Renters’ Rights Bill: Latest Update (28th August 2025)

Thu 28 Aug 2025

Katie Johnson MARLA, Associate Residential Lettings

Renters’ Rights Bill: Latest Update (28th August 2025)

Where the Bill stands now: The Renters’ Rights Bill, Labour’s ambitious overhaul of rental legislation, has now completed House of Lords scrutiny and awaits its final review in the House of Commons. Its return to the Commons is scheduled to begin on the 8th September 2025, kicking off the “ping-pong” phase where both Houses reconcile amendments before Royal Assent, expected in mid-September, just before the party conference recess.

What Does the Bill Propose?

Once enacted, expected to become law under the title Renters’ Rights Act and come into force in early 2026, these are its key reforms:

Abolish Section 21 evictions (no-fault evictions):
Landlords will no longer be able to evict tenants without cause. Instead, evictions must rely on specific statutory grounds, providing tenants with stronger housing security.
End fixed-term ASTs (Assured Shorthold Tenancies):
All fixed-term tenancies will convert to periodic (rolling) tenancies, giving tenants greater flexibility while requiring new safeguards for rent increases and notices.
Restrict rent increases:
Landlords may only raise rent once per year, using Section 13 notices, with a minimum two-month notice period.
Ban rental bidding wars:
Tenants will no longer be able to offer higher-than-listed rents to outbid others, creating a fairer and more transparent marketplace.
Cap advance rent payments:
Landlords may only request up to one month’s rent in advance (or 28 days) under the Tenant Fees Act.
Pets, property standards and fairness:
- Landlords cannot unreasonably refuse pets; tenants can request them at any time.
- Properties must meet the Decent Homes Standard, ensuring safe and acceptable living conditions.
- The Bill prohibits discrimination against tenants with children or on benefits.
Stronger enforcement and transparency:
A Private Rented Sector database will be created for transparency, alongside a Landlord Ombudsman to resolve disputes.

Reactions from the Sector

Letting agents express concern over increasing administrative burden and complexity in managing new notice and compliance procedures.
Landlords are reportedly starting to exit the market, with sales even rising in prime central London, fueling concerns about rental supply and affordability.
Tenants, however, may not be aware. A recent study found 70% of tenants had not even heard of the Bill, with 75% unaware of how it will affect them.
Rent implications: Comparison studies suggest over 53% of tenants have seen rents rise since the Bill was announced, raising fears that landlords are passing on reform costs.

What’s Next?

September 8, 2025: Bill returns to the House of Commons for final amendments.
Mid-September: Royal Assent expected, the Bill becomes law as the Renters’ Rights Act.
Early 2026: Key reforms come into force, including the abolition of Section 21, periodic tenancies, and rent rules.
Later in 2026: More complex provisions such as property standards, the new database, and the ombudsman roll out in phases.

The Renters’ Rights Bill represents the most significant change to the private rental sector in a generation. While it aims to provide tenants with greater security and fairness, it also introduces new responsibilities and considerations for landlords and letting agents. With Royal Assent expected in September and reforms beginning to take effect in early 2026, now is the time for everyone involved in the rental market to prepare for the changes ahead.

At Scriven & Co, we are here to guide landlords, tenants, and property owners through these upcoming reforms. Whether you want to understand how the new rules affect your tenancy agreements, plan for long-term compliance, or simply get clear, practical advice, our experienced team can help.

If you would like tailored guidance on what these changes mean for you, please get in touch with Scriven & Co today.