The Renters’ Rights Bill continues to be intensively debated in both Houses of Parliament. The Bill is now in its final stages and is expected to receive Royal Assent soon….but not until after October 2025 at the earliest.
The House of Lords introduced a number of amendments designed to refine protections for tenants while addressing concerns from landlords and the student housing sector. However, when Parliament resumed in September 2025, the House of Commons accepted very few of these changes. Below we set out the key provisions, the Lords’ proposed amendments, and the current position as the Bill nears Royal Assent.
| Provision | Original Proposed Provision | House of Lords – Committee Stage (22 Apr – 15 May 2025) | Current Position |
| 1. Abolition of Section 21 | End of “no fault” evictions; possession only under Section 8 grounds. | Concerns raised about court capacity and delays. | Abolition remains in the Bill. No mechanism for delay has been added, meaning the Section 21 route will cease to be a termination route once commencement regulations are made. Moore Barlow encourages landlords to act now if they wish to use Section 21 before it disappears. |
| 2. Rent Arrears Grounds | Mandatory possession only if tenant is three months in arrears (previously two). | Lords added a new “repeated arrears” ground: two months’ arrears on three separate occasions in three years, even if cleared before hearing. | The three-month threshold is in the Bill. The repeated arrears ground is under consideration but may not survive. Landlords should expect longer timelines before possession is mandatory. |
| 3. Advance Rent Payment Limit | Landlords limited to one month’s rent in advance. | Lords supported the principle but highlighted issues for international students and tenants without guarantors. | The one-month cap is in the Bill. No primary exemptions provided. Tenants may still choose to pay more voluntarily, but landlords/agents cannot require it. Breach could attract civil penalties of up to £5,000. |
| 4. Student Tenancies | Ground 4A possession available only if tenancy agreed ≤ 6 months before start date. PBSA exempt from converting to periodic tenancies. | Lords acknowledged student housing operates differently and requires some flexibility. | The Bill preserves limited exemptions for Purpose-Built Student Accommodation (PBSA). Traditional landlords letting to students will need to adjust to new timing restrictions. Secondary legislation is expected to clarify PBSA provisions. |
| 5. Landlord Ombudsman | All landlords required to join a new Ombudsman scheme. | Tenants can apply directly; Ombudsman can award up to £25,000; funded by landlord registration. | The Ombudsman scheme remains a central feature of the Bill. All landlords will be required to register. Tenants will have direct, cost-free redress without needing to exhaust internal complaints procedures. |
| 6. Landlord & Property Database | Mandatory national database of landlords and rented properties. | Expanded to include rent levels, repair compliance, and enforcement history. Local authorities can fine up to £40,000. | Database provisions remain. It will be a core compliance tool, linking landlord registration with enforcement. Landlords should prepare to register details and expect greater transparency around rent levels and compliance records. |
| 7. Rent Increases | One increase per year; capped at market rate; two months’ notice required. | Lords added right for tenants to challenge increases via Ombudsman. | Rent increase controls remain intact. The limit of one per year is unchanged. Tenants will be able to challenge rises either through the Tribunal or Ombudsman. Landlords must be prepared to evidence that increases reflect market rents. |
| 8. Ban on Rental Bidding | Landlords/agents cannot solicit or accept bids above advertised rent. | Lords introduced fines of up to £7,000 for breaches, with repeat offenders flagged in the database. | The ban remains in the Bill. Financial penalties will apply, and repeat offenders risk further enforcement. The unintended consequence is likely to lead to a risk in rents as landlords advertise higher rents. |
| 9. Decent Homes & Awaab’s Law | Legal duty to meet Decent Homes Standard; strict timeframes for addressing hazards. | Lords reinforced Ombudsman and council enforcement, with penalties for failure to act quickly. | Provisions intact. Landlords will have a statutory duty to keep homes safe and fit for habitation. Mould and damp must be remedied within fixed timeframes. Regular inspections and proactive property management will be expected. |
| 10. Discrimination Protections | Explicit ban on discrimination against tenants based on benefits, children, or disability. | Broad cross-party support. | These protections remain untouched. Landlords and letting agents must review selection processes to ensure compliance. Breaches will be enforceable through local councils and the Ombudsman. |
| 11. Guarantor Liability Post-Death | — | Lords amendment introduced to prevent guarantor liability after tenant death. | The amendment is included. Landlords will not be able to recover rent from guarantors after the tenant’s death. Tenancy agreements will need to be updated accordingly. |
| 12. Penalties & Enforcement | Rent repayment orders extended to 24 months; fines up to £40,000 for persistent non-compliance. | Lords backed stronger enforcement powers and funding for councils. | Strong penalties remain. Councils must enforce and report. Poorly performing landlords risk substantial fines, reputational damage, and in some cases being barred from operating. |
| 13. Agricultural worker Ground | Narrow new ground for possession tied to genuine agricultural use | Lords sought broad expansion to cover seasonal workers, contractors, and self employed arrangements | The Commons rejected the broad expansion. Only applies to qualifying agricultural workers directly employed by the landlord or mainly working for them under a contract lasting at least 6 months. |
Final thoughts and sector impact
The Renters’ Rights Bill is one of the most significant reforms of the private rental market in decades. It strengthens tenants’ rights and access to redress, while imposing new compliance duties and limits on landlords.
Although the Lords debated refinements, the Bill is unlikely to adopt most of their proposed amendments.
Landlords should prepare now
- Serving Section 21 notices before abolition takes effect.
- Reviewing tenancy agreements for compliance with new rules.
- Ensuring properties meet Decent Homes standards.
- Preparing for mandatory database registration.
- Adjusting rent increase practices and documentation.
- Avoiding upfront rent demands beyond one month.
Responsible landlords should find the transition manageable, but proactive preparation is key.
