The Renters’ Rights Bill is on the brink of becoming law after peers in the House of Lords rejected a series of last-minute amendments designed to soften the impact of the sweeping reforms on landlords.
The legislation — which represents the most significant shake-up of the private rental sector in a generation — will now return to the House of Commons for one final vote before receiving Royal Assent. Once approved, the government is expected to name an implementation date, giving landlords and investors long-awaited clarity on when the new regime will take effect.
Lords block pro-landlord amendments
During the latest debate, peers voted to reject several amendments proposed by landlord groups and sympathetic MPs. Among those dismissed were attempts to:
• Cut the “no re-let” period from 12 months to six for landlords who evict tenants to sell a property — maintaining a full-year ban intended to deter abuse of the sales ground.
• Extend student possession grounds to smaller properties, such as one- and two-bedroom homes, a move critics said could have exposed postgraduate and mature students to unnecessary eviction risks.
• Allow additional pet deposits beyond the current five weeks’ rent cap. Ministers argued that existing provisions already provide sufficient protection against pet-related damage.
• Create a new eviction ground for landlords seeking to house carers. Lawmakers warned the clause could have been “too easily abused” to force out tenants under false pretences.
The Bill, a flagship element of the government’s housing reform agenda, will enshrine stronger tenant protections, clamp down on no-fault evictions, and set out stricter rules around notice periods and rent reviews.
Supporters argue the changes will bring “fairness and security” to millions of renters, while critics warn they risk discouraging investment in the private rented sector at a time of constrained supply.
Property analysts said the near-final passage of the Bill means investors must now prepare for a changed legal and financial landscape.
“This vote marks a turning point for the rental market,” one industry source told Property Portfolio Investor. “While the legislation aims to tackle bad practice, many responsible landlords will see their flexibility reduced. The priority now is clarity — knowing exactly when and how these rules will be implemented.”
With Royal Assent expected before the end of the year, the government is anticipated to confirm the rollout schedule shortly after the final Commons vote.
For landlords, agents and property investors, the next few weeks will be crucial — not only to assess compliance obligations, but also to evaluate long-term strategies in a market that is rapidly shifting towards greater tenant rights and regulatory oversight.
