The Government’s flagship Renters’ Rights Bill is entering its final stretch, with a return to the House of Lords scheduled for 14 October. The legislation, which promises the most significant reform of the private rented sector in a generation, has now reached the so-called “ping pong” stage, where the Commons and Lords exchange the Bill until they resolve their differences.
While peers may still table further changes, few expect substantial revisions. Ministers have already rejected more than 300 amendments from the Lords, standing firm on the Bill’s core structure. If progress continues without delay, the legislation could receive Royal Assent by the end of next month, becoming the Renters’ Rights Act.
Rejected amendments spark industry frustration
The Government’s uncompromising stance has drawn criticism from across the lettings industry. Proposals dismissed by ministers included widening the student housing exemption, allowing higher deposits to cover pet-related damage, shortening the 12-month re-letting restriction after a failed sale, and permitting landlords to require pet insurance.
Allison Thompson, national lettings managing director at LRG, said the decisions leave “unresolved tensions” in the Bill.
“These were not attempts to weaken tenant protections,” she said. “They were pragmatic solutions reflecting the day-to-day realities faced by landlords and agents. Instead, the Bill moves forward with unanswered questions about enforcement, the viability of pet ownership, and the risks of re-letting delays.”
Greg Tsuman, managing director for lettings at Martyn Gerrard Estate Agents, was more forthright. “The amendments that were not government-backed have not been passed — over 300 of them. This is unfortunate, as they were rare injections of common sense. The Bill as it stands highlights the Government’s fundamental misunderstanding of the private rented sector.”
What landlords need to prepare for
Despite industry objections, the reforms are set to come into force rapidly once the Bill becomes law. Key measures include:
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Immediate reforms: Abolition of Section 21 “no-fault” evictions, new possession grounds, the end of fixed-term tenancies, and restrictions on rent in advance.
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Staged reforms: A national landlord database and a possible Ombudsman requirement will follow after a transition period.
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Pets: Landlords will not be permitted to request additional deposits for pets or require tenants to hold pet insurance.
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Re-letting rules: The 12-month ban on re-letting after a failed sale will remain in place.
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Student lets: The possession ground for student landlords will continue to apply only to larger HMO-style properties.
Lucy Jones, chief operating officer at Lomond, has urged landlords to use the remaining weeks to prepare. “The Bill is well on its way to Royal Assent,” she said. “It is highly anticipated that it may become law this autumn, meaning landlords have only a short window to get ready for these significant changes.”
Countdown to reform
For tenants, the reforms promise greater protection and security. For landlords and agents, the looming Act is seen as both a turning point and a source of uncertainty.
“Ultimately, it will be agents on the ground who are left to navigate these challenges and support landlords through the transition,” said Thompson.
With the Renters’ Rights Act now imminent, the industry is bracing for a period of rapid adjustment — one that many warn could have consequences still not fully understood.