When Will the Renters' Rights Bill Become Law?

Landlords across England have been waiting years to get a straight answer to the question: when will the Renters' Rights Bill (previously Renters Reform Bill) become law? And after countless delays and rounds of political back and forth, it’s finally edging closer. 

The bill is one of the biggest changes the private rented sector has seen for decades. It will eventually abolish Section 21 “no-fault” evictions, formalise rent increases, create a new single tenancy type, and give tenants stronger rights around keeping pets.

So, when will these reforms actually arrive?

Live update: Where is the Renters’ Rights Bill Now?

(Article updated 21st Oct 2025)

The Renters' Rights Bill returns to the House of Commons 22 October 2025 for final approval, marking the last step before Royal Assent. The bill is expected to receive Royal Assent by the end of October 2025, with the new tenancy regime not coming into effect immediately upon Royal Assent, but at a later date that will probably be well into 2026.

On 14 October, the House of Lords voted down all non-government amendments, with the government winning key votes‍. This means there are no remaining areas of disagreement between the Commons and the Lords, making today's Commons consideration essentially a formality

Key Outcomes from the September 8th Commons Review

This debate sat on the 8th of September, and since almost all Lords’ amendments have already been rejected, here’s what that means:

• The Bill is effectively “locked in.” Around 20 significant non-government amendments were proposed in the Lords, but most have been rejected. The Commons has asserted its position, so there’s little left for the Lords to push back on.
• Less risk of delays: With most contentious amendments resolved, the bill is unlikely to be significantly slowed down during the “ping-pong” process.
• Focus shifts to Royal Assent and rollout: The next big milestone is simply setting a date for Royal Assent, after which implementation timelines will be announced. This is currently expected to be in late September or possibly early October. 

Key Outcomes from October 14th Lords Review

• The 12-month relet ban after using Ground 1A (selling property) was retained and will not be reduced to 6 months
• Ground 4A (student possession ground) remains limited to HMOs only and will not be extended to smaller one and two-bed student properties
• The Lords' amendment to allow landlords to charge up to three weeks' extra rent as a pet deposit was rejected
• A government-supported amendment extending the Decent Homes Standard to Ministry of Defence housing was approved

View live updates of the Renters' Rights Bill here.

When Will The Renters' Rights Bill Become Law?

So, when will the Renters' Rights Bill become law? 

Royal Assent is expected by the end of October 2025, depending on the King's diary‍. Once signed into law, the bill will become the Renters' Rights Act 2025, but will use a "big bang" commencement date where the new assured tenancy system will apply to all tenancies at once - existing tenancies will convert to the new system and any new tenancies signed on or after this date will be governed by the new rules.

However, the government has been tight-lipped about exactly when implementation will occur, with Baroness Taylor stating only that "we are committed to providing sufficient notice to ensure all parts of the private rented sector have time to prepare. Implementation will not be immediate, as we have secondary legislation to pass".

Industry experts estimate the commencement date will likely be in Q2 2026 or later. Some provisions like the PRS Landlord Database and Ombudsman are likely to follow at an even later date

Angela Rayner’s Resignation & The Impact the Renters Rights Bill’s imeline 

Angela Rayner was the prime sponsor of the bill and her resignation on September 5, 2025, came at a critical moment. In her resignation letter, she specifically listed the Renters' Rights Bill among her key legacies. 

As events have shown, Rayner's resignation has had minimal procedural impact on the bill's progress. The legislation has continued to move through its final parliamentary stages on schedule, with the House of Lords completing its review on October 14, 2025, and the Commons scheduled for final approval on October 22, 2025.

Leadership changes rarely affect bills this late in the process unless the government chooses to withdraw or reprioritise them, which is highly unlikely given housing reform’s prominence.

What’s Could Hold Up the Renters’ Rights Bill? (the last roadblocks)

So, what else could hold up this long-awaited bill?  

With parliamentary ping-pong complete and Royal Assent imminent, the focus has shifted entirely to implementation timelines:

The Main Uncertainty: Government Silence on Timeline

‍Guy Horsington, Deputy Director of the Private Rented Sector at the Ministry of Housing, Communities and Local Government, revealed that the decision on transition arrangements and timelines will only be made once the Bill receives Royal Assent and becomes law. He confirmed the Government will take into account how much time they believe the sector will need to adjust.

Industry Pressure for Adequate Preparation Time

‍The National Residential Landlords Association (NRLA) is calling for a six-month minimum lead-in period between the confirmation of detail and measures coming into force‍. Ben Beadle, NRLA Chief Executive, warned that "at least six months will be needed, after regulations are passed, to ensure a smooth transition to the new tenancy system. Anything less will be a recipe for confusion and chaos".

Secondary Legislation Still Required

‍The government must draft and pass secondary legislation covering crucial details including the written statement requirements, Decent Homes Standard specifications, database requirements, and ombudsman procedures before the main provisions can take effect.

Key Reforms in the Renters’ Rights Bill Landlords Need to Watch

It’s easy to get lost in all the talk of parliamentary stages and political delays, but what will actually change once the bill lands? Here are the main shifts landlords will need to get to grips with:

• Section 21 scrapped: No more no-fault evictions. You’ll have to use Section 8, which means having your paperwork and reasons watertight if you want to regain possession.
• Rent rises capped at once a year: Everything will go through a Section 13 notice. Tenants will be able to push back at tribunal, so you’ll need to be able to show why a rise is fair.
• Pets on request: Tenants can ask, and unless you’ve got a solid reason to say no, you’ll have to allow it. The Lords removed the original power for landlords to require pet insurance. So basically, you can expect more conversations around pets. 
• One periodic tenancy system: ASTs and assured tenancies merge into a single periodic model. Tenants will be able to leave with 2 months’ notice. 
• No rental bidding: You must publish an asking rent, and you cannot invite or accept offers above it. Councils will be able to issue civil penalties up to £7,000 for breaches. 
• Landlord Ombudsman and PRS database: A new ombudsman service will handle disputes between tenants and landlords. Additionally, you will need to register yourself and each property on a new national database to let or market legally. 
• Decent Homes Standard Introduced: The Bill incorporates provisions from Awaab’s Law, mandating that rental properties meet minimum standards for heating, ventilation, and protection from damp. Non-compliance could see landlords fined up to £7,000, so now is the time to check EPC ratings, safety certificates, and overall property condition.

One of the many hotly debated sections of the bill is the once-per-year cap on rent increases. As one landlord put it on r/UKLandlords:

‍“I fear the one major change this will introduce is a rent increase across the board… many landlords will almost certainly say ‘we need to increase rent to provide additional security as a result of the recent changes in legislation’ and that will, in turn, drive up the average rental price.”

What Landlords Should Do Now To Prepare For The Renters’ Rights Bill

Royal Assent only makes the bill law on paper. The government has made it clear there will be a lead-in period before landlords feel the impact. This should allow landlords, agents, and tenants some time to prepare. 

In other words, Section 21 won’t end immediately. The new rules will be implemented on a commencement date set only after Royal Assent is granted. However, I wouldn’t expect too long a wait, as this parliament has made it clear they want to get these new rules implemented as soon as possible. 

Landlords should be looking to get ahead of the bill now, here’s how:

1. Audit Your Portfolio

• Review all existing tenancies, especially those running beyond 2025.
• Identify agreements due for renewal and plan whether to adjust terms before or after the new rules take effect.

Important: Remember that on the Commencement Date, all existing assured shorthold tenancies will automatically become periodic assured tenancies.

2. Prepare for the End of Section 21

• Section 21 “no-fault” evictions won’t end immediately, but the timeline will be short.
• Familiarise yourself with Section 8 eviction grounds to ensure you can act if issues arise after the law changes.

Important: For Section 21 notices pending at the time of commencement, landlords will have up to 3 months to bring proceedings for an order for possession

3. Strengthen Compliance

• Double-check EPC ratings, gas safety and electrical safety certificates, and deposit protection.
• Address gaps now—compliance will be critical when eviction grounds tighten.

Important: Non-compliance with the Decent Homes Standard could see landlords fined up to £7,000.

4. Update Your Documentation

• Ensure tenancy agreements, inventories, and inspection records are accurate and up to date.
• Strong documentation will protect you in disputes once the new framework is in place.

Important: Landlords will be required to provide a written statement of their periodic tenancy agreement under the new rules

5. Stay Informed

• Watch for the official commencement date and any accompanying government guidance.
• Consider joining a landlord association and switching to a purpose built property management tool (like Landlord Studio) to help streamline compliance tracking.

Preparing For The Renters' Rights Bill: What The Experts Say

The Urgency of Preparation

Suzanne Smith of The Independent Landlord emphasizes: "It's a good idea to speak to other landlords, your letting agent or listen to advice from the NRLA". She advises that whether you're a self-managing landlord or use letting agents, "you need to understand the new regime the Renters' Rights Act will bring".

Property experts also warn that "most landlords underestimate the impact of this Bill. The biggest risk is not the legislation itself. The biggest risk is doing nothing and reacting too late. Preparation now will save time, reduce cost and prevent fines later".

Court System Concerns

Paul Shamplina, founder of Landlord Action, expressed serious concerns about court capacity: "At Landlord Action, we've seen landlords waiting up to two years to regain possession. One case has dragged on for 19 months, and we still don't have a hearing date. This kind of delay cannot become the new norm".

With Section 21 abolished, the volume of possession claims is likely to increase, putting even more pressure on an already overburdened court system.

The Opportunity Perspective

Despite challenges, Shamplina advises: "don't fear change, but embrace it. Understand the details of the Renters' Rights Bill, adapt your business, and prepare for the future".

‍Smith notes that she sees "the implementation of the Renters' Rights Bill as an opportunity for those landlords who decide to stay, and quickly adapt to the new regulatory environment".

Preparing For the Renters' Rights Bill: Final Thoughts 

This isn’t just a few line changes in tenancy agreements. It’s going to change how we manage buy-to-lets day-to-day. If you’re still keeping old receipts in a shoebox or trying to track rent arrears on a spreadsheet, you’ll struggle. When Section 21 goes, you’ll need evidence at your fingertips.

That’s where Landlord Studio earns its keep. It pulls your rent tracking, expenses, documents, and reminders into one place, so when you do need to serve notice or show the books to HMRC, you’re not scrambling around. 

And with Making Tax Digital hitting in April 2026 as well, it makes sense to sort both challenges in one go. 

Create your free landlord Studio account today.

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