Government business managers have confirmed that the final stage of the Renters Rights Bill will begin in the House of Commons on Monday 8 September – just two weeks from now.

The Bill returns following its lengthy debate in the Lords over the summer. MPs will consider further amendments before giving their approval, which must then be agreed by both Houses. This could trigger a period of legislative ‘ping pong’ between the Commons and the Lords until a final version is settled.

With Labour’s overwhelming Commons majority, it is expected that the government’s position will ultimately prevail on any contested areas.

Key measures in the Bill

Propertymark has summarised the core elements of the legislation as it currently stands, and how they are likely to roll out:

• Tenancy reform – A single-stage shift to periodic tenancies, with the abolition of Section 21 and reformed grounds for possession. All new and existing tenancies will move onto the same footing once the law takes effect. No implementation dates confirmed.

• Student accommodation – Purpose-built student blocks will be exempt (fixed terms remain possible if providers are registered with government-approved codes). HMO landlords can use the new Ground 4A to repossess properties to relet to full-time students, but tenants must be given written notice before the tenancy begins.

• Rent in advance – Limited to one month only, despite arguments for exceptions for tenants lacking credit history, guarantors or regular income.

• Rental bidding – Landlords and agents must publish an asking rent. It will be illegal to accept offers above the advertised rate.

• Possession grounds – Most notice periods set at either four weeks or four months, depending on the ground.

  • Longer notice where landlords wish to sell or move in (Grounds 1 and 1A). Evidence will be required, with a ‘no re-letting’ period of either 6 or 12 months (yet to be confirmed).

• Rent reviews and appeals – Increases capped at once a year, notified using a standard government template. Landlords may still raise rents to market level, but tenants can appeal to a tribunal for independent judgment.

• Private Rented Sector Ombudsman – All landlords in England will be required to join, regardless of whether they use an agent. Government aims to introduce the Ombudsman “as soon as possible” after Royal Assent.

• Private Rented Sector Database – Details are still being worked on. Secondary legislation will determine what data is collected and how much is publicly available.

• Decent Homes Standard & ‘Awaab’s Law’ – Already in place for the social sector, both will be extended to private rented homes. The Decent Homes Standard is unlikely to be fully implemented until 2035–2037.

📌 What’s next

• 8 September – Final Commons stage begins.

• Autumn 2025 – Possible ‘ping pong’ between Lords and Commons.

• Royal Assent – Timing uncertain, but expected this session.

• • Implementation – No official dates, though tenancy reform and possession changes are expected to be prioritised first.

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  💡 Impact for landlords and agents

  The Bill represents a fundamental reset of the private rented sector, with Section 21 abolished, stricter rent controls, and a new ombudsman system. Landlords will need to tighten compliance processes, prepare for longer possession timelines, and adapt to new tenancy rules. Letting agents should begin planning now for how these changes will alter tenancy agreements, rent-setting practices, and day-to-day management.