By Renters’ Rights Bill: Where are we now?
Despite Labour’s large majority, the Bill has still not passed into law. I’ve been writing and talking about this legislation for many years, and even now we are waiting for a final decision.
I genuinely thought the government would pass the Bill before the summer recess. However, it has slipped again and is getting dangerously close to missing the September window. The Bill is set to return to the Commons for review on Monday 8th September, with a view to it being granted Royal Assent before the Labour Conference on 28th September. If it doesn’t, it could be politically awkward for the Labour government.
Parliamentary Process & Current Stage
We are now at the final stage: Consideration of Amendments.
When Parliament reconvenes in early September, there will be a few weeks before the party conferences to deal with any final changes from the House of Commons. In practice, previous stages suggest most amendments will be ignored.
Although the Bill could technically go through a period of “ping pong” between both Houses, it’s likely this will be cut short so Royal Assent can be granted before the end of September. The full progress of the Bill can be found here:External: Parliament – Renters’ Rights Bill Progress
Does It Matter When It Becomes an Act?
If you’re a decent landlord offering good-quality accommodation at a fair price, there is little to fear from this Act. Yes, it will mean more legislative hassle, and yes, some landlords will get caught out by certain tenants – but many long-term investment fundamentals remain in your favour.
It’s also important to understand that Royal Assent does not mean immediate changes.
- PRS experts have requested a grace period before certain provisions are enforced.
- Some measures, like the proposed PRS database, are likely still a long way off.
So a likely timetable could look like this:
- September 2025 – Potential Royal Assent before Labour Conference.
- Implementation – Earliest January 2026; more likely March/April 2026.
- Grace Periods – Likely for certain provisions (e.g. PRS database).
But, rather than me ramble on about when I think it will all happen, let’s turn to the fantastic experts we work with at the National Landlord Investment Show:
When asked which part of the bill you think will be implemented first and when, we received the following commentary:
Allison Thompson (National Lettings Managing Director, LRG Leaders Romans Group) commented:
“Most of the Bill is expected to apply to new tenancies from day one – including the Rent Increase Amendment, which will immediately change how rents are reviewed and negotiated. While the details on existing tenancies are still to be confirmed, these measures will likely be phased in over time.
Other elements, such as the Decent Homes Standard, the Ombudsman, the Landlord Portal and Awaab’s Law, are likely to follow once the infrastructure is in place, reflecting the scale of operational change required. But landlords and letting agents need to be preparing now – especially for reforms that will affect their tenancy agreements and rent review processes from day one.”
Eddie Hughes (Former Conservative Housing Minister), commented:
“The headline outcome for this Bill will be the abolition of Section 21, ‘no-fault’ evictions. For a Government eager to demonstrate delivery on its manifesto commitments, I would imagine it will want this change implemented within six months of the Bill receiving Royal Assent, if possible.”
Paul Shamplina (Founder of Landlord Action) commented:
“It’s obvious that the first measures to be rolled out from 1st March 2026 will be the abolition of Section 21 ‘no-fault’ evictions, the shift to open-ended periodic tenancies, and stronger Section 8 grounds for possession. Alongside that, we will see limits on rent increases to once a year through a Section 13 notice, an end to rent bidding wars, a ban on asking more than one month’s rent upfront, plus new rights for tenants to request pets and protection from discrimination. The big question is whether the Government will put proper investment into the court system to cope with these changes, which does not appear to be the case at the moment. Without it, landlord confidence will really suffer.”
Suzanne Smith (The Independent Landlord) commented:
Some technical parts of the Renters’ Rights Act will be implemented first, but in terms of anything significant for landlords, I think the Commencement Date of the new assured tenancy system will happen first. This includes the abolition of Section 2, the conversion of all existing assured shorthand tenancies to periodic assured tenancies, and the new rules on rent increases.
Assuming the government gives the private rented sector between 6 and 12 months following Royal Assent to get ready before this Commencement Date, I think the earliest date will be April 2026, although June 2026 is more likely. The latest will probably be October 2026.
Susie Crolla (MD of The Guild of Letting & Management), commented”
“I think the elements of the Act to be implemented first will be the removal of Section 21, introduction of the Assured Periodic Tenancies for all existing and new tenancies, implementing Section 13 for rent increases, relying solely on the Section 8 notice to obtain vacant possession, tenants’ requirement to serve 2 months’ notice and the penalties for breach.
I believe that mandatory membership to the Landlord Ombudsman Service, along with the tenant’s right to request pets, the restriction to prevent landlords from requesting more than one month’s rent in advance, prohibiting landlords from accepting above the advertised rent and rental bidding, as well as the preventing discrimination against tenants in receipt of benefits and with children are also likely to be implemented on 1st April 2026.
Stay informed
As the Renters’ Rights Bill is closer to becoming a reality rather than just talk, staying informed and engaged with the sector is more important than ever. That’s why events like the National Landlord Investment Show, returning to three UK hotspots in October 2025 with a focus on the reality of the Renter’s Rights Bill plus other changes in the PRS, are important to attend. Secure your free tickets to Bristol on 1st October, Manchester on 14th October and London on 29th October.
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