Property experts scheduled to appear at an upcoming National Landlord investment Show have outlined a likely timetable for the progress of the Renters Rights Bill into law.

The Bill returns to the House of Commons on Monday September 8 with high expectation that the government wants it passed into law in time for Housing Secretary Angela Rayner to announce it at the Labour conference, beginning on September 28.

Property Checklists expert Kate Faulkner says: “We are now at the final stage: Consideration of Amendments. Although the Bill could technically go through a period of ‘ping pong’ between both Houses, it’s likely this will be cut short so Royal Assent can be granted before the end of September.”

She adds: “It’s important to understand that Royal Assent does not mean immediate changes. Private Rented Sector (PRS) experts have requested a grace period before certain provisions are enforced and some measures, like the proposed PRS database, are likely still a long way off.”

She forecasts that while the Bill will likely receive Royal Assent and pass into law before the Labour conference the earliest likely implementation date would be January 2026 or more likely March or April.

Paul Shamplina, founder of Landlord Action, states: “It’s obvious that the first measures to be rolled out will be the abolition of Section 21 ‘no-fault’ evictions, the shift to open-ended periodic tenancies, and stronger Section 8 grounds for possession. 

“Alongside that, we will see limits on rent increases to once a year through a Section 13 notice, an end to rent bidding wars, a ban on asking more than one month’s rent upfront, plus new rights for tenants to request pets and protection from discrimination. The big question is whether the government will put proper investment into the court system to cope with these changes, which does not appear to be the case at the moment. Without it, landlord confidence will really suffer.”

Allison Thompson, head of lettings for LRG (formerly Leaders Romans Group) comments: “The Bill is expected to apply to new tenancies from day one – including the Rent Increase Amendment, which will immediately change how rents are reviewed and negotiated. While the details on existing tenancies are still to be confirmed, these measures will likely be phased in over time. 

“Other elements, such as the Decent Homes Standard, the Ombudsman, the Landlord Portal and Awaab’s Law, are likely to follow once the infrastructure is in place, reflecting the scale of operational change required. But landlords and letting agents need to be preparing now – especially for reforms that will affect their tenancy agreements and rent review processes from day one.”

And Susie Crolla, managing director of The Guild of Letting & Management, adds: “I believe that mandatory membership to the Landlord Ombudsman Service, along with the tenant’s right to request pets, the restriction to prevent landlords from requesting more than one month’s rent in advance, prohibiting landlords from accepting above the advertised rent and rental bidding, as well as the preventing discrimination against tenants in receipt of benefits and with children are also likely to be implemented on 1st April 2026.”

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