Published: 18/07/2025 By Wigmore Jones
The Renters' Rights Bill continues its journey through Parliament, with significant developments emerging from the House of Lords.While the Bill is widely expected to pass, the exact final form and implementation timeline remain subject to debate.
Here's a breakdown of the key amendments approved by the House of Lords, which have garnered support from various property industry groups:
Pet Damage Deposits:
A notable U-turn has occurred on the issue of pet damage. The government initially proposed requiring tenants with pets to take out pet damage insurance. However, following concerns from the insurance industry about the availability of such policies, this has been scrapped. Instead, landlords will now be permitted to take an additional three weeks' rent as a pet damage deposit. This aims to provide landlords with better protection against potential pet-related damage while still supporting tenants' ability to keep pets.
Student Tenancies:
A crucial amendment has expanded the mandatory eviction ground for student properties. Originally only applicable to Houses in Multiple Occupation (HMOs), landlords of one- and two-bedroom student properties will now also have a mandatory ground to end tenancies to prepare for the next academic year's student intake. This addresses concerns about maintaining the student housing supply following the abolition of fixed-term tenancies.
Court Capacity Review:
The House of Lords has called for the government to review the capacity of courts to handle rent review cases where tenants dispute Section 13 rent increase notices. This is a critical step to prevent delays and ensure the efficient resolution of rent disputes, especially with the anticipated increase in such cases once the Bill is enacted.
Re-letting Period for Sold Properties:
For landlords who evict tenants to sell a property but the sale subsequently falls through, the period before they can re-let the property has been reduced from one year to six months. Landlords will need to provide evidence of genuine marketing and that no suitable offers were refused.
Ongoing Reviews:
The Lords have also pressed for annual reviews of the Bill's impact on rents and housing availability, alongside a three-year review into tenancy security, repossessions, and homelessness. This emphasises a commitment to monitoring the legislation's long-term effects on the rental market.
What this means for the Bill's progression:
While the House of Lords has approved these amendments, it's important to note that the Labour government, with its strong majority, has the power to overturn them. However, a complete rejection could lead to a prolonged "ping-pong" between the Houses as they seek a compromise. Recent reports suggest that some of these non-government amendments, despite their support in the Lords, may be reversed when the Bill returns to the House of Commons.
The Bill is currently scheduled to return to the House of Commons on September 8th for consideration of amendments, before the party conference season begins on September 16th. This leaves a very tight window, meaning the Bill may not become law until October or later.
Wigmore Jones will continue to monitor the Renters' Rights Bill closely and provide further updates as it progresses through its final parliamentary stages.