Renters’ Rights Bill: What’s Changed and What Landlords Need to Know Now

By Jason Jones, Lettings Director at Bridges Estate Agents

The Renters’ Rights Bill has finally completed its lengthy journey through the House of Lords—just before summer recess—with a quiet but significant “The Contents have it” from Deputy Speaker Baroness Fookes on 21st July.

Following six months of discussions, the Bill now heads into the final phase—commonly known as ‘ping pong’—when the House of Commons will debate the Lords’ amendments, beginning 8th September 2025.

While the core principles of the legislation remain intact, some important changes have been introduced. If you’re a landlord in Surrey, Hampshire or Berkshire, this is the time to review your portfolio, update your processes, and prepare for one of the most significant shifts in the lettings sector in recent years.

🔍 What’s Changed in the Bill?

• Reduced restriction period after selling (Ground 1A): Landlords intending to sell can now re-let after 6 months, rather than 12. This ensures Ground 1A is used genuinely.
• Surprise inspections by local authorities: Councils will be able to enter rental properties without advance notice to landlords, although tenants still receive 24 hours’ notice.
• Student let provisions expanded: Ground 4A now covers one- and two-bed student properties—not just HMOs—giving landlords consistency at the end of academic cycles.
• Pet damage deposit approved: In place of mandatory pet insurance, landlords can now take up to three weeks’ rent as a pet deposit, on top of the standard tenancy deposit.

✅ What Landlords Should Do Now

Although the Renters’ Rights Bill hasn’t yet passed into law, it’s expected to receive Royal Assent in autumn 2025, with implementation likely from late 2025 into 2026. Now’s the time to get ahead:

1. Understand Section 8: With Section 21 set to be abolished, Section 8 will become your main possession route. Familiarise yourself with the revised grounds, including those for student lets and repeated arrears.
2. Review your tenancy agreements: Make sure your documentation is up to date with clear terms on deposits, pets, and responsibilities.
3. Stay on top of repairs: Legal deadlines for resolving issues like mould and damp will be tighter, so proactive maintenance is key.
4. Visit your properties: Carry out inspections now to assess condition and prevent future legal challenges.
5. Rethink your rent review strategy: Rent increases will be capped to once per year—ensure yours are market-linked, fair, and well documented.
6. Advertise honestly: Avoid misleading ‘guide rents’ or accepting over-asking bids. Transparency will be essential.

💬 Need support? Call us to discuss Bridges Protect—our tailored lettings solution that gives landlords the protection, guidance and peace of mind to thrive in a changing rental market.

🗓 What Happens Next?

• 8th September 2025: The House of Commons begins reviewing the Lords’ amendments.
• Autumn 2025: Anticipated Royal Assent.
• Late 2025 – Early 2026: Phased rollout of key changes including Section 21 abolition and new property standards.

This reform represents a defining moment for the private rental sector—but with the right advice and preparation, landlords can continue to let with confidence. If you’re unsure what this means for you or your property, speak to our lettings experts today.

Jason Jones
Lettings Director, Bridges Estate Agents