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The Renters' Rights Bill Explained: Key Updates & Timeline for Implementation

Mon 27 Oct 2025

The Renters’ Rights Bill Explained: Final Updates Before Royal Assent

Updated 27 October 2025
The Renters’ Rights Bill has today received Royal Assent, becoming law and bringing the biggest shake-up to private renting in a generation. This is the first major piece of legislation affecting the private rented sector since the Housing Act 1988. While many of the Act’s provisions will take effect in stages, the government is expected to issue guidance shortly on the implementation timeline. This blog reflects what we know so far - we’ll update as more is confirmed.

Updated 18 September 2025

The Renters’ Rights Bill has now moved into its final stage. Having passed through the Commons on 8 September with almost all Lords’ amendments rejected, it will return to the House of Lords on 14 October 2025 for the last round of debate. This “ping-pong” stage is the final opportunity for peers and MPs to resolve any outstanding differences.

Royal Assent is now expected by the end of October 2025, paving the way for the most significant overhaul of the private rental sector in a generation.

At Wills & Smerdon, we are staying one step ahead - training our team, updating our agreements, and guiding landlords and tenants through every stage of the transition.

Read on for key updates, what’s next, and how to prepare:

Landlords: Be aware of the new rules for possession, rent payments, and compliance requirements.
Tenants: Understand your new rights, including the ability to leave a tenancy at any time with 2 months' notice.
Sellers: If selling a tenanted property, plan ahead for the new notice periods and restrictions.
Buyers: If purchasing a tenanted property, understand how timelines for vacant possession will be affected.

What’s Changing?

End of Fixed-Term Tenancies

All assured shorthold tenancies (ASTs) will automatically convert to assured periodic tenancies. Tenants will be able to leave with two months’ notice, while landlords will need to rely on new and expanded possession grounds.

Section 21 Abolished

“No-fault” Section 21 evictions are being scrapped. Landlords regaining possession will need to use Section 8 grounds, including:

  • Selling the property, subject to a 12-month restriction and 4 months’ notice.

  • Landlord or family occupation, similar 12-month restriction.

  • Serious rent arrears, defined as 3+ months.

  • Anti-social behaviour or tenancy breach, immediate or shorter notice possible.

If a property is repossessed for sale but the transaction falls through, the landlord cannot re-let for 12 months. This is one of the most challenging restrictions for landlords to manage.

Pet Requests

Tenants will gain the right to request a pet, and landlords must not unreasonably refuse. However:

  • Separate pet deposits are not allowed beyond the existing five-week cap.

  • The government has dropped the proposal for mandatory pet insurance, citing lack of industry capacity.

Rent Rules

  • Bidding wars banned, landlords/agents cannot accept offers above the advertised rent.

  • Rent in advance restricted, only one month’s rent can be taken upfront.

Raising Standards

The Decent Homes Standard will be applied to the private sector, with local councils given stronger enforcement powers. Awaab’s Law, requiring swift action on damp and mould, will also be extended after consultation.

Landlord Register & Ombudsman

  • A new PRS Database (Property Portal) will require every landlord to register themselves and their rental properties.

  • All landlords must join the national Ombudsman scheme, which can order compensation, apologies, or action in disputes.

No Blanket Bans

The Bill prohibits landlords from refusing tenants simply because they receive benefits or have children.

What Didn’t Make It Through

Despite strong lobbying, the following Lords’ proposals were rejected in the Commons:

  • Shortening the 12-month re-letting restriction after a failed sale to 6 months.

  • Extending student possession grounds to smaller properties (e.g. one and two-bed student flats).

  • Allowing separate pet deposits or mandatory pet insurance.

The government has held firm, prioritising simplicity and tenant protections over concessions to landlords.

Timeline

  • Late October 2025 → Bill expected to receive Royal Assent and become the Renters’ Rights Act 2025.

  • Early 2026 onwards → Major tenancy reforms (Section 21 ban, periodic tenancies, rent controls, pet rights).

  • Later rollout → Landlord database, Ombudsman scheme, and other compliance infrastructure.

How Wills & Smerdon Are Preparing

We’re committed to supporting our landlords and tenants through this transition. Here’s how:

  • Specialist Training – attending legal briefings and workshops.

  • New Documentation – updating tenancy agreements, sales advice, and compliance processes.

  • Exploring Landlord Protections – including insurance and guarantor options.

  • Keeping You Informed – regular updates and guidance as details are confirmed.

Moving forward:

  • Stay informed: subscribe to our updates!

  • Prepare for no more Section 21 notices and the requirement to use Section 8 grounds.

  • Keep records up to date, as compliance checks will be stricter under the new system.

  • Work with us - we’re here to guide you through these changes every step of the way.

This is a major shift, but with preparation, landlords can stay compliant and successful in the new rental market.

Got questions? Contact our lettings team, we’re happy to help!
☎️ 01483 284141