Renters Reform Bill vs Renters' Rights Act 2025: What Changed
← Part of Landlord Laws & LegislationThe Renters (Reform) Bill was the Conservative government's attempt at private rented sector reform. It fell at the 2024 general election and was replaced by Labour's Renters' Rights Bill, which received Royal Assent on 27 October 2025 as the Renters' Rights Act 2025. This page explains the relationship between the two, the differences, and where landlords should look now.
What the Renters (Reform) Bill was
The Renters (Reform) Bill was the Conservative government's attempt at private rented sector reform, introduced in May 2023. It promised the abolition of Section 21, an end to fixed-term tenancies, the introduction of a PRS Database, and a PRS Landlord Ombudsman. The Bill made significant progress through Parliament but did not become law before the July 2024 general election was called, and it fell at dissolution.
What replaced it
The Labour government reintroduced and expanded the legislation as the Renters' Rights Bill in September 2024. The new Bill retained the core architecture of the previous Bill but went further on several points — notably the rent in advance cap (one month, after signing only), the explicit ban on rental bidding, and the broader scope of new Section 8 grounds.
The Renters' Rights Bill received Royal Assent on 27 October 2025 and is now the Renters' Rights Act 2025. The main provisions came into force on 1 May 2026.
The key differences
- Court-readiness condition removed. The previous Bill made Section 21 abolition contingent on the court system being judged ready to handle the increased Section 8 caseload. The Act removes this condition; abolition was not delayed.
- Rent in advance capped. The previous Bill did not address rent in advance. The Act limits it to one month and only after signing.
- Rental bidding banned. Express prohibition on landlords or agents accepting offers above the advertised rent.
- Stronger anti-discrimination provisions. Express prohibitions on refusal of tenants with children or in receipt of benefits.
- Expanded Section 8 grounds. Grounds 1A (sale), 4A (student HMOs), and several technical grounds were added.
What landlords should look at instead
The Renters (Reform) Bill is now of historical interest only. The current law is set by the Renters' Rights Act 2025, as it amends the Housing Act 1988. For practical guidance:
- Renters' Rights Act 2025 — full guide — the current legal framework.
- Housing Act 1988 — the foundational statute, as amended.
- Section 8 — possession under the new regime.
- Rent increases — Form 4A procedure.
Authoritative sources
Common questions
Is the Renters (Reform) Bill the law now?
No. The Renters (Reform) Bill fell when Parliament was dissolved for the July 2024 general election and never became law. It was replaced by Labour's Renters' Rights Bill, which received Royal Assent on 27 October 2025 as the Renters' Rights Act 2025. The Act's main provisions, including the abolition of Section 21, took effect on 1 May 2026.
What is the single biggest practical difference for landlords compared with the old Bill?
The previous Bill made abolishing Section 21 conditional on the courts being ready to handle the extra Section 8 caseload, which risked delaying it indefinitely. The Renters' Rights Act 2025 removed that condition, so Section 21 abolition went ahead on 1 May 2026 without being tied to court readiness.
Where should a landlord look for current guidance instead of the old Bill?
The Renters (Reform) Bill is now historical only. For the law as it actually stands, see this page's "What landlords should look at instead" section, which links to our full Renters' Rights Act 2025 guide covering the current framework as it amends the Housing Act 1988.