Renters Rights Bill – Latest News

The Renters Rights Bill has returned to the House of Lords on the 14 October 2025 for the final stage of parliamentary “ping-pong”. 

It is looking increasingly likely that it will be passed into law within the next few weeks, with a likely implementation date some time in Spring 2026.

Key points of the Bill:

Section 21 Notices abolished

What changes: Section 21 “no-fault” evictions will go. All possession claims must start with a Section 8 Notice that states the ground(s) relied on.

Why it matters: Every case needs a clear reason and evidence.

What to do: Identify the correct ground, gather supporting documents, then serve Section 8 in the prescribed form.

Section 8 grounds: key updates

What changes: The grounds for possession under Section 8 will be substantially amended.

Major grounds at a glance:

1. Ground 1 (mandatory - landlord or close family member wants to move in) – 4 months’ notice required
2. Ground 1A (mandatory - landlord wishes to sell) – 4 months’ notice required
3. Ground 8 (mandatory - serious rent arrears – tenant must be in at least 3 months’ arrears) – 4 weeks’ notice required
4. Ground 10 (discretionary - some rent arrears owing) – 4 weeks’ notice required
5. Ground 11 (discretionary - persistently delay with rent payments) – 4 weeks’ notice required

Periodic tenancies

What changes: All existing fixed-term tenancies will convert to periodic tenancies on a fixed implementation date.

What it means: Tenancies roll from month to month (or period to period) rather than ending on a fixed date.

What to do: Check your agreement and be ready for the switch on the specified start date.

Tenant notice to leave

What changes: Tenants can give 2 months’ notice at any time to end the tenancy.

What it means: No need to wait for a fixed term to expire once periodic.

What to do: Serve notice in writing and keep proof of service and dates.

Rent increases (Section 13)

What changes: Landlords may only increase rent by serving a Section 13 Notice in the prescribed form, giving at least 2 months’ notice.

What it means: Tenants can refer the notice to the First-tier Tribunal (Property Chamber) if they disagree; the Tribunal will set a fair market rent.

What to do: Landlords, use the correct form and timelines. Tenants, diarise deadlines and gather local comparables if challenging.

Lords’ Proposed Amendments:

The Commons has already rejected many amendments that were previously proposed by the Lords, but some members of the Lords will now renew their attempts to amend some parts of the Bill despite those previous setbacks.

Pet damage deposits, exemptions for shared ownership leaseholders, the housing of agricultural land workers and repossession of properties will be the subjects under consideration once again.

The Commons has already rejected a Lords proposal for landlords to be able to request an additional “Pet Damage Deposit” as the Government does not feel this is necessary, so I expect them to take the same stance this time around. 

The proposal to introduce a new Ground 8A, which would be a “New ground for possession for property which is required for a carer for the landlord or the landlord’s family” is also likely to rejected, with the Commons’ note on the proposal stating that there is insufficient justification to enable possession to be sought to accommodate carers. 

The proposed amendments can be found via this link:

Renters’ Rights Bill

Given the Commons majority that the Government holds, it seems very unlikely that these proposed amendments will make it through to the final version of the Bill, and I expect them to be rejected once again.

How The Renters Rights Bill Affects Pet Deposit Amendments

The proposed pet deposit amendment in the Renters' Rights Bill would make it simpler to let with animals while protecting both sides. When a tenant asks to keep a pet, landlords should not refuse without good reason.

If the landlord agrees, the proposal is that the tenant can then be asked for a separate pet damage deposit of up to three weeks’ rent. This extra sum wouldn’t count towards the usual tenancy deposit cap, but if the proposed amendment makes it into the final version of the Act, the extra sum will need to be protected in an approved deposit scheme and handled like the main deposit at the end of the tenancy.

Earlier ideas about compulsory pet insurance were dropped in favour of this clearer approach. Roll-out is being phased, so check your tenancy start or renewal date and any guidance updates to confirm if  these rules apply to you.

How We Can Help

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