The Renters’ Rights Bill is now on the brink of becoming law, following a series of rejections in the House of Lords earlier this week. Peers voted down several proposed amendments, and the Bill is set to return to the House of Commons for final approval next Wednesday (22nd October 2025) — the last step before it receives Royal Assent and officially becomes law.
Lords’ Amendments Rejected
Three key amendments were once again dismissed by the House of Lords. These included:
- Student tenancies: A proposal to extend the student possession ground to one- and two-bedroom properties was rejected.
- Reletting after sale: Peers declined a change that would have reduced the wait time for landlords to relet a property after selling it from 12 months down to six.
- Pet deposits: An amendment that would have allowed landlords to request a separate pet deposit was also vetoed.
There is still a possibility that the Government could revisit the pet deposit issue, as ministers have said the Tenant Fees Act may be amended in future if there is “clear evidence” that reform is needed.
A further proposed amendment, which would have created a new possession ground to allow landlords to recover a property to house a carer, was also turned down.
With the Lords’ stage now complete, the Bill moves back to the Commons, where MPs will decide whether to accept the final version. Once the Commons signs off, Royal Assent — the formal approval by the King — can follow almost immediately, meaning the Bill will then move into law.
What Happens Next?
Once Royal Assent is granted, the Bill will become Law. However, not all changes will come into effect straight away.
The Government has yet to confirm when the new rules will be implemented. It may announce an implementation or ‘commencement’ date at Royal Assent, or defer it to a later stage. Housing Minister Matthew Pennycook has said both landlords and tenants will be given “sufficient notice” to prepare — though no timeframe has been given.
Based on previous government statements, the first set of reforms is expected to focus on tenancy changes — including the end of Section 21 and the transition to periodic tenancies. Other parts of the legislation, such as the national landlord database and new ombudsman service, are likely to be rolled out later in stages.
How Can Landlords Prepare?
While the exact timeline is still to be confirmed, it’s wise for landlords to start getting ready now. A proactive approach will ensure you’re compliant and confident once the new rules take effect.
Here are a few steps to take:
- Review your portfolio – Check your tenancy agreements and ensure your documentation and processes are up to date
- Inspect your properties – Identify and address any safety or maintenance issues that could cause problems later.
- Refresh your tenant management processes – Update how you handle tenant referencing, advertising, and recording complaints or maintenance issues.
- Speak to your letting agent – If you use a property management agency for lettings check that they are aware of and ready for the upcoming changes.
To Summarise
The Renters’ Rights Bill is entering its final stage before becoming law. With Royal Assent expected soon, landlords should expect major reforms to how tenancies are managed in England — particularly around the end of Section 21 and the shift to periodic tenancies.
Although the Government has promised landlords time to adjust, now is the moment to prepare. Reviewing your properties, processes, and partnerships today will put you ahead of the curve when the new legislation takes effect.
KPA are letting agents based in Bristol, specialising in student accommodation, family lets and HMO management.
