Renters Rights Bill - Latest News

Current Stage & Parliamentary Process

As of today, the Renters’ Rights Bill is in its final phase of passage through Parliament – entering what’s known as “ping-pong” between the House of Commons and the House of Lords. This is the last exchange of amendments before being granted Royal Assent and becoming law.NRLAThe Negotiator

Most provisions are already fixed. However, the Government is expected to reject several Lords-proposed amendments—such as those extending student grounds beyond HMOs or introducing pet deposits.NRLA Landlords hoping changes persist may be disappointed.

During “ping-pong,” the Commons will review and consider whether to accept amendments passed by the Lords, with Royal Assent expected swiftly thereafter.The Independent LandlordThe NegotiatorMoneyWeek

What the Bill Will Mean – Key Reforms

This is likely the most sweeping rental sector reform in decades, introducing a number of tenant protections and landlord obligations:

1. Abolition of Section 21 “No-Fault” Evictions: Landlords will no longer be able to evict tenants without giving a legitimate reason.MoneyWeekWikipedia

2. Mandatory Periodic (Rolling) Tenancies: All tenancies—existing and new—will convert into rolling periodic assured tenancies, with no fixed terms.The TimesThe Independent LandlordWikipedia

3. Tenant Notice Flexibility: Tenants can give just two months’ notice to end their tenancy.The Independent LandlordMoneyWeek

4. Regulated Rent Increases:

   • Rent increases limited to once per year, aligned with local market rates.

   • Tenants will have a right to challenge unfair increases via tribunal.Letting a PropertyThe TimesThe WeekMoneyWeek

5. Ban on Rental Bidding & Excess Advance Rent:

   • No over-advertised or bidding-style rent increases.

   • Caps on rent in advance to one month only.MoneyWeekThe GuardianWikipediaThe Week

6. Pets & Requests:

   • Tenants can request keeping a pet; landlord may only refuse with good reason.

   • Pet insurance may be required.WikipediaYour MoveThe Week

7. Tenant Protections Against Discrimination:

   • No bans on renting to tenants with children or those receiving benefits.The Independent LandlordWikipediaThe Week

8. New Ombudsman & Sector Database:

   • Establishment of a Private Rented Sector Ombudsman for disputes.

   • Creation of a comprehensive landlord/property register.The Independent LandlordWikipediaThe TimesThe Week

9. Higher Property Standards and Enforcement:

   • Introduction of a “Decent Homes Standard”.

   • Strengthened rights to occupants reclaiming properties for personal use or sale, including minimum notice periods (e.g., 4 months).GOV.UKWikipediaLetting a Property

10. Awaab’s Law Integration:

    • Landlords required to address serious health hazards like mould and damp within strict timeframes.Letting a Property

Potential Impacts & Concerns

• Tenants: Stronger housing security, fairness in rent, improved living conditions.

• Landlords & Agents:

  • Concerns that the reforms could flood courts with disputes, straining tribunal systems.The Times

  • Particularly acute for the student housing sector: rolling tenancies may deter landlords due to misaligned academic cycles, summer voids, and unpredictability.Property Reporter

  • Warnings that some may exit the rental market, shrinking supply and unintentionally pushing prices higher.MoneyWeekThe Week

What Happens Next?

• September 2025: Commons and Lords will review amendments during "ping-pong."The Independent LandlordNRLAThe Negotiator

• Once agreed, the Bill will receive Royal Assent—likely mid-September to early October.The Independent LandlordWhich?MoneyWeek

• Reforms are expected to begin taking effect in late 2025 to early 2026, possibly in staged rollouts.Shelter EnglandMoneyWeekThe Week