in autumn 2025. That’s when the Renters Rights Bill will officially become law, although most of the big changes will take effect a few months later.

Timeline: How Will the Bill Proceed?

July 2025: Final Report & Third Reading in the Lords

During July, the Renters Rights Bill underwent its final parliamentary scrutiny in the House of Lords. The “report stage” and “third reading” gave peers the opportunity to debate and amend the Bill in detail. A significant number of amendments were proposed, with particular focus on nuanced issues such as rights to keep pets, rules around rent increases and the Section 13 procedure, how deposits should be managed, and new possession grounds for landlords (for example, selling or moving in after certain time periods).
This stage was crucial for ironing out technicalities and responding to concerns raised by both landlord and tenant groups. Although some amendments were rejected, others were incorporated, making sure the Bill balanced protection for renters with clear operating rules for landlords.

September 2025: Commons Considers Lords’ Amendments

Once the Lords complete the Bill, it returns to the House of Commons for consideration of amendments, commonly known as “ping-pong.” During this phase, MPs review changes suggested by peers, potentially agreeing with them, amending them further or rejecting them.

This round of parliamentary back-and-forth typically moves quickly unless major new issues arise. It’s widely expected that the process will conclude in September when Parliament reopens after summer recess.

Autumn 2025: Royal Assent Expected

After both Houses reach an agreement, the Bill is sent for Royal Assent (the King’s formal approval) which officially makes the Bill law. While Royal Assent is generally a formality, it marks the legal “birth” of the Renters Rights Bill. Sector experts anticipate this will happen in September or October 2025, so the Bill will be legally in force by autumn.
However, the mere fact that the Bill is law does not mean its core reforms take immediate effect.

Early 2026: Implementation of Reforms

The government has made clear that, following Royal Assent, there will be a transition period before the new rules become operational. During early 2026, key reforms will roll out, including the abolition of Section 21 “no-fault” evictions and the automatic conversion of ASTs into periodic tenancies.
Landlords and tenants will need to adapt to the new frameworks. This means familiarising with new notice periods, rent increase rules, compliance requirements (such as the PRS database) and more. The government will issue guidance in the interim to help everyone adjust and secondary legislation may finalise certain technical details.

Analysis: What Will Actually Change?

The bill will bring a whole host of changes that will impact all sections of the property market. Some of the major ones are:

• Fixed-Term Tenancies Scrapped - Every Assured Shorthold Tenancy (AST), new or existing, will convert to a periodic contract as soon as the Bill is implemented. That means tenants can give notice at any point, while landlords lose the certainty of fixed end dates.
• Goodbye Section 21 - “No-fault” evictions via Section 21 will soon be history. Landlords wanting possession must use Section 8, with expanded mandatory and discretionary grounds. Some key changes include the introduction of new reasons for possession, minimum tenancy periods before notice and increased protections for vulnerable or low-income renters.
• Rent Increases Reformed - Landlords can only raise rent once a year (using a Section 13 notice) with two months’ warning. Tenants have the right to challenge increases at a Tribunal. Rental bidding wars are also banned. The listed price is the maximum you can offer.
• Advance Rent & Deposit Rules Tightened - No more than one month’s rent in advance can be required and tenancy contracts must be signed before the first payment is collected. Student accommodation has specific exemptions and bereaved guarantors receive new protections.
• Decent Homes Standard & Repairs - Landlords are now legally obligated to meet a stricter Decent Homes Standard. Awaab’s Law requires urgent attention to hazards such as damp and mould. No more waiting months for repairs.
• Pets, Anti-Discrimination & Transparency - Landlords are barred from blanket refusals for tenants who receive benefits or have children. Requests for pets must be considered fairly. If a property’s pet-friendly, it’s harder for landlords to say “no.” Agents and landlords must register with a new PRS database and disputes can be resolved through a new ombudsman.

Impact: What Does All This Mean for You?

Conclusion: Get Ready for a New Era in Renting

The Renters’ Rights Bill 2025 marks a fresh start for private renting in England. Whether you’re handing over keys, collecting rent or planning your next move, now is the time to understand the changes and get prepared.

Tenants gain security, landlords face new rules and agents must update systems, so don’t wait until 2026 to get your house in order. The countdown to reform has begun.