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.”