Renters’ Rights Bill – Anyone for ping pong?
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The Renters’ Rights Bill is reaching the final stages of its parliamentary journey. With the Committee Stage completed on 15th May, the Bill will move to the Report Stage in June, prompting speculation that, with a following wind, it could receive Royal Assent before the Summer recess at the end of July.
The Bill proposes sweeping reforms, including the abolition of fixed term assured and assured shorthold tenancies, the end of “no-fault” evictions under section 21 of the Housing Act 1988, and the introduction of a new periodic tenancy regime. Crucially, implementation will take place on a single “big bang” commencement date after which all new and existing tenancies will convert to periodic tenancies, allowing tenants to terminate on two months’ notice at any time.
Due to the wide-ranging nature of the reforms, there has been an unprecedented interest in the Bill’s progress. However, we remain in the dark as to which, if any, of the amendments proposed during the committee stage will be accepted and, crucially, when the new regime will commence.
The committee stage in the Lords has been rigorous, with peers examining the Bill line by line over seven days. A significant number of amendments were proposed covering a wide range of issues, though only a small number are likely to garner the cross-party support required for adoption.
The Bill will now enter the “ping pong” phase, the process by which it will bounce between the Commons and the Lords as each House considers the other’s amendments. This stage can be swift or protracted, depending on the level of disagreement. Assuming consensus can be reached, the way will then be set for the Bill to receive Royal Assent.
Despite concerns about the court system’s capacity to handle an anticipated increase in possession proceedings, the Government has explicitly stated that it remains committed to ensuring the courts are adequately prepared—but does not intend to delay the reforms.
Implementation will therefore take place on a single “big bang” commencement date, to be specified by the Government following Royal Assent. Indications so far suggest that there will be a short transition period to allow the new regime to be implemented “smoothly” and in a “responsible manner”. This will provide time for the Government to prepare and publish the substantial volume of regulations and statutory guidance required and for those in the residential lettings sector to digest and prepare for the changes.
While a transition period of, say, 12 months would be welcomed by those tasked with responding to the new regime, it seems more likely that the Government will press ahead with a commencement date of late 2025 or early 2026, in order to deliver on a key manifesto commitment.
