The Renters' Rights Bill: when will it come into force?

Welcome to the third edition of RED Alert of 2025.

Also featuring in this update:

• Pulling the plug on insurance profits: Why landlords can’t bank on commission
• Remediation round-up: recent cases provide clarity on the application of Building Safety Act 2022
• Proposed changes to business tenancies: ban on upwards-only rent reviews
• Secure in its (provisional) conclusions: the Law Commission issues interim statement for 1954 Act Reform
• Court of Appeal upholds developer liability in Triathlon Homes: a landmark Building Safety Act decision
• New guidance on rights of light claims: Waldram is still the correct approach… for now

The Renters' Rights Bill (the Bill) moves nearer to Royal Assent following completion of the Third Reading by the House of Lords on 21 July 2025. It now moves back to the House of Commons to consider the Lords' amendments.

The following key dates provide an indication that Royal Assent is unlikely to be granted until mid-October 2025 at the earliest.

Key dates

• 22 July-1 September 2025: Parliamentary recess over summer (House of Commons).
• 30 July-2 September 2025: Parliamentary recess over summer (House of Lords).
• 8 September 2025: House of Commons to consider Lords' amendments.
• 13 September-7 October 2025: Parliamentary recess over conference season (House of Lords).
• 16 September-13 October 2025: Parliamentary recess over conference season (House of Commons).

When will it receive Royal Assent?

While the Bill could 'ping pong' between the House of Commons and the House of Lords if there is continued disagreement, this will at most delay the Bill, but it will not defeat it.

Given that the Labour Party Conference is taking place between 28 September and 1 October 2025, there may be  political appetite to push for the Bill to receive Royal Assent by 12 September – however, this seems like a tight timeframe. Instead, a timeframe of mid-October may be more realistic.

When will provisions be implemented?

Although the Bill may be granted Royal Assent in the autumn, the majority of its provisions (including the abolition of assured shorthold tenancies and notices pursuant to section 21 of the Housing Act 1988) may not come into force until a later date to be confirmed by regulations.  

There is currently no timeframe for implementation, and we anticipate that this would likely be no earlier than March 2026. Different parts of the Bill can come into force at different times; from a political perspective, the abolition of section 21 notices is likely to be prioritised.

We will continue to closely monitor the Bill's progress and provide an update on both the agreed form of the Bill and its implementation timetable in due course.