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 9 September 2025)

As of the 9th September 2025, the Renters' Rights Bill has effectively cleared its final Commons hurdle. 

Ministers have rejected nearly all of the Lords’ non-government amendments during the final debate on 8th of September, and it is expected that the legislation will now move swiftly towards Royal Assent. 

Housing Minister Matthew Pennycook told MPs the Bill “needs to receive Royal Assent as quickly as possible”. 

Lords’ Amendments Largely Rejected

Around 20 significant non-government amendments were proposed in the Lords, but most have been rejected. While it’s theoretically possible the Bill could return to the Lords for further revisions, however, Labour’s strong Commons majority and the push to secure Royal Assent before the party conference make further delays unlikely.

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? 

The text agreed by the Commons may still “ping-pong” back to the Lords, but no major changes are now expected. Parliamentary listings show the final Commons consideration of Lords amendments as being underway, with group amendments published for the sitting. 

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.” 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. 

Will Angela Rayner’s resignation impact the Renters Rights Bill’s timeline? 

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. 

However, her resignation is expected to have very limited (or no) procedural impact. 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?  

There are now only two potential roadblocks: 

More back and forth (“ping-pong”): While a final ping-pong stage is technically possible, most Lords’ changes were dismissed outright, so further alterations look unlikely. 

Parliament’s diary clash: The bigger hold-up is timing. With party conferences around the corner and a busy schedule in the Commons, Royal Assent could slip from late September into October even if everyone’s agreed.

The Bill isn’t stuck on policy anymore, but like any bill, it has to wait its turn in the parliamentary queue.

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.

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.

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.

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.

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.

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.”

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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