Renters’ Rights Bill 2025 — What landlords and tenants must know

The Renters’ Rights Bill is a major reform to England’s private rented sector. As of September 2025 the Bill is in its final parliamentary stages and has returned between the Houses for consideration of amendments — Royal Assent is possible but not yet given, and the government intends a staged roll-out of measures. That means it’s time for landlords and tenants to prepare — but don’t assume every new rule is in force yet.

• Where the Bill is now
• What actually alters landlords’ and tenants’ day-to-day rights
• Practical checklist — what landlords should do now
• Practical tips for tenants
• What industry bodies and commentators are saying

Where the Bill stands now (Sept 2025)

The Bill began in the Commons and has completed extensive scrutiny in the Lords. Parliamentary papers show it is in final stages with Lords amendments returned for Commons consideration; the timetable for Royal Assent and commencement dates remains subject to parliamentary business and the resolution of any remaining amendments. Implementation will be phased — some measures (for example, statutory timeframes for serious hazards) have specific commencement plans while others will need secondary legislation and guidance. Parliamentary Bill

The practical changes that matter rights (what will change day-to-day)

1. Abolition of Section 21 (no-fault evictions)

Section 21 “no-fault” evictions will be removed. Landlords will need to rely on specific possession grounds (reformed fault and non-fault grounds) and follow new procedures to regain possession (for example rent arrears, anti-social behaviour, or a landlord selling/returning to live in the property). This increases tenant security but also means landlords must gather evidence and follow procedure carefully before seeking possession. Expect updated court forms and administrative steps. GOV.UK

What to do now (landlords): keep detailed rent ledgers, written warnings and inspection notes; keep a clear audit trail of communications and property visits to support any future possession claim

2. Tenancy structure: move away from fixed-term ASTs toward periodic tenancies

The Bill removes fixed-term assured shorthold tenancies and moves to a single periodic tenancy model (rolling tenancies). Tenants will be able to give notice under the new framework, while landlords will rely on statutory possession grounds where required. This simplifies the legal framework but reduces certainty for landlords who relied on fixed terms. GOV.UK

Practical tip: If you need certainty for business reasons (e.g. planned refurbishment or sale), plan timelines earlier and review commercial options (e.g. corporate lets, vacant possession plans or clearly evidenced grounds). Seek legal wording for permitted contractual arrangements that are compliant post-commencement.

3. Rent rises, bidding and deposit reform

• Rent increases: The Bill limits rent rises (typically to once a year) and creates routes for tenants to challenge excessive increases — likely via the First-tier Tribunal or equivalent. Landlords will need to follow prescribed notice periods and provide evidence of market comparators when challenged. GOV.UK

• Bidding: Letting by blind auction or “bidding” above an advertised asking rent will be prohibited — adverts must show a clear asking rent. GOV.UK

• Deposits / lifetime deposit: The Bill proposes a “lifetime deposit” model so a tenant can transfer a deposit between tenancies rather than saving a fresh deposit each move. The detailed model (digital transfer mechanism, protection scheme rules) will be set out in secondary legislation and consultations. GOV.UK

What to do now: update adverts to publish asking rents; review tenancy clauses that permit annual increases; track comparable local rents and keep evidence; start conversations with your deposit protection provider about how “transferable” deposit arrangements will be implemented.

4. Tenant protections (pets, benefit claimants, families)

Blanket bans on tenants who receive benefits or who have children will be restricted. Landlords must consider reasonable pet requests and cannot use blanket “no-pets” policies without justification — conditions such as pet liability insurance or extra deposit/cleaning clauses may be acceptable where reasonable and proportionate. Expect statutory guidance on what counts as “reasonable”. GOV.UK

Tenant tip: make pet requests formal and evidence-backed (references, pet insurance, recent photos) to improve chances of acceptance.

5. Property standards, Awaab’s Law and a reformed Decent Homes Standard

• Awaab’s Law: statutory timeframes for responding to serious hazards (for example dangerous damp and mould) will come into force for the social rented sector on 27 October 2025, with planned phases to extend protections to more hazards and the wider private sector in subsequent years. Private landlords should expect similar duties in future phases and prepare for quicker repair deadlines. GOV.UK

• Decent Homes Standard: the government has launched a consultation on extending a reformed Decent Homes Standard to the private rented sector; this could set minimum standards for safety, thermal comfort and decency, and include enforcement options for local authorities. Timescales and final requirements will follow the consultation. GOV.UK

Action for landlords: prioritise checks for damp, mould, heating, smoke and CO alarms, electrical safety, and ventilation. Establish a fast triage process for reported hazards and be ready to evidence timescales for repairs.

Short, practical checklist — what landlords should do today

1. Audit all tenancies and paperwork — check notices, rent-increase clauses, and evidence trails (rent statements, communications).

2. Improve record keeping — use the landlord dashboard or CRM to timestamp rent receipts, messages and repairs.

3. Update adverts & listing copy — publish a clear asking rent and remove any bidding language.

4. Review pet policy — replace blanket bans with an evidence-based, reasonable-requests process.

5. Survey property condition now — focus on damp, mould, heating, electrics, and fire safety. Prioritise remedial work.

6. Check insurer and contracts — speak to insurer about cover for longer tenancies, pets, and higher repair duty.

7. Train staff and agents — update processes for possession claims, rent disputes, and tribunal evidence.

8. Plan cashflow for upgrades — model 12–24 month scenarios for repairs, deposit scheme changes and voids.

(These steps reflect the Bill’s practical direction and published guidance.) GOV.UK

Practical tips for tenants

• Log repairs: always keep photos, dates and copies of messages for any repair or hazard.

• Pets: submit a formal pet request with references and a proposed pet agreement or insurance.

• If you get a rent increase you don’t agree with: ask your landlord for evidence of comparable rents; you may be able to challenge the rise at tribunal once the appeal system is in place. GOV.UK

What industry bodies and commentators are saying

Industry groups recognise the aim of tenant stability but warn of supply-side impacts, higher compliance costs and potential court backlogs as possession claims move from administrative to evidential processes. Government and sector bodies continue to discuss implementation windows, enforcement mechanisms and support. Stay plugged in to your trade body updates (eg NRLA, Propertymark) for practical templates and briefing notes. NRLA  GOV.UK

Resources & further reading (official / practical)

• Parliamentary Bill and latest documents (full text, stages) — UK Parliament. UK Parliament Bills

• Government guide to the Renters’ Rights Bill — practical summaries and policy intentions. GOV.UK

• Awaab’s Law guidance (draft) and timetable (social sector commencement 27 Oct 2025). GOV.UK

• Consultation on a reformed Decent Homes Standard for social and privately rented homes. GOV.UK

• Renters’ Rights Bill explanatory notes and Impact Assessment (practical costs and enforcement routes). NRLA

How LettingaProperty.com can help

If you’re a landlord worried about compliance, inspections, tenancy paperwork or cashflow modelling under the new rules, we provide tailored support — from tenancy agreements to property compliance checks and a landlord dashboard that helps track repairs and communications. You can also use our free instant valuation tool to understand rental value in the current market.

Final thoughts

The Renters’ Rights Bill will likely become law in late 2025; its reforms are substantial and intended to rebalance rights between tenants and landlords. Early preparation reduces risk: audit tenancies, prioritise property standards and update management processes now. Change is significant, but with clear records and the right systems, landlords can adapt and protect yield while offering better, longer-lasting tenancies.

Frequently Asked Questions (FAQs)

1. Is the Renters’ Rights Bill law yet?
Not yet (Sept 2025). It is in final parliamentary stages and has returned for consideration of amendments — Royal Assent is not yet confirmed. Check the UK Parliament Bill page for live status. Parliamentary Bills

2. When will Section 21 be abolished?
The Bill abolishes Section 21, but the abolition will commence on a specified date in secondary legislation after Royal Assent. Notices served before commencement may still be valid until they expire — always check commencement regulations once Royal Assent is given. GOV.UK

3. Will Awaab’s Law apply to private landlords immediately?
Phase 1 of Awaab’s Law comes into force for social landlords on 27 Oct 2025; the government plans to extend obligations and related hazards to the private sector in later phases — prepare now. GOV.UK

4. What happens to deposits?
The Bill proposes a lifetime deposit model, but the operational detail (how a transfer system will work and how protection schemes will adapt) will be set out in regulations and guidance — follow industry updates and speak to your deposit scheme provider. GOV.UK

5. How should I prepare for tribunal challenges and possession claims?
Keep clear, dated records (payments, notices, tenancy correspondence, inspection reports). Adopt a documented repair triage process and train staff to gather evidence promptly — these records will be essential in possession hearings and rent disputes. GOV.UK

Need help now?

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