The Renters’ Rights Bill is on the verge of becoming law after the House of Commons approved its final version, marking a major milestone for renters across England. Housing Minister Matthew Pennycook confirmed that the government will outline the implementation timeline soon, although a specific date has not yet been announced.
Under the proposed legislation, Section 21 ‘no-fault’ evictions will be abolished, landlords will no longer be able to refuse tenants with pets without good reason, and all fixed-term tenancies will be replaced with open-ended, periodic agreements.
Mr Pennycook, who has been a leading advocate for the bill, described it as being “in touching distance of becoming law.” He acknowledged that landlords will need time to adjust to the changes but reassured that the new rules will not cause disruption or instability in the rental market.
Following Royal Assent, the government intends to introduce a smooth transition period to help both landlords and tenants adapt to the new framework. The changes will apply to both existing and new tenancies, with all agreements automatically converting to periodic tenancies once the law takes effect.
However, not everyone is convinced. Shadow Housing Secretary James Cleverley criticised the bill, warning that it could unintentionally push landlords out of the market and lead to rent increases. He cited the government’s own impact assessment, which suggests some property owners may leave the sector as a result of the reforms.
Mr Cleverley also highlighted the need for reforming the court system to ensure eviction cases are handled efficiently. He stated that ending Section 21 evictions must be accompanied by a faster, more reliable legal process to protect both tenants and responsible landlords.
He went on to argue that focusing solely on renters’ rights without addressing housing supply could worsen the problem, saying that tenants “are no better off if accommodation for those tenants does not exist.”
Meanwhile, Mr Pennycook confirmed that shared owners — individuals who part-own and part-rent their homes through housing associations — will be exempt from the bill’s 12-month letting ban. The exemption follows government recognition that applying the rule to shared owners would be unfair.
Private landlords, however, will still face stricter conditions under the new law. If they evict tenants to sell a property and the sale falls through, they must wait 12 months before re-letting it. This measure aims to prevent misuse of eviction powers and protect tenants from unfair treatment.
Industry experts have shared mixed reactions to the bill’s progress. William Reeve, CEO of Goodlord, described the passing of the bill as a historic moment, noting that after years of debate, it is finally set to become law. He suggested that key reforms — including the end of Section 21 and the shift to periodic tenancies — could come into effect between April and June 2026.
Mr Reeve also urged landlords and letting agents to prepare immediately, warning that ignoring the legislation could leave them struggling once it takes effect. He stressed that the changes are significant and unavoidable, calling on property professionals to act now.
Nathan Emerson, CEO of Propertymark, echoed similar sentiments, describing the bill as one of the most significant changes to the private rented sector in decades. He emphasised the importance of early preparation and called for clear government guidance to help landlords and agents comply.
Emerson added that while the finer details are still being discussed, the direction of reform is now clear, and the property sector must take steps to adapt. He urged the government to provide realistic timelines and practical solutions to avoid confusion during the rollout.
As the Renters’ Rights Bill moves closer to Royal Assent, both tenants and landlords are awaiting further details about the implementation schedule. Once enacted, it will reshape the balance between tenant protections and landlord responsibilities — ushering in a new era for England’s rental housing market.
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