What the Renters’ Rights Bill Means for Landlords & Tenants

The Renters’ Rights Bill has officially cleared the House of Lords as of 21 July 2025, bringing it much closer to becoming law. While it still has to return to the Commons before Royal Assent, this legislation promises transformative changes across the private rental sector.

Here’s your guide to what’s coming—and what it could mean.

1. Goodbye Section 21: No-Fault Evictions End at Last

The Bill abolishes Section 21 “no-fault” evictions. Instead, landlords must rely on valid Section 8 grounds for possessing a property—like rent arrears or anti-social behaviour. Implementation may be delayed until late 2025 or early 2026 to ensure courts can handle the updated process.

2. Fixed-Term Contracts Become Periodic

Any existing fixed-term assured tenancies (ASTs) will convert to rolling periodic tenancies once the Bill takes effect. Rent reviews can only occur once a year via Section 13 notices.

3. Rent Limits, Bidding Bans and Fair Pricing

Landlords can increase rent only once annually, and only to market rate. Crucially, the Bill bans bidding wars: listings must reflect the advertised rent, with penalties of up to £7,000 for overpricing.

4. New Tenant Protections and Policy Safeguards

- Decent Homes Standard & Awaab’s Law: Landlords must correct issues such as damp or mould within strict deadlines, or face enforcement and penalties.

- Anti-discrimination rules: Clear protections now exist for tenants with children or those receiving benefits.

- Pet-request policy: Tenants may request to keep pets, and landlords can only refuse for reasonable, documented reasons.

- Renters’ Ombudsman & Sector Database: A new ombudsman and a centralised database will track landlord compliance and provide transparency.

5. Stronger Enforcement Tools

Rent Repayment Orders (RROs) will offer more protection for renters:

• Compensation limits may reach two years’ rent

• Claims can be made up to two years retrospectively

• Landlords—including companies or landlords on the chain—can be held personally liable in serious cases.

What Happens Next?

With the House of Lords having completed its third reading swiftly, the Bill is now in “ping‑pong” between Lords and Commons. It's expected to pass both houses and secure Royal Assent in the autumn of 2025. Implementation is likely phased, with key elements coming into force in early 2026.

At a Glance: What Landlords Should Do Now

- Review existing tenancy agreements now to avoid surprises when the Bill changes ASTs to periodic.

- Audit rent clauses to ensure compliance with the new once-a-year rent review rule.

- Check health and safety standards—especially around damp or mould—to align with the new Decent Homes requirements.

- Prepare for enquiries about pets or benefits, and ensure decisions are fair and documented.

- Plan for more scrutiny—with the upcoming database and ombudsman, your track record matters more than ever.

Why It Matters

This is the biggest shake-up in private renting since 1988. The Bill starts to balance the landlord‑tenant relationship: bringing more certainty for renters, but also greater responsibility and regulatory clarity for landlords.

We’ll help you stay informed, compliant, and confident as the changes roll out—because the landlords who prepare early will be the ones best positioned in 2026’s updated rental world.