Renters’ Rights Bill moves to final stage before becoming law

The Renters’ Rights Bill will return to Parliament on the 14^th of October in the final stage before it becomes law.

The bill will once again enter the Lords in the ‘ping pong stage’, where it will go back and forth between the Lords and Commons to resolve any remaining disagreements on amendments.

This means the bill will not become law before the party conference, and no major changes are expected to it.

Government previously rejected Lord amendments

Members of the House of Lords can make further amendments, but MPs in the Commons previously rejected all of them.

During the last debate on the bill, one of the amendments discussed was a proposal giving landlords the right to require pet damage insurance.

Under the Renters’ Rights Bill, tenants will have the right to keep pets in rental properties, with landlords only able to refuse if they can provide a valid reason.

Peers also voted to accept an amendment allowing landlords to take a separate pet damage deposit of up to three weeks’ rent on top of the usual deposit cap. The government, however, rejected this, arguing that the Tenant Fees Act 2019 already provides sufficient protection.

Under the Renters’ Rights Bill, if a landlord evicts a tenant to sell a property but the sale falls through, they are currently barred from re-letting it for 12 months.

Peers voted 213 to 209 in favour of Lord Cromwell’s amendment, which would have reduced this period to six months. The government, however, rejected the amendment, meaning landlords remain barred from re-letting for the full 12 months if a sale falls through.

Unwilling to make concessions

Allison Thompson, national lettings managing director at LRG, claims the rejections of amendments show the Labour government are unwilling to make concessions.

She said: “The government’s rejection of key Lords amendments sends a clear message. They are holding firm on the core structure of the Renters’ Rights Bill but are unwilling to make concessions that would have brought much-needed clarity and balance. Proposals to widen the student exemption, allow a higher deposit for pet-related damage, or shorten the 12-month re-let restriction were all dismissed, despite being proportionate and carefully considered.

“These were not attempts to weaken tenant protections. They were pragmatic solutions that reflected the day-to-day realities faced by landlords and agents. Instead, the bill now moves forward with some unresolved tensions, particularly around the practical enforcement of new tenancy terms, the viability of keeping pets, and the risks of re-letting delays after a failed sale. As always, it will be agents on the ground who are left to navigate these challenges and support landlords through the transition.”

The abolition of Section 21 and the end of fixed-term tenancies remain in place and will take effect immediately once the bill gains Royal Assent. The Ombudsman and Private Rented Sector Database will follow later, after a transition period to allow the private rented sector to adjust.

The length of this period is not yet known, and secondary legislation will be required for many of its provisions to take effect.