As the Renters’ Rights Bill returns to the House of Lords for Report Stage today (1 July 2025), Propertymark has warned that key aspects of the legislation remain unclear and risks remain unresolved, particularly around court capacity, tenancy reform and the treatment of student lets.
The professional body, which represents over 23,000 letting agent businesses across England, is urging the UK Government and Peers to table amendments to ensure the Bill is workable for agents, landlords and tenants alike.
A central concern is the likely pressure the reforms will place on the already overstretched court system. With the abolition of Section 21 ‘no-fault’ evictions, landlords will be required to evidence grounds for possession, potentially increasing the number of contested hearings.
Court delays, which are already significant, could lengthen further unless resources and procedures are improved.
TIME TO UNDERSTAND
Propertymark is calling for a lead-in time of at least six months to allow agents to fully understand the changes, adapt their processes, and update systems. The sector currently supports over 11 million tenants and 2.3 million landlords, and widespread operational adjustments will be required.
Another key area requiring clarification is the deposit cap. Propertymark says extending current caps would allow landlords to better manage the risk of tenants with pets and align with Government plans to reduce the reliance on large rent-in-advance payments.
The organisation points out that 57% of landlords and agents surveyed said they were unable to recoup the cost of pet damage under current rules.
LEVEL PLAYING FIELD
Propertymark is also calling for the mandatory registration of short-term lets to be enacted in parallel with the Bill. This power was introduced under the Levelling-up and Regeneration Act 2023 but has yet to be implemented.
The group says this would help level the playing field between landlords in the long-term rental sector and those operating holiday or short-stay properties.
With fixed-term tenancies set to be abolished, concerns also remain over student accommodation. Under Ground 4A, landlords of Houses in Multiple Occupation (HMOs) for students are given specific rights to regain possession to prepare for the next academic cohort. However, the exemption does not currently apply to one- and two-bedroom student properties, which in most cases are not classified as HMOs.
FIT FOR PURPOSE

Nathan Emerson, Chief Executive at Propertymark, says: “Further last-minute changes by the UK Government to the Renters’ Rights Bill that haven’t been consulted on are disappointing as letting agents plan for change.
“Report Stage allows for another opportunity for the UK Government to engage with the sector and ensure the legislation is fit for purpose and reduces costs for landlords and tenants.”