Propertymark has welcomed a series of significant wins as the House of Lords voted through several key amendments to the Renters’ Rights Bill, reflecting its long-standing campaign for a fairer, more practical and professional private rented sector.
Among the changes approved were provisions for additional pet damage deposits, stronger student tenancy protections, enhanced tribunal capacity, and mandatory post-legislative reviews. Letting agents also secured a major compliance boost through assured advice measures.
In a dramatic U-turn during the Report Stage on 7 July 2025, the UK Government dropped its previous proposal for mandatory pet insurance. Instead, Peers voted to allow landlords to request an additional three weeks’ rent as a pet damage deposit—a move long championed by Propertymark as a fair balance between tenant pet ownership and landlord protection.
Lord Deben criticised the initial insurance proposal as “perplexing”, stating: “They already admitted that there needs to be something additional to protect the landlord… the argument does not stand up to say that that is not so.”
An amendment to Ground 4A was passed to give landlords of one- and two-bedroom student properties the ability to regain possession in time for new academic cohorts. Propertymark had warned that the loss of fixed-term tenancies without such a safeguard could severely undermine student housing supply.
Peers also backed calls to mandate a review of tribunal capacity, echoing Propertymark’s warnings that the system may be overwhelmed by rent dispute cases once the Bill becomes law. Tribunal cases have surged by nearly 89% from 2019 to 2023. The amendment requires the government to assess the impact of the legislation on judicial efficiency, case volume, and access to justice.
Courts capacity remains under scrutiny, with a separate review due to be debated on 15 July. The review will consider the broader effect on court workloads and the increasing pressure on landlords to provide evidence for evictions under the reformed system.
In a practical win for landlords, Peers reduced the re-letting ban for unsold properties from 12 months to 6 months—provided owners can show fair marketing efforts and no suitable offers were refused. This aims to minimise unnecessary void periods and keep more homes in the rental market.
One of the most widely supported amendments was the integration of the Tenant Fees Act 2019 into the Primary Authority assured advice scheme. This will allow letting agents and advisory bodies like Propertymark to seek consistent, reliable guidance on compliance across all local authorities.
Lord Best, who tabled the amendment, said it would help “ensure compliance” and support responsible agents through clear, enforceable rules.
An amendment to the Protection from Eviction Act 1977 ensures that, in joint tenancy arrangements, all tenants and the landlord must agree to withdraw a notice to quit—adding a layer of protection and clarity for all parties involved.
A three-year review will assess the Bill’s impact on tenancy security, homelessness, and repossession. Additionally, annual reports will be required on broader market indicators such as rents, house prices, and rental supply.
While many of Propertymark’s priorities were adopted, a few issues remain unresolved. Government guidance—rather than legislation—will now address superior landlord restrictions on pets, and a proposed amendment to limit guarantor requirements was withdrawn due to concerns about unintended consequences for vulnerable renters.
Nathan Emerson, CEO of Propertymark, praised the Lords’ support for a Conservative-led amendment to standardise enforcement practices for landlord fines: “This will help provide consistency of enforcement across local authorities and give tenants protection against rogue landlords while ensuring fair treatment for those who comply with their responsibilities.”
With further debates expected on court capacity and implementation timelines, Propertymark has confirmed it will continue to lobby for a balanced and professional approach that supports both tenants and landlords as the Bill progresses toward becoming law.
