Transforming Renting in England: Understanding the Renters’ Rights Bill and Its Latest Developments
The Renters’ Rights Bill is one of the most significant housing reforms introduced in England since the Housing Act 1988. By abolishing “no‑fault” evictions, creating a new periodic tenancy framework and imposing higher standards on landlords, the Bill promises to reshape the private rented sector for the 11 million tenants and 2.3 million landlords who rely upon it. This article draws on official guidance published by the Department for Levelling Up, Housing and Communities (DLUHC) and recent reports from Parliament to unpack what the Bill will do and how it is progressing through the legislative process. It explores how amendments made during the House of Lords’ Report Stage and planned Commons consideration could affect renters and landlords, before examining what will happen next and what stakeholders can do to prepare.
Why reform is needed
England’s private rented sector remains the least secure housing tenure. According to the government, millions of people live with the constant risk of being uprooted from their homes and a sizeable minority endure poor conditions because they fear that complaining could lead to retaliatory eviction. Insecure tenancies discourage families from putting down roots and make it harder to build strong communities. Reforming the sector is therefore central to the government’s wider “opportunity mission” to give everyone the chance to achieve their potential.
Overview of the Bill’s measures
The Bill has a broad scope. According to the government’s guidance, its measures include abolishing section 21 evictions, making all assured tenancies periodic, creating stronger possession grounds, limiting rent increases and establishing new regulatory bodies. Key proposals are summarised below.
Ending Section 21 and moving to periodic tenancies
At the heart of the Bill is the abolition of section 21, the mechanism that allows landlords to evict tenants without giving a reason. All assured tenancies will instead be periodic, meaning tenants can stay indefinitely and end the tenancy by giving two months’ notice. Fixed‑term agreements, which tie tenants into paying rent even if the property is substandard, will disappear. Landlords will still be able to regain possession for specified reasons – such as moving back in, selling or serious breaches – but will need to provide evidence and longer notice periods. The Bill also raises the arrears threshold for eviction and lengthens notice periods, giving renters more time to resolve issues.
Controlling rent increases and prohibiting bidding wars
All rent increases must follow a single annual process using a “section 13 notice,” with landlords giving at least two months’ notice and limiting increases to market rent. Tenants can appeal to the First‑tier Tribunal if they think the new rent is too high. To encourage appeals, tribunals will not set higher rents than landlords ask and will not backdate increases. Rent bidding – asking tenants to offer above the advertised rent – will be banned.
Introducing new regulation: the Ombudsman and the Database
The Bill creates a new Ombudsman scheme for the private rented sector, giving tenants a faster, low‑cost way to resolve complaints about landlords. Membership will be mandatory and landlords who refuse to join may lose the right to use certain possession grounds. A new national database will also require landlords to register their properties and demonstrate compliance. Tenants will be able to check whether a landlord is registered and councils will use the data to target enforcement, while unregistered landlords could be barred from regaining possession.
Decent Homes Standard and Awaab’s Law
To raise housing quality, the Bill extends the Decent Homes Standard to private rentals. It also brings in “Awaab’s Law” – named after a toddler who died from mould – setting strict deadlines for landlords to fix serious hazards. Awaab’s Law is expected to come into force from October 2025.
Combating discrimination and protecting pets
The Bill makes it illegal for landlords or agents to discriminate against prospective tenants on the grounds of receiving benefits or having children. This seeks to tackle the practice of “no‑DSS” adverts and ensure families and low‑income households have equal access to housing. It also requires landlords to consider reasonable requests to keep pets. Landlords will be allowed to require pet damage insurance where appropriate, although recent amendments remove a mandatory obligation to arrange insurance themselves.
Strengthening enforcement powers and rent repayment orders
Effective enforcement is essential if the new rules are to improve standards. Local authorities will gain expanded investigatory powers, including the ability to issue civil penalties, compel documents and require property information. One of the amendments agreed in the Lords Report Stage allows councils, in certain circumstances, to enter and inspect a property without notifying the landlord until after the inspection. This brings selective licensing enforcement powers into mainstream law and makes it easier to gather evidence of serious breaches.
Rent repayment orders will also be strengthened. The Bill extends them to superior landlords, doubles the maximum penalty and ensures repeat offenders repay the maximum amount. This means that landlords who unlawfully evict tenants or operate without required licences could face harsher financial consequences.
Latest amendments and parliamentary progress
The Bill was introduced in the House of Commons in September 2024 and passed through its stages there before being sent to the House of Lords in early 2025. The Lords’ Report Stage took place over three sittings on 1 July, 7 July and 15 July 2025, followed by a Third Reading on 21 July. Two Lords amendments were agreed at Third Reading, and the Bill now returns to the Commons for consideration of those amendments. This “ping‑pong” stage is scheduled for 8 September 2025.
Government amendments adopted in the Lords
During the Report Stage, the government introduced several amendments that passed without controversy:
- Rent in advance – Landlords whose tenancies pre‑date the new law will still be allowed to request rent in advance for as long as the tenancy continues. This change responds to lobbying by the National Residential Landlords Association (NRLA), which argued that rent in advance can help tenants who fail affordability checks and provides certainty for landlords.
- Backdating rent increases – The Bill initially required rent increases approved by a tribunal to take effect only from the tribunal’s decision date. An amendment now gives the Secretary of State power to backdate rent increases to the date when the landlord’s notice expired. This is designed to prevent delays in receiving increased rent when tenants appeal to the tribunal.
- Enhanced council entry powers – As mentioned above, local authorities may enter and inspect properties without prior notice if there are concerns about licensing breaches or tenant harassment. Notice will be given after the inspection.
These government amendments are likely to survive the Commons because the government enjoys a majority in that chamber.
Non‑government amendments
Peers also made several changes not supported by the government. These include:
- Allowing landlords to request a deposit equivalent to three weeks’ rent when tenants want to keep a pet.
- Expanding the “student ground” for possession to include one‑ and two‑bedroom properties.
- Reducing the restricted period during which landlords who repossessed a home to sell it cannot re‑let it from 12 months to six months.
These amendments were championed by landlord groups but lack government support, meaning they could be overturned when MPs consider the Lords changes.
Other tweaks and clarifications
Estate agents and industry bodies have highlighted a handful of additional clarifications. Purpose‑built student accommodation and accredited student lettings have been exempted from the new tenancy system. Landlords cannot insist on pet insurance, but they may seek an extra deposit. In joint tenancies, when one tenant serves notice everyone must vacate, although all parties can agree to vary or withdraw the notice.
Timeline: When will the reforms take effect?
As of August 2025, the Bill has not yet received Royal Assent. The government originally hoped to pass the legislation by the summer of 2025, but the House of Commons Leader confirmed on 18 July 2025 that the Bill would not receive final approval before the summer recess, scheduling consideration of Lords amendments for 8 September 2025. The parliamentary “ping‑pong” process in early September will decide whether amendments are accepted or rejected. Industry observers expect Royal Assent to follow in late September or October 2025, with implementation of the main provisions in early 2026. Housing charity Shelter England has indicated that Awaab’s Law provisions could take effect from October 2025.
Media reporting underlines the frustration caused by delays. The Financial Times, quoted by LandlordZONE, reports that the Bill is one of several major pieces of legislation held up by a crowded parliamentary agenda. With each month that passes, thousands more renters face no‑fault eviction. Landlord groups, while supportive of reforms, stress that at least six months’ notice will be needed to update tenancy agreements, train letting agents and adapt court processes. The delay until autumn 2025 offers some breathing room for landlords and investors, but also prolongs uncertainty.
What the reforms mean for tenants and landlords
The reforms are designed to give tenants long‑term security, clear rights to challenge rent increases and a faster way to resolve disputes. Abolishing Section 21 should end the fear of complaining about repairs. Landlords will need to adapt, but they will still have defined grounds for regaining possession, including selling or moving in. A more professional sector could reduce rogue practices and ultimately encourage longer tenancies.
Preparing for the new law
While the final shape of the Bill is not yet settled, there are a few steps that can help stakeholders prepare:
- Check your paperwork – Fixed‑term tenancy clauses will become obsolete. Review agreements to ensure they will convert cleanly into periodic tenancies, and plan for the annual section 13 rent‑increase process.
- Understand possession grounds – Familiarity with the new grounds and notice periods will prevent mistakes. Landlords should collect evidence when relying on a ground and be ready for the 12‑month protected period at the start of tenancies.
- Improve property standards – Meeting the Decent Homes Standard and dealing promptly with hazards such as damp will be essential. Early investment in upgrades can help avoid enforcement action and rent repayment orders.
- Stay up‑to‑date – The Bill’s progress and amendments can change details. Following updates through official channels or organisations like the NRLA will ensure you know when to register with the new database and ombudsman and how final regulations will work.
Conclusion
The Renters’ Rights Bill is a landmark piece of legislation that seeks to rebalance the private rented sector by improving security and rights for tenants while providing clearer frameworks for landlords. It abolishes Section 21 “no‑fault” evictions, introduces periodic tenancies, clarifies possession grounds, controls rent increases, creates a new Ombudsman and database, applies the Decent Homes Standard, and extends Awaab’s Law. Recent amendments adopted in the House of Lords adjust some practical details—such as permitting rent in advance for existing tenancies and allowing councils to inspect properties without prior notice—but they do not alter the Bill’s core mission. The Bill’s progress has been slower than many hoped; Royal Assent is now expected in autumn 2025, with main provisions taking effect in early 2026. Whether you are a tenant seeking security or a landlord navigating new responsibilities, understanding the Bill’s provisions and staying engaged with its progress will help ensure you are ready for the biggest shake‑up in renting for a generation.
Ready to deepen your understanding?
If you want hands‑on support to navigate the Renters’ Rights Bill and learn how to remain compliant under the new regime, check out our Certified Residential Compliance Manager (CRCM) course. This comprehensive training covers everything from new tenancy agreements and rent notice procedures to meeting Decent Homes standards and dealing with disputes. Learn more and enrol at our store.