The Renters’ Rights Bill was first introduced to parliament as the Renters’ (Reform) Bill in May 2023, and will stand as perhaps the lasting legacy of now erstwhile housing secretary, Angela Rayner. It has since been simmering in the background, promising a substantial overhaul of the UK’s lettings landscape. In the United States, the wing mirrors of certain cars bear the inscription, “Objects in the mirror may be closer than they appear”. To an extent, this may be what’s happening in the minds of some landlords and tenants.

As at the time of writing, the proposed legislation has completed its final stages of parliamentary scrutiny and is expected to become law shortly. Despite earlier speculation that the bill might be diluted, all amendments proposed by the House of Lords were rejected during the final rounds of parliamentary ‘ping pong’. This culminated in a brief debate in the House of Commons, which had already indicated support for the remaining provisions, and the bill will enter statute with minimal changes. The bill will now proceed to Royal Assent, and following this, we should receive the date for implementation which remains uncertain at this stage.

But, make no mistake, it is coming. Landlords and tenants will undergo a shift in their experience of the market, which for some will feel more radical and imminent (albeit, the government will likely implement some kind of grace period). For example, the removal of Section 21 'no fault' evictions will be particularly impactful. Yet, the data does not suggest that this prospect has caused a mass exodus of landlords at this point. Of Savills tenancies that ended in 2024 and 2025 so far, 38% were due to the landlord selling up, and of those, only a far smaller proportion of 6% cited the Renters’ Rights Bill. In a separate survey of our agents, 29% reported that landlords viewed the new regulations as their primary concern.

Meanwhile, our prime index figures at the end of September show a mild return to quarterly growth in prime central London (0.7%) specifically, in outer prime London (0.6%), and across the prime regions (0.2%), suggesting the impact is still yet to be felt. The strongest growth was across regional towns and cities at 1.9%, and within that catchment, most notable for flats at 2.5%, driven in part by a seasonal return of international students.

A number of landlords may seek to reassess their position once the Act becomes reality. Others will stand their ground and seek to get up to speed on how these changes will cause the lettings market to evolve. Moreover, a weak sales market – which has driven average gross yields in prime London up by 0.7% since before the pandemic – may reduce the opportunity to exit the rental market.

To continue the automotive metaphor, just as traffic-calming measures change the way drivers navigate roads, so the new regulations will reshape how the lettings market operates. Simply put, while the law will change, the fundamental demand from tenants will persist, just in a different context. Below, we consider the potential consequences of the Act, both intended and otherwise.

This information reflects the latest draft Renters’ Rights Bill as at 27 October 2025. The bill remains subject to further amendment as it progresses through the Parliamentary approval process in the lead-up to it receiving Royal Assent and becoming law, which, per the latest government estimates, is expected to be in spring 2026. Your local Savills office is able to assist you with the latest information.

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Understanding the Renters’ Rights Bill

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