The controversial Renters Rights’ Bill has passed through the House of Lords and could hit the statute books by September but there are warnings that it could leave some tenants, as well as landlords, in an even worse position.
The Renters’ Rights Bill will introduce a ban on no-fault evictions and in-tenancy rent rises in England. Banning fixed-term tenancies and limiting advance rental payments to one month will also be among the key changes.
It is another blow to buy-to-let investors and the National Residential Landlords Association has labelled some of the changes a “dog’s dinner”.
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The third reading of the Bill was completed last week and it is scheduled to reach its final stage when amendments will be considered by MPs in the House of Commons on 8 September.
Analysts expect the government to target Royal Assent before the party conference season starts in late September, although the changes may not actually start until the new year.
Oli Sherlock, managing director of insurance for lettings agency platform Goodlord, said the actual commencement date of the Bill will likely be in early 2026.
He said: "While the Government is keen to implement the abolition of Section 21 and assured shorthold tenancies as soon as possible, other parts won’t take effect immediately.
There have been plenty of warnings that the changes will lead to higher rents as more landlords will exit the sector to avoid the extra restrictions.
Research by flatshare website SpareRoom claims that two thirds of UK landlords plan to leave the rental sector or reduce their portfolios this year with 88% expressing no confidence in the rental market in 2025,
While renter associations have backed the plans, landlords have stressed they will need time to digest the reforms.
But one of the proposed amendments now causing concern would remove the requirement for tenants to have insurance to cover any damage caused by a pet.
What is the Renters’ Rights Bill?
The legislation intends to introduce a range of new requirements in the hope they will more comprehensively protect tenants in private rented homes.
It goes further than the previous Tory government's Renters' Reform Bill, which had said it would delay scrapping Section 21 notices.
This Bill would ban no-fault evictions and also prevents landlords from blocking tenants on benefits or with children.
Bidding wars will also be blocked to stop landlords and letting agents charging above the listed rental price.
It introduces fines for landlords of up to £7,000 if homes do not meet a “decent standard”.
The Bill had initially proposed banning landlords from asking for rent in advance but this will only apply to new tenancies after the legislation becomes law.
Landlords would additionally only be able to raise rents once a year, and only to the “market rate”.
Rather than typical 12 month contracts, all new tenancies will be automatically converted to a periodic tenancy.
Tenants will still be able to end the agreement with two months' notice but landlords will require a legitimate reason for eviction.
It comes amid warnings from Tory peers and landlords that the reforms are being rushed and could drive landlords out of the market, pushing rents up further.
Rental reform campaigners have, perhaps unsurprisingly, welcomed the reforms as they give tenants more security.
While tenant groups have welcomed the changes and extra protections for renters, research suggests the reforms could actually block access to good-quality housing for people who don’t fit the standard referencing mode, including overseas applicants, the self-employed and those without a UK credit history.
Research by estate agency brand LRG warns that the cap on advance payments means landlords may be unwilling to take tenants who are self-employed or on lower incomes as they would currently ask for more money upfront as a form of security.
The legislation also aims to make it easier for tenants to have a pet. But while the proposed legislation said this would be subject to tenants having insurance to cover pet damage, amendments have now been put forward to remove this.
Ben Beadle, chief executive of the National Residential Landlords Association, said: “Yet again the government simply expects responsible landlords to shoulder even greater risks without any consultation about the likely impact.
“Whilst the Government might say that they are fighting their corner it is tenants who will lose out as landlords become more risk averse.”
Another amendment, backed by the NRLA, has proposed letting landlords request three weeks deposit in return for allowing their tenant to keep a pet
It will be up to MPs to decide on this.
Additionally, landlord groups have also raised concerns about giving the tenant the ability to challenge above market-rent increases as it is unclear how the appropriate rent will be measured.
Members of the House of Lords have also raised concerns about the end of fixed term tenancies, which supporters claim provides more certainty for property investors.
There are warnings that this could hit student accommodation, especially as there will be more requirements for serving an eviction notice.
There is an exemption in the legislation that allows landlords to regain possession of properties let to students in line with the academic calendar but only where the property is a house in multiple occupation (HMO) with three or more bedrooms.
The NRLA warns that this excludes many landlords with smaller student lets.
Beadle added: “If landlords are not confident they can regain possession in time for the next academic year, many will stop letting to students altogether. The result will be fewer homes, higher competition, increased rents, and less choice for students.”
Estate agency trade body Propertymark has warned that more landlords could exit the sector due to the extra regulations, especially given that tenants can more easily end a contract with just two months’ notice.
Propertymark past president Greg Tsuman, said: “Because the Renters’ Rights Bill means that any tenant can leave a fixed-term tenancy with two months’ notice, this may give tenants more freedom of movement without any fees, but it will also increase landlords’ costs.
“This could then push more landlords out of the private rental sector because it is yet another cost they would need to consider, alongside how much rent they are going to charge. This could then lead to fewer properties for tenants to rent.”
Rather than helping tenants, the legislation could therefore actually mean rents rise due to a shortage of properties.
Lettings platform Goodlord adds that a ban on bidding wars in the legislation and new eviction rules could actually be detrimental for tenants.
Sherlock said: “The ban on bidding wars could unintentionally cause a rapid increase in average rent prices as soon as the new legislation comes into effect.
“With landlords forced to accept no more than the advertised rent, many will understandably be tempted to up their prices from the off.
“When it comes to Section 21, there is a real risk that removing this power from landlords may lead to more rental disputes going to court. This could see thousands more tenants receiving County Court Judgements for issues such as rent arrears – damaging their credit scores and potentially restricting their access to properties further down the line.”
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