Update on the Renters’ Rights Bill

What is happening in July 2025 with the Renters’ Rights Bill

The Renters’ Rights Bill entered its Report Stage on 1 July 2025, with two more sittings scheduled for 7 July and 15 July—these will be the last opportunities for peers to propose and debate amendments before the summer recess on 22 July. Given parliamentary timing, Royal Assent is now expected in autumn 2025, with implementation most likely at the end of the year or early 2026.

July’s sittings are the final venue for peers to shape the bill, and look at key practical details such as database functionality, insurance needs, eviction grounds, and implementation timelines.  The aim is to resolve these matters during this period.

The outcomes will determine if the Renters’ Rights Bill becomes not just a manifesto promise, but a balanced, workable legal framework for millions of tenants and landlords across England and Wales.

July marks a make-or-break phase of the Renters’ Rights Bill in the House of Lords. With its fate now tied to Report Stage debates, the forthcoming sittings are where the delicate balance between tenant security and market viability will be fine-tuned. Expect fierce scrutiny over supply safeguards, court readiness, student and vulnerable tenant protections, database tools, pet policies, and the phasing of enforcement. The weeks ahead may well define the future of renting in the UK.

Key Themes and Amendments under Debate

Since the Committee Stage in May, several priority issues have emerged that are being revisited during July’s discussions:

Protecting rental supply

Peers remain concerned that ending Section 21 no-fault evictions could push small landlords out of the market, shrinking rental availability and increasing costs. Proposals include safeguards for landlords with fewer than five properties, plus a statutory review clause requiring evaluation of the bill’s impact on supply, rents, tenancy stability, and social housing needs within two years of Royal Assent.

Court and tribunal readiness

The shift away from Section 21 means landlords must increasingly use Section 8 grounds and the courts—yet the courts are already overstretched, with consideration for the impact on the court, and clearer planning for court resource capacity during Report Stage.

Advance payments and vulnerable tenants

The bill’s cap on advance payments at one month remains contentious with a worry that this will disadvantage self-employed renters, international students, and those with limited credit history, groups that landlords often require upfront payment from.

Pet policy and database transparency

The Amendment debate has focused on pet ownership and how “reasonable grounds” are defined, consent withdrawal, and requirements for pet insurance . There’s also a push to enhance scope of the proposed PRS (Private Rented Sector) database, with peers advocating for:

• Use of UPRNs for consistency
• Recording tenancy disputes with outcomes
• Including landlord/agent data for accountability.

Are You Currently Dealing with a Residential Property Dispute?

If the issues raised within this article are applicable to you or someone you know, you may wish to speak with a property dispute lawyer to discuss your legal options.

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