Renters’ Rights Bill: What Happens Next

On 8 September 2025, the Renters’ Rights Bill returned to the House of Commons for a crucial debate on amendments made by the House of Lords. This stage – known as Consideration of Lords’ Amendments (or part of the “ping-pong” phase) – is when MPs meet and debate, to decide whether to accept, reject, or adjust changes suggested by peers.

What happened in the Commons on 8 September?

Largely as predicted, the Government stood firm. Ministers rejected the bulk of amendments made in the Lords, keeping the Bill extremely close to its original form.

Rejected proposals included:

• Allowing landlords to request a higher deposit to cover pet-related damage.
• Requiring tenants to take out pet insurance.
• Shortening the 12-month restriction before a landlord can re-let a home after ending a tenancy to sell (the Lords wanted six months, but the Government stuck with a year).
• Extending student possession grounds to smaller one- and two-bed homes (kept limited to HMOs).
• Raising the legal standard of proof in enforcement cases from “civil” to “criminal”.

Some compromises were made on technical grounds for agricultural worker tenancies, but otherwise, the Government signalled no appetite for softening the Bill.

It points to a pretty clear message from our point of view.

The Commons appointed a committee to draft formal “Reasons” explaining why the Lords’ suggestions were rejected, which will now go back for peers to review.

 

What happens next?

• Back to the Lords – 14 October
  The Bill returns to the House of Lords on 14 October for further consideration. While peers may press some points again, expectations are that no major changes will survive.
• Royal Assent – late October
  If no further delays arise, the Bill should receive Royal Assent by the end of October, at which point it becomes the Renters’ Rights Act 2025.

Whilst Royal Assent is expected by the end of October, landlords and tenants should prepare for the substantive changes being brought in to take legal effect from early 2026, rather than immediately upon Assent.

• Implementation
  The Government has confirmed there will be a single switchover date when all private tenancies – old and new – are brought into the new system. Key changes expected to take effect quickly include:
  • Abolition of Section 21 “no-fault” evictions.
  • End of fixed-term tenancies – all will become periodic by default.
  • New possession grounds, including for sale and landlord occupation.
  • Restrictions on rent in advance.
  • Stronger protections against rental bidding and discrimination.
    Other elements, such as the landlord database and the Ombudsman requirement, will come later, after a transition period.

Regulatory guidance and secondary legislation will follow, with more detail on the switchover date and specific processes as the government implements the Act.

What does the Renters’ Rights Bill mean for South London landlords?

The Bill is really in its final stages. With Royal Assent just weeks away, landlords should start preparing for:

• New tenancy agreements that reflect the abolition of fixed terms.
• Clearer processes around possession grounds and notice periods.
• The practical impact of pets in rentals, knowing that no separate deposit or mandatory insurance is allowed.
• Adjustments to compliance, record-keeping, and communication with tenants ahead of the transition date.

At Your Home Managed, we’ll keep you updated as the Bill completes its final stages and becomes law.

Our role is to help landlords navigate the changes smoothly, whilst ensuring tenants feel supported through clear communication and practical guidance.

If you’d like to talk through how these reforms could affect your rental property or your portfolio, please contact us today for a no obligation conversation. Click here to get in touch.

Frequently Asked Questions: Renters' Rights Bill 2025

When will the Renters' Rights Bill become law?
The Bill is expected to receive Royal Assent by late October 2025, but most of its major provisions will come into force on a later date, after implementation guidance and secondary legislation are published.

What happens to Section 21 ‘no-fault’ evictions?
Section 21 will be abolished. Landlords will only be able to end a tenancy on specific legal grounds, such as wishing to sell the property or move in themselves, or where tenants are in serious breach of tenancy terms.

What does “periodic tenancy” mean? Will fixed-term contracts end?
All private rented sector tenancies will become periodic by default, rolling month-to-month or week-to-week contracts, with no new fixed terms allowed. Existing fixed terms will automatically become periodic once the new rules take effect.

How can a landlord increase the rent under the new system?
Rent increases will be limited to one per year and must be done using a prescribed notice (“Section 13 Notice”). Tenants have the right to challenge increases above market rate at a tribunal.

Will tenants find it easier to rent with pets?
Yes, landlords cannot unreasonably refuse a tenant's request to keep a pet. However, landlords retain the right to object on reasonable grounds, but cannot require a separate pet deposit or mandatory insurance.

Will rental bidding or discrimination be allowed?
Bidding wars for rental properties will be banned. Landlords and agents cannot accept offers above the advertised rental rate. The Bill also outlaws blanket bans on tenants with children or those receiving benefits and strengthens anti-discrimination standards.

What protections are there against unfair evictions or rent increases?
The Bill gives tenants protection from unfair eviction with clear criteria for possession and stronger avenues to contest excessive rent increases or retaliatory actions through tribunals and the forthcoming Ombudsman scheme.

Will there be a new landlord register or database?
Yes, a digital Private Rented Sector Database will be established. All landlords will need to register to access certain legal grounds for possession and demonstrate compliance with safety and management regulations.

Where can more help or advice be found?
The government will provide detailed guidance before the rules change. Landlords and tenants should check the GOV.UK website and seek advice from accredited letting agents or industry bodies as the implementation date approaches.