Renters’ Rights Bill – What Landlords Need to Know as Reforms Reach the Final Stages in the House of Commons and the House of Lords
The Renters’ Rights Bill is now in the final stages of debate, with MPs and Lords set to go back and forth over last-minute amendments.
The process, often called “parliamentary ping pong,” begins on 8 September and will determine the final shape of the legislation.
For landlords, this means a period of uncertainty – but also the need to prepare for significant changes. Here’s what you need to know about the latest developments, the reforms under discussion, and how they could affect your rental business.
When Will the Bill Take Effect?
Once both Houses of Parliament agree, the Bill will receive Royal Assent and officially become law. The next step is commencement, which is when the new rules actually come into force.
One of the most significant changes – the abolition of Section 21 “no-fault” evictions – will not happen immediately. The Government has promised to give landlords and agents time to adapt, but there’s no fixed date yet. Commencement could happen quickly or be delayed for several months.
In the meantime, the Ministry of Housing still has work to do: drafting guidance, creating new forms, building the PRS database, and setting up the new Ombudsman.
Key Reforms Landlords Should Watch
1. Tenancy Reform
All tenancies will move to periodic agreements.
Section 21 notices will be scrapped.
Possession will instead be through reformed Section 8 grounds, requiring evidence and, if challenged, a court process.
Landlords should note: it’s still unclear whether Section 21 notices served before the law comes into force will remain valid.
2. Student Lets
Purpose-built student accommodation will be exempt, keeping fixed-term tenancies.
For HMOs, landlords letting to students can use Ground 4A to regain possession – but must notify tenants in writing at the start of the tenancy.
3. Rent in Advance & Rental Bidding
Advance rent payments will be capped at one month.
Bidding wars will be banned – landlords must advertise an asking rent and cannot accept offers above it.
4. Possession Grounds & Notice Periods
Notice periods will mostly increase to 4 weeks or 4 months, depending on the ground.
If landlords reclaim property to move in or sell, they’ll need to provide evidence.
A “no re-letting period” will stop landlords from evicting under these grounds and then quickly re-advertising the property. The Lords want this period cut from 12 months to 6, but the Commons has yet to agree.
5. Rent Reviews
Rent increases limited to once per year.
Landlords must use a standard Government template notice.
Tenants can challenge increases at tribunal, though market rent will still be the benchmark.
6. PRS Ombudsman
All landlords will have to join, even if they use an agent.
The Ombudsman will be free for tenants and can order landlords to take action or pay compensation.
There will be an annual fee for landlords to join.
7. PRS Database
Mandatory landlord and property registration.
Landlords must be on the database to use possession grounds (except in anti-social behaviour cases).
Details on costs and information required will be set in secondary legislation.
8. Decent Homes Standard & Awaab’s Law
Minimum standards for property condition will be extended to the private sector.
Landlords will need to act quickly on hazards like damp and mould.
Full implementation is expected by 2035–2037, following consultation.
What Landlords Should Do Now
The Renters’ Rights Bill will transform the private rented sector, particularly around possession rights and compliance obligations.
While the timeline remains uncertain, landlords should:
Stay informed on the Bill’s progress through Parliament.
Review tenancy agreements and prepare for the move to periodic tenancies.
Plan ahead for possession – especially if you currently rely on Section 21.
Budget for new costs such as Ombudsman membership and database registration.
Check property standards in readiness for the Decent Homes Standard.
Bottom line: The Renters’ Rights Bill isn’t law just yet, but the direction is clear – more regulation, more scrutiny, and more obligations on landlords. Preparing early will put you ahead of the curve.
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