Renters’ Rights Bill – Supportive Update for Landlords

 

We hope you have enjoyed receiving our updates in respect of the Renters’ Rights Bill.

We understand that the upcoming changes under the Renters’ Rights Bill may feel daunting. Our priority is to support you through every step of this transition. The following update outlines the Bill’s progress, key changes, and—most importantly—how we will help you adapt smoothly while protecting your interests.

 

Bill Progress – Final Stages

 

The Renters’ Rights Bill is scheduled to return to the House of Lords on 14 October 2025 for its final stages before Royal Assent.

Originally expected to become law before Labour’s annual conference, the Bill’s timeline shifted following the resignation of former Housing Secretary Angela Rayner. Instead, its return has been delayed until after the main party conference season.

At this stage, the Bill will enter the “ping pong” process, where the Lords and Commons resolve any outstanding disagreements. The government has already rejected over 300 amendments and is unlikely to accept further significant changes.

If there are no unexpected delays, Royal Assent is assumed by the end of next month & we expect the Bill to come into force early 2026.

 

What This Means for You as a Landlord

 

We appreciate this may feel like a big adjustment, but rest assured—we are here to guide you at every step.

Key immediate changes include the abolition of Section 21, updated possession grounds, the move to periodic tenancies, and limits on rent in advance. Other measures, such as the landlord database and Ombudsman membership, will more than likely be phased in later, allowing time to prepare.

 

Key Rejected Amendments – What Stayed the Same

 

- No additional pet deposit – the five-week cap remains sufficient apparently.
- No compulsory pet insurance – tenants may choose insurance voluntarily, but landlords cannot enforce it which in our view is disappointing.
- No reduction of the 12-month re-letting restriction after a failed sale – the one-year period stays in place.
- No expansion of student possession grounds to smaller properties – the rules will remain unchanged to protect postgraduate and non-traditional students.

 

Key Proposed Changes – Confirmed

 

- Abolition of Section 21 and reliance on Section 8 grounds which are yet to be defined.
- All tenancies to become periodic.
- Rent in advance limited to one month.
- Rental bidding prohibited – landlords must advertise a rent and cannot accept higher offers.
- Rent reviews limited to once annually, using a government form, with tenant tribunal appeal rights.
- Landlords must allow pets unless refusal is reasonable.
- Blanket bans on families with children or benefit recipients to be unlawful.
- Mandatory Landlord Ombudsman membership and PRS database registration.
- Introduction of the Decent Homes Standard and Awaab’s Law in private rentals by 2035–37.
- Stronger enforcement with fines up to £40,000 for serious/repeat breaches.

 

Implications for Landlords – and How We’ll Help

 

We recognise these changes may raise concerns around costs, compliance, and tenant management. However, there are also opportunities to benefit from clearer regulation, professionalisation of the sector, and reduced disputes.

Here’s how we’ll support you:
- Step-by-step updates on commencement dates and deadlines.
- Ensuring your notices and procedures meet all legal requirements.
- Handling PRS database and Ombudsman registration on your behalf (at a cost).
- Advising on property upgrades to meet compliance standards.
- Managing tenant communications professionally to reduce friction.
- Helping you plan your rent strategy in line with the new annual review limits.
- Providing reassurance, guidance, and hands-on management throughout the transition.