The Renters’ Rights Bill – Is the wait nearly over?

The Renters’ Rights Bill will be the biggest change to housing legislation in over 30 years, since the implementation of the Housing Act 1988.

The Bill has passed through the Commons and House of Lords and is now in its final stage (consideration of amendments). The House of Lords considered the Commons amendments on 14 October 2025 and have agreed to most of the amendments. The Bill will again return to the House of Commons. Once the amendments are considered and agreed by both Houses, the Bill will receive Royal Assent and is made an Act of Parliament (which should happen quite quickly). It is however worth noting that in exceptional cases where the two Houses cannot agree on the amendments, then the Bill falls.

Assuming the bill proceeds, as currently drafted, the main headline changes are:

1. The abolishment of assured shorthold tenancy agreements.
2. All new tenancies will become assured periodic agreements (rolling contracts).
3. The complete abolition of “no fault” evictions using s21 of the Housing Act 1988.
4. The removal of the ability to charge rent in advance (only one month will be permitted).
5. The introduction of new grounds for possession.
6. The limitation of rent increases to one rent increase per year.
7. Any tenancies let at market rent will no longer be able to increase the rent using a contractual rent increase. The rent can only be increased using a s13 notice and the tenant can challenge that increase for free in the First-Tier Tribunal.
8. A mandatory Ombudsman scheme for all private landlords.
9. Enhanced tenant’s rights including a right to request pets.
10. The implementation of Awaab’s Law to the private rental sector.
11. The extension of the Decent Homes Standard to the private sector.

It is currently proposed that there will be a commencement date for the date of the changes, as opposed to a transition period. The commencement date is estimated to be early- mid 2026, although it is possible that date may differ for Housing Associations.

Given the seismic changes that are coming, it is sensible for everyone to consider and to review:

1. Are there any tenants with ongoing issues such as rent arrears, anti-social behaviour, mistreating the property, where it may be appropriate to consider taking action now?
2. Have you considered whether the rent being charged to tenants is at the correct level? The Renters Rights Bill is reforming the Tribunal system to assist tenants with disputing rent increases. Landlords should be mindful that the FTT are likely to receive a significant number of rent increase challenges.
3. Do you have a list of all properties and tenants ready to register on the database?
4. Is all of your regulatory information up to date (i.e. gas safety certificates, EPCs, EICRs etc).

Whilst the changes will affect everyone, the Bill will impact the private rented sector heavily and differently as private landlords may feel less inclined to retain their buy to let properties given the complete abolition of “no fault” evictions.

If this Bill passes, it would not merely be a legislative change, but a foundational shift, transforming the relationship between landlords and tenants for years to come.