By The Renters’ Rights Bill (RRB) represents the most sweeping overhaul of England’s private rented sector in a generation. Its stated core mission is to improve security, decency, and fairness for tenants while maintaining a functioning, professional rental market.
As of July 2025, the Bill has passed through the House of Lords, where Peers have made key amendments—some of which the Government may challenge as the Bill returns to the House of Commons. Below is a full summary of the core provisions of the Bill, followed by the most significant amendments made during its Lords stages.
Core Provisions of the Renters’ Rights Bill
- Ending Section 21 Evictions the Bill abolishes Section 21, which currently allows landlords to evict tenants without giving a reason (“no-fault” eviction). Once enacted, landlords will only be able to regain possession of their property if they can rely on one of the specified legal grounds (Section 8).
- Periodic Tenancies for All. All tenancies will convert to periodic tenancies, with no fixed end date. The Government are calling these a ‘Tenancy for Life’.
- Tenants can end the tenancy with two months’ notice.
- Landlords will need to rely on a legal ground to regain possession.
- National Private Rented Sector Database A new online database will list landlords, rental properties, and records such as:
- Financial penalties
- Improvement notices
- Banning orders
- Awaab’s Law Extended to Private Sector Landlords must respond to and resolve serious health hazards, such as damp and mould, within set timeframes.
- Applying the Decent Homes Standard to Private Rentals. The Decent Homes Standard will now apply to privately rented properties.
- Landlords must maintain structural integrity
- Provide efficient heating
- Ensure safe facilities
Note that the Government has recently started a consultation on the Decent Homes Standard (see news item here). It is anticipated the new version of the standard won’t be implemented until 2035 – TEN years’ time. In the meantime, landlords will have to use the vague, existing standard.
- Rent Increases: new rules
- Limited to once per year
- Must include notice (Section 13 notice) and justification
- Tenants may challenge through the First-tier Tribunal
- Banning Rental Bidding Landlords and letting agents will be banned from accepting or encouraging rent bids above the advertised price.
- No Discrimination. A formal ban on refusing applicants:
- In receipt of benefits
- With children
- Right to Request Repairs. Tenants can formally request necessary repairs. Landlords must respond in a reasonable timeframe.
- Landlord Ombudsman Scheme A new ombudsman will provide tenants with a quicker and more affordable route to resolve disputes.
House of Lords Amendments: July 2025
- New Ground 8A: Possession for Carers Allows landlords to repossess a property if needed to house a carer for themselves, their spouse, or close family. The carer must be over 18, provide personal or nursing care under a formal agreement, and live nearby for emergencies.
- Pet Rules: Deposit vs Insurance
- Government removed original requirement for pet insurance
- Lords added option for a refundable 3-week pet deposit
- Supported by Propertymark
- Opposed by Government due to the existing 5-week cap (Tenant Fee Act)
3. Joint Tenancies: Clarified Notice Rules
- All tenants must agree to shorten notice periods
- Any one tenant can still issue a notice to quit
Withdrawal of notice requires all parties to agree
4. Student Housing: Exemptions and Standards
- Exemptions now include properties managed under approved codes of practice
- Ground 4A applies to all student properties, not just HMOs with 3+ bedrooms
5. Higher Standard of Proof for Civil Penalties (Clauses 41 & 58)
- Burden of proof raised from “balance of probabilities” to “beyond reasonable doubt”
- Aligns civil penalties with criminal law standards
- Supported by landlords, opposed by councils and tenant advocates
6. Extending the Decent Homes Standard to Military Housing (Clause 101)
- Applies DHS to Ministry of Defence housing
- Addresses long-standing issues with maintenance and safety in armed forces housing
7. Entry Powers: Revised Notification Rules
- Councils no longer need to give landlords 24 hours’ notice for inspections
- Tenants must still receive notice in advance
Summary Table: Key Amendments at a Glance
| Amendment | What It Does | Likely Outcome |
| Ground 8A | Enables possession to house a carer | Likely to pass |
| Pet deposit | Allows 3-week refundable deposit | Opposed by Govt |
| Joint tenancies | Clarifies notice/withdrawal rules | Likely to pass |
| Student housing | Expands exemptions; tightens standards | Mixed reception |
| Civil penalties | Requires proof “beyond reasonable doubt” | Opposed by councils |
| MoD housing | Extends Decent Homes Standard | Broad support |
| Entry powers | Removes notice requirement for landlords | Already agreed |
What’s Next?
The Bill now returns to the House of Commons. The Government is expected to oppose some Lords amendments, particularly:
- Pet deposit provision
- Higher burden of proof for civil penalties
- Student housing exemption adjustments
Despite these challenges, the RRB marks a significant shift in the regulatory framework for private landlords and tenants alike.
Landlords are encouraged to review their tenancy documents and operational policies in preparation for these sweeping changes.
It is unclear when it will become an Act, but is likely in September, after the Commons returns from the Summer Recess and before the Labour Party conference. Even after it becomes an Act, the important thing will be a timetable of Enactment dates.
We will continue to update you as the Bill progresses through its final stages.
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