Over 250 letters and emails have been sent to members of the House of Lords by Propertymark members, advocating for a series of “sensible amendments” to the Renters’ Rights Bill ahead of its Committee Stage.
Propertymark has been a vocal advocate throughout the Bill’s progression, engaging with Ministers, MPs, UK Government officials, and most recently, briefing members of the House of Lords. Their efforts aim to ensure that the Bill not only protects renters but also fairly considers the needs of letting agents and landlords.
Key concerns raised by Propertymark include the removal of fixed-term tenancies; court capacity to handle possession cases; restrictions on taking rent in advance; regulation of short-term lets and extending the deposit cap for renting with pets.
Propertymark is also calling for a clear implementation roadmap for the proposed changes, along with a comprehensive assessment of the resources local councils need to regulate the private rented sector effectively – with appropriate funding allocated.
RESTRICTIVE REGULATIONS
While recognising the UK Government’s intent to provide renters with greater security, Propertymark warns that overly restrictive regulations risk reducing the supply of rental homes, driving up rents, and making it harder for people to secure affordable housing.
Members of the House of Lords have alresady tabled key amendments, including allowing fixed-term tenancies to continue if both landlord and tenant agree, including for student tenancies; revising repossession ground 4A to ensure it applies to non-HMO student accommodation as well as HMOs.
Another amendment includes permitting small landlords – less able to absorb legal costs – to continue using Section 21 notices and requiring the Minister to explain what steps will be taken to ensure the courts are equipped to handle a likely rise in contested hearings once Section 21 is removed.
Another critical issue raised is the impact of deposit caps when renting with pets.
Propertymark highlighted that 57% of surveyed landlords and agents struggle to recoup the cost of pet damage. They are pushing for an extension to the deposit cap to address this, supporting a House of Lords amendment that would allow tenants to pay an additional pet damage deposit equivalent to three weeks’ rent.
LISTENING TO CONCERNS
Timothy Douglas (main picture), Head of Policy and Campaigns at Propertymark, says: “While the final decision lies with the UK Government, it’s encouraging that members of the House of Lords are listening to the concerns of letting agents and the wider sector.
“As a professional membership body, we represent our members’ interests, and it’s fantastic to see so many of them engage with our campaign by contacting Peers and sharing their on-the-ground experiences. Change is coming, but what matters most is ensuring the legislation is evidence-based and fit for purpose.
“The series of pragmatic amendments put forward strike a better balance — protecting tenants’ rights while acknowledging the realities faced by agents and landlords. The UK Government must now listen carefully and act decisively to create a fair, workable Renters’ Rights Bill.”
