The Renters’ Rights Bill has made notable progress, as the House of Lords recently wrapped up its Committee stage discussions. With Royal Assent likely to follow this summer, the focus is now shifting to the finer details and how the proposals will be implemented in practice. Mia Rotaru, public affairs officer, has shared a summary of the latest developments.
Over the course of more than 30 hours of debate across four weeks, contributions from various groups—including the NRLA—played a key role in shaping discussions. The NRLA submitted briefings on 15 priority amendments out of over 300 that were proposed. These amendments focused on improving aspects such as possession grounds, rent increase procedures, and understanding the wider impact of reforms on the courts and rental sector.
Members of the House of Lords from different parties voiced their support for these concerns. Lord Carter of Haslemere, for instance, tabled two amendments aligned with NRLA recommendations. He told the House: “I am grateful to the National Residential Landlords Association for very helpful discussions… Landlords and tenants are two sides of the same coin—one cannot exist without the other.”
The Earl of Leicester also raised concerns, warning that the current wording of the Bill could drive good landlords out of the sector. He highlighted the potential risk to the rental market if such issues aren’t addressed before the Bill becomes law.
Another key point came from Baroness Lister, who advocated for the removal of Right to Rent checks. She echoed the NRLA’s argument that landlords should not be expected to act as immigration officers, as they lack the training and expertise to verify a tenant’s immigration status accurately.
With the Bill edging closer to becoming law, these debates have shown the importance of careful scrutiny and the need to strike a balance between the rights of tenants and the practical concerns of landlords.
What’s new?
Although no non-government amendments were formally accepted during the Committee stage, the Government did agree to include a measure that was originally proposed by the NRLA.
This new addition to the Bill introduces a transitional arrangement for landlords. It will allow those who have already issued a valid possession notice a period of three months—after the new law comes into effect—to apply to the courts for possession. This step is intended to give landlords greater clarity and reassurance as the legislation is rolled out.
In a further development, some changes were also approved to address specific tenancy situations. One such amendment will now give landlords 28 days to issue a written contract when a tenancy becomes an assured tenancy—for example, if a landlord moves out and a lodger remains in the property.
These adjustments aim to provide more flexibility and certainty for landlords, particularly during the transition to the new legal framework.
Student housing
Discussion surrounding the student rental market remained a key focus during the debate. Peers from across the political spectrum raised concerns about the unique structure of the academic year and the specific operational requirements faced by student landlords.
Despite these appeals, the Government held firm on its stance. Ministers confirmed that they do not intend to reintroduce fixed-term tenancies for student accommodation.
They maintained that the model of open-ended tenancies continues to be suitable for the student sector. The Government also dismissed concerns that this change would result in a significant reduction in available student housing.
Rent in advance and guarantors
The Government has rejected proposals for publicly supported rent guarantee schemes in favour of continuing to back private guarantors. However, some members of the House raised concerns that relying on guarantors could unfairly disadvantage specific tenant groups and may lead to indirect discrimination in the rental process.
When it came to rent arrears, possession grounds remained a central issue. A number of peers pushed for the current two-month arrears threshold to remain and called for changes to ground 8, warning of negative implications for both landlords and tenants. Despite this, the Government held its position and declined to make any changes, stating the existing plans offer a fair balance.
Concerns were also raised about whether the courts are adequately resourced to handle the expected increase in cases. While the issue of court performance and capacity was widely discussed, the Government stopped short of making any firm promises around reforms or investment in the judicial system. There was also unease about the First-tier Tribunal being overwhelmed by rent dispute appeals if clearer rent-setting guidance is not introduced. Calls for improvements to ensure the new system works smoothly are ongoing.
The topic of pet ownership brought mixed reactions. Many welcomed the move to give tenants more freedom to keep pets, but questions were raised about insurance implications and how potential disputes between tenants and landlords would be managed. Peers also voiced concerns about the uneven enforcement of standards and whether local councils have enough resources to take on the extra responsibilities. The Government, however, expressed confidence in councils’ ability to enforce the proposed changes.
Baroness Taylor closed the Committee stage by confirming that the Government is committed to a carefully managed rollout of the legislation. She mentioned that key groundwork is already in motion, including drafting guidance, updating court forms, and preparing the necessary secondary legislation.
The date for implementation will be set through secondary legislation to ensure that landlords and tenants alike have clear information and enough time to prepare. The Minister stressed that readiness across the sector remains a top priority as the reforms move forward.
Looking ahead, the Bill will now proceed to the Report Stage, which is expected to begin in early June after the House of Lords returns from recess. From there, it will move to its Third Reading before heading back to the House of Commons, where final amendments will be considered prior to Royal Assent.
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