Date Published 19 September 2025
The Renters Rights Bill is set to return to the House of Lords on October 14th for its final stages before receiving Royal Assent. While many had expected the Bill to become law before Labour's annual conference later this month, that timeline shifted following the resignation of former Housing Secretary Angela Rayner. The deadline has since lost significance, with the government confirming that the Bill's return has been delayed until after the main party conference season.
At that point, it will enter the ‘ping pong' process, during which rejected amendments can be reconsidered and resubmitted. However, the government is widely expected to reject any substantial changes, meaning the Bill will move forward largely in its current form.
As the Bill approaches implementation, there are several crucial updates landlords should be aware of:
The Bill will soon become law- The majority of reforms will take immediate effect. These include:
• Abolition of Section 21 & Introduction of new possession grounds
• End of fixed-term tenancies
• Restrictions on rent in advance
Other measures, such as the national landlord database and the potential Ombudsman requirement, will be introduced later following a transition period to allow for sector adjustments and infrastructure development.
No separate pet deposit- A proposed change allowing landlords to request a separate pet deposit of up to three weeks' rent was rejected. The government maintains that the existing five-week cap already covers potential damage, and increasing it would place further financial strain on tenants.
No mandatory pet insurance- The idea of requiring tenants to take out pet insurance was also dismissed. The government noted that the insurance market is not yet ready to provide suitable products at scale. Tenants may still choose to arrange their own pet insurance, but landlords cannot make it compulsory.
12-month re-letting restriction remains- Proposals to reduce the wait period from 12 months to six, following repossession on the grounds of sale, were rejected. The government argues that the full year is necessary to prevent misuse of this provision by landlords.
No extension of student possession grounds- The suggestion to extend student possession grounds to smaller properties (such as one- or two-bedroom flats) was also rejected. The government emphasised that the current framework provides a fair balance while protecting students with different needs, including postgraduates and those with dependents.
Preparing for What's Next
With the Bill now nearing its final stages, landlords should ensure their compliance processes and paperwork are fully up to date. Failure to do so could create legal risks once the new rules are in place.
At Adams Estates, we understand the concerns many landlords face as these reforms come into effect. Our team is here to provide guidance and practical support. We also offer a comprehensive fully managed service designed to take the stress out of compliance, allowing landlords to remain confident and secure. If you'd like further advice or to learn more about our managed services, please don't hesitate to contact us — our team would be delighted to assist.
