Final Push for Renters’ Rights Law Before Party Conference Season
The long-promised reforms of England’s private rented sector are now entering their final stages. The Renters’ Rights Bill, introduced by the Labour government in September 2024, has returned to the House of Commons for parliamentary “ping pong” — the back-and-forth process of reconciling amendments between the Commons and the Lords.
With party conference season fast approaching, landlords, tenants, investors, and housing professionals are watching closely to see whether this landmark Bill will be finalised in time.
What the Renters’ Rights Bill covers
The Bill represents the most significant overhaul of private rental law in a generation. Key measures include:
- Abolition of Section 21 “no fault” evictions
Tenants will no longer face eviction without the landlord proving a valid ground. This represents a fundamental shift in the balance of rights. - Extension of “Awaab’s Law” to private rentals
First introduced for social housing after the tragic death of two-year-old Awaab Ishak from mould exposure, Awaab’s Law imposes strict timescales for landlords to carry out urgent repairs. The new Bill extends these duties to the private rented sector. - Ban on blanket bans
Landlords will be prohibited from refusing tenancies solely on the basis that a tenant receives benefits or has children. - Reformed rent review process
Tenants may challenge rent increases at tribunal. Crucially, if a tenant’s challenge fails, the rent increase takes effect from the tribunal’s decision date, not backdated to the original review date. This could incentivise tenants to challenge increases, raising concerns among landlords and investors about delays and lost income.
The sticking points
Although the Bill has broad political support, several areas remain contentious and are being debated during the ping pong stage.
1. The “no re-letting period”
Where a landlord ends a tenancy on grounds such as intending to sell, the Bill proposes a 12-month “no re-letting period” before the property can be let again. The Lords have argued this should be reduced to six months if no suitable offers are received. The outcome of this debate will have real commercial implications for landlords seeking to sell but facing a sluggish market.
2. Student tenancies
The Bill leaves open questions about how the reforms will apply to student lets, where fixed-term arrangements and predictable turnover are common. Universities and private providers have warned that uncertainty could disrupt the student housing market.
3. Court backlogs
Perhaps the most difficult issue is how the courts will handle disputes once Section 21 is repealed. At present, backlogs mean landlords and tenants often wait months for hearings. With more contested eviction cases expected, there is concern the system could grind to a halt unless new digital processes or fast-track solutions are introduced.
Why now? Political context
The Conservative government attempted similar reforms through the Renters (Reform) Bill, but it collapsed in the “wash-up” before the 2024 general election. Labour, having campaigned on a platform of renters’ rights, introduced its own Bill shortly after taking office.
Now, with the Commons due to consider Lords amendments on 8 September 2025, the government is pushing to secure agreement before the next recess for party conferences. The Commons’ last sitting day before recess is 16 September. If consensus is not reached by then, the Bill’s passage could be delayed, frustrating campaigners and prolonging uncertainty for landlords.
Landlord and investor concerns
Law firm Pinsent Masons, commenting on the Bill, has highlighted investor worries about the rent review process. Partner Natalie Harris notes:
“The new regime incentivises residents to challenge increases. Investor concerns are heightened as there isn’t confidence that the resolution process will work quickly enough. The government has recognised this concern by including the ability to backdate rent increases through further regulation but this will be of little comfort to those looking to invest in the sector.”
In other words, unless backdating is introduced in practice, landlords could face financial gaps even where their proposed rent increases are upheld.
Tenant protections strengthened
From a tenant’s perspective, the Bill represents a major expansion of rights:
- Greater security of tenure, with no more “no fault” evictions.
- Faster repair obligations under Awaab’s Law.
- More equitable treatment in the rental market, regardless of income source or family status.
These changes align with the government’s stated aim of “rebalancing the rental market” to ensure stable homes for millions of households.
The challenge of enforcement
Passing the Bill is only the beginning. Implementation will depend on:
- Tribunal capacity to handle increased rent and eviction challenges.
- Local authority resources to enforce repair obligations and bans on discriminatory letting practices.
- Court reform, including possible digital systems, to resolve disputes efficiently.
Without investment in enforcement, the risk is that new rights will exist in law but prove slow or difficult to exercise in practice.
Practical advice
For landlords
- Review tenancy agreements now to anticipate the abolition of Section 21.
- Prepare for Awaab’s Law by auditing property conditions and repair procedures.
- Avoid blanket bans in advertisements or tenant selection criteria.
- Consider how to document rent increases clearly and fairly.
For tenants
- Be aware that you will soon have stronger rights against eviction and for repairs.
- Keep written records of communications with landlords about rent or property conditions.
- If you face issues, you may be able to challenge them at tribunal without fear of immediate backdating.
For investors
- Factor potential delays and risks into financial modelling.
- Watch closely for regulations on backdating rent increases.
- Monitor how the courts adapt to the repeal of Section 21.
Looking ahead
The Renters’ Rights Bill is expected to become law, but whether it does so before the September recess remains uncertain. Even once enacted, there will likely be a phased implementation timetable — echoing earlier reports that “no fault” eviction bans may take time to roll out fully.
With housing high on the political agenda, landlords and tenants alike should prepare for significant change, while recognising that the practical effects will take time to filter through the system.
Final thoughts
The private rented sector has long been criticised as unstable for tenants and unpredictable for landlords. The Renters’ Rights Bill aims to recalibrate this balance by removing no-fault evictions, extending repair obligations, and curbing discrimination.
Yet it also introduces new complexities, particularly around rent reviews and court processes. As the Bill completes its final parliamentary stages, the question is whether it will deliver the promised stability — or whether further reforms will be needed to address the challenges of enforcement and capacity.
For now, all eyes are on Westminster as the Commons and Lords attempt to reach agreement before MPs head off for party conferences.
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