Renters’ Reform Bill

Several proposed changes to the Renters’ Rights Bill have been rejected by the government, sparking debate among landlords, agents, and tenant groups over the future direction of the legislation as well as the timeline for its implementation. 

 

One of the most contentious rejections concerned student housing. The House of Lords had recommended that Ground 4A — which allows landlords to reclaim possession of a property for student lettings – be extended to cover all student tenancies. This would have enabled landlords to regain possession in time for the next academic year. 

 

However, the government declined the amendment, confirming that Ground 4A will apply only to Houses in Multiple Occupation (HMOs) with three or more bedrooms. 

 

A second proposed change, aimed at easing restrictions on landlords selling their properties, was also dismissed. The amendment would have allowed landlords to re-let a property just six months after evicting a tenant for the purpose of sale. Instead, the current requirement to wait 12 months before re-letting will remain in place. 

The government further rejected calls to permit landlords to request an additional three weeks’ rent as a deposit from tenants wishing to keep pets – a move that many in the sector had hoped would mitigate potential damage or cleaning costs. 

 

One amendment that was approved relates to agricultural tenancies. Landlords will be allowed to reclaim possession of a property in order to house employees or individuals involved in farming operations, addressing a specific concern within the rural rental market. 

 

In another development, Housing Minister Matthew Pennycook confirmed the introduction of a delegated power allowing rent increases to be backdated in cases where tenants have challenged the rise at a tribunal — a technical adjustment designed to ensure fairness in rent-setting processes. 

 

In total, 20 non-government amendments were rejected, signalling the government’s firm stance on maintaining the structure and intent of the Bill as it moves toward royal assent, which is expected later this month. 

The legislation is now set to proceed through its final ‘ping-pong’ stage before receiving Royal Assent, with all of its major measures intact including the abolition of Section 21, the introduction of a Decent Homes Standard, and the end of Assured Shorthold Tenancies. 

 

Industry professionals have called for a period of at least 6 months to ensure a smooth transition, citing anything less to be a recipe for confusion and chaos. 

 

The housing minister said government was committed to ensuring the rental market has sufficient notice ahead of the Bill’s implementation, however that does not provide the clarity that many are after. 

 

With the Bill now close to receiving Royal Assent it is hoped that further communication will be provided as to when the new Bill will come into force.