The UK’s landmark Renters’ Rights Bill, set to reshape the private rental sector, is nearing the final stages of the legislative process, with Royal Assent expected by October or November 2025. Property experts are now urging landlords to get ahead of the curve, warning that the changes will be far-reaching — especially for those managing HMOs, student lets, or longer-term tenancies.
Radical reforms still in motion in parliament
The Bill, which is currently at Committee Stage in the House of Lords, proposes sweeping changes for landlords in England, with some provisions extending into Wales and Scotland. It aims to abolish ‘no-fault’ Section 21 evictions, introduce rolling tenancies, and set a new ‘Decent Homes Standard’ for private rentals. Measures will also target discrimination against renters with pets, children, or those receiving benefits.
The process has moved at pace since Labour’s 2024 election win. With the party holding 403 seats and a Commons majority of 157, the Bill cleared the House of Commons with minimal resistance. It now faces scrutiny from peers before receiving Royal Assent.
Housing Hand managing director Graham Hayward warns that: “The Renters’ Rights Bill is anticipated to come into law later this year, meaning accommodation providers going to market at that point will be immediately impacted.”
Propertymark flags concern over student lettings and rent in advance
While the Bill is being hailed as pro-tenant, leading industry body Propertymark continues to fight for key landlord protections — particularly where student accommodation is concerned.
“Periodic tenancies sound positive but could backfire for students,” Propertymark said in a recent briefing. “Graduates may overstay, leaving next year’s cohort with fewer options.” The body is lobbying to retain fixed-term tenancy agreements for students, to protect turnover in HMOs and university lettings.
Another sticking point is the proposal to prevent tenants from paying more than one month’s rent in advance. While designed to protect low-income renters, it could penalise those with non-standard income or credit histories. “For some tenants, the ability to pay rent in advance is their only route into the private rental sector,” a Propertymark representative warned.
Low awareness could create chaos without early landlord preparation
A Housing Hand survey of over 1,700 tenants found that 69% were unaware of the Bill altogether, while 75% had no idea how it might affect them. That means more than 3.4 million households across England could be blindsided by the legislation, based on current PRS population figures.
“This legislation represents the biggest shake-up of renting rules in more than three decades,” said Hayward. “Landlords must plan ahead — especially those offering student housing or HMOs.”
Nathan Emerson, CEO at Propertymark, echoed that sentiment: “Both tenants and landlords need to understand the new rules and how they’ll be affected. Propertymark agents are trained and accredited to guide them through.”
What comes next for landlords?
The Renters’ Rights Bill will return to the Lords on 22 April for detailed line-by-line scrutiny. Assuming no significant delays or amendments derail the timetable, it’s likely to become law in autumn 2025.
Landlords are encouraged to audit their portfolios now — reviewing tenancy agreements, void periods, rent structures, and communication processes. HMOs, in particular, will face new layers of compliance, from the ombudsman scheme to the national landlord database.
