The Renters’ Rights Act 2025: a guide for private landlords in England

Although it received Royal Assent on 27 October 2025, none of the substantive provisions of the Act are yet in force. The Act sets the framework for the new regime, but significant further regulations are needed for the Act to be fully brought into force. The exact timetable for these further regulations is unknown but the government has confirmed that it will set out its plans for implementation as soon as possible.

It is important that landlords and agents are prepared for the new regime in advance given the extent of the changes and the fact that certain provisions require action within a short timeframe of the Act coming into force. In this respect, in this guide, we explore what the Act means for private sector landlords in England. Other features of the Act, such as its relevancy to the social rented sector and rental markets in Wales, are not in scope of this guide.

• Security of tenure
• Termination rights
• Grounds for recovering possession
• Student lettings
• Impact on rent reviews
• Advance rental payments
• Tenant deposits
• Prohibition on rent ‘bidding wars’
• Prohibition on discrimination against tenants on benefits or with children
• Right to keep pets with landlord’s consent
• Awaab’s law and the Decent Homes Standard
• Compulsory registration of landlords
• Landlord redress scheme
• Information to be provided to tenants
• Penalties for non-compliance
• Timing

The effect of the Renters’ Rights Act on security of tenure

The Renters’ Rights Act abolishes assured shorthold tenancies (ASTs), and ‘no-fault’ section 21 evictions with them, and, with some notable exceptions, makes all “short term” residential tenancies periodic, with a landlord only able to terminate them by citing a reason from an enhanced menu of grounds under section 8 of the Housing Act 1988. On the other hand, tenants can walk away for any reason, at any time, on giving the usual notice to quit under a periodic tenancy. This will normally, but not always, be not less than two months’ notice to expire at the end of a ‘rent period’, which is usually a rent payment date. 

The Act builds on the Renters (Reform) Bill introduced by the previous government which didn’t make it onto the statute book before the UK parliament was dissolved for the 2024 general election. Whilst the Act reflects core themes of the previous Bill, it makes additional and more far-reaching changes. The shift in the naming convention, from Renters (Reform) to Renters’ Rights, is important to keep in mind when considering the overall framework and the policy behind it.

The approach that the Act introduces in respect of tenancies is very similar to that adopted in Scotland in 2017 when private residential tenancies (PRTs) were introduced. PRTs are also open-ended leases that can be terminated by the tenant at any time but, in the case of PRTs, on not less than 28 days’ notice. As in the new English regime, termination of PRTs by a landlord is only for specified reasons, with the no-fault ground having been removed. There was concern in Scotland amongst the landlord community when these changes were introduced, particularly around the potential impact on void rates, but tenant turnover has not increased materially as a result of the changes.

Short-term residential tenancies and changes to landlord termination rights

Since February 1997, the most commonly used form of short term residential tenancy in England has the been the AST.

The main feature of an AST has been the ability to end the tenancy without giving a reason after the end of the fixed term – typically, a period of between six months and a few years. The landlord could, in theory, terminate the tenancy once the fixed term ended by giving not less than two months’ notice under section 21 of the Housing Act 1988 without specifying a reason. This became known as a ‘no-fault’ eviction. Possession was then mandatory.

This is to be contrasted with an assured tenancy (AT), which could only be terminated by the landlord for one or more of the statutory grounds set out in the Housing Act 1988, sometimes referred to as the section 8 procedure. In view of the greater security which is often said to be afforded to tenants, ATs have been far less common in the private rented sector. That is set to change under the Renters’ Rights Act. 

The flagship reform under the Act is the abolition of ASTs and, with it, section 21 ‘no-fault’ evictions. As ASTs will no longer exist, tenants will instead have ATs with the greater security that they provide. Significantly, the Act will also abolish fixed term ATs, so tenants will move to a system of ‘rolling’ or periodic ATs. The Housing Act 1988 will continue to refer to them simply as assured tenancies, but in this guide, we refer to them as assured periodic tenancies (APTs) for clarity.   

Landlords will only be able to terminate APTs if they can make out one or more of the statutory grounds for termination. In contrast, tenants will be able to terminate APTs at any time by giving, usually, not less than two months’ notice expiring at the end of a rent period. There will be no ‘guaranteed’ minimum fixed term, even if both parties want one. This amendment is of significant concern to landlords as it creates much less certainty around the length of residents’ occupation and increases the risk of voids.

Existing ASTs will automatically be converted into APTs when the Act comes into force. Landlords will not be able to grant new fixed term ATs (or ASTs) after that date and must not purport to do so – see ‘What are the penalties for non-compliance?’ below. Any such grant will take effect as an APT regardless of how it is labelled.

Available grounds for recovering possession

Given that no-fault (section 21) evictions will no longer be possible, the Act makes changes to the existing section 8 process, seeking to strike a balance between the interests of landlords and tenants. Changes include adjustments to time limits and the introduction of pre-conditions. It may be easier to think of this as a ‘new’ termination process, especially given that the Act has more than doubled the number of grounds for possession under section 8, and made changes to many more.

These grounds and associated time periods are gateways to taking possession proceedings in court. If a landlord believes a ground can be satisfied, the next step is to start possession proceedings, and this is where particular concern over delay has arisen, given well-publicised court backlogs in 2025. It also remains to be seen how the grounds will work in practice once the legislation is in force.

Grounds for possession will remain either ‘mandatory’ or ‘discretionary’.

Where mandatory grounds apply, the court must grant landlords possession if the ground for terminating the tenancy is made out. However, there are specific legislative carve outs, including Human Rights Act considerations, so even with a ‘mandatory’ ground, judges will in practice consider any ‘interests of justice’ arguments.

Where discretionary grounds apply, the court may grant possession if it considers it reasonable to do so. The judge will then have to balance all the circumstances of the case and come to a decision.

As a result, possession can never be guaranteed just because a notice specifying a particular ground has been served. Importantly, however, that is not new, and the position was the same under section 21. Possession has always been, and remains, subject to judicial oversight.

Many grounds are subject to very specific exceptions. It is important to take advice in every case. It is also clear that many of these grounds involve an element of judgement relating to the intentions of the landlord and it remains to be seen how robustly or otherwise these will really be challenged by tenants, particularly given the cost of doing so in court.

Given that no-fault evictions will no longer be possible and the likely cost and time associated with section 8 notices, landlords would be well-advised to keep their records regarding tenant compliance and incidents up to date and tenants should be aware that well-advised landlords will be doing so.  

The removal of no-fault evictions and the well documented delays arising from the court hearing times is of real concern to landlords. There are a number of instances where landlords have very valid grounds for wanting to obtain possession and do so quickly – for example, if a tenant is being anti-social and this is impacting the safety and wellbeing of other residents. In addition, the cost of pursuing possession through the section 8 notice process is likely to be higher and, inevitably, investors will need to factor this increase into operational costs.

The government has recognised this concern and repeatedly acknowledged that the impact of court volumes on the possession process must be kept under review. It has sought to reassure stakeholders that steps are being taken to reduce backlogs.

Student lettings

The position on student lettings is more complex. Specific advice should always be sought.

Lettings of university-owned student accommodation are already outside the scope of the AT/AST regime in the Housing Act 1988 and will be outside the new APT regime as well. Beyond that, the position depends on the type of student accommodation being let.    

Purpose-built student accommodation (PBSA)

The government’s intention is that PBSA will be exempt from the new APT regime. PBSA tenancies which are granted after the Act comes into force will be common law tenancies. This allows the grant of a fixed term and recovery of possession outside of the confines of the new regime.

Accommodation will be considered PBSA for the purposes of this exemption if it is let or managed by a member of a government-approved student housing management code of practice. The ANUK/Unipol and UUK codes are currently government-approved, but further regulations are needed on this.      

Again, regulations are awaited, but the government’s stated intention, expressed during the passage of the Bill through parliament, is for PBSA tenancies in place when the Act comes into force to become APTs along with all other ASTs. However, PBSA landlords will be able to terminate these APTs under an amended form of the new possession ground 4A for non-PBSA lettings – see the section below.

Non-PBSA

Non-PBSA student lettings will be APTs, whether granted before or after the Act comes into force. However, a new possession ground 4A will enable landlords to terminate student APTs of houses in multiple occupation (HMOs) between 1 June and 30 September inclusive in each year, in a bid to ensure that landlords can obtain possession to re-let to students for the new academic year, provided that certain conditions are met. 

The conditions for using ground 4A include that:

• the tenant was given notice before the tenancy was granted warning that the landlord might use this ground; and
• the tenancy was not granted more than six months before its term commencement date. This condition might affect the annual letting cycle. Currently, it is quite common for students to sign up to accommodation before Christmas for the following academic year. However, landlords might be reluctant to grant tenancies that far ahead if it means they won’t be able to use ground 4A should they need to.  

In relation to existing tenancies, transitional provisions will apply to the above conditions so that:

• the warning notice will need to have been given to the tenant within a month of the Act coming into force; and
• the tenancy can, but need not, have been granted more than six months before its term commencement date.

In addition, in relation to existing PBSA tenancies – see the section above – ground 4A will not be restricted to HMO lettings and termination will not need to be between 1 June and 30 September.

Ground 4A cannot otherwise be used to terminate non-HMO student lettings. This means non-PBSA lettings of studio apartments and one- or two-bedroom properties to students will be subject to the new regime in the same way as other private sector lettings, with no special ground for possession.

Conversely, the fact that non-PBSA student lettings will be APTs means that tenants can terminate by giving two months’ notice, which risks landlords being left with voids until the next academic year if students decide to move out early, for example if they drop out of their course. The problem will be more acute where student HMOs, or two-bedroom properties, are let on joint tenancies, as notice to quit served by one student would bring the whole tenancy to an end and might be a reason for landlords to look to grant tenancies of individual rooms instead.    

Impact on rent reviews

Subject to limited exceptions, landlords of APTs will only be able to increase the rent by following a revised statutory procedure in section 13 of Housing Act 1988. Any contractual rent reviews, whether open market or index-linked, or pre-fixed uplifts – except in the case of “relevant low-cost tenancies”, which include APTs of social housing where the landlord is a registered provider – will be unenforceable.  

Section 13 broadly allows the landlord to increase the rent once a year on two months’ notice to begin at the start of a new ‘rent period’. Tenants can challenge excessive increases in the First-Tier Tribunal (FTT). The FTT will no longer be able to order a rent higher than the rent proposed in the landlord’s notice, even if that is found to be below market rent at the point of the FTT’s decision, and the new rent will only take effect after the rent has been determined by the FTT and will no longer be backdated to the date under the landlord’s notice.  

Much concern was expressed about these changes during the passage of the Act through parliament, on the basis that they give tenants a positive incentive to challenge even legitimate market increases, as well as about how delays in determining and giving effect to rent increase will disturb rent review cycles. Those concerns have been expressed by investors too, as the new regime creates uncertainty around rent increases and the risk of additional cost associated with implementing uplifts where challenges do arise. These concerns are being priced by investors in their models and, along with other regulatory changes – such as the delays associated with obtaining regulatory approval for construction and occupation under the building safety regime – are further adversely impacting the viability of new residential developments. This, in turn, is impacting on the much-needed delivery of new, good quality and well managed housing for rent.

The government attempted to address these concerns through amendments it introduced during the Act’s passage to give the Secretary of State power to make regulations allowing for increases to be backdated, which the government said it would consider doing if the FTT becomes overwhelmed with cases, as is widely anticipated. This approach has been adopted before in other contexts such as telecoms. The FTT may also issue other procedural rules, such as practice directions, to try to streamline the process.

Matthew Pennycook, housing minister, said on 8 September 2025: “In addition to introducing that important safeguard [the power to make regulations to enable the backdating of rent increases], the government also concluded that there is a compelling case for the use of an alternative body or mechanism to make initial rent determinations. Subject to a final viability assessment, we intend to establish such an alternative body or mechanism as soon as possible, and will confirm further details in due course.”

This recognition is welcome but without addressing investor concerns through regulation, it is inevitable that the risk associated with these changes is priced into new schemes until the actual impact is known. This inevitably impacts on investor confidence in returns and therefore directly affects investment into the housing market.

The regime in Scotland is similar and has been operating for several years. There, landlords are restricted from increasing the rent more than once in any 12 month period. If the landlord proposes to increase the rent, the tenant has the ability to challenge that increase and refer the determination of the open market rent to a rent officer. The rent officer will decide how much the rent will be and when the rent increase will start. They might decide that the rent should be higher than the landlord’s proposed rent. If the tenant does not agree with the rent officer’s assessment, they can then appeal to the First Tier Tribunal for Scotland of the Housing and Property Chamber.   

Advance rental payments

Pre-tenancy payments

The Act will prohibit landlords and agents from inviting, encouraging or accepting any rent or offer to pay it before the tenancy is entered into, even if unsolicited. This will not prevent landlords or agents continuing to accept a refundable holding deposit of up to one week’s rent, but it will have some practical consequences – see section below. Build-to-rent accommodation is quite commonly used by students and this restriction will be of concern when dealing with non-PBSA lettings to foreign students where up-front rental payments are a common method of reducing risks associated with default.

Breach of this prohibition can result in a financial penalty of up to £5,000 being imposed by Trading Standards under the Tenant Fees Act 2019.

Payments in advance under tenancy once entered into 

For new APTs entered into after the Act comes into force, the tenant cannot be required to pay rent before the start of the rent period to which it relates. This does not mean that rent must be payable in arrears, but it does mean that rent cannot be payable more than a month in advance, a month being the maximum rent period allowed. If, once the tenancy is entered into, the tenant chooses to pay more than a month in advance, the landlord can accept the advance rent, but the tenancy agreement cannot require the tenant to pay this way. Any such term will be unenforceable and read as requiring payment later, usually on the first day of each rent period.  

The only exception to the rent payable in advance rule is where a tenancy is entered into before the term begins. In that situation, the tenancy agreement can require rent for the first period to be paid after the tenancy is entered into but before the term begins. However, the first rent payment cannot be accepted by the landlord or agent until after the tenancy agreement is entered into because of the prohibition on pre-tenancy payments described above.     

The restrictions on rent payable in advance under the tenancy agreement itself will not apply to any existing tenancies, only new APTs granted after the Act comes into force. So, an existing AST that provides for rent to be paid quarterly, or even annually, in advance will continue to be enforceable on those terms after the Act comes into force, even though it will be converted into an APT with technically a monthly rent period.

End of tenancy refunds

When an APT ends, tenants will have the right to a refund of any rent paid in relation to days after the end date.

Usually this is only the case if the tenancy agreement expressly provides for a refund, so this will be unique to APTs and will apply to existing tenancies as well as new APTs granted after the Act comes into force.  

Impact on the tenancy deposit protection regime

Tenancy deposits will remain capped at five weeks’ rent where the annual rent is below £50,000 and six weeks’ rent where it is £50,000 or more, those levels being set under the Tenant Fees Act 2019.

Existing tenancy deposit protection requirements for ASTs will continue to apply in relation to existing ASTs that are converted to APTs and will apply to new APTs granted after the Act comes into force but not to existing ATs granted before the Act comes into force. Additionally, they will not apply to new PBSA tenancies granted after the Act comes into force, as these will be common law tenancies – see PBSA section above – which are outside the scope of the deposit protection scheme. Codes of practice could, however, require deposits to be protected once the Act comes into force. Landlords will be unable to obtain a possession order, other than on grounds of serious criminal or anti-social behaviour, if a deposit has not been protected and the necessary information given to the tenant. This is similar to the restrictions that currently prevent landlords from serving section 21 notices, but landlords will not be prevented from obtaining a possession order because the deposit was protected late. All other sanctions will continue to apply.

Prohibition on rent ‘bidding wars’

The Act will outlaw so-called rent ‘bidding wars’.

Any advert to let a property on an APT must specify the proposed rent. Once specified, landlords and agents must not invite, encourage or accept offers of rent higher than the advertised sum.   

This may mean that new schemes are launched on a phased basis to allow landlords to “test” the market without committing significant numbers of units to the advertised rental level.

These obligations will not apply on lettings of social housing or supported accommodation.

Prohibition on discrimination against tenants on benefits or with children

The Act will also outlaw discriminatory practices by landlords and agents against tenants with children or those claiming benefits. This captures blanket policies that would deter such tenants from enquiring about a property or renting it. It means adverts stipulating ‘No children or DSS’ should largely become a thing of the past.    

Discrimination is, however, permitted where necessary to comply with an existing insurance policy for the property in place when the Act comes into force or in relation to tenants with children where it is “a proportionate means of achieving a legitimate aim”. The example given in the explanatory notes to the Act is barring a tenant with two teenage children from renting a small bedroom in an HMO where that would result in overcrowding.

Corresponding discriminatory terms in tenancy agreements, superior leases and mortgages, and in new insurance policies entered into or extended after the Act is in force, which would require the borrower or the insured to discriminate against such tenants, will be unenforceable when the Act takes effect.

Pets

The Act implies into all private sector APTs a right for the tenant to keep a pet at the property with the landlord’s consent, which is not to be unreasonably withheld.

The tenant’s request for consent must be in writing and include a description of the pet and the landlord will need to give or refuse consent within 28 days. That timeframe is extended where the landlord reasonably requires further information or a superior landlord’s consent is required, or if the parties simply agree to a longer period. 

There is no requirement for superior landlords not to unreasonably withhold consent. The Act also confirms that it will be reasonable for the landlord to refuse consent where the superior lease requires superior landlord’s consent which has not been given, provided the landlord has taken reasonable steps to obtain it. In cases where the superior lease contains an absolute bar on keeping pets, the landlord does not need to take steps to get the superior landlord to consent.

Government guidance is expected as to other situations where it might be reasonable for the landlord to refuse consent, for example because of the size of property or the number of existing pets kept by the tenant, but this will depend on individual circumstances and would ultimately be up to the courts or the ombudsman – see ‘New landlord redress scheme’ below – to decide in each case.          

Awaab’s law and the Decent Homes Standard

The Act provides for both Awaab’s law and the Decent Homes Standard to apply to private sector tenancies rather than only social housing, but regulations will be needed to implement this in each case.

Awaab’s law will require landlords to take action to fix reported health and safety hazards within set limits. It is being introduced in phases in the social sector, and the government has said it will be consulting on the approach to implementation for the private sector in due course. 

Separately, the government has consulted on reforming the Decent Homes Standard ahead of it applying to private as well as social sector tenancies. The government has still to confirm the outcomes from its consultation but has proposed that the new standard be enforceable from either 2035 or 2037.   

The new private rented sector database   

The Act provides for the compulsory registration of landlords and properties on a new private rented sector (PRS) database. This is designed to increase transparency for tenants and help local housing authorities target enforcement action.

Regulations are needed to flesh out exactly what information landlords will need to provide, how much registration will cost, and what information will be made available to the public. It is expected that agents will be able to carry out registrations for their landlord clients, but this should be confirmed in the regulations.

Once this part of the Act is in force, a property must not be marketed or offered for rent unless there are “active entries” on the database in respect of both the landlord and the property and any advert must include the allocated unique identifiers for them. Landlords must then maintain active entries on the database throughout the tenancy and will not be able to obtain a possession order – other than on grounds of serious criminal or anti-social behaviour – unless such entries exist.  

It is not clear whether the database will be open in time for when the new APT regime comes into force or will follow later.

New landlord redress scheme

It will be compulsory for landlords to join a new ombudsman scheme designed to provide a speedy and cost-effective means of resolving disputes with tenants.

There is no indication at this stage of when the scheme will be launched or how much landlords will need to pay to join. It seems likely that the scheme will follow later after the new APT regime comes into force.

Changes to the information that must be provided to tenants

The Act will impose a new duty on landlords to provide a written statement of terms and other information before an APT is entered into. The exact terms and information required to be covered will be set out in future regulations, but the statement can include the notice of the landlord’s wish to be able to recover possession on any of the statutory grounds for which advance notice must be given – see ’Penalties for non-compliance’ below.    

Transitional provisions will apply in relation to existing tenancies granted before the Act comes into force. These provisions will require swift action by landlords. For existing written tenancies, the duty to provide the ‘standard’ new statement of terms and information will not apply. Instead, landlords must give their tenants information about the changes made by the Act, within a month after the Act comes into force. Exactly what information will need to be provided is to be set to in regulations. It is possible that the Secretary of State will issue a standard form document to be used.

These are tight timescales and unprepared landlords with large portfolios might struggle to comply. This underlines the importance of the sector being given sufficient notice of implementation – see ‘Timing’ below.

Agents can comply with these duties on behalf of landlords and the duties will also apply to the agents themselves where they are under a relevant contractual obligation to the landlord.

Penalties for non-compliance

The Act imposes a raft of new duties on landlords and agents with various sanctions for breach, including increased civil fines and new criminal offences for persistent or serious breach. Local housing authorities will be under a duty to take enforcement action and have been given enhanced investigative powers to assist them in this.

Specific duties and penalties

In addition to the obligations already mentioned in this guide, landlords and agents will be under specific duties not to:

• purport to grant a fixed term AT (or AST);
• purport to terminate an APT by serving notice to quit or orally;
• rely on a statutory ground for possession where they do not reasonably believe the landlord can obtain an order for possession on that ground;   
• rely on one of the “advance notice grounds” for possession – grounds 1B, 2ZA to 2DZ, 4, 5 to 5H, 6A or 18 – where a statement of the landlord’s wish to be able to use that ground was not included in any written statement of terms required to be given to the tenant. See ‘Changes to the information that must be provided to tenants’ above;
• re-let the property on a lease of 21 years or less or permit occupation under licence for payment, which would include Airbnb-style ‘lettings’, or market the property for either of those during a restricted period of 12 months where either ground 1 regarding occupation by landlord or close family or ground 1A regarding sale has been relied on. However, these restrictions do not apply where the landlord using ground 1A is the tenant of a shared ownership lease provided certain other conditions are met.

Criminal offences and penalties

New criminal offences created by the Act include:

• relying on a ground for possession knowing that the landlord would not be able to obtain an order for possession on that ground, or being reckless as to whether the landlord would be able to do so, if the tenant surrenders the tenancy within four months without an order for possession being made;
• contravening the restrictions on letting or marketing where ground 1 or ground 1A has been relied on. Agents will have a defence in relation to marketing if they can show they took all reasonable steps to avoid contravening the restriction;
• persistent or repeated breach of the other duties referred to in ‘Specific duties and penalties’ above;
• knowingly or recklessly providing false or misleading information to the PRS database operator, or persistent or repeated failure to comply with the requirements in relation to the PRS database mentioned above; and
• persistent or repeated failure to comply with regulations requiring membership of the ombudsman scheme.

Financial penalties for breach can be up to £7,000 for an initial and less serious breach but can rise to up to £40,000 for serious, persistent or repeated breaches where a penalty is imposed rather than criminal prosecution. 

Timing

In its guide to the then Bill, the government said the private rented sector would be given “sufficient notice ahead of implementation” and it said it would “work closely with all parties to ensure a smooth transition”. However, no firm timetable has yet been issued, despite industry calls for one.

Speaking during a House of Commons debate on the final amendments of the legislation, on Wednesday 22 October 2025, housing minister Matthew Pennycook addressed the issue of the timeline for implementation.

Pennycook said: “Completing the Bill’s final stage today is obviously only the beginning; once the Bill becomes law, we need to implement its provisions. In doing so, we will balance the need to act quickly, so that tenants can soon benefit from the new rights and protections introduced by the Bill, whilst also ensuring that the sector has sufficient time to adjust and prepare for what is a significant change in regulation. The government understand the need for certainty, and we will set out our implementation plans as soon as possible.”

Given the fundamental and far-reaching reforms under the Act, even a year after Royal Assent might seem ambitious to achieve that. However, we suspect the government will want to implement at least the new tenancy regime sooner than that, possibly as early as spring 2026, and that this might be accompanied by implementation of the anti-discrimination provisions and prohibition on rental bidding wars too. An early version of the PRS database could also emerge before summer 2026, with the ombudsman service as well as the extension of Awaab’s law and the Decent Homes Standard to follow later. However, these suggested timelines are only our best guesses.

What we do know is that landlords and their advisers should expect swathes of new detailed regulations, guidance and court forms to absorb over the coming months before the new tenancy regime comes into force, and beyond.

Given the practical difficulties that will arise, there will be transitional rules that will apply in relation to parts of the new legislation. For example, any section 21 notice or section 8 notice served, and any possession proceedings begun under the existing grounds of the Housing Act 1988 before the Act comes into force, will remain valid but landlords will need to comply with strict deadlines. However, save where this applies, there will be a ‘big bang’ day from which the new regime will apply to convert existing tenancies into APTs.

Implementation of the new tenancy regime in relation to registered provider lettings of social housing will follow later. This will enable the government to undertake a statutory consultation on updates to the Regulator of Social Housing’s Tenancy Standard. Unlike in the private sector, the Act does allow the new regime to be implemented in stages in relation to registered provider lettings, so here it could be introduced for new tenancies first and existing tenancies later as was going to be the case under the previous government’s Renters (Reform) Bill.

Certain other parts of the Act, including the anti-discrimination provisions and the prohibition on rental bidding wars, could in theory be brought into force separately to the new tenancy regime but much is still unclear in terms of timing, particularly in relation to the new PRS database and the new ombudsman scheme.