On 14 October 2025, the House of Lords reconvened to consider final amendments from the House of Commons in the parliamentary debate process. While several proposals were debated—including exemptions for shared ownership leaseholders and student accommodation—the Lords ultimately accepted the majority of Commons decisions, clearing the way for the Bill to move toward Royal Assent later this month.
This marks a pivotal moment: the Renters’ Rights Bill is now in its final form, with no major changes expected before it becomes law. The reforms are set to begin rolling out from early 2026, giving landlords, tenants, and agents time to prepare.
Here are the key reforms confirmed in the final version of the Bill:
Abolition of Section 21 ‘No-Fault’ Evictions
Landlords will no longer be able to evict tenants without a valid reason. All evictions must now be based on revised Section 8 grounds, such as: • Persistent rent arrears (now defined as three months unpaid) • Property sale or landlord/family occupation • Serious anti-social behaviour or breach of tenancy terms
Introduction of Periodic Tenancies
Fixed-term Assured Shorthold Tenancies (ASTs) will be replaced by open-ended periodic tenancies. Tenants can give two months’ notice at any time, while landlords must rely on legal grounds to regain possession.
Rent Regulation and Tribunal Rights
Rent increases will be limited to once per year and must reflect market rates. These must also be done with a prescribed Section 13 notice giving two months notices of increase. Tenants will have the right to challenge excessive increases at a tribunal, with protections against retaliatory rent hikes.
Decent Homes Standard
For the first time, private rentals must meet the same quality standards as social housing—ensuring homes are safe, warm, and free from damp and mould.
Pets and Tenant Rights
Tenants will have the right to request permission to keep pets, and landlords must consider these requests fairly. This change supports a more inclusive and compassionate approach to renting, recognising the importance of pets in many households.
New Compliance Requirements
Letting agents and landlords must register with a new national database and adhere to stricter documentation and property standards. Councils will have enhanced powers to inspect properties and enforce compliance.
What This Means for Landlords
While the reforms introduce new responsibilities, they also create a more stable and professional rental environment. With clear legal frameworks and support from trusted agents, landlords can continue to thrive.
At Mackenzie Smith Property Lettings and Management, we understand that change can be daunting — but it doesn’t have to be. Our expert team is fully briefed on the Renters’ Rights Bill and ready to:
• Review and update tenancy agreements • Advise on legal grounds for possession • Ensure properties meet the Decent Homes Standard • Support rent reviews and tribunal processes • Help navigate tenant rights and responsibilities • Manage registration with the national landlord database
If you’re a landlord seeking clarity, we’re here to help—warmly, professionally, and proactively. At Mackenzie Smith, we’re proud to be part of your property journey, ensuring our clients are not only compliant but confident. If you have any questions, reach out to our friendly team today. We’re ready to support you with expert advice and tailored property management solutions.
Please contact us on: 01252 514000, or via email compliance@mackenziesmith.co.uk and/or charleneb@mackenziesmith.co.uk
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