9:45 AM, 5th September 2025, About 5 months ago
Text Size
Categories:
The Renters’ Rights Bill is approaching its final stages in Parliament and will resume its passage on Monday (8 September).
The new law will bring the biggest change to the PRS for landlords and tenants in 30 years.
Next week could see a ‘ping pong’ process as the bill navigates between the House of Commons and the House of Lords to finalise its provisions before receiving Royal Assent.
That’s the formal approval that will enshrine it into law.
Oli Sherlock, the managing director of insurance at Goodlord, said: “The legislative equivalent of Groundhog Day is finally coming to an end.
“Monday’s Commons debate is practically the last hurdle before the much delayed and even more discussed Renters’ Rights Bill receives Royal Assent.
“After Monday, there may be a period of performative ‘ping pong’ between the houses as the final details are ironed out, but we predict that the Bill will pass before Parliament rises for conference season on September 16th.”
He added: “Agents and their landlords must prioritise preparation, education, and internal reforms to ensure they can embrace the changes with minimal disruption.”
Propertymark has put together a helpful guide to what politicians are likely to consider on Monday.
That includes the abolition of Section 21 ‘no-fault’ evictions which will mean landlords will need to use a revamped Section 8 process.
That will require court approval and evidence to support specific grounds for eviction, such as tenant breaches or the landlord’s intent to sell or occupy the property.
The government has promised a single-stage transition to periodic tenancies, ensuring all rental agreements operate under the same framework immediately upon commencement.
However, no date for this shift has been confirmed.
Also, rent increases will be capped at once per year, with landlords required to use a standardised government-issued form to notify tenants.
These increases can align with market rates, but tenants can challenge them through an independent tribunal.
Tenants will also gain stronger rights to request pets, with landlords unable to unreasonably deny such requests.
A proposed amendment to allow landlords to charge an additional three weeks’ rent as a pet deposit is still under consideration, while a plan to mandate pet insurance has been scrapped.
The Bill also bans rental bidding and advance rent payments will be limited to one month.
Landlords renting to students in purpose-built accommodation registered with government-approved codes will continue offering fixed-term tenancies.
For houses in multiple occupation (HMOs) let to full-time students, a new Ground 4A will enable landlords to repossess properties to relet to other students, provided written notice is given at the tenancy’s start.
An amendment proposed by Propertymark to extend this ground to one- and two-bedroom student properties is still pending approval.
The Bill also establishes a private rented sector Landlord Ombudsman, mandatory for all landlords with assured or regulated tenancies, offering tenants a free service to resolve disputes.
The Ombudsman can order landlords to provide information, take corrective action or pay compensation.
Non-compliance could lead to local council intervention, with fines for landlords who fail to join or for agents managing unregistered properties.
A PRS Database will also be introduced, requiring landlords to register themselves and their properties, with penalties for non-compliance.
To ensure quality housing, the bill extends the Decent Homes Standard and Awaab’s Law to the private sector, mandating landlords to address issues like damp and mould within set timeframes.
A separate consultation on the Decent Homes Standard suggests full implementation by 2035 or 2037.
The legislation also outlaws discriminatory blanket bans in mortgage, lease or insurance agreements that prevent renting to families with children or benefit recipients, applying across England, Scotland and Wales.
Local authorities will gain enhanced enforcement powers, including increased civil penalties and new investigatory capabilities.
Rent repayment orders will extend to superior landlords, with fines for breaches ranging from £7,000 for initial offences to £40,000 for serious or repeated violations, alongside potential criminal convictions.
As the Bill progresses, the government has committed to giving the sector adequate time to adapt, though the Ministry for Housing, Communities and Local Government faces a substantial workload to prepare secondary legislation, standard forms and guidance.
More information about the Renters’ Rights Bill and what it contains is available on the government’s website.
Paul Shamplina, the founder of Landlord Action, said: “It’s obvious that the first measures to be rolled out will be the abolition of Section 21 ‘no-fault’ evictions, the shift to open-ended periodic tenancies and stronger Section 8 grounds for possession.
“Alongside that, we will see limits on rent increases to once a year through a Section 13 notice, an end to rent bidding wars, a ban on asking more than one month’s rent upfront, plus new rights for tenants to request pets and protection from discrimination.
“The big question is whether the government will put proper investment into the court system to cope with these changes, which does not appear to be the case at the moment.
“Without it, landlord confidence will really suffer.”
Timothy Douglas, the head of policy and campaigns at Propertymark, said: “Despite extensive campaigning from Propertymark and others, it is disappointing that the UK Government haven’t accepted more changes to ensure the legislation is fair for both landlords and tenants.
“However, MPs now have a final opportunity to retain the proposed changes passed in the House of Lords when the Renters’ Rights Bill returns to the House of Commons.
“These are practical amendments that ensure the legislation is fair and evidence based.
“They are vital to ensure the regulations aren’t overly restrictive, prevent a reduction in the supply of rental homes and do not drive-up rent prices, which would make it even more difficult for people to find affordable housing.”
Every day, landlords who want to influence policy and share real-world experience add their voice here. Your perspective helps keep the debate balanced.
Not a member yet? Join In Seconds
Login with
