The Renters' Rights Bill: What's Going On and What It Means for Landlords and Tenants

The Renters’ Rights Bill has been in the spotlight for quite a while now, and it’s still making its way through Parliament. If you’re a landlord, tenant, or just someone keeping an eye on the property market in Norwich or beyond, it’s worth understanding where things stand - and what’s likely coming next.

So here’s the latest.

Still in Progress: What’s Happening Now?

The bill is heading back to the House of Lords on 1st July, where it will start its Report Stage - basically a final stretch of detailed review and debate. There will be further sessions on the 7th and 15th July, but here’s the catch: Parliament goes on its summer break (aka “summer recess”) from 22nd July until 1st September.

That gives just seven days after the last debate before everything pauses. So, in short - it’s very unlikely the bill will become law before September.

What Will the Bill Actually Do?

Once it finally becomes law, the Renters’ Rights Bill will bring in some major changes, including:

• Scrapping Section 21 “no-fault” evictions - meaning landlords will no longer be able to evict tenants without giving a reason.
• New grounds for eviction - landlords will need to use clear legal reasons to regain possession.
• A national database of landlords - more transparency across the board.
• A mandatory ombudsman - all landlords will need to sign up, helping resolve disputes.
• The end of fixed-term tenancies - all tenancies will be periodic by default.

It’s big stuff. And while the aims are about improving security for tenants, there are some serious concerns for landlords that haven’t been fully addressed yet.

Key Issues Still on the Table

Groups like the NRLA (National Residential Landlords Association) have been raising concerns with lawmakers. At Pearl Lettings, we’ve been following this closely too. Here are some of the sticking points that needs a closer look:

• Student Lets at Risk: The bill currently includes a new possession ground for student HMOs - but not for one- and two-bedroom properties, which many students also rent. With a shortfall of around 600,000 student beds across the UK, that’s a potential problem. There’s a push to extend this rule to cover all types of student accommodation so landlords aren’t left stuck between academic years.
• Rent Tribunals Could Be Swamped: Tenants will be able to challenge rent increases through a tribunal. In theory, this is good - it gives tenants a route to fairness. But if everyone starts using it, tribunals could be overwhelmed. The call now is for a ‘triage’ system to make sure only valid, market-based claims go through. Otherwise, we’re in for a long backlog.
• Arrears Rules May Cause Strain: Under the bill, tenants could build up three months of arrears before a landlord can serve notice - and even then, the notice period will go from two weeks to a month. Plus, if the arrears are caused by a delay in Universal Credit, they won’t count at all. Landlords are calling for the existing two-month threshold and shorter notice to be kept. Understandably so - long arrears periods can create real financial stress.
• The Court System Needs Help: With Section 21 gone, any eviction will need to go through the courts. But the current wait time for possession cases? Around six months. If we’re moving to a court-based system, there’s going to need to be more funding, more judges, and quicker turnarounds. Some in the Lords are pushing for a formal review of how this change will affect the justice system - something we definitely support.

So, When Will It Happen?

That’s the big question. There’s no official date for the bill’s final stage in the Lords (the third reading), and once that’s done, it still needs to go back to the Commons for approval of any changes before it can become law.

Realistically, the soonest we’ll see the bill get Royal Assent is this autumn. After that, there will be a rollout period - so don’t expect changes to hit until late 2025 or even 2026.

So Should Landlords Be Doing Now?

If you’re a landlord, now’s the time to get your house in order - literally. We recommend:

• Making sure your tenancy agreements are compliant and up to date
• Keeping clear records of communication and payments
• Preparing for the possibility of court-based possession proceedings in the future
• Staying flexible with rental terms, especially if you’re letting to students

At Pearl Lettings, we’re here to help you navigate all of this. Whether you’ve got questions about how the bill might affect you, or just want someone to take the stress of property management off your hands, we’ve got your back.

Final Thoughts

The Renters’ Rights Bill is still working its way through Parliament, and while it’s not law yet, change is coming. The key is being informed, prepared, and supported by a team that knows the landscape - and that’s exactly what we offer at Pearl Lettings.

Got questions? Want a chat about how this could affect your property? Just give us a call. We’re always here to help - no jargon, no pressure.