✅Renters Rights Bill
- MAS Letting's & Management
- Oct 14
- 5 min read
📌 Latest Developments & Where the Bill Stands (2025)
Return to House of Lords (Ping‑Pong Stage)
The Bill is due to come back to the House of Lords on 14 October 2025 to consider amendments made by the Commons. Parliament News
At that stage, peers will debate Commons changes on items like pet damage deposits, shared ownership exemptions, and repossession rules. Parliament News
Lords Third Reading Completed
The Lords conducted the third reading on 21 July 2025, enabling “tidying up” changes and closing major amendments before final reconciliation. Parliament News
Some minor amendments were accepted during that debate. Parliament News
Bill’s Journey Through the Lords
The House of Lords finished the Committee Stage on 15 May 2025. Parliament News
The Report Stage ended on 15 July 2025, with further changes made — e.g. on the standard of proof for penalties, home adaptations, permissions for pets, and shared leaseholder protections. Parliament News
After that came third reading to wrap up the Lords’ examination. Parliament News+1
Expected Timing of Law & Implementation
The Bill is anticipated to receive Royal Assent soon after both Houses agree on amendments — late 2025 is the current expectation. Mullis & Peake Solicitors+2Shelter England+2
However, while it becomes law via Royal Assent, the actual implementation of its provisions is likely to be delayed (possibly into early or mid‑2026) to allow landlords, tenants, and enforcement bodies time to prepare. rocketpm.co.uk+3Mullis & Peake Solicitors+3John D Wood & Co.+3
Some sources suggest a 6‑ to 12‑month transition phase for enforcement, systems (like a landlord register), tenant protection setup, and regulatory rules. John D Wood & Co.+2rocketpm.co.uk+2
Key Proposals & Recent Amendments
Cap on Upfront Rent: A proposed amendment would prohibit landlords from demanding more than one month’s rent in advance. The Guardian+2resolveuk.org.uk+2
Student Tenancies / Early Lettings: Changes proposed to limit landlords from taking possession under certain new grounds when tenancies are started too early relative to occupancy date. HEPI
Automatic Conversion of Fixed‑Term Tenancies: Once the Bill is in force, fixed‑term assured or AST tenancies would convert into periodic (rolling) tenancies. Mullis & Peake Solicitors+3rocketpm.co.uk+3Shelter England+3
Pets, Repairs, Standards & Dispute Resolution: Amendments have addressed pet damage deposits, home adaptations, enforcement standards, and protections for shared leaseholders. Parliament News+2Parliament News+2
🏛 Parliamentary Status & Timeline
The Bill passed through its Lords Committee stage in May 2025. Parliament News
It then went through the Report stage in the House of Lords in July 2025. Parliament News+1
It completed its Third Reading in the Lords on 21 July 2025. Parliament News
The Commons will (or already has) considered the Lords’ amendments, returning it to the Lords for “ping‑pong” (debate of amendments) — the Bill returns to the House of Lords on 14 October 2025 to review Commons amendments. Parliament News
Once both Houses agree on final text, it will receive Royal Assent and become law. Some provisions will require secondary legislation (detailed regulations) before coming into effect. Foys Solicitors+3House of Commons Library+3House of Commons Library+3
The government aims for a single commencement date (i.e. changes to apply simultaneously to existing and new tenancies), though detailed timing depends on drafting and regulatory readiness. House of Commons Library+2House of Commons Library+2
🔧 Key Proposed Changes & Their Impact
Here are the main changes the Bill would make — and what they mean in practice:
Area | Current Law / Practice | Proposed Change | Effect / Considerations |
Evictions / Tenancy Type | Landlords can use Section 21 to evict at end of fixed term without needing to prove fault. Fixed‑term ASTs are standard. | Abolish Section 21; convert all ASTs to periodic (rolling) tenancies. Foys Solicitors+3House of Commons Library+3Parliament News+3 | Landlords will need to rely on specified grounds (e.g. arrears, selling, moving in) to seek possession. Tenants gain more stability. |
Possession / Grounds for Eviction | Various grounds under Section 8, plus use of Section 21. | New and reformed grounds (e.g. for sale, landlord occupation), with longer notice periods (e.g. four months) for certain grounds. Foys Solicitors+3Local Government Association+3Parliament News+3 | More certainty for tenants, but also new rules landlords must follow. Some grounds may not be usable early in a tenancy. |
Rent Increases | Landlords can increase rent (under certain rules) during or at end of term; often via statutory notices. | Rent rises limited to once per year; must serve notice (e.g. two months) and tenant may challenge above‑market increases via tribunal. House of Commons Library+2GOV.UK+2 | Landlords lose flexibility to push up rent multiple times. Must more carefully assess and justify increases. |
Rental Bidding | In competitive markets, landlords/agents often invite or accept offers above asking (“rental bidding”). | Banned: landlords/agents must publish a rent and not accept higher offers. Local Government Association+2GOV.UK+2 | More transparency, less speculative rent inflation. |
Upfront Charges / Rent in Advance | Landlords sometimes ask for more than a month’s rent in advance. | A proposed amendment would cap upfront rent to one month for new tenancies. The Guardian+2GOV.UK+2 | Reduces barrier to entry for tenants, but landlords may feel higher risk. |
Standards, Repairs & Conditions | Landlords must ensure habitability, comply with safety laws (gas, fire, etc.). But enforcement is patchy. | Introduce a Decent Homes Standard to the private rented sector; extend Awaab’s Law (setting timeframes to fix serious hazards); stronger local authority enforcement. GOV.UK+3House of Commons Library+3Foys Solicitors+3 | Landlords will need stricter maintenance regimes; higher risk of penalties for non‑compliance. |
Enforcement & Redress | Some rent repayment orders, limited oversight, variable council powers. | Expanded rent repayment orders, larger penalties, stronger powers for local authorities; a new Ombudsman / dispute resolution body; and a landlord register / database. GOV.UK+4House of Commons Library+4Parliament News+4 | More mechanisms for tenants (and councils) to hold landlords accountable. Landlords must be more compliant in record‑keeping. |
Discrimination & Tenant Protections | Some informal discrimination against tenants on benefits, or with children; pets often refused. | Explicit prohibition on discrimination against benefit recipients or those with children; tenants have more rights to keep pets (landlords must provide valid reasons for refusal). Foys Solicitors+4Parliament News+4Local Government Association+4 | Landlords must reconsider blanket policies (e.g. “no DSS,” “no pets”). |
⚖️ Things to Watch & Uncertainties
Exact commencement date: Until Royal Assent and regulations are in place, it’s unclear exactly when the new rules will take effect.
Transitional arrangements: How existing tenancies convert (automatic conversion?) — whether new leases signed just before commencement are affected.
Scope by region: The Bill applies in England (private rented sector) — devolved nations may have different rules. GOV.UK+1
Enforcement capacity: Success depends heavily on local authority resources and enforcement powers being effective.
Unintended consequences: Some landlords warn of reduced supply, higher rents, or withdrawal from the market in response to increased risk or regulation.
Detailed rules & loopholes: Many specifics (e.g. what constitutes “reasonable refusal” for pets, how rent challenges work) will be worked out in secondary regulations.
