As Lettings Agents, we have been closely following the progress of the Renters’ Rights Bill, which is now in its final stages before becoming law across the whole of the UK, especially in England. The legislation represents one of the most significant overhauls of the private rental sector in decades, replacing the abandoned Renters (Reform) Bill.
While the Bill aims to improve security and fairness for tenants, it will also have a major impact on how landlords operate, and therefore, how agencies like ours manage properties.
Progress so far:
The Bill was first introduced to the House of Commons in September 2024, and had now reached the Final Stages after the 3rd Reading in the House of Lord on the 21st of July 2025. Though there is not a date set for the Bill to commence, it is estimated that some aspects are likely to come into action early 2026.
Bill started in the House of Commons:
1st reading
2nd reading
Committee stage
Report stage
3rd reading
Bill in the House of Lords:
1st Reading
2nd Reading
Committee stage
Report Stage
3rd Reading
Final Stages:
Royal Assent
☐ Consideration of amendments
Key changes at a glace:
- Ban Section 21 Evictions: Requires valid grounds for possession.
- Default to Periodic Tenancies: Rolling terms, more flexibility for tenants.
- Establish Ombudsman: An independent body established to address tenant complaints against landlords.
- Extend Awaab’s Law: Read more about Awaab’s Law – Awaab’s Law: Draft guidance for social landlords – GOV.UK
- Decent Homes Standard: Minimum habitability in the private sector.
- Limit Rent Increases: Rent can be reviewed once a year, two month’s notice is required, tenants can challenge changes.
- Create a Private Rented Sector Database: Transparency for tenants, landlords, and enforcement bodies.
- Right to keep pets: Landlords cannot discriminate against tenants with pets, pet insurance can be requested by Landlords.
- Ban on bidding wars: Fixed rent that is advertised, no overbidding.
- Ban blanket refusals: No discrimination against families and/or those receiving benefits.
- Enhanced local enforcement: Stronger Council powers and fines for landlords.
- Strengthen Rent Repayment Orders: Higher repayments for Landlords who commit criminal offences.
What This Means for Landlords
While these changes may feel significant, the Bill is designed to create a fairer, more transparent marketplace. Landlords who already maintain good-quality properties, follow fair processes, and work with professional agents will likely find the transition straightforward.
It’s important to prepare early! Review tenancy agreements, ensure your property meets the Decent Homes Standard, and stay informed about the new notice periods and rent rules. Our Lettings team will be on hand to guide you through every step.
What This Means for Tenants
The reforms aim to give renters more security, more predictable rent costs, and a clear pathway to resolve issues quickly if problems arise. The changes also place stronger obligations on landlords to maintain properties to a safe and decent standard.
