Key amendments to the Renters’ Rights Bill: August 2025

The Renters’ Rights Bill is now in its final stages and is expected to receive Royal Assent this year. Many anticipate it commencing from early 2026. Currently, the House of Commons is considering several proposed amendments to the Renters’ Rights Bill, which could significantly impact how landlords manage tenancies going forward.

Once enacted, there will be a transitional period to allow landlords time to understand and comply with the new rules. The Government has indicated that they will be running campaigns and publishing material to promote the changes to the Renters’ Rights Bill once it is enacted. This will help to get the relevant information in front of landlords, particularly those who are not members of any landlord associations.

From the Commencement Date, Section 21 ‘no fault’ evictions will be abolished, and all existing Assured Shorthold Tenancies (ASTs) will convert to Assured Tenancies (ATs). There is anticipated to be an exception for cases where a Section 21 notice has been served prior to the Commencement Date, however, there will likely be time limits imposed for landlords to issue proceedings to recover possession.

Three key amendments to the Renters’ Rights Bill, as proposed by the House of Lords, are currently under consideration by the Government. These amendments are as follows:

Amendment 1: Student Lets – Ground 4A

The drafting for Ground 4A, being one of the new Section 8 Grounds, initially only applied to Houses in Multiple Occupation (HMOs) used for student accommodation. However, the House of Lords’ proposed amendment extends Ground 4A to cover any student let property, regardless of whether it qualifies as an HMO.

This change would make it easier for landlords to recover possession of student properties, in circumstances where the property is not an HMO. While Ground 4A contains strict criteria, the proposed amendment is intended to make the Ground more accessible and practical for landlords operating in the student market. Given the importance of student housing, and the insignificance of a property being registered as an HMO as to whether the property is being used for student accommodation, we cannot see that there is any good reason to oppose this proposed amendment.

That said, the Government may veto it and proceed as originally drafted, with this Ground only to apply to HMO student properties.

Amendment 2: Selling Properties – Ground 1A

Another proposed amendment to the Bill relates to Ground 1A, which will allow landlords to serve notice to recover possession of their property on the basis that they intend to sell. Under the current proposals, landlords are restricted from re-letting the property again for 12 months following service of the relevant notice. This measure aims to reduce the misuse of the provision.

However, this presents challenges if a sale falls through, potentially leaving a property vacant for an extended period. To mitigate this, the House of Lords has proposed reducing the restricted re-letting period to 6 months. The House of Commons will decide whether to accept or reject this proposed amendment, which seeks to balance landlords’ flexibility with tenant protections.

Amendment 3: Pets in Rental Properties

Under previous drafting of the Bill, it was included that landlords must not unreasonably refuse a tenant’s request to keep a pet, but that they could require pet insurance to be in place or paid for to cover potential damage to the property. However, more recently, this drafting was amended to remove the ability for landlords to require pet insurance.

The House of Lords have proposed an amendment, such to allow landlords to instead collect a pet deposit equivalent to three weeks’ rent. It was considered in the House of Lords that it was important to allow landlords to have something in place to protect against potential pet damage.

However, this raises further questions: would the pet deposit need to be protected in the same way as traditional deposits and how does this align with the Tenant Fees Act 2019 which banned pet deposits? Many within the sector view pet insurance as a more balanced solution, but it remains unclear whether the House of Commons will support its reinstatement, or the proposal of pet deposits, or whether they will proceed with there being no included protection for landlords on this.

Amendments to the Renters’ Rights Bill: In conclusion

While it is not yet law, the proposed amendments to the Renters’ Rights Bill offer crucial insight into the evolving expectations for landlords. Key issues such as student tenancies, property sales and pet ownership will require careful understanding and compliance planning.

Until the Bill is enacted and commenced, landlords must continue to operate under the existing rules, including lawful use of Section 21 notices, and continue to stay informed on the relevant compliance processes.

If you’re a landlord concerned about these upcoming changes or need assistance with recovering possession of your property, our experienced team is here to help you navigate the new regulations and ensure you’re properly prepared. Please don’t hesitate to get in touch with one of our experienced landlord and tenant property experts.

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