By this point, just about everyone had expected the Renters' Rights Bill to have become law. In this blog we look at what’s happened and where we are now. We’ll also look at the next steps and the likely timeframe within which it actually will become law.
We’re now in a phase called ‘ping-pong’, a colloquial name given to the last stages of a bill's passage before it becomes law. During this phase of a bill’s passage, the two Houses (Commons and Lords) bounce the bill to each other, exchange debate and see if they can agree on the text and various amendments that, during the previous stages of the bill’s passage through parliament, each has suggested be made to the wording of the bill.
The first round of ping-pong took place on September 8 when the Commons rejected just about all of the amendments as had been proposed by the Lords. The next round of this process will see the bill being returned to the Lords for consideration of those rejections.
Exactly when that will happen is uncertain and depends on the Lords’ diary. Parliamentary diaries and schedules are always busy with a multitude of competing laws and debates all vying for time.
We do know that both the House of Commons and the House of Lords are currently in recess (the Commons for the party conference season). Each House returns on 13 October so we can probably expect to see a date in the Lords’ diary fairly shortly after that.
At that point, the Lords must decide whether to oppose the Commons’ rejections or concede to them. Conceding will mean that the contents of the bill are agreed, which, by definition, means no more debate is necessary and the bill will then be handed back to the Commons for Royal Assent, the stage at which the bill is declared law and becomes what will be known as the Renters’ Rights Act 2025. Barring any further delays, that seems likely to happen in the second half of October or perhaps early November.
Of course, that is not the complete picture. Just because a bill becomes law, does not mean it comes into effect immediately. Each new bill contains what is known as a ‘commencement date', which is the date on which it actually comes into force. The reason for delayed implementation is to give notice to those affected by the new law so they can prepare. The Government is on record as saying that it will provide sufficient time in which to allow a smooth transition from the old law to the new. Quite how long they consider is necessary to enable this is uncertain, with estimates ranging from three months (January 2026) to six months (April 2026).
As the bill receives Royal Assent and the Government issues further guidance before the commencement date, we will keep you informed of developments.
