The House of Lords has backed a series of amendments to the Renters’ Rights Bill, delivering key wins for Propertymark’s campaigning to create a fair, practical and professional private rented sector. Among the positive changes passed were pet damage deposits, expanded student tenancy protections, mandatory post-legislative reviews, and a new measure enabling Primary Authority assured advice for letting agents under the Tenant Fees Act.

The proposals included will apply to both the social and private rented sectors in England so that all homes are free from damp, mould, and other hazards. The consultation, launched on 2 July 2025, also covers how local authorities would enforce the new standard and includes a proposal that it becomes an enforceable requirement in privately rented homes from 2035 or 2037.

Proposals for landlords to require tenants to take out pet damage insurance have been scrapped following amendments tabled by the UK Government ahead of the Bill's Report Stage in the House of Lords. Propertymark is urging Peers to support an alternative amendment to allow for a dedicated pet deposit.

Propertymark was pleased to see our campaign work pay off on the first day of the Renters’ Rights Bill Report Stage debate in the House of Lords (1 July 2025) as Peers supported a proposal to allow Ground 4a to be extended to non-HMO student properties. The Report Stage provides an opportunity for further scrutiny and refinement of the Bill with two further sessions scheduled for 7 and 15 July.

The House of Lords will sit for the Report Stage of the Renters’ Rights Bill on 1, 7, and 15 July 2025, before the parliamentary summer recess, providing the Lords with a further opportunity to examine and make changes. The UK Government and Peers must make key amendments to ensure the legislation is workable for letting agents, landlords and tenants alike.

The Bill cleared the Committee Stage in the House of Lords on 15 May 2025, and the next step, the Report Stage, will take place over three sessions between 1–15 July. It seems unlikely the Bill will complete the final stages and gain Royal Assent before Summer recess, however, key measures - like changes to tenancy agreements and possession rules – could still come into force later this year. More complex elements, such as the landlord and agent database and the Decent Homes Standard, are expected to follow in 2026 or 2027.

Amendments to the Renters’ Rights Bill discussed on 12 May 2025 highlight growing support for the regulation of property agents (RoPA), including professional standards and mandatory qualifications, as well as increasing awareness of the market imbalance between the private rented sector (PRS) and holiday lets. Led by Lord Best and backed by senior peers, the amendments sought to push the UK Government to take faster action, referencing Propertymark’s campaign positions on both these key issues.

The House of Lords Committee stage of the Renters’ Rights Bill on 6 May 2025 reignited debate over one of the most emotive topics in the private rented sector: tenants’ rights to keep pets. While peers acknowledged the welfare and well-being benefits, concerns over landlord autonomy and property management featured prominently. Propertymark has consistently called for policy that safeguards landlords’ ability to protect their property and manage risks, while recognising tenants’ desire for companionship and emotional support through pet ownership.

Landlords in Portsmouth are actively opposing the city's proposed selective and additional licensing schemes, arguing that these measures are burdensome and ineffective. Their concerns are echoed by Blackburn with Darwen Council's recent decision to halt a similar licensing initiative, due to fears it would reduce the availability of private rented homes. Propertymark regularly responds to consultations objecting to the introduction of licensing schemes because we strongly disagree that licensing is the best method to improve housing stock within the private rented sector.

The latest debate over the Renters’ Rights Bill has brought attention to concerns frequently raised by our members, as Peers strongly echoed our longstanding warnings that the Bill risks putting the justice system under pressure following the removal of Section 21. The legislation proposes shifting all possession proceedings to Section 8, a mechanism that is far more reliant on timely and efficient court intervention.

The Bill entered the House of Lords Committee Stage on 22 April 2025, marking a pivotal phase in its journey through Parliament. Propertymark welcomes the detailed scrutiny at this stage as peers examine the Bill line by line. Debate in the Lords has focused on striking the right balance between strengthening tenants’ rights and maintaining a functional rental market, with some peers voicing our members’ concern that the current measures could have unintended consequences.

The Renters’ Rights Bill reached a critical milestone on 4 February 2025, with its Second Reading in the House of Lords. Propertymark has been at the forefront of discussions, ensuring that the concerns of property professionals are heard, and the impact of more than 200 letters from members was evident during the debate. We have lobbied against specific aspects of the Bill, particularly limits on rent in advance and the lack of clarity regarding short-term let regulation and court resourcing. We call for a clear implementation timeline and improvements to protect vulnerable tenants while ensuring fair treatment for landlords and agents.

Prominent figures from the property sector gathered in London on 22 January 2025 to deliberate on the future of the Private Rented Sector (PRS) in light of the forthcoming Renters' Rights Bill. The event, hosted by Goodlord, featured a panel including Nathan Emerson, CEO of Propertymark, and Lord Best OBE, a cross-bench peer with a special interest in housing issues. The discussion encompassed a wide range of issues, including the progression of the Bill, ongoing supply and demand challenges, and the necessity for a coherent strategy for the sector.

Amendments from the Committee Stage were voted on in the House of Commons before the Bill completed its journey in the Commons on 14 January 2025. The Bill now moves on to the upper house for further scrutiny. Disappointingly, the UK Government has so far refused to reconsider the removal of fixed-term tenancies despite challenges from the sector. It has been confirmed that the Bill will not contain any regulations for minimum EPC standards, which will be separately consulted on by the Department for Energy Security and Net Zero in the coming months.

The UK Government has proposed to ban upfront payments of more than two months’ rent, claiming this will crack down on discrimination against lower-income renters by unscrupulous landlords. Propertymark has challenged this position, stating that a one-size-fits-all approach will end up blocking access to the private rented sector (PRS) for some tenants.

Officers at Portsmouth Council investigated the unnamed business when concerns were raised that a significant number of Houses in Multiple Occupation (HMOs) under their management were unlicensed and overcrowded.