"The latest step towards Royal Assent should be viewed as a positive development for the rental sector, if only because it brings us one step closer to certainty in a process that has been anything but straightforward"
- Sian Hemming-Metcalfe - Inventory Base
Today marks a major milestone in the private rented sector with the passage of the Renters’ Rights Bill through the House of Commons, signalling one of the most significant reforms for renters and landlords in decades.
The Bill will now proceed to Royal Assent before moving into implementation.
Key measures in the Bill include:
- the abolition of “no-fault” evictions under section 21, removing a key means by which tenants can be forced out without cause.
- replacement of fixed-term tenancies with open-ended (periodic) agreements, giving tenants greater security of tenure.
- caps on rent rises and new rights to challenge above-market increases.
- the introduction of a new Decent Homes Standard for privately rented homes, raising property-condition expectations.
- establishment of a national landlord register and a dedicated private rented sector ombudsman, boosting oversight and accountability.
- extension of the obligations under Awaab’s Law to private landlords, ensuring hazards such as damp and mould are addressed more swiftly.
While the exact commencement dates are yet to be confirmed, the reforms are expected to begin taking effect from mid-2026, signalling a new era of compliance for landlords and letting agents across England.
Next steps and what to watch
- The Bill must receive Royal Assent before it becomes law.
- The Government will publish commencement regulations, setting exact dates for different provisions to take effect.
- Landlords, letting agents and tenants should begin preparing now for the shift to open-ended tenancies, new standards and oversight arrangements.
- Sector bodies will need to update guidance, contracts and property-compliance processes to align with the forthcoming changes.
Industry reactions
“The Renters’ Rights Bill has been a painfully protracted process for everyone involved and, during this time, the nation’s landlords have been left wondering where they stand and what the future might hold for their investments,” said Marc von Grundherr, director of Benham and Reeves. “At least we now seem to be heading towards some greater certainty, with MPs having voted the Bill through Parliament and it now heading for Royal Assent. However, it’s likely to be many months still until the turbulence of this transition period subsides and the lettings sector can move forward with confidence.”
“After too many false starts to count, the deed is done. Three and a half years after it was first mentioned in a Queen’s Speech, this seminal piece of legislation is now finally winging its way onto the statute books,” said William Reeve, chief executive of Goodlord. “Today’s Commons appearance was mainly a formality after the Lords’ debate last week settled most of the outstanding issues."
"The Bill will now receive Royal Assent, and the Government will announce its plans for implementation in the coming weeks. Some elements of the legislation — such as the abolition of Section 21 and the shift to periodic tenancies — will come into force on the commencement date, which will likely be somewhere between April and June 2026."
"Others — such as the establishment of an Ombudsman and the application of the Decent Homes Standard to the PRS — have less clear-cut timelines. This gives agents and landlords a small window in which to get their house in order. It’s absolutely essential that anyone with their head still in the sand about the legislation pulls it out sharpish. This legislation is real, vast and can no longer be ignored.”
Sian Hemming-Metcalfe, operations director at Inventory Base, added: “The latest step towards Royal Assent should be viewed as a positive development for the rental sector, if only because it brings us one step closer to certainty in a process that has been anything but straightforward."
"Clarity and consistency are essential for all parties operating within the rental market, and this milestone means we can now move from conjecture to implementation after months of political ping-pong. Whilst this certainly won’t reduce the burden facing many landlords, it will at least allow them to start getting their house in order – that is if they don’t decide to exit altogether.”
“Landlords won’t welcome the news that the Bill has now been voted through, but they’ve grown used to the Government’s continued tirade where rental sector reforms are concerned,” said Sam Humphreys, head of M&A at Dwelly. “For the professional landlord, the reality is that very little will change. They already provide quality accommodation that is fit for purpose and have the necessary processes and resources in place to traverse the changing face of the sector."
"Let’s just hope the Government finally decides to stop waging war on those who provide the vital homes needed to meet the huge demand for rental properties across the nation.”
Nathan Emerson, chief executive of Propertymark, commented, “The conclusion of today’s debate marks another clear step forward for the Renters’ Rights legislation and brings us closer to the most significant reform of the private rented sector in England in decades. While there are still important details to be finalised, it’s now beyond doubt that a major change is coming."
"Letting agents and landlords must begin preparing now. Delaying action risks being left behind when the legislation takes effect."
