The Renters’ Rights Bill (RRB) represents the most sweeping overhaul of England’s private rented sector in a generation. Its core mission is to improve security, decency, and fairness for tenants while maintaining a functioning, professional rental market.

As of July 2025, the Bill has passed through the House of Lords, where Peers have made key amendments—some of which the Government may challenge as the Bill returns to the House of Commons. Below is a full summary of the core provisions of the Bill, followed by the most significant amendments made during its Lords stages.

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Core Provisions of the Renters’ Rights Bill

1. Ending Section 21 Evictions

The Bill abolishes Section 21, which currently allows landlords to evict tenants without giving a reason (“no-fault” eviction). Once enacted, landlords will only be able to regain possession of their property if they can rely on one of the specified legal grounds.

2. Periodic Tenancies for All

All tenancies will convert to periodic tenancies, with no fixed end date.

• Tenants can end the tenancy with two months’ notice.

• Landlords will need to rely on a legal ground to regain possession.

This provides flexibility for tenants and ensures that evictions are fair, transparent, and evidence-based.

3. National Private Rented Sector Database

A new online database will list landlords, rental properties, and records such as:

• Financial penalties

• Improvement notices

• Banning orders

This measure increases transparency and helps councils target enforcement.

4. Awaab’s Law Extended to Private Sector

The Bill extends the requirements of Awaab’s Law—originally passed for social housing—to the private rented sector.

• Landlords must respond to and resolve serious health hazards, such as damp and mould, within set timeframes.

5. Applying the Decent Homes Standard to Private Rentals

The Decent Homes Standard, which ensures homes are warm, safe, and free of major hazards, will now apply to privately rented properties, not just social housing.
Landlords must:

• Maintain structural integrity

• Provide efficient heating

• Ensure safe facilities and modernisation

Note that the Government has recently started a consultation on the Decent Homes Standard (see news item here).  It is anticipated the new version of the standard won’t be implemented until 2035 – TEN years time.  In the mean time landlords will have to use the vague, existing standard.

6. Rent Increases: New Rules

• Rent increases are limited to once per year.

• Landlords must give notice and justification.

• Tenants can challenge increases through the First-tier Tribunal.

7. Banning Rental Bidding

Letting agents and landlords will be prohibited from encouraging or accepting bids above the advertised rent. This aims to end informal “bidding wars” that drive up rents and disadvantage lower-income applicants.

8. No Discrimination

The Bill introduces a formal ban on discrimination against tenants:

• In receipt of benefits

• With children

This supports fair access to housing and curbs unlawful blanket policies.

9. Right to Request Repairs

Tenants will have a statutory right to request necessary repairs and hazard remediation.

• Landlords must respond within a reasonable timeframe.

• Enforcement action may follow if they fail to act.

10. Landlord Ombudsman Scheme

A new Private Rented Sector Ombudsman will handle complaints, disputes, and unresolved repair issues—providing a lower-cost, faster alternative to court.

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House of Lords Amendments – July 2025

 

Ground 8A: Possession for Carers

Peers added Ground 8A to Schedule 1 of the Bill. This allows landlords to regain possession of a property if they need it to house a live-in carer for:

• Themselves

• Their spouse

• A close family member

Conditions include:

• The carer is over 18

• Providing personal or nursing care

• Living nearby is necessary for emergency support

Rationale: This recognises the rise in informal care arrangements and provides landlords a clear legal route in urgent family care situations.

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Pet Rules: Deposit vs Insurance

Originally, the Bill required tenants to obtain pet damage insurance, but this was scrapped after Lords raised concerns about lack of viable products.

Instead, the Lords passed an amendment allowing landlords to request a refundable pet deposit of up to three weeks’ rent, in addition to the standard security deposit.

• NRLA and Propertymark support this as a fair compromise

• The Government opposes the deposit amendment, citing the five-week cap on deposits already in law

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Joint Tenancies: Clarified Notice Rules

The Lords added clarity to how joint tenancies function under the new system:

• Any shortening of the notice period must be agreed by all tenants

• A single tenant may still issue a valid notice to quit

• Withdrawing notice requires consent from all tenants and the landlord

🔧 These changes close potential loopholes and prevent disputes between co-tenants.

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Student Housing: Exemptions and Standards

Clause 33 was amended to refine how student tenancies are treated.

1. Exemptions now apply not only to university-provided accommodation but also to:

   • Private providers and agents who follow a code of practice approved under the Housing Act 2004

2. Ground 4A for repossession is now applicable to all student properties, regardless of the number of bedrooms.

This ensures consistency in tenancy law while encouraging better standards in private student lets.

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Higher Standard of Proof for Civil Penalties (Clauses 41 & 58)

Amendments from Lord Keen of Elie raise the burden of proof for civil penalties issued by councils from:

• Balance of probabilities ➜ Beyond reasonable doubt

This aligns enforcement of fines with criminal law standards, making it harder for councils to impose penalties without solid evidence.

Debate:

• Landlord groups support it as a fairness issue

• Tenant advocates and councils argue it could weaken enforcement powers

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Extending the Decent Homes Standard to Military Housing (Clause 101)

This amendment applies the Decent Homes Standard to Ministry of Defence (MoD) housing used by military families.

The change addresses long-standing concerns about:

• Damp and mould

• Heating failures

• Poor maintenance response

Result:
MoD housing providers will be held to the same legal standards as social landlords, ensuring military families have access to safe and decent homes.

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Entry Powers: Revised Notification Rules

Government Amendments 111–113 alter the notification rules for council inspections:

• Councils no longer need to give 24 hours’ notice to landlords

• Tenants and occupiers must still receive advance notice

🔧 Purpose:
Reduces the risk of landlords obstructing inspections while preserving tenant protections.

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Summary Table:

Key Amendments at a Glance

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What’s Next?

The Bill is now headed back to the House of Commons, where the Government is expected to contest several Lords amendments, particularly:

• The pet deposit

• The higher burden of proof for civil penalties

• Some elements of the student housing exemption structure

Despite these upcoming debates, the core framework of the Bill remains intact, and it represents a decisive move toward modernising the private rented sector.