By Sarah Macklin 
On the 8th September 2025, the Renters’ Rights Bill was the point of discussion in the House of Commons, whereby they considered and responded to changes suggested by the House of Lords. This stage is one of the final hurdles before the Bill can receive Royal Assent, which ministers hope will happen before the end of the year.
MPs debated a range of Lords’ amendments. Some minor adjustments were accepted, but Housing Minister Matthew Pennycook, MP, underlined the Government’s commitment to delivering the central reforms without watering them down.
What is the Renters’ Rights Bill?
The Renters’ Rights Bill is a major piece of housing legislation that’s designed to overhaul the private rented sector in England. First introduced to Parliament in September 2024, its aim is to give tenants stronger rights and greater security, while modernising how the rental market operates.
At the heart of the Bill are three big changes:
- An end to Section 21 evictions, often known as “no fault” evictions, which currently allow landlords to remove tenants without giving a reason
- The creation of open-ended periodic tenancies, replacing fixed-term contracts so renters can stay in their homes for as long as they need, provided they stick to the rules of their tenancy
- New safeguards on property standards and rent increases, ensuring homes are safe, decent and that rent rises can be challenged more easily through a fair system.
Alongside these headline reforms, the Bill also introduces tougher enforcement powers for local authorities, new rules around student housing, and an enhanced right for tenants to request a pet.
In short, it marks one of the biggest shake-ups of renting in decades, intended to give tenants more stability while setting clearer expectations for landlords and agents.
When will the changes take effect?
No official implementation date has been confirmed yet. However, Pennycook stated that the Government plans to introduce periodic tenancies across the private rented sector in one sweep, potentially as soon as three months after Royal Assent.
This would mean:
- Every existing tenancy agreement will automatically switch to the new system
- Any tenancy signed after the introduction date will also fall under the new rules.
Although the direction of travel is set, there are still grey areas, particularly around student housing, sector capacity, and how enforcement will work in practice.
While the Lords secured some important wins, such as protections for student landlords, questions remain. The sector urgently needs certainty on timings, clarity on possession grounds, and consistent enforcement. The Bill now needs to move quickly to Royal Assent so the industry can prepare with confidence.
What changes are due to be made to the Renters’ Rights Bill?
Tenants’ right to request a pet
A headline change relates to pets. The Government has dropped the Lords’ proposal for a ‘pet deposit’ that must be paid when a new pet is adopted to live in the property, but also its own original plan to require pet damage insurance.
This now means that, should the Bill pass as is, tenants will have a strengthened right to ask for a pet, and landlords cannot refuse unreasonably. It does, however, mean that landlords won’t have any financial safeguards built in should said pet cause damage to the property.
According to Pennycook, the current five-week rent cap on deposits offers adequate protection. If damage costs more than that, landlords can pursue the balance through the small claims court. He also pointed out that ministers could still raise deposit limits for pet tenancies in the future if evidence shows it is necessary.
Rent increases and adjudication
To manage concerns about a possible surge in disputes over rent rises, ministers have created a new delegated power allowing rent increases to be backdated following a tribunal decision. This will only be triggered if the tribunal system becomes overloaded.
Student accommodation
The Government has confirmed that Ground 4a (a possession ground specifically for student housing) will not apply to one- and two-bedroom properties, as these are often rented by mature students or families who should benefit fully from the new tenancy regime.
The Lords had tried to expand the ground to cover all student tenancies, but MPs voted against this amendment.
No re-letting period
Under the new rules, landlords who evict a tenant so they can sell or move into the property will not be allowed to re-let it for 12 months. This measure is designed to prevent misuse of the system, for example, evicting tenants purely to increase the rent.
The Lords proposed reducing the period to six months, but the Commons rejected that change.
Pennycook also revealed that an alternative mechanism for initial rent determinations is being explored, with a full assessment due before final details are announced.
Enforcement powers
Local authorities are set to receive much stronger enforcement powers under the Bill. Councils will be able to:
- Demand documents from landlords, agents, and even third parties such as prop-tech platforms and contractors
- Investigate suspected breaches
- Issue civil penalties under a tougher new framework.
Peers had suggested that councils should have to prove offences beyond reasonable doubt in cases of rental bidding or discrimination, but MPs rejected this, arguing it would weaken enforcement.
Agricultural tenancies
A late change agreed in the Commons expands Ground 5a, allowing agricultural landlords to evict assured tenants in order to house both employees and self-employed workers involved in farming.
The Renters’ Rights Bill is set to reshape the private rented sector in ways not seen for a generation.
By abolishing Section 21 evictions, introducing periodic tenancies, and strengthening enforcement, it promises to give tenants more stability while setting firmer standards for landlords and agents.
Yet with so many unanswered questions (around student housing, enforcement capacity, and the practical realities of implementation), the sector urgently needs clarity. Agents, landlords, and tenants alike are waiting for firm timelines, clear guidance, and a workable framework that balances protection with practicality.
As the Bill moves towards Royal Assent, the focus must now shift to ensuring these reforms can be delivered smoothly, with the right resources and support in place. If done well, this legislation could provide the foundations for a fairer, more transparent rental market that works for everyone.
