MPs have voted through the Renters’ Rights Bill almost entirely unaltered except for changes designed to help leaseholders to rent out homes within un-remediated blocks and regulate standards within homes rented by military personnel.
But otherwise, all of the contentious measures within the bill will now become law ‘very shortly’ once the King has given the draft legislation Royal Assent.
During the final parliamentary debate, the Bill’s main sponsor Matthew Pennycook (main image) described the private rented sector as ‘unjust and broken’, saying: “Today is a momentous one because the Renters’ Rights Bill will soon have completed all its stages and become law”. But he also raised eyebrows by claiming the Bill would reward landlords with ‘simpler regulation’.
“The need to decisively level the playing field between landlord and tenant is pressing and we promised to succeed where the previous government failed by legislating to transform the experience of private renting.”
Pennycook and his counterpart in the Lords, Baroness Taylor of Stevenage, brooked no amendments to the Bill during all its stages even when it came to relatively sensible alternations to enable landlords to request tenants take out pet damage insurance or allowing them to request a separate pet deposit.
James Cleverly, shadow housing minister.
Despite Shadow Housing Secretary James Cleverly pushing him for a timetable for the changes to come in, Pennycook did not reveal any dates, saying only that tenants and landlords would get clarity ‘soon’ and he was committed to a ‘smooth transition’ and particularly for the new rental contract system.
Cleverly added: “The Bill in its current form will, in some areas, be counter productive and drive landlords from the market as well as putting up rents for tenants and Labour’s own impact assessment for this bill supports this concern.
“We will be holding the Government to account for the consequences of this Bill.”
“We will be holding the Government to account for the consequences of this Bill.” Cleverly is scheduled to speak at The Negotiator Conference on 28th November, heading a stellar line-up of industry speakers, two days after the Autumn Budget.
The legislation, which is expected to gain Royal Assent within days, will ban Section 21 evictions and rent in advance, bring in open-ended rental contracts, limit rent increases, ban bidding wars, introduce a Decent Homes Standard for all rented homes, extend Awaab’s Law to private landlords and introduce a database of rented properties a new ombudsman to handle tenant complaints about landlords.
Read the final amendments to the Bill.
Industry reaction
Nathan Emerson, CEO of Propertymark
Nathan Emerson, Chief Executive, Propertymark
“The conclusion of today’s debate marks another clear step forward for the Renters’ Rights legislation and brings us closer to the most significant reform of the private rented sector in England in decades,” he says.
While there are still important details to be finalised, it’s now beyond doubt that major change is coming.
“Letting agents and landlords must begin preparing now. Delaying action risks being left behind when the legislation takes effect. Propertymark continues to call for clear guidance, realistic timelines, and workable solutions that recognise the operational realities of agents and landlords alike.
“We are committed to helping the sector navigate these reforms through our national Renters’ Rights Roadshow, which begins next month. These free, in-person events are a vital opportunity for agents to hear directly from experts, ask questions, and ensure they’re ready to support their clients through the transition.”
William Reeve, CEO, Goodlord
William Reeve, Chief Executive, Goodlord
“After too many false starts to count, the deed is done. Three and a half years after it was first mentioned in a Queen’s Speech, this seminal piece of legislation is now finally winging its way onto the statute books,” he says.
“Today’s Commons appearance was mainly a formality after the Lords debate last week settled most of the outstanding issues.
The Bill will now receive Royal Assent and the government will announce its plans for implementation in the coming weeks. Some elements of the legislation – such as the abolition of Section 21 and the shift to periodic tenancies – will come into force on the commencement date, which will likely be somewhere between April and June 2026.
Others – such as the establishment of an Ombudsman and the application of the Decent Homes Standard to the PRS – have less clear cut timelines.
“This gives agents and landlords a small window in which to get their house in order. It’s absolutely essential that anyone with their head still in the sand about the legislation pulls it out sharpish. This legislation is real, vast and can no longer be ignored.”
Owen Sharp, Chief Executive of Dogs Trust
Owen Sharp, Chief Executive of Dogs Trust
“These new pet-friendly renters’ rights mean that the benefits of pet ownership are no longer exclusive to homeowners, something we have been campaigning on for many years. It is a game-changer for pet-loving tenants,” he says.
“While there’s no doubt this is a massive step forward in improving the availability of pet friendly accommodation, there is still more to be done. Sadly, one of the most common reasons we see dogs handed in to our rehoming centres is a change in the owner’s living circumstances and a lack of available pet-friendly accommodation.
“We urge the Government to work with the private and social rental sectors to increase confidence in renting to pet owners so that they are not disadvantaged when seeking to access suitable accommodation.”
