The government’s Renters’ Rights Bill is facing another delay. Once expected to pass into law later this year, the long-anticipated Renters’ Rights Bill is now facing delays, with key reforms unlikely to come into force until well after the originally expected late-2025 timeline. While the extra time gives landlords more breathing room, it also prolongs uncertainty for both property owners and tenants.
In this update, we’ll break down what’s behind the delay, outline the key changes still on the table (including new rules for student lets), and explain how the phasing of existing tenancies is likely to work once the bill becomes law.
Why is the bill delayed?
The Renters’ Rights Bill is one of the most significant pieces of housing legislation in decades. It proposes to:
Abolish Section 21 “no-fault” evictions
Replace fixed-term assured shorthold tenancies with rolling periodic tenancies
Strengthen tenant rights and introduce new landlord obligations
However, despite broad political support for tenant protection, the bill has encountered pushback in the House of Lords, particularly around how the new system would work in practice. The government has also faced a packed parliamentary schedule, making it difficult to move the bill forward at speed.
The official line is that the delay will allow more time to “get the details right”. For landlords, this means longer to operate under the current rules, while still needing to prepare for significant future changes.
Student tenancies – a partial exemption but with limits
One of the most debated amendments relates to student rentals. Under the current draft, the government recognises the need for a model that fits the academic calendar.
The exemption: Purpose-built student accommodation and HMOs with three or more bedrooms will be allowed to regain possession in line with the end of the academic year.
The catch: Smaller student lets, such as two-bed flats or houses, are not covered. Landlords in this category would need to operate on rolling tenancies, making it harder to guarantee availability for the next intake of students.
This could prompt some landlords to step away from the student market altogether, potentially pushing rents higher due to reduced supply. For London, where demand from students is already intense, this is a market trend worth watching.
How will existing tenancies be phased in?
A key concern for landlords is what happens to current agreements when the bill passes.
Once enacted:
All new tenancies will be periodic from the start.
Existing fixed-term tenancies will convert to periodic tenancies on a phased basis—likely over the course of 2026.
The government has not yet confirmed exact switchover dates, but early guidance suggests a transition period of several months to help landlords and agents adapt.
This means that landlords will have time to review contracts, update processes, and communicate with tenants before the changes take full effect.
What should London landlords do now?
While the legislation is in flux, it’s sensible to:
Keep informed – Watch for the next round of parliamentary updates expected in autumn 2025.
Review your portfolio – Identify which properties might be affected by the student exemption rules.
Plan for flexibility – Update tenancy agreement templates in anticipation of rolling contracts.
Budget for compliance – Factor in possible costs such as new portal registrations, tribunal processes, or property upgrades to meet enhanced standards.
Communicate early – Let tenants know that changes are coming to build trust and reduce potential disputes.
At Letio, we see this delay as an opportunity for landlords to prepare, rather than a reason to pause. Our advice is to use the time to review your tenancy structures and think about whether your portfolio is optimised for the new legal framework.
We’ll continue to monitor developments closely, providing clear guidance as the Renters’ Rights Bill moves through Parliament. By acting early, landlords can ensure they remain compliant, competitive, and confident in the new rental landscape. Whether you own a single rental property or a large portfolio, the key is to be proactive, not reactive.
Letio is here to make sure you’re ready for the changes – cutting through the complexity and keeping your lettings business running smoothly, whatever the legislative timetable. Need support? Get in touch with the Letio team today!
