The government has now confirmed the date for the final stage of the Renters Rights Bill to be debated by MPs.
This key stage will take place on 8 September, just two weeks from now, when the legislation formally returns to the House of Commons. The Bill had been under lengthy consideration in the House of Lords before Parliament rose for the summer recess.
It is expected that MPs may put forward further amendments at this stage. Should changes be made, both the Commons and the Lords will need to reach agreement before the Bill can be finalised. This could lead to a back-and-forth process, often referred to as “ping pong,” until a final text is settled.
Given Labour’s significant majority in the House of Commons, political observers believe that the government will ultimately succeed in pushing through its preferred version of the Bill, even if certain provisions prove controversial.
Propertymark, the professional body for letting agents, has outlined the key elements of the legislation as it currently stands. The organisation has also shared what it believes could be a likely timeline for implementation, though it has stressed that the government has not yet provided firm deadlines for many of the proposals.
One of the most notable elements of the Bill is tenancy reform. The new tenancy framework is set to be introduced in a single stage, abolishing Section 21 “no-fault” evictions and moving all renters onto periodic tenancies. The reformed system will also update the grounds under which landlords can reclaim possession of their properties. While these changes are expected to be among the first introduced, no specific implementation date has been announced.
Student housing is another area where the Bill makes a distinction. Purpose-built student accommodation will remain exempt, provided providers are registered under government-approved codes. These properties will continue to be able to offer fixed-term contracts. For landlords who rent out HMOs to students, a new possession ground – Ground 4A – will allow them to regain control of their property for re-letting to new full-time students. However, landlords must inform tenants in writing, before the tenancy begins, if they intend to rely on this ground.
The Bill also places restrictions on rent in advance. From now on, landlords will only be permitted to request one month’s rent upfront. This decision was taken despite calls for greater flexibility in cases where tenants may not have an income, a strong credit history, or a guarantor.
Rental bidding is another area facing change. Under the new rules, landlords and agents will need to clearly advertise an asking rent, and it will be unlawful to accept offers above this stated figure. The move aims to stop bidding wars that drive rents higher.
On possession grounds, notice periods will vary, usually either four weeks or four months depending on the reason for eviction. For example, where a landlord wishes to move back into their property or sell it, they must provide evidence to avoid misuse of these grounds. The Bill also includes a “no reletting period,” though whether this will be set at six or twelve months has not yet been determined.
Rent reviews will also be subject to stricter regulation. Landlords will only be able to increase rents once per year and must issue notice using a government-supplied standard form. Tenants who believe an increase is unfair will be able to challenge it through an independent tribunal, which will decide if the rent reflects market value.
The legislation further requires all private landlords in England to join a new Private Rented Sector Ombudsman. This will apply regardless of whether they manage the property themselves or use an agent. The government has said it intends to bring in the Ombudsman service as soon as possible after the Bill receives Royal Assent.
A new national database of landlords is also planned. However, its final design, including what information will be publicly available, has not yet been confirmed. Secondary legislation will be needed before it can be rolled out.
Finally, the Bill seeks to extend the Decent Homes Standard and provisions of “Awaab’s Law” – both already in force in the social housing sector – to privately rented homes. A separate consultation is currently underway on how the Decent Homes Standard will apply. Current indications suggest it could be fully implemented by 2035 or 2037.
Download NOW
4 Simple Steps To Becoming Wealthy Through Property