Renters’ Rights Bill – latest

The Renters’ Rights Bill is now in its final stages. The House of Lords amendments were considered by the House of Commons on 8th September 2025, and the Bill is returning to the Lords on 14th October 2025 with the Commons response. This phase, where the Bill can move between the two Houses until agreed, is known as ‘ping-pong’.

The government resisted the bulk of the amendments made by the House of Lords. However, it did itself introduced some changes to the Bill whilst it was in the Lords. These include:

• The framework for the PBSA exemptions in relation to the assured tenancy regime and HMO licensing has now been drafted into the Bill but relies heavily on secondary legislation yet to be published.
• The ability to introduce regulations to permit the backdating of rent should significant delays occur in the first-tier tribunal determining new rents where tenants challenge rent increases. However, the government notes that it does not intend to use this power unless necessary. The government has also stated that it now plans to use an ‘alternative body or mechanism to make initial rent determinations’.
• The removal of the landlord’s right to request pet insurance as a condition to granting consent to a pet. This was due to the lack of suitable insurance products available in the market. Currently, there is no ability to charge a ‘pet rent’ or have a separate pet damage deposit.

If the Lords do not agree with the government’s overall position on the Bill when it returns on 14 October – it could again return it to the Commons. However, once agreed, the Bill will receive Royal Assent, and we anticipate that the Bill may become law later this year.

Will the provisions in the Bill come into force immediately upon it receiving Royal Assent?

It appears unlikely.

Once a Bill receives Royal Assent and becomes law, the provisions in that Act do not necessarily come into force straightaway. Indeed, there is some legislation which is on the statute books where provisions have not come into force for several years.

Speaking at the debate on the Bill in the House of Commons on 8 September Matthew Pennycook, Minister of State in the Ministry of Housing, Communities and Local Government, discussed implementation of the Bill. He stated that ‘the Bill must receive Royal Assent as soon as possible’. However, he then stated that, following Royal Assent the government ‘will allow for a smooth transition to the new system’.

In terms of the end of the assured shorthold tenancies regime and section 21 'no fault' evictions, and the introduction of the new periodic assured tenancy regime, Matthew Pennycook confirmed that the government plans "to introduce the new tenancies for the private rented sector in one stage. On that date, the new tenancy system will apply to all private tenancies: existing tenancies will convert to the new system and any new tenancies signed on or after the date will be governed by the new rules" but he then set out that the government intends to work closely with all parts of the sector to ensure a smooth transition and, crucially, "we will provide sufficient notice ahead of implementation". The government has previously indicated it will provide both landlords and tenants with a ‘full suite of guidance’ to help them prepare.

Therefore, although, as expected, there will be no transitional provisions for the existing assured shorthold tenancy regime, it does indicate that the switch to the new tenancy regime may not come into force immediately on the Bill receiving Royal Assent. Indeed, it has been reported that dates for implementation will only be revealed once the Bill becomes law. A raft of secondary legislation is also required, none of which has been published.

Other measures are also unlikely to come into force immediately. For example, the government has already indicated that its proposal is that the Decent Homes Standard "becomes an enforceable requirement in privately rented homes from 2035 or 2037".

Dates for the provisions in relation to the new Ombudsman scheme that private landlords must join, and the Private Rented Sector Database will also be eagerly anticipated.