The Renters' Rights Bill Rolls On (Whether Lords Like It or Not)
The Renters’ Rights Bill is nearing the finish line - and it’s set to change the rental game for good. As a landlord, now’s the time to prepare for the end of Section 21, the rise of rolling tenancies, stricter property standards and much more. This blog breaks down what’s coming, when to expect it, and why the Lords’ amendments won’t stick.
As of May 1, 2025, the UK’s Renters' Rights Bill is advancing through Parliament, poised to enact significant reforms in England’s private rental sector. Despite proposed amendments from the House of Lords, the Bill is expected to pass largely in its original form, with Royal Assent anticipated before Parliament's summer recess on 22nd July 2025.
Current Status: Committee Stage in the House of Lords
The Renters' Rights Bill entered the House of Lords Committee Stage on April 22, 2025, following its passage through the House of Commons on January 14, 2025. During this stage, peers are conducting a detailed line-by-line examination of the Bill, considering various amendments. Key proposals include:
Court Capacity Assessment: Baroness Scott of Bybrook suggested an amendment requiring the Lord Chancellor to assess the court system's capacity to handle the increased demand resulting from the abolition of Section 21 evictions. The government rejected this, citing ongoing efforts to digitize and improve court efficiency.
Retention of Fixed-Term Tenancies for Students: Lord Willetts proposed maintaining fixed-term tenancies for student accommodations, arguing that rolling contracts could disrupt the academic rental cycle. The government maintained its stance on periodic tenancies, not indicating any exemptions for student housing.
Rent Increase Appeals Process: Baroness Wolf of Dulwich recommended that appeals against rent increases be initially reviewed by the Valuation Office Agency before proceeding to the First-tier Tribunal, aiming to filter out unfounded cases. While the government acknowledged the intent, it expressed concerns about resource implications and potential delays.
Government's Likely Response to Lords' Amendments
The Labour government, holding a substantial majority in the House of Commons, is expected to reject significant amendments from the House of Lords, especially those altering core aspects of the Bill such as the abolition of Section 21 and the transition to periodic tenancies. This approach aligns with the Salisbury Convention, which discourages the Lords from opposing legislation fulfilling manifesto commitments.
While the Lords can propose amendments and engage in a process known as "ping pong"—where the Bill moves between the two Houses until agreement is reached - the elected Commons ultimately holds legislative supremacy. Therefore, substantial changes from the Lords are unlikely to be adopted.
Anticipated Timeline: Royal Assent and Implementation
The Renters' Rights Bill is projected to receive Royal Assent before Parliament's summer recess in July 2025. Following Royal Assent, there will be a transitional period to allow landlords, tenants, and enforcement bodies to adapt to the new regulations. Key provisions are expected to come into effect between October 2025 and January 2026.
Post-Enactment Implications
Upon implementation, the Renters' Rights Bill will introduce several significant changes:
Abolition of Section 21 Evictions: Landlords will no longer be able to evict tenants without providing a valid reason, enhancing tenant security.
Transition to Periodic Tenancies: Fixed-term assured shorthold tenancies will be replaced with periodic tenancies, allowing tenants to remain in properties indefinitely unless evicted for a valid reason.
Rent Increase Regulations: Rent increases will be limited to once per year, with tenants having the right to challenge increases they deem excessive through the First-tier Tribunal.
Limitations on Advance Rent Payments: Landlords will be prohibited from requiring more than one month's rent in advance, reducing financial barriers for tenants.
Implementation of the Decent Homes Standard: Landlords will be required to ensure their properties meet specific health and safety standards, including addressing issues like damp and mould promptly.
Establishment of a Private Rented Sector Database and Ombudsman: A new database and ombudsman service will be introduced to enhance transparency and provide tenants with avenues for dispute resolution.
...and a few more!
Conclusion
The Renters' Rights Bill represents a significant shift in the UK's approach to housing, aiming to balance tenant protections with landlord responsibilities. While the House of Lords continues to scrutinize the Bill, the government's firm stance suggests that major amendments are unlikely to be adopted. As the Bill progresses towards Royal Assent, stakeholders in the rental sector should prepare for the forthcoming changes set to reshape the landscape of renting in England.
