Understanding the Renters’ Rights Bill: What it means for landlords and how we can help

Where the Bill currently stands

The Renters’ Rights Bill entered the Report Stage in the House of Lords on 1st July 2025 and concluded its Third Reading on the 21st July. Consideration of any amendments will commence after governments’ summer recess on the 8th September, and once both the House of Commons and Lords agree, the Bill will be sent to the King for Royal Assent which is the final step before it becomes law.

This process could enter a stage known as “ping pong” where amendments are passed back and forth between the Lords and Commons until a final version is agreed. This may slightly delay Royal Assent, but the core structure of the Bill is likely to remain unchanged.

What has been agreed so far

The Lords have passed several government-backed amendments, as well as a few from other members, however, some of these may be reversed when the Bill returns to the Commons:

• Key government-supported amendments passed:
• Pet insurance requirement removed: Landlords can no longer require tenants to take out separate pet insurance, as deposits are deemed sufficient for covering damages.
• Flexible notice periods: Landlords and tenants can now agree to shorter notice-to-quit periods (under 2 months) or withdraw notices, provided all joint tenants agree.
• Local authority advice for agents: Local councils will be allowed to offer assured advice to property agents, helping them meet compliance standards.
• Student accommodation clarity: Purpose-built student accommodation (PBSA) managed by certified providers is exempt from standard tenancy rules and pre-existing PBSA contracts can continue under the new framework.

Additional amendments proposed:

• Pet damage deposit allowed: A new amendment allows landlords to collect a separate pet deposit worth up to three weeks' rent.
• Sales-related re-letting window shortened: Landlords will now have to wait only six months (down from 12) before re-letting a property repossessed for sale, with safeguards to prove the sale was genuine.
• More flexibility for student landlords: The rule limiting Ground 4A (used for student lets) to properties with 3 or more bedrooms has been removed and will now include 1 and 2 bedroom student properties. This will mean student landlords would need to issue their ‘pre-notice' before entering into a tenancy agreement to manage tenancy turnover efficiently at the end of the academic year.
• New grounds for possession: To house agricultural workers, including the self-employed or to house a carer for the landlord or their family, if living nearby.

What was rejected

Several House of Commons proposals did not pass:

• Right to repossess for redevelopment.
• Backdating rent increases if upheld by tribunal.
• Allowing advance rent payments up to 6 months by mutual agreement.

Will these changes remain?

While some amendments passed in the Lords, some new amendments lack government support, making it likely they will be removed or altered when the Bill returns to the House of Commons. The government is expected to only keep amendments it proposed or supported directly.

This is partly due to Labour’s clear election mandate to implement tenancy reform (which limits the Lords' power to block key elements). As well as their strong majority in the Commons, meaning they will have the final say over the Bill’s wording.

What happens next?

In September the Commons will review the Lords' amendments, and if disagreements arise, a back and forth between the two Houses will follow.

Royal Assent could be further delayed if this occurs, but the Bill is still on track to become law this year.

Despite amendments and debate, the final version of the Renters’ Rights Bill is expected to closely match the original version introduced in September 2024, with implementation still likely between October 2025 and January 2026.

We’ll continue to monitor each stage and provide updates to help you stay informed and prepared. If you have any questions in the meantime, please contact our teams today.