Renters’ Rights Bill faces delays as Lords prepare for crucial debate

The Renters’ Rights Bill is unlikely to secure Royal Assent before Parliament’s summer recess on 22 July, the National Residential Landlords Association (NRLA) says.

With the House of Lords set to scrutinise the legislation over three sittings from 1 to 15 July, the NRLA is intensifying efforts to address significant flaws that could render the Bill impractical for landlords.

The Report stage, a pivotal moment in the legislative process, allows peers to propose and vote on amendments to refine the Bill before its final approval.

However, in an update for members, the NRLA says that with just seven days between the final debate and the parliamentary break, the timeline is tight.

If Royal Assent is delayed, the earliest it could occur is September, pushing the implementation of new tenancy rules to November or even the New Year.

Six months transition period

Housing Minister Matthew Pennycook has confirmed that the new tenancy system will apply to all private tenancies upon commencement, stating: “Upon the commencement date, the new tenancy system will apply to all private tenancies – existing tenancies will become periodic, and any new tenancies will be governed by the new rules.”

However, secondary legislation, such as the Decent Homes Standard and a new landlord database, will require additional time, prompting the NRLA to push for a six-month transition period to allow landlords to adapt.

The NRLA said: “We are now lobbying for minimum of six months between secondary legislation and implementation, allowing landlords time to adjust and put new systems in place.”

RRB amendments

The NRLA, alongside housing and legal experts, is pressing for amendments to ensure the Bill balances tenant protections with a sustainable rental market. Key concerns include:

• Court preparedness: The Bill relies on a grounds-based possession system to replace Section 21, but the courts currently take more than 32 weeks to process claims, far exceeding the eight weeks suggested by ministers. The NRLA is demanding a clear definition of “court readiness” and a transparent timeline
• Tribunal overload: Tenants can appeal rent increases to the Property Tribunal without cost, risking a flood of cases. The NRLA proposes requiring tenants to verify rent increases with the Valuation Office Agency first.
• Rent arrears uncertainty: The Bill prevents landlords from reclaiming properties due to Universal Credit delays, but landlords cannot access tenant benefit information. The NRLA calls for this clause’s removal to avoid penalising landlords for government delays
• Student housing gaps: The Bill includes possession grounds for student HMOs but excludes smaller student properties, potentially reducing housing options. The NRLA seeks broader possession rules to cover all student occupants.
• System accountability: The NRLA supports amendments proposed by Baroness Thornhill for reviews of the tenancy system after three years and the court system within two years to ensure the reforms meet their goals.

The NRLA warns that without these changes, the Bill risks creating an unworkable system for both tenants and landlords.

As the Lords prepare for debate, the association is urging peers to address these issues to deliver a fair and effective rental market reform.