Final Stage - House of Lords propose further amendments to the Renters’ Rights Bill

During the Lords Committee stage in May 2025, Lords tabled and debated a comprehensive set of amendments to the Renters’ Rights Bill. Before the Bill goes moves to Report Stage and the 3rd Reading in the House of Lords on the 1st July 2025, further proposals have been put forward to seek to preserve existing protections where they work well, fill in perceived gaps, and ensure the Bill is fit for purpose. Set out below is a summary of the most recent proposed amendments, The Marshalled List for Report includes the following and a lot more:-

1.  Rent-Arrears Thresholds

Possession MAY still be sought after eight weeks’ arrears in weekly or fortnightly tenancies and two months’ arrears in monthly tenancies, rejecting longer grace periods.

2 . Proposed Additional Grounds for Possession

Ground 8A (Carer Ground) – permits possession where the dwelling is required to house a carer for the Landlord or a close family member.

Planning-Works Ground – enables possession where authorised works cannot reasonably be carried out with the tenant in occupation.

3.  Rent in Advance

Any rent in advance received by the landlord before the commencement of the Renters’ Rights Act will not need to be refunded to the tenant.

4. Deposit & First-Month Rent Default

Where the deposit and first month’s rent remain unpaid 28 days after the contractual start date, the Landlord may treat the tenancy as void.

5.  Pet-Ownership Provisions

Refusal of pets is unreasonable if based on personal dislike, generalised fears or unrelated past experience. It is proposed that compulsory pet-damage insurance to be removed

6.  Safeguards against Misuse of Sale / Family Grounds

When relying on Ground 1A (intended sale) the Landlord must show the property has been genuinely marketed for at least six months at a fair price. If possession is gained under Ground 1 or 1A and the dwelling is subsequently re-let, the rent may not be increased for 12 months.

7.  Guarantor Restrictions

A new clause limits circumstances in which a Landlord may insist on a guarantor preventing unnecessary or discriminatory demands.

8. Proposed Joint-Tenancy Safeguards

Departing tenants must warn all joint tenants in writing and supply the notice; Landlords must do likewise upon receipt.

Any notice period shorter than two months must be agreed by all joint tenants and the Landlord.

9.  Deposit Compliance & Eviction

A Landlord may not serve a Section 8 notice while the deposit is unprotected or statutory deposit requirements are unmet; validity is also tied to correct registration on the PRS database.

10.  Extension of Rent-Repayment Orders

11. Proposed Redress Scheme Duplication

Self-managing Landlords must join the Landlord redress scheme only where the managing agent is not already a member of an approved scheme, avoiding duplication.

12.  Further PRS Database Compliance

The database must record:

- Banning orders and rent-repayment orders against a Landlord.

- The history of all Section 8 notices, registered within seven days of service.

13.  Proposed Rent-Challenge Outcomes

Where a tenant’s rent challenge fails, the uplifted rent is back-dated to the original effective date, with repayment spread over up to 12 months if the tenant chooses.