Landlords across England and Wales may have more time than expected to prepare for sweeping changes to the rental sector, as the government’s flagship Renters Reform Bill appears unlikely to become law before autumn—potentially pushing implementation into early 2026.
The next legislative stage of the bill is due to begin in the House of Lords on 1 July, with three sittings scheduled before Parliament rises for its summer recess on 22 July. With just a narrow window for the Bill to return to the Commons before the break, the National Residential Landlords Association (NRLA) now warns that Royal Assent may not be granted until September at the earliest.
In a statement issued this week, the NRLA said: “Should Royal Assent be delayed until after the recess, it will happen in September at the earliest. The government has remained tight-lipped as to when the commencement date will be… however, this is generally no earlier than two months after Royal Assent.”
That timetable puts the earliest possible implementation in November. However, the NRLA cautioned that even this may be optimistic, suggesting the reforms “could conceivably be [delayed until] the new year.”
Reprieve for Landlords Amid Sweeping Reforms
The Renters Reform Bill is set to overhaul the private rented sector with changes including the abolition of fixed-term tenancies in favour of open-ended periodic ones, the introduction of a Decent Homes Standard for private rentals, and the launch of a national landlord property database. While the new tenancy framework would come into force immediately upon commencement, certain measures will require secondary legislation to implement.
In light of the looming regulatory overhaul, the NRLA is calling on the government to introduce a buffer period of at least six months between the finalisation of secondary legislation and the reforms taking effect.
“This is to allow landlords time to adjust and put new systems in place,” the association said.
Ministers Hold Firm, Sector Pushes Back
Housing Minister Matthew Pennycook has indicated the reforms will apply universally from day one. “Upon the commencement date, the new tenancy system will apply to all private tenancies—existing tenancies will become periodic, and any new tenancies will be governed by the new rules,” he told Parliament.
However, the government’s “all at once” approach has prompted concern across the industry. Many landlords and letting agents argue that they need time to understand the regulatory implications—particularly in relation to compliance, possession procedures, and tenancy transitions.
With the Bill’s Report Stage in the Lords set to begin next week, industry figures will be watching closely for any last-minute amendments, particularly concerning the controversial abolition of Section 21 ‘no-fault’ evictions and changes to possession grounds.
Political Implications Loom
The potential delay may carry political significance. If the Bill passes in early autumn, the Labour Party could highlight the reforms during its annual conference in late September, positioning them as a win for renters’ rights ahead of a possible general election.
For landlords, however, the postponement presents a critical—if brief—window to prepare. As one of the most consequential pieces of housing legislation in recent memory inches toward the statute books, those in the sector now face a narrowing—but vital—opportunity to adapt their policies and practices to a new regulatory landscape.