The Renters’ Rights Bill is edging closer to becoming law, with its final stages in the House of Lords set for 14th October. Once passed, the Bill will mark one of the biggest shake-ups in the rental sector for a generation, and it’s important that both landlords and tenants understand what’s coming.

Although the Bill had originally been expected to pass before Labour’s annual conference, political changes have delayed progress. With the resignation of former Housing Secretary Angela Rayner, the government has instead chosen to push the Bill back until the end of the party conference season. From there, it will go through the so-called ‘ping pong’ process, where amendments are considered before the Bill receives Royal Assent. Most experts agree that major amendments are unlikely to succeed, so the shape of the reforms is now largely set.

At Boydens, we’ve been following developments closely to ensure our clients are fully prepared. Here are the key takeaways landlords and tenants should be aware of:

1. The Bill Will Soon Become Law

The Bill is structured so that many of its reforms will take effect straight away. These include:

• Abolition of Section 21 ‘no-fault’ evictions.
• New possession grounds for landlords.
• End of fixed-term tenancies, moving instead to periodic agreements.
• Restrictions on rent-in-advance requirements.

Other elements, such as the new landlord database and a potential ombudsman scheme, will be phased in later following a transition period. This will allow time for systems and support to be put in place across the sector.

2. No Separate Pet Deposit

Some peers suggested allowing landlords to request a separate pet deposit of up to three weeks’ rent on top of the standard cap. This was rejected. The government has been clear that the current five-week deposit limit already covers any potential damage and that raising costs further would be unfair to tenants.

3. No Mandatory Pet Insurance

Another proposal was to require tenants with pets to take out insurance. This too was rejected, with ministers noting that the insurance industry isn’t yet set up to deliver suitable products at scale. Tenants are, of course, free to take out cover if they wish, but landlords cannot insist on it.

4. Re-letting After a Failed Sale Stays at 12 Months

If a landlord asks a tenant to leave in order to sell the property, the rules currently prevent them from re-letting that property for 12 months if the sale falls through. The Lords had proposed reducing this to six months, but the government rejected this change, saying the one-year period is important to stop landlords from misusing these rules.

5. Student Grounds Remain Unchanged

A suggestion to extend student possession grounds to smaller properties (such as one- or two-bed flats) was also turned down. The government believes the current rules already strike a fair balance, particularly for postgraduates or students with dependants, who might need longer-term housing options outside of traditional HMOs.

What This Means for You

The Renters’ Rights Bill is now almost certain to pass, and landlords and tenants should prepare for a new rental landscape. For landlords, this means being ready to adapt to the end of Section 21, updated tenancy structures, and greater regulation. For tenants, it means stronger protections and clearer expectations around renting.

At Boydens, we’re here to guide you through every step of these changes. Whether you’re a landlord with questions about compliance, or a tenant wanting to understand your rights, our local experts are ready to help.

📞 Get in touch with your nearest Boydens branch today to discuss what the Renters’ Rights Bill means for you.