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RENTERS RIGHTS BILL UPDATE - WHAT LANDLORDS NEED TO KNOW

Tue 09 Sep 2025

The government met yesterday and rejected all efforts by landlords to water down the bill. Here is a summary below.

Renters’ Rights Bill – Key Points

  • Government position: Housing Minister Matthew Pennycook rejected almost all Lords’ amendments, saying the Bill must prevent landlords from exploiting loopholes and ensure strong tenant protections. Labour is pushing for the Bill to get Royal Assent quickly.
  • Main reforms (unchanged in the Bill):
    • Abolishes Section 21 ‘no-fault’ evictions.
    • Introduces the Decent Homes Standard to private rentals.
    • Limits rent increases and bans bidding wars.
    • Creates a new ombudsman for landlords/tenants.
    • Establishes a public property database.
    • Abolishes Assured Shorthold Tenancies in favour of open-ended tenancies (tenants can leave with 2 months’ notice).
  • Rejected Lords’ proposals included:
    • Extra deposit or insurance to cover pet damage.
    • Expanded possession rights for landlords (e.g., for students, carers, agricultural workers).
    • Reducing the “no re-let” restriction from 12 months to 6 months.
    • Stronger legal protections for letting agents and landlords.
  • Government amendments added:
    • Landlords can still evict within 3 months if notices are served before the law takes effect.
    • Secretary of State can adjust rent increase rules if courts face backlogs.
    • Landlords may keep rent in advance for existing tenancies.
    • Purpose-built student accommodation (PBSA) exempted.
    • Councils given powers to inspect properties without notice.
  • Criticism:
    • Landlord groups warn rejecting pet deposits will push up rents.
    • Shadow Housing Secretary James Cleverly argued the Bill risks driving landlords out of the market, reducing supply, and raising rents.
  • Next steps:
    • If the Lords don’t insist on further changes, the Bill will get Royal Assent.
    • Many measures require secondary legislation before starting, but open-ended tenancies will begin immediately once enacted.
    • The Government promises guidance and a communications campaign for both tenants and landlord
Please contact our Lettings and Property Management team on 01702 200666 if you require any more information or wish to discuss potentially moving you property(s) to our Rent Collect or Fully Managed services.

Many thanks

Williams and Donovan