Renters Rights Bill Final Stage Update

The Renters' Rights Bill returns to the House of Commons on 8 September 2025 for consideration of Lords' amendments, the stage commonly referred to as "ping-pong." At this point, the Bill may move back and forth between the two Houses until both agree on the same text, after which it will be sent for Royal Assent. The date now set in the parliamentary calendar means the most significant shake-up of tenancy law in a generation is entering its final phase.

What the Bill covers

The Bill abolishes assured shorthold tenancies and Section 21, making all tenancies periodic by default. It also revises and expands Section 8 grounds for possession, introduces a private rented sector landlord ombudsman, and establishes a national landlord database. Together, these reforms will alter the way landlords grant, manage, and end tenancies.

For landlords, perhaps the most consequential change is the replacement of "no fault" Section 21 notices with strengthened grounds under Section 8. These include selling the property or moving in, but with restrictions such as minimum periods and bans on immediate reletting. The aim is to balance landlords' legitimate reasons for possession with stronger protections for tenants.

Why the 8 September stage matters

The 8 September debate is when MPs will consider the amendments already made in the House of Lords. They may accept, reject or alter them further. If the Lords disagree with the Commons' decisions, the Bill can bounce back, hence the term "ping-pong." Only once both Houses agree on the same wording will the Bill be ready for Royal Assent.

This stage is critical because the final details will shape how landlords can rely on possession grounds, how the ombudsman operates, and the obligations tied to the new property portal. Small changes in wording - such as notice periods or evidence requirements - can have large practical effects.

Sector reaction

Commentators have emphasised the importance of watching this stage closely. Industry group Propertymark noted:

"This process begins on 8 September, when the legislation could bounce between the two as the fine details are hammered out."

Agents and landlord organisations have expressed concern about how quickly the transition will take effect once Royal Assent is secured. Ministers have indicated they favour a single commencement date, meaning landlords may face a sudden and comprehensive change in documentation, notice procedures, and registration requirements.

What comes next

If MPs and peers can reach agreement swiftly, Royal Assent could follow within weeks. Secondary legislation and official guidance will then set out the details and timing of commencement. Until then, the sector is watching closely to see how Parliament resolves the remaining disputes and locks in the final framework.