The Current Status of the Renters’ Rights Bill (England)

The Renters’ Rights Bill signifies one of the largest reforms to the private rented sector in England in decades, with stronger rights for tenants, new obligations for landlords, and a shift away from fixed-term ASTs. As the Bill is still pending, both tenants and landlords should monitor developments closely and until the Bill has been implemented, there are no immediate changes to note.

What the Bill aims to change:

• The Bill proposes to abolish “no-fault” evictions under Section 21  of  the  Housing  Act  1988, by eliminating fixed-term assured shorthold tenancies (ASTs) and replacing them with assured periodic tenancies
• Landlords will have to rely on specific legal grounds (rather than an automatic ability to serve Section 21) for possession
• Changes also include enhanced protections for tenants: for example, limiting the amount of rent paid in advance, giving more rights for pets, and creating stronger enforcement/penalties for non-compliance by landlords

Status & Timeline:

• The Bill was introduced in September 2024
• It has passed through its second reading, committee stage and report stage in the House of Lords
• The Bill returned to the House of Commons for consideration of amendments in October 2025
• The government has indicated the Bill is expected to become law (receive Royal Assent) by late 2025, with implementation (when the provisions actually come into force) likely in early 2026 – though exact dates remain unconfirmed

What it means in Practice:

• For tenants: greater security of tenure (periodic rather than fixed-term), enhanced rights around pets and tenancy conditions, and protection from subjective evictions
• For landlords: more restrictions on evictions as more formalised grounds will be required, and a need to adjust how tenancies are managed
• The Bill does not mean immediate change today — until the commencement regulations are set, the current system still applies

Key points to Watch:

• When the Bill receives Royal Assent and when its measures actually come into force – there is still no known date
• The detailed provisions: e.g., the grounds for possession, how rent increases will be
• regulated, and what enforcement/regulatory powers will be in place
• The response of the market: landlords may adapt strategy, and tenants should be alert to pre-emptive contract changes