The Renters’ Rights Bill is now moving through its final parliamentary stages. After concluding its Committee Stage in the House of Lords on 15 May, the Bill moved into the Report Stage.

During scrutiny at the Committee Stage, peers proposed numerous amendments concerning student housing, arrears protections, tenancy types, and tribunal procedures. However, all opposition amendments were rejected and the Government passed only its own measures.

Royal Assent and implementation timeline

With the Report stage wrapping up by mid-July and Parliament due to recess from 22 July to 1 September the Bill has entered a critical push to enactment.

The Labour Government may try to secure Royal Assent before the summer recess. If delayed, assent will likely follow during the autumn parliamentary session.

The Government will set an implementation date after Royal Assent. In the gap between Royal Assent and implementation the Government will prepare all necessary paperwork and the administration for the Bill. Experts believe the implementation date will be late 2025 or early 2026.

The legislation introduces sweeping reforms affecting renters, landlords, and agents:

  • Tenancy reform: All fixed-term tenancies become rolling periodic tenancies, allowing tenants to leave on two months’ notice and only allowing rent to be increased once annually via Section 13 notices.
  • Eviction overhaul: Section 21 is abolished; only Section 8 grounds remain. The Bill expands those grounds and introduces “ground 4A” tailored to student HMOs—but concerns remain over exemptions for students in smaller flats
  • Tenant protections: Limits on upfront rent (maximum one month), prohibition of rental bidding, enhanced rights for pets, anti-discrimination measures (including benefit and family status), and new property standards (Awaab’s Law and Decent Homes Standard).
  • Landlord data and ombudsman: A new PRS database for landlords, mandatory registration, establishment of a landlord ombudsman and civil penalties for non-compliance
  • Tribunal readiness: Tribunals will handle annual rent increase challenges.