Renters' Rights Bill: September Update

2025-09-19

Industry News

The Renters' Rights Bill has now completed the first stage of the “Ping Pong” process in the Commons and will pass back to the House of Lords. With Party Conference season underway, we are unlikely to see the next stage progress through the Lords until mid-October (Labour Party Conference runs from 27th September – 1st October).

It is unlikely that any further amendments proposed in the House of Lords at this stage will be implemented in the final Bill. Industry experts expect the Renters' Rights Bill to achieve Royal Assent by late October 2025. The Government has confirmed that they will only publish the implementation timeline after Royal Assent, but most industry leaders anticipate a six-month implementation period — meaning most provisions of the Renters' Rights Bill will take effect by Spring 2026. Some key measures, such as the abolition of Section 21 “no-fault” evictions and the transition to periodic tenancies, will take effect immediately.

Key Updates on the Renters' Rights Bill

1. Rent in Advance

Under the Renters' Rights Bill, rent taken in advance for new tenancies will be capped at one month. Existing arrangements for rent in advance under current tenancies will remain enforceable — good news for landlords currently taking six months upfront (or six months upfront and another six months after month four).

2. Pets and Tenants’ “Right to Request”

The House of Lords’ amendment to allow pet deposits has been rejected. The Government has also removed its previous proposal to require pet insurance.

• No extra deposits or insurance can be taken for pets.
• The new “Right to Request” a pet does not guarantee approval — landlords can still refuse a tenant with pets before a tenancy starts.
• Once a tenancy is in place, landlords cannot unreasonably refuse a pet request.
• Landlords must respond to pet requests within 28 days, and refusal must be based on reasonable grounds (e.g., allergies or bad past experiences are not considered reasonable).

3. Section 8 Notices

Letting agents will now be liable if they negligently or incorrectly cite grounds or evidence for a Section 8 notice. Legal professionals are exempt from these fines, and Rightmove recommends that agents seek independent legal arrangements for serving Section 8 notices.

4. Notifying Tenants of Changes

Once the Renters' Rights Bill receives Royal Assent, the Government will release a prescribed “Statement of Terms” that must be sent to all existing tenants within 28 days. There is no requirement to reissue tenancy agreements.

5. National Landlord Database

Landlords will need to register with the new database, likely providing valid EPCs, EICRs, and Gas Safety Certificates where applicable.

• Each landlord will receive a database number that must be given to agents before advertising.
• This number must appear in all property adverts.
• It is unclear whether the application process will issue numbers instantly or involve delays, so landlords should be made aware early to avoid marketing delays and void periods.
• Agents may want to include registration support in their Terms of Business if allowed, especially if there is a fee.

6. Advertising Compliance

Property adverts must include the Landlord and Property ID numbers and have a fixed advertised price — we cannot encourage or accept offers above this price.

• Adverts must not include wording such as “No DSS/Benefits” or “No Children.”
• Saying “No Pets” is still allowed.
• Landlords can still reject applicants on affordability grounds or due to overcrowding laws.

7. Offer Rejections & Records

Negotiators should keep clear records of all offers and rejections to demonstrate compliance with anti-discrimination rules under the Renters' Rights Bill.

8. Decent Homes Standard & Awaab’s Law

Government consultation is still ongoing. It is unlikely we will see implementation until late 2026. However, landlords and agents should expect increased scrutiny on response times for maintenance issues after the Renters' Rights Bill takes effect.

Read our other articles on the Renters’ Rights Bill:

• Ban on Bidding Wars: What It Means for the Private Rented Sector
• Understanding Section 8 and Late Rent
• Abolishing Fixed-Term Tenancy Agreements
• Selling Property After the Bill: Section 8 Explained
• Section 13 Notices: Rent Increases Redefined