The Renters’ Rights Bill: Current Progress and What Happens Next

The Renters’ Rights Bill was widely expected to have passed into law by now. However, the process has taken longer than anticipated. Let’s look at the current status of the Bill, the next steps in Parliament, and when it is likely to come into full effect.

The ‘Ping-Pong’ Stage

The legislation is currently in the final phase of its passage through Parliament, commonly referred to as ‘ping-pong’. During this stage, the House of Commons and the House of Lords exchange the Bill to review and debate proposed amendments until agreement is reached on the final text.

The first round of this process took place on the 8th of September, when the Commons rejected most of the amendments put forward by the Lords. The Bill is now scheduled to return to the Lords for further consideration of those rejections.

Timing and Parliamentary Schedule

The exact date of the next discussion has not yet been confirmed and will depend on the parliamentary timetable. Both Houses are currently in recess for the party conference season and are expected to reconvene on 13 October. A date for the Lords’ next session on the Bill is likely to follow shortly after that.

Once the Lords decide whether to accept or oppose the Commons’ position, the Bill will either return for additional debate or proceed directly to Royal Assent. Royal Assent is the formal stage at which a Bill is approved by the monarch and becomes law, officially known thereafter as the Renters’ Rights Act 2025.

Current expectations suggest this could occur in late October or early November, provided no further amendments are required.

Implementation and Commencement Date

Even after Royal Assent, the new law will not come into effect immediately. Each Act includes a commencement date, which provides time for those affected to prepare for the changes.

The Government has stated that it will “provide sufficient time to ensure a smooth transition” between the old and new systems. Industry estimates suggest this implementation period could range from three to six months, meaning the Act is likely to take effect between January and April 2026.

What This Means for the Property Sector

The Renters’ Rights Bill represents a significant shift in the private rental landscape, with implications for landlords, letting agents, and tenants across England. Investors should be aware that once enacted, the legislation is expected to:

1. Abolish Section 21 ‘no-fault’ evictions

2. Introduce periodic tenancies as standard

3. Strengthen tenant protections and property standards

4. Increase transparency in rent adjustments and tenancy terms

Stability and Long-Term Opportunities

For investors, these changes signal a continued evolution of the UK rental market towards greater stability and long-term professionalism. Despite the long list of “adjustments” hindering progress, the overall outlook for high-quality, compliant rental properties is positive.

Cities such as Liverpool and Manchester continue to experience strong tenant demand driven by regeneration, employment growth, and the appeal of urban living. Liverpool’s city centre and waterfront developments have seen consistent rental performance and capital appreciation over the past three years.

IPG’s  projects, including Bastion Point and The Lyceum, are designed to meet both modern tenant expectations and the evolving regulatory standards shaping the rental sector.

By focusing on sustainable design, build quality, and location-led investment, these developments are positioned to offer lasting value and resilience as the market adapts to the new legislative framework.

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