Need a rental valuation on your property? Our expert appraisals are free of charge so click below to find out more.
The Renters Reform Bill is now officially The Renters Reform Act 2025.
On 27 October 2025, the Renters Rights Bill officially became law.
That doesn’t mean changes take effect straight away - we’re still waiting for the Government to confirm a commencement date, and the industry is lobbying for at least six months’ notice before implementation.
Here’s what we know so far:
- Some measures (like the new Decent Homes Standard) aren’t expected until 2035/2036 (yes, you read that right!).
- Most of the key reforms will likely start applying to new and existing tenancies during 2026.
When the Act does come into force, you can expect:
- All tenancies to become periodic / rolling.
- Rent-increase clauses banned - reviews only every 12 months via Section 13, capped at market levels.
- No more rental bidding wars and an end to discrimination against families or benefit recipients.
- Landlords to honour a 12-month minimum term, while tenants can give two months’ notice after month one.
- Landlords needing to serve four months’ notice if selling or moving back in.A new Decent Homes Standard, digital landlord database, and ombudsman service.
- It’s a major shift, but there’s time to prepare, and we’ll keep you informed every step of the way.
Update 23rd October 2025
It’s official — the Renters’ Rights Bill has now passed through Parliament and is heading for Royal Assent, where it will become law.
As many predicted, the final version of the Bill includes very few changes from previous drafts. Despite the government’s claims that it will ‘simplify regulation’ for landlords, the reality remains that this legislation will bring substantial shifts for the private rented sector... not necessarily simplification.
The government has yet to confirm a clear implementation timeline, leaving landlords and agents in a holding pattern as we await the next round of updates. What we do know is that the passage of this Bill marks the start of a major transition period for the sector
At base, we’ll continue to monitor developments closely and share practical updates and guidance as more details emerge.
Update 10th September 2025
The Renters’ Rights Bill has begun to move through the “Ping-Pong” stage in Parliament, where the House of Commons and House of Lords review amendments. On 8 September, the Commons used its majority to reject most of the changes proposed by the Lords. The disagreement will now return to the House of Lords, which is expected to accept the Commons’ position to avoid further delays.
Key decisions from the Commons include:
- Pet damage deposits: Proposals to allow landlords to request separate pet deposits (up to three weeks’ rent) were rejected. The government maintains that existing pet consent rules are sufficient.
- Ground 4A for student HMOs: The rule remains limited to student houses, with no expansion to other tenancies or fixed-term contracts.
- Re-letting period after repossession: The proposal to reduce the waiting period from 12 months to 6 months was dismissed to protect tenants.
- New ground for carers: Plans to allow evictions to accommodate carers were rejected, with current possession grounds considered adequate.
- Burden of proof for penalties: Changes to the burden of proof for rental discrimination or bidding penalties were overturned, keeping the existing framework.
Small expansion:
- Ground 5a: Agricultural landlords can now evict tenants to house employees or self-employed workers involved in agricultural work.
Next steps:
The House of Lords will review the Bill after the parliamentary recess beginning 19 September. Final agreement by both Houses is required before the Bill can receive Royal Assent.We will update our guidance and fact sheets once the full details are confirmed, ensuring landlords and letting agents are prepared for the new legislation.
Update 17th July:
It is now confirmed that Royal Assent will not be achieved until September. The parliamentary 'ping pong' is scheduled to begin on 8th September.
Update 9th July:
Renters’ Rights Bill – Major Landlord Amendments Secure Progress
Following ongoing lobbying, several key landlord-friendly changes have been secured in the Lords during the Renters’ Rights Bill's Report Stage. Notably, the government has now backed a three-week pet deposit - a win for risk-averse landlords concerned about damage and insurance. This strikes a balance between tenant pet rights and property protection, recognising that standard deposits may not always cover additional wear and tear.
Another critical change is the relaxation of the re-letting restriction after sale. Originally set at 12 months, landlords using the 'intention to sell' ground will now only be restricted from re-letting for 6 months. This shorter period still requires evidence of proper marketing and no reasonable offers refused, but it’s a practical improvement for landlords needing flexibility while avoiding extended void periods.
We’ll continue to monitor developments as the Bill progresses through its final stages. The final day of the Lords' Report Stage is set for 15 July 2025, and one major issue yet to be tackled is court capacity. Landlords are already facing long delays between claim and hearing, and the Bill (especially without Section 21) could mean more contested cases. With landlords needing to prove grounds for possession, the courts could come under serious strain. Whether the system is ready for that shift remains a big question.
Mid-June Update:
There is now virtually no chance that the Renters’ Rights Bill will receive Royal Assent before Parliament’s summer recess. The government has announced that the Report Stage will take place between 1–15 July, during which the House of Lords will review and debate the proposed amendments, with the Opposition expected to push several to a vote. Following this, there are still two further stages to complete before the Bill can become law. These delays make it increasingly unlikely that implementation will begin in the expected timeline.
1. Abolition of Section 21 No-Fault Evictions
2. Removal of Advance Rental Payments
3. End of Rental Bidding Above Advertised Rent
4. No Minimum Term Contracts
5. Creation of Private Rented Sector Landlord Ombudsman
6. Strengthened Tenant Pet Request Rights
7. Updated Possession Grounds for Landlords and Tenants
8. Private Rented Sector Landlord Database
9. Protection Against Backdoor Evictions
10. Application of Decent Homes Standard
11. Enhanced Rent Repayment Order Penalties
12. Enforcement of “Awaab’s Law”
Whilst there are many well-intentioned elements of the bill which aim to improve renting standards, unfortunately some of them are misguided and hold the potential to actually make renting worse for everyone involved, tenants included. Some of our concerns are available on our guidance page.
For further resources on the subject, please head to our resources page.
Our FAQs are coming soon. In the meantime if you are a landlord or a tenant with concerns about how you may be affected by the upcoming bill, please don't hesitate to give us a call for a chat.
