Renters Rights Bill in "ping pong" phase

Renters Rights Bill in "ping pong" phase - Sept 2025

On 8 September 2025, the House of Commons considered amendments made by the House of Lords, marking the beginning of what's known as the "ping pong" phase - where both Houses sift through each others final amendments for agreement on the final text. This is a critical juncture in its parliamentary journey as we enter the final stages.

The government rejected all amendments apart from its own during the Commons consideration, which means the Bill has been sent back to the Lords for further review. This back-and-forth process will continue until both Houses agree on the final version, after which it will proceed to Royal Assent.

There is a strong push for the Bill to receive Royal Assent before the Labour Party conference on 28 September 2025, indicating the government's urgency to finalise this legislation. However, the implementation timeline remains uncertain, with the government promising an implementation period but no definitive dates confirmed yet.

Here are the key things landlords need to know, how far things have progressed, and why for most who already follow good practice, the impact should be manageable.

Key provisions in the bill (lords amendments & common ground)

Despite the parliamentary amendments process, the core elements of the Renters Rights Bill that we've been tracking remain largely intact:

Abolition of “no-fault” evictions (section 21)

Section 21 will be removed, meaning landlords will need to rely on other grounds (section 8) such as rent arrears, antisocial behaviour, breach of tenancy, or a genuine need to sell or move in.

Fixed-term assured shorthold tenancies (ASTs) become periodic tenancies

ASTs will be replaced with periodic tenancies as the default. That means tenants won’t face an automatic fixed end date, but landlords will still be able to regain possession for clear reasons.

Rent increases and fairness

Rent reviews will be restricted (usually once per year).
Tenants will have the right to challenge increases through tribunal if they’re unfair.
Landlords cannot encourage bidding wars or accept offers above advertised rent.
Upfront rental payments will be prohibited.

Possession and regaining property

Section 8 grounds will remain for breaches, arrears and misconduct. New or revised grounds for selling or moving in will be clarified.

Standards, enforcement and databases

Stronger enforcement powers for local authorities.
A private rented sector database for transparency.
Potential reforms around deposits and allowing pets.

Lords amendments rejected by the Commons

Here are some specific amendments from the House of Lords that were rejected by the Commons on 8 September 2025 (or otherwise disagreed with), along with their key issues.

Extra pet deposit – Lords wanted landlords to be able to charge up to 3 weeks’ extra rent as a pet deposit.

❌ Rejected: government said it would create unfair cost barriers for tenants.

Criminal burden of proof for enforcement – Lords wanted councils to use the criminal standard when prosecuting breaches (like rental bidding).

❌ Rejected: government said this would make enforcement unworkable.

Re-letting after sale ground – Lords tried to shorten the period from 12 months to 6 months before a landlord can re-let after using the possession ground for intention to sell if they are then unsuccessful with the sale or it falls through.

❌ Rejected: government kept the 12 months to prevent misuse.

Shared ownership exemption – Lords wanted shared-owners exempted from re-letting restrictions.

❌ Rejected: government said it undermined tenant protection.

Decent Homes Standard for MOD housing – Lords wanted service family accommodation brought under local authority inspections.

❌ Rejected: government argued it was impractical for secure defence sites.

Carer ground for possession – Lords wanted a new ground so landlords could evict to house a carer for themselves or family.

❌ Rejected: government said it was too broad and lacked evidence.

Other grounds wording tweaks – Some Lords amendments (like no. 67) were rejected in favour of government’s own “amendments in lieu.”

In summary, none of the Lords’ tenant-friendly or landlord-friendly extras survived. The Bill is progressing largely as the Government originally drafted. Key landlord rights (repossession for arrears, breach, selling, or moving in) remain untouched.

What’s still being finalised?

The date the bill will receive Royal Assent (likely late 2025 or early 2026) and the date measures will take effect.
Details of transitional arrangements for existing fixed-term ASTs.
The balance between tenant protections and landlord rights, particularly around notice periods and repossession grounds.
When the Bill is finally passed and becomes an Act of Parliament that will not immediately abolish section 21 notice. The relevant parts of the Bill will not come into force until a ‘commencement order’ is made by a Government minister.

What this means for landlords

Landlords who already maintain high standards will find themselves well-positioned under the new framework. The Bill's focus is primarily on addressing poor practice rather than penalising professional operators. If you already adhere to best practice with the following:

Keep tenancy agreements clear, current and compliant,
Appoint a reputable to secure suitable tenants, reference them etc
You/your agent visits the property regularly
Give fair notice for rent increases,
Maintain properties to a good standard,
Safety compliance
Hold Rent Guarantee and Legal Protection insurance
Use section 8 appropriately, and
Avoid unfair or excessive upfront costs,

…then most of these changes won’t feel dramatic. You’re already doing what the law is now pushing all landlords to do.

If you are concerned about any of the above or feel you have may have let a few areas slip, it's not too late to talk to us and get things back on track to ensure you are fully compliant and in the best possible position as a landlord. The forecast remains optimistic for landlords with property very much still regarded as a worthwhile and rewarding long term investment.

Where landlord protections remain

The Bill maintains clear routes to regain possession when necessary:

You can still regain possession for arrears, breach, antisocial behaviour, or if you need to sell or move in.
Rent reviews remain possible, with proper notice and fairness.
Landlords who already maintain properties well will not need to make significant changes.

Practical next steps and checklist for landlords

At Sandersons UK we’re monitoring every stage of the bill and preparing so that landlords we represent stay compliant and confident. Here’s a simple checklist to help you get ready:

Checklist for landlords

Review tenancy agreements – Tenancies will lapse onto periodic from the current agreement you have
Visit property & check compliance– Visit your property and check compliance is up to date
Plan for rent reviews – work with a reputable agent who understand fair market rents with increases no more than once per year.
Audit property standards – ensure your property meets all current safety and compliance requirements.
Check deposit handling – ensure all deposit compliance has been met, particularly if you've extended the tenancy.
Communicate early – Maintain good communication with your tenants if self-managing or with your agent.
Keep updated – follow our updates so you know when commencement dates are announced.
Rent Guarantee & Legal Expenses insurance- some agents allow you to put this in place retrospectively so would be worthwhile if you have any concerns

Next steps...

The Renters’ Rights Bill is one of the most significant changes the lettings industry will face since the 1988 Housing Act, but landlords who already follow best practice will find much of it familiar. You’ll still be able to regain possession where justified, rent reviews are still possible and good property management will remain the safest way to stay compliant.

We’ll continue to keep you updated as the bill moves forwards. Once Royal Assent is achieved, we'll have greater clarity on implementation dates and can begin the practical preparation phase. We'll continue to provide regular updates as developments unfold.

We know this period of legislative change can feel uncertain. If you have specific questions about how the Renters Rights Bill might affect your portfolio, please don't hesitate to contact our team. We're here to ensure you're fully prepared for whatever changes lie ahead.