The Renters Rights Bill is entering its final parliamentary stages and will reshape the private rental sector in England. With the abolition of Section 21, new rules on periodic tenancies, rent increases, and pet ownership, landlords and letting agents must prepare for major changes.
This guide answers the key questions landlords and property professionals are asking about the Renters Rights Bill—including its current status, timeline, and how it will impact tenancies.
Where is the Renters Rights Bill in Parliament?
- The Bill has completed the House of Lords stage.
- It is now entering the “ping-pong” process, where the House of Commons reviews amendments made by the Lords.
- Once both Houses agree, the Bill will receive Royal Assent.
- The expected timeline is:
- Royal Assent: Mid-late October 2025
- Implementation: early–mid 2026
Key Provisions of the Renters Rights Bill
Abolition of Section 21:
“No fault” evictions under Section 21 will be abolished. Landlords will need to use Section 8 grounds for possession.
Periodic Tenancies:
All Assured Shorthold Tenancies (ASTs) will convert into a single system of periodic tenancies, increasing tenant flexibility.
New Grounds for Possession:
Section 8 grounds will be expanded and strengthened, covering scenarios such as:
- Landlord selling the property
- Landlord or family moving in
- Serious rent arrears or anti-social behaviour
Rent Increases:
- Limited to once per year
- Tenants gain the right to challenge rent hikes at Tribunal
Pets in Rental Properties:
- Landlords cannot issue blanket “no pets” bans
- A pet damage deposit amendment has been passed, but final details may still change
Ombudsman and Landlord Register:
- A mandatory landlord ombudsman will be introduced
- Landlords will be required to join a new national register before letting properties
Timeline: When will the Renters Rights Bill come into force?
The government has committed to giving the sector “sufficient time to prepare.” While a general timeline of late 2025 for Royal Assent and implementation in early to mid-2026 is often cited, this is still a projection and not a fixed date.
- Mid-Late October 2025 – Royal Assent expected
- Early to mid-2026 – Phased rollout
- Full implementation (including for existing tenancies and features like the Private Rented Sector Database and Decent Homes Standard) – may run into late 2026 or 2027, pending secondary legislation and government guidance.
- Exact dates – Still dependent on parliamentary scheduling
Expect 6–12 months’ notice post-Royal Assent for the sector to adapt.
FAQs: What landlords are asking about the Renters Rights Bill
- Can landlords still evict tenants for rent arrears?
Yes. The Renters Rights Bill strengthens Section 8 grounds so landlords can act where tenants are in arrears or cause anti-social behaviour.
- What happens to existing ASTs?
All ASTs will convert to the new rolling periodic tenancy model once the Bill is implemented.
- Do landlords have to allow pets?
Blanket bans are no longer allowed, but landlords can require tenants to cover pet-related damage via insurance or deposits.
- Can rent still be increased?
Yes, but only once every 12 months—and tenants will have the right to challenge.
- What is the landlord register?
A new national register will require landlords to register properties before letting.
What should your landlords do now?
- Audit tenancy agreements and processes in advance of Section 21 being abolished.
- Plan for fair rent review policies.
- Consider pet policies and insurance options.
- Stay updated on the final wording of the Bill during the ping-pong stage.
Final Thoughts
The Renters Rights Bill 2025 represents one of the biggest changes to the private rental sector in decades, and letting agents will play a crucial role in guiding landlords through the transition. From updating tenancy agreements and handling rent reviews, agents will be the first line of support.
At Propoly, we make this easier by giving agents the tools to manage compliance, streamline tenancy processes and keep both landlords and tenants fully informed. By using Propoly, agents can stay ahead of legislative changes and demonstrate real value to their landlord clients.
If you’re an agent, now is the time to prepare – Propoly can help you deliver clarity, compliance, and confidence as the Renters Rights Bill comes into force.
