Renters’ Rights Bill: Could Delays Push Changes into 2026?

Landlords and letting agents should be aware that the Renters’ Reform Bill is expected to reach its next set of parliamentary stages this July. However, despite this progress, it remains uncertain whether the Bill will achieve Royal Assent before Parliament breaks for the summer recess on July 22nd. Should the timeline slip again, the implementation of the reforms may be pushed into late this year, or even into early 2026.

While the government maintains the Bill is intended to “rebalance” the private rental sector, many in the industry are preparing for the additional complexity and administrative burden it will bring. One item of consideration that has received increased interest is the proposed extension of Awaab’s Law, which was originally designated for the social housing sector. Under the current proposal, the law would also apply to private landlords, introducing new legal obligations to address health hazards like damp and mould within strict timeframes.

What the Renters’ Reform Bill Means for Landlords

The legislation proposes a fundamental overhaul of how tenancies operate in England, increasing tenant rights and introducing an increased number of compliance requirements for landlords. Here’s an overview of what’s on the table:

• Abolition of ‘No-Fault’ Evictions (Section 21):

Landlords will only be able to evict tenants with a legitimate reason, such as rent arrears or breaches of the tenancy agreement.

• End of Fixed-Term Tenancies:

All new and existing tenancies will transition to periodic agreements, giving tenants the power to leave with just two months’ notice at any time.

• Rent Control Measures:

Rent increases will be capped at once per year and require two months’ notice with a stated justification, which some landlords are concerned could lead to more tenant challenges and administrative overhead.

• Ban on Bidding Wars:

Letting agents and landlords will be prohibited from encouraging or accepting offers above the advertised rent.

• New Decent Homes Standard (DHS):

A legal requirement for private rental homes to meet a new minimum quality benchmark, adding further compliance and upgrade pressure for landlords.

• Awaab’s Law Expansion:

Landlords will be legally bound to rectify serious hazards (such as mould or structural issues) within set timescales, or risk enforcement action, even if the tenant does not raise a formal complaint.

• New PRS Ombudsman:

A mandatory ombudsman service will be created to mediate tenant-landlord disputes. Some landlords have raised concerns over impartiality and added bureaucracy of this initiative.

• Landlord Property Database:

A national landlord register will be introduced, requiring all landlords to register themselves and their properties.

• Anti-Discrimination Rules:

Letting decisions based on whether a prospective tenant receives benefits or has children will be banned.

• Pet Requests:

Tenants will gain the right to request permission to keep pets, with landlords required to consider such requests “reasonably.”

What’s Next?

Although the Bill is advancing, the clock is ticking. With the summer recess starting July 22nd, failure to pass the Bill before then could significantly delay its implementation. For landlords, this presents a double-edged sword; whilst it may provide more time to prepare for the incoming changes, it also prolongs uncertainty and keeps investment and operational decisions in limbo.

For now, property professionals should stay up to date with parliamentary developments in July and begin planning for the real possibility that the next chapter in regulation is coming, regardless of if it's this year or next, and those who start planning and taking action now are the ones who will benefit the most.

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