Renters’ Rights Bill to become law as it heads for Royal Assent
The Renters’ Rights Bill is expected to become law shortly after the Commons approves the final version of the bill.
Housing Minister Matthew Pennycook says the government will set out, as soon as possible, a plan for the bill’s implementation, but gave no specific date for when this will happen.
Under the bill, Section 21 will be abolished, landlords will no longer be able to unreasonably refuse pets, and fixed-term tenancies will be banned, making all tenancies periodic.
Touching distance of becoming law
Mr Pennycook, who has championed the Renters’ Rights Bill, said it was “in touching distance of becoming law” and thanked former Housing Secretary Angela Rayner for her work on the legislation.
He acknowledged that landlords will need time to adjust to the changes but insisted the bill will not have a “destabilising effect on the rental market” or a “harmful impact on future rental supply.”
Mr Pennycook said that following Royal Assent, the government will ensure a smooth transition to the new system and rules, giving the sector sufficient time to prepare.
The new tenancy system for the private rented sector will be introduced in one stage and will apply to both new and existing tenancies, which will automatically convert to periodic agreements. The abolition of Section 21 will also begin immediately.
Renters’ Rights will be counter-productive
However, Shadow Housing Secretary James Cleverley warned that the Renters’ Rights Bill will be “counter-productive,” driving landlords out of the market and forcing renters to face higher rents.
Mr Cleverley pointed to the government’s own impact assessment, which suggests the legislation may result in some landlords leaving the market.
He also stressed the need for court reform, saying: “The government has committed to ending Section 21 evictions, but they must also ensure court reform matches so that the system works for tenants and responsible landlords. We need clarity over how these changes will be implemented because uncertainty helps no one.”
One Labour MP accused Mr Cleverley of “using his speech to focus on the rights of landlords rather than tenants.”
In response, Mr Cleverley hit back: “Tenants’ rights are all well and good, but if accommodation for those tenants does not exist, they are no better off.”
Mr Cleverley added that there are still “significant challenges around how the bill will work in practice,” but said the Conservatives will continue to hold the government to account on its delivery.
Shared owners will be exempt from 12-month letting ban
Matthew Pennycook also confirmed that shared owners will be exempt from the 12-month letting ban. Shared owners are people who own part of a home and rent the remainder, often through a housing association.
In a government U-turn, Mr Pennycook acknowledged that shared owners would “find this challenging.”
However, private landlords remain subject to the rules under the Renters’ Rights Bill. If a landlord evicts a tenant to sell a property but the sale falls through, they must wait 12 months before re-letting it.
You can watch a clip of Mr Pennycook speaking at the final debate below
Industry reaction
William Reeve, CEO, Goodlord says the Renters’ Rights Bill will now head to Royal Assent and claims the bill could come into by April next year.
He said: “After too many false starts to count, the deed is done. Three and a half years after it was first mentioned in a Queen’s Speech, this seminal piece of legislation is now finally winging its way onto the statute books.
“Today’s Commons appearance was mainly a formality after the Lords debate last week settled most of the outstanding issues. The Bill will now receive Royal Assent and the government will announce its plans for implementation in the coming weeks. Some elements of the legislation, such as the abolition of Section 21 and the shift to periodic tenancies, will come into force on the commencement date, which will likely be somewhere between April and June 2026.
“Others, such as the establishment of an Ombudsman and the application of the Decent Homes Standard to the PRS, have less clear-cut timelines.
“This gives agents and landlords a small window in which to get their house in order. It’s absolutely essential that anyone with their head still in the sand about the legislation pulls it out sharpish. This legislation is real, vast and can no longer be ignored.”
Nathan Emerson, CEO of Propertymark, said: “The conclusion of today’s debate marks another clear step forward for the Renters’ Rights legislation and brings us closer to the most significant reform of the private rented sector in England in decades. While there are still important details to be finalised, it’s now beyond doubt that major change is coming.
“Letting agents and landlords must begin preparing now. Delaying action risks being left behind when the legislation takes effect. Propertymark continues to call for clear guidance, realistic timelines, and workable solutions that recognise the operational realities of agents and landlords alike.”
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Member Since March 2025 - Comments: 4
10:08 AM, 23rd October 2025, About 6 months ago
All I’ll say is ‘unintended consequences’ – but by the time they hit, these idiots will be out of government…
Member Since April 2014 - Comments: 11
10:35 AM, 23rd October 2025, About 6 months ago
I understand that once this bill becomes law I will need to give my tenants 4 months notice (instead of the current 2) if I want to sell with vacant possession. So if I want to sell my rented property in April next year under the current law I would give notice at the end of January. What happens if the bill becomes law during that 2 months notice period?
Member Since June 2020 - Comments: 38
10:55 AM, 23rd October 2025, About 6 months ago
Labour quite clearly stands for unfairness – making any reasonable arguments a non starter.
They will lose 4 votes from my family.
They have lost all LLs votes – that is 3M plus.
That is 10% of the turn up voting public.
Member Since October 2019 - Comments: 400
3:02 PM, 23rd October 2025, About 6 months ago
It’s all very confusing. Some sites state the abolition of Section 21 comes in immediately and the rest of the act comes in early next year but other sites say S21 doesn’t come in till next year along with the rest of the act? Still no date given by the government when the whole thing starts – very poor!
Member Since January 2023 - Comments: 317
4:36 PM, 23rd October 2025, About 6 months ago
I see the NRLA are congratulating themselves on their website that they got a name drop from Pennyflop mentioning them in his closing summary finalising the bill. NRLA had zero lobbying impact. ZERO
NRLA need to shout out those unintended consequences but they wont as they will lose members and potential revenue for their Renters Right ACT training courses.
We are on our own now if we survive another 3.5 years
Member Since October 2024 - Comments: 197
6:24 PM, 23rd October 2025, About 6 months ago
Reply to the comment left by David Tarry at 23/10/2025 – 10:08
I would say deliberately being unfair to the landlords. Initially the landlords only may suffer. As time goes on landlords may sort them out by increasing the rents and/or less profits or have losses. So tenants will suffer in the long run. A lot of them will be priced out of the rentals.
This government will intentionally break the PRS and cause havoc n the market. This is mainly to make very costly to the landlords.
“the government’s own impact assessment, which suggests the legislation may result in some landlords leaving the market.”
Yet they are pushing the RRB to do what the Shelter, Gen Rant, pet charities and other charities are crying out for it, so they can releive themselves of work and also business to sell their unwanted pets.
Yes, landlords will probably sell the properties – some of them to other investors and some to the owner occupiers. In London, they will mainly be sold to foreigners, who may stay there or leave them empty.
3 to 5 years, the damage will be done. A lot of fixed rate mortgages will come ot an end within the next 3 and properties sold.
The government will increase the CGT to loack the landlords so whichever way LL go, the government can rub their hands.
Sell and complete before April.
Member Since August 2025 - Comments: 41
4:24 AM, 24th October 2025, About 6 months ago
We say thier reform bill only make the rental sector worse. Most of the consqueces will reward this government never to come back to govern uk again.They are penalising the landlords to foot enormous cost to feed the unworking society and influx of people coming in from abroad. There are tenants accusing landlord of under standard property to live in but nothing bad to say about them . After upgrading at a cost of 25k We rented property to someone whom brought in animals so called pets and within six months our property ,garden were destroyed we experienced the poo beatles running around in the house new kitchen units doors broken, damp in bedrooms with tenants drying thier launderette on hot radiators but were accused of by the tenants of rising damp not on ground floor but on the first floor etc ,,, how awful???it cost us 6k within six months to make the house livable agai.This government just not seen or faced the reality that good tenants were not mistreated but in fact awarded and if the landlord required the property back the good tenants were compromised with more time to find an suitable alternative place. Section 21 did not concerned the good tenant or good landlord. Well if labour wants to go back in time and encourage more people to live happily on social benefits let it happen time will tell when tbe country become worst than a third world country.
We are landlords who are up and out of the door by 5am to work not beer guts or gambler to drink out the hard earned money on lisures all year around.can any of the MP try renting to difficult tenants and face the experience before changing the law.
Joe
Member Since May 2017 - Comments: 765
9:48 AM, 25th October 2025, About 6 months ago
Does anyone know when the clock starts for the 12 month ban on letting after giving notice to sell?
Member Since August 2014 - Comments: 336
1:07 PM, 25th October 2025, About 6 months ago
Their Impact Assessment explains that Landlords are unlikely to inflate the advertised rents to circumvent bidding wars, as this is likely to lead to increased VOID periods.
I think it is more likely that rents will now be advertised higher than previously, but with an ‘ONO’ (Or Nearest Offer), and that will become the new norm. So rather than solving the problem of bidding wars, this legislation will create a bidding war on the majority of new rents.
The Law of unintended consequences.
Member Since May 2014 - Comments: 145
8:30 PM, 25th October 2025, About 6 months ago
Reply to the comment left by Crouchender at 23/10/2025 – 16:36
NRLA the toothless tiger, an anti landlord, landlord association.