Renters’ Rights Bill 2024–25
Track the parliamentary progress of the biggest reform to England’s private rented sector in a generation. Understand the key changes, implementation dates, and what actions you need to take.
Parliamentary Progress
58% completeCurrent stage: Committee Stage (Commons) — started 3 June 2025
Bill Stages
1st Reading (Lords)
(House of Lords)11 Sept 2024Formal introduction of the Bill into the House of Lords.
2nd Reading (Lords)
(House of Lords)10 Oct 2024General debate on the principles of the Bill.
Committee Stage (Lords)
(House of Lords)22 Jan 2025Line-by-line examination of the Bill in committee.
Report Stage (Lords)
(House of Lords)10 Mar 2025Further consideration and amendments in the full chamber.
3rd Reading (Lords)
(House of Lords)10 Mar 2025Final debate and vote in the House of Lords.
1st Reading (Commons)
(House of Commons)11 Mar 2025Formal introduction into the House of Commons.
2nd Reading (Commons)
(House of Commons)14 May 2025General debate on the Bill in the Commons.
Committee Stage (Commons)
(House of Commons)Started 3 Jun 2025Detailed scrutiny by a Public Bill Committee.
Report Stage (Commons)
(House of Commons)Amendments considered by the full House.
3rd Reading (Commons)
(House of Commons)Final debate and vote in the Commons.
Consideration of Amendments
(House of Lords)Lords considers any Commons amendments (ping-pong).
Royal Assent
(Royal Assent)The Bill receives Royal Assent and becomes an Act of Parliament.
Implementation Phases
Phase 1 — New Tenancies
Applies to all new assured tenancies created from this date onwards.
- Abolition of Section 21 'no-fault' evictions for new tenancies
- All new tenancies become periodic from day one (no fixed terms for assured tenancies)
- New possession grounds come into force (Grounds 1, 1A updated; new Ground 4A for student housing)
- Two-month notice period required before landlords can serve notice under new grounds
- Tenants can end tenancy with two months' notice at any time
- Rent increases limited to once per 12 months via Section 13 notices only
- Tenants can challenge above-market rent increases at the First-tier Tribunal
- Landlord Ombudsman participation becomes mandatory
- Private Rented Sector Database registration required for all new tenancies
Phase 2 — Existing Tenancies
Applies the new regime to all existing assured tenancies.
- Section 21 fully abolished for all existing tenancies
- All existing fixed-term assured tenancies convert to periodic tenancies
- Existing tenants gain the right to keep pets (landlord consent cannot be unreasonably withheld)
- Blanket bans on tenants with children or on benefits become unlawful
- All existing landlords must register on the Private Rented Sector Database
- Decent Homes Standard applies to all private rented homes
- Local council enforcement powers strengthened
- Rent repayment orders expanded
Required Actions Checklist
What you need to do to prepare, based on your role.
For Letting Agents
9 actionsPhase 1 — Due by 1 May 2026
Review Section 21 notice processes
criticalAudit all current Section 21 notices in progress. Identify any that must be served before the abolition date. Update internal procedures to remove Section 21 from standard workflows.
Update tenancy agreement templates
criticalRemove fixed-term clauses from standard AST templates. All new agreements must reflect the periodic tenancy model. Update break clause wording to align with new two-month tenant notice period.
Train staff on new possession grounds
highEnsure all agents understand the updated mandatory and discretionary grounds for possession, including the new Ground 4A for student housing and the revised Ground 1 for landlord occupation.
Register on Private Rented Sector Database
criticalRegister all managed properties on the new PRS Database. Ensure property details, EPC ratings, and compliance certificates are uploaded. This is a legal requirement.
Join the Landlord Ombudsman scheme
criticalEnsure your agency and all managed landlords are registered with the government-approved Landlord Ombudsman. This is mandatory for all private landlords.
Update rent review procedures
highRent increases will only be permitted via Section 13 notices, once per 12 months. Update rent review workflows and ensure landlords understand the First-tier Tribunal process.
Phase 2 — Due by 1 January 2027
Update pet policy templates
highLandlords can no longer unreasonably refuse pets. Prepare a pet consent process, insurance requirements for pet damage, and update property inspection procedures.
Review anti-discrimination policies
criticalBlanket bans on tenants with children or those receiving benefits will become unlawful. Review all marketing, referencing, and tenant selection criteria to ensure compliance.
Audit portfolio against Decent Homes Standard
highThe Decent Homes Standard will apply to all PRS properties. Conduct a portfolio-wide audit to identify properties that need improvements before the deadline.
For Landlords
6 actionsPhase 1 — Due by 1 May 2026
Understand Section 21 abolition impact
criticalSection 21 'no-fault' evictions will be abolished. You will need to use specific grounds (e.g., selling the property, moving back in) to regain possession. Speak to your agent about the changes.
Register with the Landlord Ombudsman
criticalAll private landlords must join the government-approved Ombudsman scheme. This provides tenants with a free dispute resolution service.
Register property on PRS Database
criticalAll rented properties must be registered on the new Private Rented Sector Database. Your agent may handle this on your behalf.
Review rent increase strategy
highRent can only be increased once per year via a formal Section 13 notice. Above-market increases can be challenged at the Tribunal. Plan your rent strategy accordingly.
Phase 2 — Due by 1 January 2027
Prepare for pet-friendly requirements
mediumYou will not be able to unreasonably refuse pets. Consider pet damage insurance and update your property condition expectations. You can still require reasonable conditions.
Ensure property meets Decent Homes Standard
highThe Decent Homes Standard will apply to private rentals. Ensure your property is free from serious hazards, is in reasonable repair, and has reasonably modern facilities.
For Tenants
6 actionsPhase 1 — Due by 1 May 2026
Understand your new tenancy rights
highUnder the new law, you can end your tenancy at any time with two months' notice. Your landlord cannot evict you without a valid reason. Rent increases are limited to once per year.
Verify your property is registered
mediumCheck that your landlord has registered your property on the Private Rented Sector Database. Unregistered properties may indicate non-compliance.
Know how to contact the Ombudsman
mediumIf you have a complaint about your landlord or agent that cannot be resolved directly, you can escalate to the free Landlord Ombudsman service.
Understand rent challenge process
mediumIf your landlord proposes a rent increase you believe is above market rate, you can challenge it at the First-tier Tribunal. This process is free and will not result in a higher rent than proposed.
Phase 2 — Due by 1 January 2027
Understand your right to keep pets
mediumLandlords cannot unreasonably refuse a request to keep a pet. You may need to provide evidence of responsible pet ownership and may be required to have pet damage insurance.
Know your right to a decent home
mediumThe Decent Homes Standard will apply to all private rentals. Your home must be free from serious hazards, in reasonable repair, and have reasonably modern facilities. Report issues to your local council.
Key Milestones
Bill introduced in the House of Lords
The Renters' Rights Bill was formally introduced into the House of Lords as a government Bill, marking the start of its parliamentary journey.
Lords Second Reading debate
Peers debated the general principles of the Bill. Cross-party support was expressed for the abolition of Section 21 evictions, with debates focusing on implementation timelines.
Lords Committee Stage begins
Detailed line-by-line scrutiny of the Bill began in Grand Committee. Key amendments debated included student housing exemptions and rent tribunal powers.
Lords Committee Stage concluded
Committee stage completed after multiple sittings. Government accepted several amendments including strengthened protections for tenants facing domestic abuse.
Lords Report and Third Reading
The Bill passed Report Stage and Third Reading in the House of Lords. Several government amendments were accepted, including clarification of the rent increase tribunal process.
Bill arrives in the House of Commons
Having completed its passage through the Lords, the Bill received its formal First Reading in the House of Commons.
Commons Second Reading debate
MPs debated the Bill on the floor of the House. The government confirmed its commitment to abolishing Section 21 and outlined the phased implementation approach.
Commons Committee Stage begins
A Public Bill Committee has been appointed to scrutinise the Bill clause by clause. Oral evidence sessions are scheduled with stakeholders from across the sector.
PRS Database design consultation launched
The government opened consultation on the design of the Private Rented Sector Database, which will be a central register of all rented properties in England.
Landlord Ombudsman procurement begins
DLUHC began the process of appointing the new Landlord Ombudsman, who will provide free dispute resolution for private tenants.
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