News
Renters’ Reform Bill Unlikely to Progress Until Mid-October
Tuesday 16th September 2025
The Renters’ Reform Bill is not expected to move forward in Parliament until at least mid-October, after the conclusion of the main political party conferences, according to some property law experts.
Last week, the government rejected all amendments made by the House of Lords. As a result, the Bill has now entered the so-called "ping pong" stage — where the Lords may revise their proposed changes and send them back to the Commons for further consideration.
Legal professionals suggest that while some Lords amendments will likely be resubmitted, it’s unlikely that the government will agree to significant changes at this point.
There is also little room for new proposals. Only amendments directly related to those already debated and rejected can now be considered. Claims that a new Lords amendment could bring back Section 21, for example, are considered procedurally impossible under current parliamentary rules.
Royal Assent Possibly by Late October
It is expected that the Bill could receive Royal Assent around the end of October. Following that, new enforcement powers for local councils would come into effect automatically after a two-month window — likely around the end of the year.
However, some legal analysts are sceptical that the government will offer a full six-month lead-in time before implementing the more significant reforms, such as the abolition of Section 21, the end of Assured Shorthold Tenancies (ASTs), the removal of fixed-term tenancies, and changes to rent increase procedures.
These major changes could come into force in early spring 2026 — possibly sooner — while other elements, such as the new national landlord database, redress schemes, Awaab’s Law, and updates to the Decent Homes Standard, are not expected until the latter part of 2026.
Limited Timeframe for Landlords
Experts warn that once the Bill is passed, the timeline for the private rented sector (PRS) to adapt will be tight — particularly with the Christmas period falling in the middle of the transitional phase.
“There’s a considerable amount for landlords and letting agents to prepare for in a relatively short time,” one legal source noted. “With the festive season likely to cause delays, the pressure will be on.”
Need an agent to help you navigate the new legislation - look no further, speak with AFFINITY today! 01908 639098 / info@affinity-lettings.co.uk