Renters' Rights Bill

The biggest overhaul of private renting in England

On 8 September 2025, MPs debated the Bill as it returned to the House of Commons for the Ping-Pong Stage. A series of amendments were reviewed and responded to, many of which reflected concerns raised by Propertymark and the wider industry. While some technical changes were accepted, the UK Government is determined to press ahead with the central reforms. This was a crucial step in determining whether the Bill will pass to Royal Assent before the end of the year.

When will the Renters' Rights Bill become law?

Exact timelines are still unknown, however, Housing Minister, Matthew Pennycook, MP, confirmed the UK Government would introduce periodic tenancies in one stage, possibly as soon as three months after the Bill receives Royal Assent. The new tenancy system will apply to all private tenancies: existing tenancies will convert to the new system, and any new tenancies signed on or after the implementation date will be governed by the new rules.

What's included in the Bill following the consideration of amendments

• Abolishing Section 21 ‘no fault evictions’ with new and expanded possession grounds.
• Student housing — Ground 4A will not extend to one- and two-bed student properties, and Lords amendment 53 to widen it to all student tenancies was rejected.
• Introduce new measures to end rental bidding wars by landlords and letting agents.
• Tenants will have the right to request a pet — but the clause allowing landlords to require pet insurance has been removed, and MPs rejected a separate pet deposit.
• Applying a Decent Homes Standard and ‘Awaab’s Law’ to the private rented sector.
• Creating a digital private rented sector database with key information for landlords, tenants, and councils.
• A new ombudsman service for private rented sector landlords.
• Making it illegal for landlords to discriminate against tenants in receipt of benefits or with children when choosing to let their property.
• Strengthening local councils’ enforcement powers through expanded Rent Repayment Orders, increases to fines, and stronger investigatory powers — MPs rejected a Lords amendment for a higher “beyond reasonable doubt” burden of proof.
• No re-letting period — landlords evicting to sell or move in cannot re-let the property for 12 months.
• Rent adjudications — new powers allow rent increases to be backdated if tribunals are overwhelmed, and an alternative rent decision mechanism is being explored.
• Agricultural tenancies — Ground 5A has been expanded to allow landlords to evict assured tenants to house both employed and self-employed agricultural workers.

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Amendments put forward during Report Stage

Several amendments were agreed during the Report Stage in the House of Lords, reflecting Propertymark's calls for practical, balanced reform. However, the majority of these amendments have been rejected by the House of Commons, as outlined above.

• Extending Ground 4A to include one and two-bedroom student properties, ensuring clarity for landlords.
• Pet deposits to replace the proposed requirement for pet insurance, offering landlord protection while remaining fair to tenants.
• Clarification on surprise visits, meaning that councils can make unannounced visits, but landlords must be notified within a reasonable timeframe.
• Assured Advice to be made available for the Tenant Fees Act. By covering the act under the Primary Authority scheme, agents will have access to consistent, reliable guidance.

Propertymark's position

Propertymark has continually called for clear, detailed guidance and realistic implementation timelines to support letting agents and landlords through the transition. We will continue to advocate for a fair and flexible private rented sector that works for all.

Ensuring the court system is properly resourced and that possession grounds are workable remains critical to the success of the reforms. Robust and consistent enforcement by local authorities is also essential. Without it, the intended benefits of the changes risk being lost.

Parliamentary process

A Bill is a proposal for a new law or a change to an existing one, presented for debate in Parliament. It can start in either the House of Commons or the House of Lords but must be approved in the same form by both to become an Act. The process typically takes nine to twelve months.

Before becoming law, a Bill has to go through multiple stages in both Houses, allowing for debate and amendments. Any changes must be agreed upon by both Houses before the Bill is sent to the King for Royal Assent.

Supporting members

We will be supporting property agents to adapt through the transition and creating resources as the Bill details become final. Propertymark Members—check you communication preferences to ensure you are receiving newsletters and legislative updates to stay informed every step of the way.

Featured webinar recording

27 AUGUST 2025

Renters' Rights Bill — Ping Pong Parliamentary Stage

The Bill returns to the House of Commons on 8 September for its final stage. This marks the last opportunity for the Bill to be scrutinised, known as the 'ping pong' stage, where the Commons and the Lords negotiate to agree on the final amendments. In our continued quest to support agents, learn about the amendments, how you can influence them by writing to your MP, and the timelines for receiving Royal Assent and enactment.

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