The Renters’ Rights Act 2025 – Government Document

Renters’ Rights Act 2025

EMPO are committed to supporting our members through the introduction of the Renter’s Rights Act. This Act, formally known as the Renter’s Rights Bill, became law on 27th October 2025 and will be rolled out in three phases commencing on 1st May 2026.

The changes proposed are some of the biggest to impact the PRS since the Housing Act of 1988. Below is a brief summery of the major changes and links to both the government website and the timeline as the act travels through Parliament.

EMPO will be updating this page with updates on the Act and its implementation and will be holding Webinars and Training to keep our members informed and prepared.

Renters’ Rights Act Timeline – Key Dates Announcement

20 November 2025

We know the 1st of May 2026 (when Section 21 is set to be abolished) deadline has been grabbing most of the attention. However, the Government has now released new guidance that highlights some other key dates we all need to be aware of.

Most importantly, we’re now looking at a very tight turnaround between January and May 2026. In January, the detailed legal rules and the new official forms for tenancy agreements and possession are due to be published, giving us just four months to get everything in place before the changes take effect on 1st May 2026.

You’ll find the other important dates outlined below:

Provisions Without Set Dates
The following important measures are part of the Act but do not yet have confirmed implementation dates for the private rented sector:

Awaab’s Law: Introduction of strict requirements on timescales for dealing with hazards like damp and mould in the PRS. (It is already in force for the social sector from October 27, 2025).
Decent Homes Standard: The new minimum standard for housing quality in the PRS (full application expected 2035 at the earliest).

Should you need any further information, please contact your local area manager, who’s contact details can be found on our meet the team page.

Get Ready with Us

We know this is a huge change, and we’re working flat-out to produce guides, templates, and training to help you prepare. Expect a lot more helpful content from us very soon!

In the meantime book onto our popular courses and webinars before they get sold out!

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Update: Renters’ Rights Act – What You Need to Know and How We’ll Support You

The government has now published the implementation roadmap for the Renters’ Rights Act 2025—representing the most significant change to the private rented sector in a generation.

EMPO is here to guide landlords through every stage of these reforms, ensuring you remain compliant, prepared, and confident.

Key changes will be introduced in three phases:

Phase 1 – From 1 May 2026

This is the major go-live date affecting day-to-day landlord operations.

What will change:

Abolition of Section 21 “no-fault” evictions
– All evictions must use strengthened Section 8 grounds.
All new and existing tenancies become periodic
– No fixed terms; tenants can give two months’ notice.
Possession grounds updated
– Expanded for anti-social behaviour and persistent serious rent arrears.
Rent increases limited to once per year
– Minimum two months’ notice required using the revised Section 13 process.
Ban on rental bidding wars
– No encouraging or accepting offers above the advertised rent.
Rent in advance capped at one month
Pets permitted by default
– Landlords must consider requests within 28 days and give valid reasons if refusing.
Illegal to discriminate against tenants with children or receiving benefits
Strengthened enforcement
– Councils can impose higher penalties (up to £40,000 for serious/repeat breaches).
– New investigatory powers start December 2025.

Immediate landlord responsibilities

Provide government-issued information sheets to existing tenants by 31 May 2026.
New tenancies from 1 May 2026 must use periodic assured tenancy agreements.
Draft government templates will be released early 2026.

Phase 2 – From Late 2026

PRS Database

All landlords must register themselves and each property on a new national database, including:

Contact information
Property details (type, size, occupancy)
Gas, electrical, and EPC safety documentation

Public access will be introduced after initial registration rolls out regionally.

Landlord Ombudsman

A mandatory Ombudsman service will:

Resolve disputes without court involvement
Provide training, guidance, and tools for landlords
Membership is expected to be required in 2028.

Phase 3 – Standards and Safety Improvements (2030

Subject to consultation, the government plans to introduce:

A Decent Homes Standard for the PRS
Updated Housing Health and Safety Rating System (HHSRS)
Awaab’s Law extended to PRS landlords
– Legally enforceable timeframes for addressing hazards such as damp and mould
Potential EPC C minimum energy efficiency requirements by 2030 (England & Wales)

The Courts, Enforcement & Preparation

The government is investing in:

A digital end-to-end possession claims system, phased from 2026
Additional tribunal capacity
Funding and training for local councils to enforce new rules

However, capacity challenges remain, and landlords should anticipate longer lead times for possession cases.

What EMPO Recommends You Do Now

To prepare for May 2026:

Review Your Portfolio

Assess rent levels (given tenants can leave at any time under periodic rules)
Inspect properties for hazards and compliance issues
Evaluate problematic tenancies.

Prepare Your Processes

Update your referencing and advertising approach
Strengthen record-keeping for issues and complaints
Speak with your letting agent to confirm their readiness

Plan for Section 21 Changes

Section 21 notices served before 1 May 2026 must progress to court by 31 July 2026.

How EMPO Will Support You

EMPO remains committed to supporting all landlords through this major transition. Over the coming months we will provide:

Plain-English guidance on each stage of implementation
Updates on government templates, documentation, and deadlines
Practical checklists and training opportunities
Webinars and Q&A sessions as new information is released
Ongoing support as further phases roll out in 2026, 2027 and beyond

We recognise that these reforms represent a significant shift in how landlords operate. EMPO will continue to ensure you have clear, timely and accurate guidance every step of the way.

What Happens Now the Bill is Law?

27th October 2025

The Renters’ Rights Bill received Royal Assent on October 27, 2025 (meaning it’s officially an Act of Parliament now). Here’s a straightforward breakdown of what that means for you, and what the key dates are.

What Changes Right Now?

Honestly, not a whole lot on the ground.

The main thing is that the government can now get down to the technical work.

Writing the Rulebook: They’ll start publishing the regulations (the detailed rules) that bring the Act to life. You don’t need to change anything about your current tenancies just yet.

Phase 1: The First Major Changes (December 27, 2025)

Mark your calendars! The first wave of changes hits on December 27, 2025. This is when some important rules kick in:

No More discrimination: The ban on rental discrimination takes effect. You’ll need to make sure your screening processes are compliant.

Fixing the ‘AST Trap’: Long leases will no longer accidentally become Assured Tenancies.

New Local Authority Powers: Local Councils will gain investigatory powers, allowing them to investigate compliance issues.

Councils Start Reporting: Local authorities will start having to report their enforcement activities to the Secretary of State.

The New Tenancy System (“The Big Bang”)

This is the one we’re all waiting for—the official switch to the new tenancy system.

The date for the “big bang” commencement has not yet been announced.

We’re hearing whispers (and it’s just a guess right now) that it could be around Q2 2026, but please treat that as speculation.

As soon as the government announces the official, confirmed date, we will update members immediately.

Peers Reject Key Amendments as Royal Assent Nears

21st October 2025

Despite last-minute lobbying in the House of Lords, all proposed amendments to the Renters’ Rights Bill were ultimately rejected, clearing the way for the legislation to receive Royal Assent very soon. The Bill returns to the Commons on 22 October for final approval of the Lords amendments.

No Change to Deposit Rules for Tenants with Pets

One of the most debated proposals was an amendment allowing landlords to take a separate pet damage deposit of up to three weeks’ rent. Peers voted 239 to 192 against the clause, arguing that it could make renting unaffordable for tenants.

Baroness Scott of Bybrook led calls to reintroduce a measure that would have offered landlords more protection against pet-related damage. She highlighted data from Propertymark, showing that 85% of landlords and agents have incurred damage from pets, and 57% were unable to recover costs.

Baroness Scott said the proposal struck a fair balance between tenant rights and landlord realities, particularly for smaller landlords for whom a rental property may be their pension or life savings. Despite the argument, the amendment was defeated, leaving landlords still unable to take additional deposits to cover pet risks.

Student Housing Amendment Also Rejected

Peers also rejected Amendment 53A, which sought to extend Ground 4A possession to include one and two bedroom student properties, rather than limiting it to HMOs with three or more tenants.

Baroness Scott said the change would have helped landlords manage student tenancies more effectively, ensuring homes were available for the start of each academic year. She warned that without such flexibility, the sector could see reduced supply and rising rents. However, the amendment was defeated 212 to 169.

Other Defeated Proposals: Sale Delays and Carer Grounds

Further amendments were also voted down:

Amendment 18, aimed at reducing the 12-month re-letting ban for landlords whose property sales fall through, was defeated 215 to 204. The proposed compromise, a six-month period with proof of a genuine attempt to sell, did not gain support.
A proposal to create a new ground for possession where landlords need to house a carer for themselves or a family member was also rejected.
Another amendment calling for local authorities to use the criminal standard of proof when enforcing rental discrimination and bidding offences was voted down, though Peers agreed to strengthen guidance around enforcement.

With the Renters’ Rights Bill now on the brink of becoming law, landlords should take this moment to review their tenancy policies, especially around pet permissions, student lets, and sale related possession grounds.

While the final version of the Bill offers limited flexibility for landlords, preparation and clear communication with tenants will be key to adapting successfully once Royal Assent is granted.

Key Amendments Return to the Lords

14th October 2025

Peers have re-tabled a few amendments to the Renters’ Rights Bill ahead of next week’s debate in the House of Lords. The Bill continues its passage through Parliament in the final “ping-pong” stage, where MPs and peers work to agree the final text before the legislation can receive Royal Assent.

Those amendments are of particular interest to landlords in the private rented sector are below:

1. Student Possession Ground (Ground 4A)

What’s proposed:
Baroness Scott of Bybrook has re-tabled an amendment to extend the student possession ground to cover one- and two-bedroom properties as well as larger shared student homes.

Why it matters:
Around a third of student lets are one- or two-bedroom homes.
Without this extension, landlords of smaller student properties may not be able to regain possession at the end of an academic year.
This could reduce supply in the student rental market, which already faces pressure from high demand.
Research suggests almost half of students are concerned about housing availability.

If approved, the change would provide greater clarity and consistency across all student tenancies.

2. Re-letting After Using the Sale Ground for Possession

What’s proposed:
Crossbench peer Lord Cromwell has re-tabled an amendment to reduce the re-letting ban from 12 months to 6 months for landlords who have regained possession on the grounds of sale.

Why it matters:

Under the current proposal, a landlord who repossesses to sell cannot re-let for one year.
This was intended to prevent misuse of the sale ground.
However, a shorter six-month period is seen by some as a fairer balance, allowing landlords to re-let if a genuine sale cannot be achieved.
It would also reduce the risk of homes standing empty unnecessarily.

3. Pets in Rental Properties: The Pet Deposit Amendment

What’s proposed:

The Renters’ Rights Bill will grant tenants the right to request a pet, and landlords must not unreasonably refuse.

Why it Matters

The key point of contention has been how to allow landlords to protect against potential pet damage while maintaining the affordability of renting.
There is a question mark over whether to increase the 5-week deposit amount to cover any potential damage or to introduce pet insurance.
The increase in the deposit could be unaffordable for many tenants.

Next Steps

The House of Lords will debate these amendments again on Tuesday 14th October. If peers vote to reinstate them, the Bill will return to the House of Commons for further consideration. This “ping-pong” process can continue until both Houses agree on the final version.

Once agreement is reached, the Bill will be sent for Royal Assent and become law.

Implementation

When enacted, the Government will set out a timetable for introduction. Key provisions expected to come into force first include:

The abolition of Section 21 “no fault” evictions; and
The transition to periodic tenancies for all renters.

Other measures, such as the new landlord database and ombudsman service, are likely to follow at a later date.

In summary:

These two amendments could have practical implications for landlords managing student lets or properties being sold. We will continue to monitor developments closely and update members as the Bill progresses through Parliament.

Renters’ Rights Bill – What is Parliamentary “Ping Pong” ?

28th August 2025

The Renters’ Rights Bill is moving into its final stages in Parliament from 8 September, and one key stage you’ll hear mentioned a lot is “ping pong.” But what exactly does that mean, and why does it matter to landlords and letting agents?

What is “Ping Pong”?

“Ping pong” is the informal term used to describe when a Bill moves back and forth between the House of Commons and the House of Lords.

The Commons and the Lords must agree on the exact wording of every clause.
If the Lords suggest changes (amendments), the Bill goes back to the Commons.
If the Commons disagree, it returns to the Lords.
This can happen several times until both Houses reach agreement.

Only then can the Bill be given Royal Assent (the King’s formal approval), at which point it becomes law.

For landlords, this stage is crucial because it is often where the fine detail is ironed out – and those details can make a big difference to how you manage your properties.

Why is this Important?

Until ping pong is finished, nothing is set in stone. Some of the proposed changes to the Renters’ Rights Bill could be accepted, watered down, or removed altogether. This means areas that directly affect landlords are still up for debate.

Key Areas Landlords Should Watch

Here are some of the main issues that may be subject to further back-and-forth during ping pong:

1. Abolition of Section 21

“No fault” evictions will end, with landlords needing to rely on new Section 8 grounds.
The Government has confirmed all tenancies will move to periodic agreements in one step.
Timing is still unclear – commencement could be immediate or months after Royal Assent.

2. Student Lets

Purpose-built student accommodation is exempt.
Landlords letting HMOs (and, following an amendment, 1- and 2-bed student homes) will be able to regain possession using new Ground 4A, but only if tenants are informed in writing before the tenancy starts.
It remains to be seen if the Commons will keep the Lords’ extension of this ground.

3. Rent in Advance and Rental Bidding

Advance rent will be capped at one month.
Landlords and agents must advertise an asking rent and cannot accept bids above it.

4. Possession Grounds and Notice Periods

Most notice periods will rise to 4 weeks or 4 months.
Landlords evicting to sell or move in must provide evidence and cannot re-let for 6–12 months afterwards (final length still under debate).

5. Rent Reviews

Rent can only be increased once a year and must be done using a government form.
Tenants can challenge increases at tribunal, but market rents can still be achieved.

6. Private Rented Sector Ombudsman

All landlords will have to register with the Ombudsman, regardless of whether they use an agent.
Membership will carry a cost, and the Ombudsman will have powers to order compensation or remedial action.

7. Landlord Database

Every landlord will need to register themselves and their properties.
Registration will be mandatory before using possession grounds (other than anti-social behaviour).

8. Decent Homes Standard & “Awaab’s Law”

Private landlords will be required to meet the Decent Homes Standard, tackling issues like damp and mould.
Landlords will be legally obliged to address hazards within fixed timeframes.

9. Pets

Landlords must not unreasonably refuse tenants’ requests for pets.
The Lords have approved a compromise allowing up to three weeks’ rent as a pet deposit – but this is not yet agreed by the Commons.

10. Discrimination Ban

It will be illegal for landlords, agents, lenders, or insurers to impose blanket bans on tenants with children or those in receipt of benefits.

11. Local Authority Enforcement

Councils will have expanded enforcement powers.
Fines could range from £7,000 to £40,000, with tougher penalties for repeat offences.
Rent repayment orders will also be widened to cover superior landlords.

What Happens Next?

The Renters’ Rights Bill will only become law once both Houses agree on the final wording. After Royal Assent, the Government will still need time to prepare:

Drafting secondary legislation
Creating standard notices and forms
Consulting on the Decent Homes Standard
Building the landlord database and PRS Ombudsman

This means that although Royal Assent could be relatively soon, the actual start dates for different parts of the Act may be staggered.

What This Means for EMPO Members

The ping pong stage is critical – and potentially decisive – in shaping how the Renters’ Rights Bill will affect landlords across the East Midlands and beyond.

We’ll continue to monitor the progress and update members on what is agreed, what changes, and when new rules will take effect.

Court Delays and the Renters’ Rights Bill

28th August 2025

Recent Ministry of Justice figures show that landlords are waiting longer than ever for court possession cases to be resolved – raising concerns about what may happen once the Renters’ Rights Bill becomes law.

Current Court Backlogs

In the second quarter of this year, private landlords waited an average of 33.8 weeks (almost 8 months) to regain possession of their properties through the courts.
This is up from 32.5 weeks in the previous quarter.
The delays are the longest since early 2022, when average waits peaked at 37.8 weeks.
Notably, these extended waiting times are occurring despite an overall 9% drop in possession claims across both the private and social rented sectors.

Why This Matters for Landlords

At present, many landlords use Section 21 notices to regain possession because they are quicker and do not require a court hearing, even if there are legitimate grounds such as rent arrears or anti-social behaviour.

However, the Renters’ Rights Bill, expected to receive Royal Assent this autumn, will abolish Section 21. Once this happens:

All evictions will need to rely on specific legal grounds (a reformed Section 8 system).
Tenants will have the right to challenge these grounds.
Most cases will require a court hearing to decide and enforce possession.

This shift is likely to put significant extra pressure on an already stretched court system.

Key Concerns for the Sector

Extended delays could leave landlords unable to deal quickly with serious rent arrears or anti-social behaviour.
Neighbourhood impacts may worsen if anti-social behaviour cases cannot be resolved promptly.
Confidence in the rental market could be undermined if landlords feel they cannot recover possession within a reasonable timeframe.

What Needs to Happen

To support the smooth introduction of the Bill, the sector is calling for:

A fully funded plan to make the courts more efficient and able to handle increased demand.
Clear timelines so landlords know what to expect when using possession grounds.
Assurance that possession cases based on serious issues – such as rent arrears or anti-social behaviour – can be processed quickly to protect communities.

New Powers for Councils to Conduct Surprise Inspections Under Renters’ Rights Bill

22nd July 2025

Local authorities may soon have stronger powers to carry out unannounced inspections of private rented properties under amendments to the Renters’ Rights Bill, recently passed by the House of Lords.

Under the proposed changes, councils would no longer be required to give landlords 24 hours’ notice before entering a property for enforcement purposes. Notice to tenants will still be required in advance, but landlords would only need to be informed after the inspection has taken place — within what is described as a “reasonable amount of time.”

According to Baroness Taylor of Stevenage, the amendments aim to prevent rogue landlords from concealing evidence of non-compliance or intimidating tenants prior to inspections. She emphasised that these powers will only be used where deemed necessary and that good, compliant landlords should not be affected.

The revised approach will allow councils to streamline enforcement processes while still providing transparency through post-inspection notifications.

However, concerns have been raised about potential overreach. Critics in the House of Lords argued that the changes reduce accountability and could invite legal challenges if safeguards are not clearly defined. Lord Jamieson warned the new rules might undermine trust in the system and called for greater clarity to protect all parties involved.

Supporters of the change, including the Chartered Institute of Environmental Health (CIEH), welcomed the move. They highlighted that landlords’ presence during inspections can be intimidating for tenants, particularly when a complaint has been made. The CIEH believes the new rules will help local authorities conduct more effective and impartial investigations.

These amendments are not yet final and must still be approved by the House of Commons in the final ‘ping pong’ stage of the legislative process.

Key Takeaways for Landlords:

Councils may soon be allowed to inspect properties without prior notice to landlords.
Landlords will be notified after an inspection takes place.
Tenant notice requirements remain unchanged.
Inspections must be justified, authorised, and used lawfully.
The aim is to improve enforcement and protect tenants, not penalise compliant landlords.

EMPO will continue to monitor the Bill’s progress and provide updates on its final outcome

Renters’ Rights Bill – Timeline Update

18th July 2025

The Renters’ Rights Bill has been officially delayed and will not pass into law before the summer recess. The Government confirmed that no parliamentary time has been allocated for the Bill to be debated before MPs break for the summer. The Bill will return to the House of Commons on 8th September 2025 for further consideration of amendments made in the House of Lords.

Key Future Dates:

8th September 2025 – The Bill will return to the Commons for a more detailed discussion on the amendments.
By 16th September 2025 – Royal Assent is expected to be granted, making the Bill law before MPs break for the autumn party conference season.

EMPO will continue to keep landlords updated as the Bill progresses through Parliament and offer guidance on how to stay compliant with the upcoming changes.

Current Status and Timeline

10th July 2025

The final session of this stage is currently scheduled for July 15 in the House of Lords, and the third reading is scheduled for July 21, giving the government a very tight turnaround to achieve Royal Assent before the summer recess.
Following the Third Reading, the Bill will return to the House of Commons for consideration of any amendments made by the Lords (this process is known as “Ping Pong”).
Royal Assent (when the Bill becomes law) is anticipated either before Parliament’s summer recess on July 22, 2025, or shortly after it resumes in September if there are delays.
The actual commencement date for the new rules is expected to be between October 2025 and January 2026 for new tenancies. Existing tenancies will transition later, potentially in mid-to-late 2026. The government has committed to providing at least six months’ notice before implementation begins.

Key Amendments Passed/Strongly Considered in the House of Lords:

Pet Damage Deposits: An amendment passed allowing landlords to request a pet damage deposit of up to three weeks’ rent, in addition to the standard security deposit. This aims to provide landlords with more security against pet-related damage, given the new “right to request a pet.”
Reduced Notice Period for Landlord Sale/Occupation (Ground 1A): An amendment passed to reduce the period during which a landlord cannot re-let a property after using Ground 1A (landlord selling or moving in). This is intended to make it easier for landlords to regain control of their property in genuine circumstances.
Shared Ownership Leaseholders Exemption: An amendment allows holders of shared ownership leases to re-let their property if a sale falls through.
Student Accommodation (Ground 4A): An important amendment passed ensures that all student properties (including HMOs) can use Ground 4A to end a tenancy between June and September. This aims to preserve the traditional student letting cycle and prevent properties from being empty for extended periods.
Tribunal Backdating of Rent Increases: Amendments have been proposed and debated to allow rent increases to be backdated to the original proposed date if the tribunal upholds the increase. This aims to disincentivize frivolous appeals by tenants.
Council Powers for Entry without Notice: An amendment grants councils the power to enter suspected residential tenancies without prior notice if they suspect a breach of the Landlord Database rules, harassment of an occupier, or unlawful eviction. This is intended to strengthen enforcement powers against rogue landlords.
Transitional Arrangements for Rent in Advance: The government has tabled amendments concerning the transition arrangements for rent paid in advance.
Pet Insurance: Amendments concerning pet insurance have also been discussed.
Notice to Quit for Joint Tenancies: Amendments were proposed to clarify the notice to quit procedures for joint tenancies.

Please note that while some of these amendments have passed, others are still being lobbied for by various associations.

What Happens Next?

The approved amendments from July 1st and 7th will now be part of the Bill and must be considered by the House of Commons. Peers will continue to discuss further potential amendments in subsequent report stage sittings. This will likely lead to the “ping pong” process, where amendments are sent back and forth between the House of Commons and the House of Lords until both Houses agree on the content of the Bill.

Report Stage 1st Debate Update

10th July 2025

The Renters’ Rights Bill returns to the House of Lords today for the first of three Report Stage debates.

Further sittings are scheduled for 7 and 15 July following the recent completion of the Committee Stage. However, it now appears unlikely that the Bill will receive Royal Assent before the summer recess, which runs from 22 July to 1 September.

As a result, the Bill is expected to become law in September, with implementation likely to begin toward the end of 2025 or early 2026.

The Report Stage is one of the final opportunities for the House of Lords to debate and propose changes to the legislation. Key stakeholders in the sector have been increasing engagement with peers to raise awareness of the Bill’s potential implications and advocate for critical amendments.

Letting agents and landlords are being advised to prepare for the changes by reviewing existing tenancy agreements, staying updated on the Bill’s progress, and seeking expert advice where needed. With the Bill introducing some of the most significant reforms seen in the rental sector in years, early preparation is essential to ensure compliance and reduce future disruption.

Concerns remain regarding the Bill’s impact on specific sectors, particularly student housing. Critics argue that the proposed ban on fixed-term tenancies in private student accommodation lacks sufficient justification and risks worsening existing shortages in availability and affordability. While the Bill includes several positive reforms, there are calls for the government to reconsider aspects that may negatively affect the student rental market before the legislation is finalised.

Report Stage in House of Lords update

28th June 2025

The Renters’ Rights Bill has recently completed its committee stage in the House of Lords and is now set to enter the report stage, scheduled for July 1, 2025. This stage offers another opportunity for detailed scrutiny and potential amendments before the bill advances through the final steps of the legislative process.

Report Stage:
At this point, members of the House of Lords can further examine the bill and suggest additional amendments based on previous debates and committee feedback.

Third Reading:
Following the report stage, the bill will proceed to its third reading in the Lords, where it will be debated and voted on for the final time before returning to the House of Commons.

Commons Consideration:
The House of Commons will then review and respond to any changes made by the Lords. Agreement between both Houses is required before the bill can proceed.

Royal Assent:
If both Houses agree on the final version, the bill will be submitted for Royal Assent—formally becoming law and triggering the next phase of implementation.

Older Updates:

1st May 2025 – Committee Stage in House of Lords update

As of May 1, 2025, the Renters’ Rights Bill is in the Committee Stage in the House of Lords, having commenced on April 22, 2025. This stage involves a detailed, line-by-line examination of the bill, with peers debating and voting on proposed amendments. Additional sessions are scheduled for May 6, May 12, and May 14, with the possibility of further dates if needed

Key issues under discussion include:

Student Housing: During the Committee Stage, there have been suggestions to:

· Exclude student HMOs from the bill, similar to PBSA.

· Allow fixed-term tenancies for students, with automatic end-of-term possession.

· Define “student accommodation” more broadly, so that shared houses for students can also qualify for exemptions.

· Court Capacity: Concerns have been raised about the courts’ ability to handle an expected increase in possession cases following the proposed abolition of Section 21 ‘no-fault’ evictions. There has been a call for a review of the justice system’s capacity before implementing these reforms.

· Rent Arrears Thresholds: Proposals to increase the amount of rent arrears a tenant can accumulate before eviction have been met with opposition. The NRLA supports reversing this decision, arguing it could discourage landlords from renting to tenants with existing debt issues.

· Pet Ownership: The bill includes provisions allowing tenants to request permission to keep pets, with landlords required to consider such requests and only refuse for valid reasons. Landlords may require tenants to obtain pet insurance to cover potential property damage .

Following the Committee Stage, the bill will proceed to the Report Stage and Third Reading in the House of Lords. Subsequently, it will return to the House of Commons for consideration of any amendments. Royal Assent is anticipated by July 2025, with full implementation expected to follow .

For more detailed information on the bill’s progress and provisions, you can visit the UK Parliament’s official page on the Renters’ Rights Bill

6th February 2025 – House of Lords Second Reading

In the second reading of the Renters’ Rights Bill in the House of Lords on 5 February 2025, key themes were debated, including student tenancies, supply and demand in the private rented sector (PRS), pets in rental properties, and legal enforcement challenges.

Baroness Taylor of Stevenage, the Government’s spokesperson, introduced the debate. Notably, private purpose-built student accommodation will be removed from the Assured Tenancy System. However, some peers suggested extending exemptions for student tenancies to landlords renting one- and two-bedroom flats to students.

There were criticisms of the Labour Government rushing the legislation without sufficient consideration, particularly concerns about landlords being driven out of the sector and worsening supply issues. Others downplayed these concerns, asserting they were overstated. While the Government reassured peers about the preparation of the courts for the Bill’s implementation, there were lingering doubts, particularly about local councils’ ability to enforce the new rules due to funding limitations.

The Bill’s proposed pet policy was widely supported for its mental health benefits, though concerns arose over the lack of a comprehensive pet damage insurance policy for landlords. Additionally, some feared that outlawing bidding laws could lead to higher rents.

Concerns were raised about small-scale landlords facing difficulties in removing problem tenants without long legal delays, and whether the Decent Homes Standard could be realistically implemented without burdening landlords financially. The abolition of Section 21 (no-fault evictions) raised comparisons with Scotland’s experience, suggesting possible challenges ahead.

The committee stage, which will include detailed examination of amendments, will occur in about two weeks, continuing the Bill’s rapid progress toward potential implementation by Spring 2025.

17th February 2025 – Update

The Renters’ Rights Bill has progressed to the House of Lords after its First Reading, where it is now set for debate.

It passed through the Commons on Tuesday, with several Government amendments, including changes to the advance rent landlords can charge, student grounds, and licensing rules.

The Second Reading in the Lords is scheduled for 4 February.

Many industry bodies are opposing the amendment regarding rent in advance, arguing that it could make it more difficult for certain tenants to secure rental homes.

17th January 2025 – Key Amendments

An update on the progression of the Renters’ Rights Bill, highlighting key amendments and issues. Here is a breakdown of the most important points:

Key Amendments Now Included:

1. Limiting Rent in Advance:

o Landlords can request only up to one month’s rent in advance and a security deposit.

o Concerns have been raised about the potential reduction in housing options for tenants who struggle to pass referencing checks but could otherwise pay larger amounts upfront, like pensioners, self-employed individuals, and overseas students.

2. Eviction Grounds for Student Tenancies:

o Eviction Ground 4A applies only if student HMOs are signed less than six months before the start date.

o This restricts the ability of landlords to regain possession ahead of the academic year, which may reduce housing availability for students.

3. Landlord Fees to Fund Ombudsman:

o Landlords will fund a private rented sector Ombudsman to provide dispute resolution services for renters and landlords.

4. Guarantors’ Liability Post-Tenant Death:

o Guarantors cannot be held liable for rent after a tenant they guaranteed passes away, safeguarding families from financial hardship during bereavement.

5. Private Rental Sector Database:

o A compulsory landlord registration system will include details about landlords, their properties, enforcement actions, and eviction notices. Costs will be covered by landlord fees.

6. Home Adaptations for Disabled Tenants (Deferred for Future Discussion):

o The proposal to allow disabled tenants to appeal a landlord’s refusal for reasonable adjustments (e.g., ramps, grab rails) under the Equalities Act 2010 will be revisited in the next stage.

Challenges and Concerns:

· Fixed-Term Tenancies: The Government’s refusal to reconsider their removal has drawn criticism from stakeholders.

· Minimum EPC Standards: These regulations, critical for energy efficiency, are not part of the Bill and will be consulted on separately.

· Landlord Withdrawal Risks: Propertymark and others warn that overly restrictive measures may push landlords to sell, reducing rental housing supply and increasing rents.

This Bill aims to balance protections for renters with maintaining a viable private rental market, but further scrutiny in the House of Lords will be crucial to address ongoing concerns.

GOVERNMENT OVERVIEW:

The Renters’ Rights Bill aims to transform the experience of private renting in England by offering greater security and stability to tenants while ensuring fair treatment for landlords. Key reforms include:

Abolishing Section 21 “no fault” evictions, providing tenants with more security and the ability to challenge unfair practices without fear of eviction.
Creating a simpler tenancy structure with periodic assured tenancies and new, fair possession grounds for landlords.
Stronger protections against excessive rent increases, including a mechanism for tenants to challenge above-market rents.
Introducing a Private Rented Sector Ombudsman to resolve tenant complaints and a Private Rented Sector Database for landlords to ensure compliance and support enforcement.
Granting tenants rights to request pets, requiring landlords to consider and not unreasonably refuse such requests.
Improving housing quality by applying the Decent Homes Standard to the private sector and implementing Awaab’s Law for timely safety action.
Preventing discrimination based on benefits or family status, and banning rental bidding, ensuring transparent and fair rent practices.
Strengthening local authority enforcement through expanded penalties and reporting requirements, alongside enhanced rent repayment orders.

This comprehensive bill seeks to address long-standing issues of insecurity and poor-quality housing in the private rented sector, benefiting both tenants and responsible landlords.

LINKS:

Guide to the Renters’ Rights Bill – GOV.UK

Renters’ Rights Bill – Parliamentary Bills – UK Parliament