Are we nearly at the end of the long political road for the drafts and amendments of the Renters’ Rights Bill?
What Landlords need to know as the Renters' Rights Bill 'ping pong' nears Royal Assent
The Renters’ Rights Bill has taken another significant step forward after Housing Minister Matthew Pennycook last night rejected the majority of House of Lords amendments during a heated Commons debate. The Bill is edging closer to royal assent, with important implications for landlords across the country.
No Change to 12-Month Re-Let Ban
One of the most hotly contested proposals was a Lords amendment to reduce the “no-let” period from 12 months to 6 months for landlords evicting tenants under Ground 1A (intending to sell).
Matthew Pennycook flatly rejected this, insisting the 12-month rule is essential to prevent abuse. He explained: “We recognise that there will be occasions when landlords regain vacant possession but are unable to sell. However, we are not prepared to weaken the strong safeguard against abuse provided by the 12-month no-let provision.”
For landlords, this means that if you use Ground 1A to regain possession, you must still wait a full year before re-letting the property, regardless of market conditions or sale outcomes.
Student Housing Rules Stay Limited
The government also rejected calls to expand Ground 4A beyond Houses in Multiple Occupation (HMOs) with three or more bedrooms, meaning it will not cover one- and two-bedroom student flats.
Trade bodies, including Propertymark, warned this could make student accommodation harder to secure, as much of the stock for second- and third-year students comes from smaller properties.
Ben Beadle, chief executive of the NRLA, noted: “Around a third of housing typically lived in by those in their second year of study and above is one- and two-bedroom properties. Under current proposals, neither landlords nor students will have certainty that this type of housing will be available from one academic year to the next.”
Rent Increases and Tribunal Delays
In a partial concession, Pennycook announced that the Bill will include a delegated power to allow rent increases to be backdated where a tribunal rules on the new rent after a tenant appeal.
This power won’t be used immediately, but it provides landlords with some reassurance that long tribunal delays won’t result in a total loss of increased rental income.
No Extra Deposit for Pets
Another amendment—allowing landlords to request an additional three weeks’ deposit for tenants with pets—was rejected. The government argues current rules already allow deposit increases in cases where pets demonstrably cause property damage.
Win for Agricultural Landlords
In better news for some, an amendment allowing agricultural landlords to evict assured tenants to house both employees and non-employed farm workers was approved.
What Happens Next?
The Bill will now return to the House of Lords for further debate. If the Lords / Peers accept the Commons’ position without additional amendments, the legislation will move on to the King for royal assent.
For landlords, the key takeaways are:
12-month no-let rule after evicting to sell remains in place.
Student HMOs only (3+ beds) are covered under Ground 4A.
Rent increases may be backdated if tribunal delays occur.
No additional pet deposit allowance.
Agricultural landlords gain new grounds for possession.
With royal assent on the horizon, landlords should prepare for these rules to become law in the coming months.
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