The Renters’ Rights Bill is now progressing to Royal Assent, more than three and a half years after the Queen’s Speech first pledged to strengthen tenant protections.

During a final Commons debate yesterday, housing minister Matthew Pennycook said: “The need to decisively level the playing field between landlord and tenant is pressing and we promised to succeed where the previous government failed by legislating to transform the experience of private renting.”

However, Pennycook declined to give a timeline for when the reforms would take effect, despite pressure from shadow housing secretary James Cleverly to set out a schedule.

Cleverly is sceptical that the Bill in its existing form will have the desired impact of strengthening the PRS. 

“The Bill in its current form will, in some areas, be counter productive and drive landlords from the market as well as putting up rents for tenants and Labour’s own impact assessment for this bill supports this concern,” he said. 

Industry reaction: 

Charles Roe, director of mortgages at UK Finance: “The Renters’ Rights Bill is a positive step for tenants and the housing market. The scale of the reforms means the pace of implementation is critical. Lenders, landlords, tenants, and agents will need sufficient time to adjust systems and processes, so that the bill delivers its intended benefits smoothly and without disruption.”

William Reeve, CEO, Goodlord: “After too many false starts to count, the deed is done. Three and a half years after it was first mentioned in a Queen’s Speech, this seminal piece of legislation is now finally winging its way onto the statute books.

“The Commons appearance was mainly a formality after the Lords debate last week settled most of the outstanding issues. The Bill will now receive Royal Assent and the government will announce its plans for implementation in the coming weeks. Some elements of the legislation – such as the abolition of Section 21 and the shift to periodic tenancies – will come into force on the commencement date, which will likely be somewhere between April and June 2026. Others – such as the establishment of an Ombudsman and the application of the Decent Homes Standard to the PRS – have less clear cut timelines.

“This gives agents and landlords a small window in which to get their house in order.  It’s absolutely essential that anyone with their head still in the sand about the legislation pulls it out sharpish. This legislation is real, vast and can no longer be ignored.”

Sam Humphreys, head of M&A at Dwelly: “Landlords won’t welcome the news that the bill has now been voted through, but they’ve grown used to the Government’s continued tirade where rental sector reforms are concerned.

“For the professional landlord, the reality is that very little will change. They already provide quality accommodation that is fit for purpose and have the necessary processes and resources in place to traverse the changing face of the sector.

“Let’s just hope the government finally decides to stop waging war on those who provide the vital homes needed to meet the huge demand for rental properties across the nation.”

Nathan Emerson, CEO of Propertymark: “The conclusion of today’s debate marks another clear step forward for the Renters’ Rights legislation and brings us closer to the most significant reform of the private rented sector in England in decades. While there are still important details to be finalised, it’s now beyond doubt that major change is coming.

“Letting agents and landlords must begin preparing now. Delaying action risks being left behind when the legislation takes effect. Propertymark continues to call for clear guidance, realistic timelines, and workable solutions that recognise the operational realities of agents and landlords alike.

“We are committed to helping the sector navigate these reforms through our national Renters’ Rights Roadshow, which begins next month. These free, in-person events are a vital opportunity for agents to hear directly from experts, ask questions, and ensure they’re ready to support their clients through the transition.”

Marc von Grundherr, Director of Benham and Reeves: “The Renters’ Rights Bill has been a painfully protracted process for everyone involved and, during this time, the nation’s landlords have been left wondering where they stand and what the future might hold for their investments.

“At least we now seem to be heading towards some greater certainty, with MPs having voted the bill through parliament and it now heading for Royal Assent.

“However, it’s likely to be many months still until the turbulence of this transition period subsides and the lettings sector can move forward with confidence.”