As we head into the last quarter of 2025, major legislative change is just around the corner for the Private Rented Sector. The Renters’ Rights Bill is edging closer to becoming law. For landlords (and those considering entering the sector), staying up to date isn’t optional - it will affect your legal obligations, operations, and profitability.

Pride & Property Group is monitoring every twist and turn.

Here’s what’s new this week, where things stand, and what you should be thinking about.

Recent Developments

1. Rental supply pressures
   Rental listings across the market have continued to decline, with fewer landlords bringing new properties forward. This tightening supply is being linked to uncertainty around the forthcoming Renters’ Rights Bill, as well as wider financial and regulatory pressures.

1. Some landlords choosing to exit
   A proportion of landlords are choosing to sell rather than adapt to the anticipated regulatory changes. This trend could reduce available rental homes in certain areas, further increasing competition for tenants.

1. Key parliamentary stage: Ping-pong between Commons & Lords ongoing
   As of early September 2025, the House of Commons rejected almost all of the amendments made by the House of Lords (with the exception of a small number of technical adjustments). The Bill is now back in the House of Lords to consider the Commons’ rejections. This back-and-forth “ping-pong” stage is likely to continue until both Houses agree.

1. Timetable slipping slightly, Royal Assent expected in autumn
   Although there had been hopes for Royal Assent before the party conference recess in mid-September, that now looks less likely. The latest assessments suggest Royal Assent may come later in October or early November 2025.

Commentary from Pride & Property Group Leadership

Sarah Field’s Perspective

"Legislation always brings uncertainty, but it can also raise standards across the industry. The Renters’ Rights Bill is a reminder that property investment should be treated as a long-term commitment, not a short-term gain. By preparing early from updating tenancy processes to strengthening property maintenance -  landlords can actually turn these changes into an advantage. Tenants are increasingly looking for professionalism and security, and landlords who adapt quickly will stand out as trusted providers."

Brendan Field’s Perspective

"I understand why some landlords are worried. The pace of change feels daunting. But I don’t see this as the end of opportunity in the rental market. Instead, it’s a shift in how we need to operate. The fundamentals remain strong: demand for rental homes is higher than ever, and good landlords will continue to see strong returns. The key is to work with an agent who understands the legislation inside out and can protect your interests while keeping you compliant. That’s exactly where Pride & Property Group is focused."

What Is Still Unsettled / Key Issues Landlords Should Watch

There are still several areas of the Bill where the outcome is not yet final. The House of Lords and the Commons remain divided on important details, including provisions for landlords’ carers, evidential thresholds in discrimination cases, and rules around pet ownership. Debate continues around whether landlords will be prevented from re-letting a property for six or twelve months after reclaiming possession, and the final decision will affect how flexibly landlords can manage their portfolios. Pet related rules are another area to watch closely, with disagreements over whether landlords will be able to request an additional deposit to cover potential risks. These unresolved issues mean landlords must stay alert, as even small shifts in wording could have a meaningful impact on their rights and obligations.

What Is Already Certain: Key Provisions Coming

Despite these uncertainties, some provisions are confirmed and will reshape the sector. Section 21 “no-fault” evictions will be abolished, and assured shorthold tenancies will be replaced with rolling periodic agreements. Rent increases will be limited to once per year under Section 13 procedures, with greater scrutiny on fairness. Rental bidding wars will be prohibited to prevent tenants being pushed into competitive offers. A national Private Rented Sector database and landlord ombudsman will be introduced, bringing more transparency and accountability into the system. In addition, landlords will need to ensure their properties meet the Decent Homes Standard, addressing issues like damp, mould and general safety. Finally, blanket discrimination against tenants with children or those on benefits will no longer be acceptable, reinforcing the sector’s move towards fairness and accessibility.

What Pride & Property Group Is Doing

At Pride & Property Group, we are committed to leading the way in compliance and proactive landlord support. Our team is closely monitoring each stage of the Bill’s progress and providing timely updates to clients so that they are always ahead of the curve. We are already reviewing tenancy agreements and advising on best practices to ensure a smooth transition when the new rules come into force. At the same time, we are assessing properties against the Decent Homes Standard to identify any upgrades that may be required. Staff training is underway so our team is fully prepared to implement the new rules, from possession processes to compliance checks. Financial resilience is another key focus, as we help landlords plan for potential changes in yields or additional obligations.

Looking Ahead

Royal Assent is now expected in autumn 2025, with implementation staggered across different provisions. Some changes may take effect almost immediately, while others will be phased in to give landlords and agents time to adjust. Landlords should also prepare for additional secondary legislation and guidance, which will provide more clarity on practical details such as possession grounds and enforcement. The months following Royal Assent will be crucial, as early tribunal cases are likely to set important precedents that influence how the rules are applied in practice.

Why It Matters

For landlords, these reforms represent the most significant shift in decades, changing how tenancies begin, are managed, and come to an end. For investors, the impact will be felt in yields, operating costs, and the balance of risk and reward. For tenants, the changes promise greater rights and stronger protections. At Pride & Property Group, we believe that landlords who take a proactive approach will not only remain compliant but also stand out as leaders in a more professionalised market. By adapting early, reviewing processes, and committing to high standards, landlords can protect their investments and build long-term resilience in a changing sector.

Talk to Us

If you are a landlord or considering entering the rental market, now is the time to prepare. Pride & Property Group is here to guide you through every stage of the Renters’ Rights Bill, from understanding the detail to implementing changes in practice. Get in touch with our team today to discuss how we can support you in protecting your investment and staying one step ahead.