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The Renters' Rights Bill: What Landlords and Tenants Need to Know

Wed 17 Sep 2025

Amy McCallum, Lettings Director

Renters’ Rights Bill Nears Final Stage: What Landlords and Tenants Need to Know

(Updated September 2025)

The Renters’ Rights Bill is now entering its final stage in Parliament, with a key debate scheduled in the House of Lords for 14 October 2025. This marks the final phase before the Bill receives Royal Assent, which is now expected by the end of October.

While some peers may propose further tweaks, the government has already rejected over 300 non-government amendments. The key provisions are now largely settled – and landlords and tenants alike should be preparing for a major shift in the lettings landscape.

Key Changes Ahead

Abolition of Section 21

Section 21 “no-fault” evictions will be abolished. All assured shorthold tenancies will convert to assured periodic tenancies, increasing security for tenants. Landlords seeking possession will need to rely on updated Section 8 grounds, such as:

- Landlord or family occupation (4 months' notice, not usable in first 12 months)
- Property sale (4 months' notice, not usable in first 12 months)
- Rent arrears (4 weeks' notice for 3+ months of arrears)
- Anti-social behaviour (immediate proceedings possible)
- Property redevelopment (4 months' notice)

Landlords should familiarise themselves with all new grounds and notice periods to ensure compliance.

Pet Ownership Rules

Tenants will have the right to request a pet, and landlords must not unreasonably refuse. However:

  • The government has dropped the proposal requiring tenants to take out pet insurance.

  • Landlords cannot request a separate pet deposit beyond the existing five-week cap.

Pet ownership will need to be handled on a case-by-case basis, with landlords providing clear reasons for any refusals.

No More Bidding Wars

It will become illegal to accept offers above the advertised rent, closing the door on rental bidding wars. This change is designed to ensure fairer access to homes for all applicants.

Higher Property Standards

The Decent Homes Standard will be extended to the private rental sector. Local authorities will gain enhanced powers to enforce standards and issue fines for non-compliance.

The government also plans to introduce Awaab’s Law to the private sector, requiring swift action on hazards like damp and mould. Further consultation will take place before this is finalised.

New Property Portal & Ombudsman

A national Property Portal will be created, requiring landlords to register themselves and their properties. This will increase transparency and help tenants and agents check legal compliance.

All landlords – including those who self-manage – will also be required to join a new Ombudsman scheme, which can resolve disputes, order compensation, and enforce standards.

No Discrimination

The Bill includes a ban on blanket bans against tenants with children or those receiving benefits. Decisions must be based on affordability and suitability, not protected characteristics.

Rejected Amendments: What Didn’t Make It

Several Lords amendments were proposed but rejected by the Government, including:

  • Separate pet deposits: Not permitted beyond existing deposit cap.

  • Mandatory pet insurance: Dropped due to insurance industry limitations.

  • Shorter re-letting period after a failed sale: The 12-month restriction remains.

  • Extension of student letting exemptions to smaller properties: Rejected to protect non-traditional students.

These rejections signal the Government’s intent to pass the Bill largely unchanged from its Commons version.

What Happens Next?

The Bill enters the ping-pong phase from 14 October, where the Commons and Lords finalise any remaining disagreements. Royal Assent is expected by late October 2025, after which:

  • Key tenancy reforms (e.g. abolition of Section 21, rent rules, pet requests) will likely come into force from early 2026.

  • Administrative infrastructure (Property Portal, Ombudsman) will follow after a transition period to allow the sector to prepare.

Support from Allday & Miller

These changes are the most significant reforms to lettings legislation in decades. While they aim to improve tenant security and raise standards, they also bring new compliance requirements and risks for landlords.

At Allday & Miller, we’re committed to helping our landlords and tenants prepare with confidence. Whether you need support adjusting your tenancy terms, understanding the new possession rules, or registering on the Property Portal, our team is here to help.

Get in touch with Amy or Jordan in the Lettings team on 01895 379549 to discuss what these changes mean for your property.