‘Landlords turned into border officials’ under Right to Rent warns Peer
9 months ago | 4 comments
Renters’ Rights Bill won’t become law until the autumn
12:01 AM, 21st July 2025, 9 months ago
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The Renters’ Rights Bill is poised to become law before the Labour Party conference in October.
That’s when Deputy Prime Minister Angela Rayner is expected to announce to conference delegates that the legislation has abolished Section 21 ‘no-fault’ evictions.
The legislative process is nearing completion with the House of Lords concluding its Report stage on 15 July.
The Third Reading is scheduled for today (21 July).
Becomes law after Royal Assent
Following this, the House of Commons will review the Lords’ amendments on 8 September.
Royal Assent, the final step to enshrine the bill into law, is anticipated shortly after.
The Bill’s new tenancy framework will apply to both new and existing tenancies from a single implementation date.
Extra measures, including the planned landlord database and an ombudsman to handle disputes, will be introduced later.
Peers in the Lords have made clear that secondary legislation is necessary.
They also said that clear guidance to help landlords in adapting to the changes must be published.
Landlords need timeline clarity
Ben Beadle, chief executive of the National Residential Landlords Association, recently met with Housing Minister Matthew Pennycook to discuss the Bill.
Writing on the NRLA’s website, he said: “I pressed the minister on the need for clarity around the timelines for implementation to help prepare for the changes ahead.
“At present, we don’t expect confirmation of this until Royal Assent.”
Mr Beadle also highlighted ongoing efforts to ensure landlords’ voices are heard.
He added: “While the minister was not forthcoming when it comes to dates, I do believe we are making ourselves heard when it comes to the importance of improved transparency.
“And we will continue to press hard on a reasonable timeframe for transition to the new rules.”
Tags:
labour housing policy, Landlord regulations, rental reforms, renters rights bill, Section 21 Abolition, Tenant Protections, Tenant rights
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Member Since January 2025 - Comments: 57
1:46 AM, 21st July 2025, About 9 months ago
Government are currently indicating Decent Home Standards will be 2035-2037 for PRS
2026 for landlord database/ombudsman
2028 for EPC C new tenancies and 2030 for existing tenancies
Awaabs Law no indication as of yet for PRS
This is from the Gov website
Member Since May 2018 - Comments: 2019
4:39 PM, 21st July 2025, About 9 months ago
Reply to the comment left by Billy Gunn at 21/07/2025 – 01:46
It’s really hard to know what to think of this isn’t it? They are both cliches but you could say “The Devil is in the detail” or “It ain’t over until the fat lady sings.”
But stopping landlords from renting out properties at below band C will drive up rents for tenants.
And one of the proposals not mentioned here was stopping landlords from accepting offers above the advertised rent: If this is adopted this will also result in landlords advertising rents at the maximum possible value and again drive up market rents for tenants.
Member Since September 2018 - Comments: 3515 - Articles: 5
4:59 PM, 21st July 2025, About 9 months ago
Reply to the comment left by Beaver at 21/07/2025 – 16:39
yep. Listings will simply say – ‘Rent guaranteed to be no more than (for example £800 pcm’.
There is nothing stopping anyone who cannot afford the max £800 from applying (so benefits tenants/people with kids etc not immediately excluded (ticking another requirement of the RRB off ) nor does it stop any tenant from offering any amount UP TO the £800 amount listed. (again ticking the RRB tick box of not encouraging of offers above the listed figure.)
Member Since January 2025 - Comments: 57
8:37 PM, 21st July 2025, About 9 months ago
Reply to the comment left by Beaver at 21/07/2025 – 16:39
The other issue with EPC C is that BTL mortgage providers won’t lend of properties below C, my fixed 5 year deal ends 2025, I might be stuck on their SVR after unless I get my rental to a C and then remortgage
I had an EPC assessor go round last year and he told me what to do o get to a C. 400mm loft insulation, UPVC front and back door and smart thermostatic valves on all rads that link to an app the tenant can use
I was looking at around 3K for the whole lot and then the government changed the way EPCs are assessed last month so now I need as assessor to go and see what needs doing under the new assessment method
Member Since May 2018 - Comments: 2019
10:02 AM, 22nd July 2025, About 9 months ago
Reply to the comment left by Billy Gunn at 21/07/2025 – 20:37
I just remortgaged a band D property for a further 5 years on a fixed rate from 1st August 2025 onwards.
Member Since May 2018 - Comments: 2019
10:06 AM, 22nd July 2025, About 9 months ago
Reply to the comment left by Reluctant Landlord at 21/07/2025 – 16:59
I think that if the proposal to stop landlords from taking more than the advertised rent goes through then it’s more likely that your property that was advertised at £800 PCM will be advertised at £1,100 PCM. That’s especially if the landlord is using an agent because all the landlord has to do is get the agent to start showing prospective tenants around towards the end of the tenancy and see if someone comes up to an offer close to £1,100.
Previously small portfolio landlords used to hold rents down a bit. George Osbornes changes, the proposals to stop properties at below band C, and the proposals in the RRB to stop landlords taking more than the advertised rent will all drive rents up.
Member Since September 2018 - Comments: 3515 - Articles: 5
3:35 PM, 22nd July 2025, About 9 months ago
Reply to the comment left by Beaver at 22/07/2025 – 10:06
possibly – either way rents will be going up.
This is also going to play havoc with any data that rent tribunals plan on using to work out ‘current market rent’ when every tenant starts challenging a S13 rent increase…
If a rental is advertised at £1,100 pcm, there is no way that anyone will know what it actually rented for at the end of the day – the rental figure as advertised will dictate.
Think of the scenario. A LL advertises at £1,100 pcm because the lowest he can rent for is £850. Lots of offers but takes the max offer of £900 at the time. A year later – he wants to increase the rent (S13). The ‘local market rate’ for the same property is still being marketed at £1,100. He could put the rent up to £1,100 simply to match this. The tenant takes him to a tribunal arguing it is ‘excessive’ or above market rate. Where’s the evidence it is?
Member Since May 2018 - Comments: 2019
3:39 PM, 22nd July 2025, About 9 months ago
Reply to the comment left by Reluctant Landlord at 22/07/2025 – 15:35
And that really is my point. If that proposal that landlords can’t take an offer above the advertised rate actually makes it into the final bill then landlords and their agents will advertise at the highest possible rent at the outset, IF they advertise at all. And it will be entirely reasonable that they should; much like the Scottish system for buying a house for example where potential purchasers put in sealed bids above the advertised figure and the highest bidder gets the house.