Renters’ Rights Bill clears the Lords

The Renters’ Rights Bill has cleared the final report stage in the Lords and now heads back to the House of Commons for further debate and amendments.

It will then be voted on and move towards Royal Assent – which looks set to be the Autumn since there is no Parliamentary time scheduled until September.

The Bill brings about the biggest change in 30 years to the private rented sector, but not every peer was supportive of it.

Bill will do more harm than good

Conservative peer Baroness Scott of Bybrook said: “We are left with a piece of legislation that risks doing more harm than good.

“The facts are stark. According to Savills, the number of rental properties on its books dropped by 42% in quarter one this year, compared with the same period in 2024.

“That means 42% fewer homes available: fewer homes for families, less mobility for renters, less choice, and more pressure on rents.”

She added: “This is not theoretical; it is happening now, and the Bill is accelerating that trend.

“Uncertainty around fixed-term tenancies, poorly defined possession grounds, and reliance on stretched tribunals are driving responsible landlords away from the sector.”

Not enough rental properties

Baroness Scott went on: “We understand why tenants seek greater security but let us be honest: much of what the Bill tries to fix are symptoms of a very deep problem.

“There are simply not enough rented properties in this country, and there will be fewer.”

She added: “Instead of addressing that shortage, this legislation papers over the cracks, with layers of regulation that risk doing more harm than good.

“It treats the pressures of scarcity – rising rents, insecurity and limited choice – as issues that can be regulated away. Regulation without supply is a dead end.”

‘Good landlords have nothing to fear’

Liberal Democrat Baroness Thornhill said: “We on these benches have been clear throughout the Bill that we support it very much: its main provisions, including the abolition of no-fault evictions and fixed-term tenancies, and its clear emphasis on tenants’ rights and much more transparency.

“There is no doubt that it is a radical Bill that will make significant changes to the private rented sector.”

She added: “It has also been said, and I wish to repeat it, that good landlords have nothing to fear from these reforms, and we on these benches sincerely hope that that will be proved to be the case.”

Good landlords disadvantaged

The Parliamentary under-secretary of state, ministry of housing, Baroness Taylor of Stevenage, concluded the short debate, saying: “For the thousands of renters and the good landlords who have been disadvantaged by the actions of rogue landlords around this country, not to mention the local authorities that have had to pick up the pieces of the failure to act over the last 14 years, which has created the worst housing crisis in generations, I hope this Bill will be a blessed relief.

“This Bill, combined with the comprehensive package of measures on housing delivery, will start the process of delivering what we all want to see – that everybody has a fit, safe, secure and affordable home.”

MPs urged to help landlords

The chief executive of Propertymark, Nathan Emerson, said: “Throughout the passage of the Renters’ Rights Bill through the House of Lords, Propertymark’s campaigning has made a difference in ensuring that the Bill is more practical for letting agents, landlords and tenants.

“These include securing pet damage deposits and student tenancy safeguards.”

He added: “However, before the Bill heads back to the House of Commons to be reviewed after the summer recess, as it is due to deliver some of the biggest changes to the private rental sector in decades, Propertymark urges MPs to consider the implications this Bill could have on fixed-term tenancies and the impact it could have on the shrinkage of supply in the private rental sector.”

Section 21 evictions abolished

With the abolitions of Section 21 ‘no-fault’ evictions under the Bill, landlords will now have to use Section 8 and give evidence for the tenancy ending.

There’s also a proposed four-month notice period for grounds such as selling the property or moving back in themselves.

The Bill does offer stronger eviction grounds for cases involving tenant breaches, such as persistent rent arrears or antisocial behaviour.

Despite the new provisions, the debate revealed concerns among some peers about the broader impact on the rental market.

Lord Best highlighted the need for clarity: “Landlords require clear guidance on the new eviction processes to avoid legal disputes and ensure compliance.”

The bill also proposes other reforms, including applying Awaab’s Law to the private sector to address hazards like damp and mould, and introducing a Decent Homes Standard.