Lords urged to revise Renters’ Rights Bill amid rental home supply fears

The Renters’ Rights Bill faces its second reading in the House of Lords today (Tuesday 4 February), with calls for revisions to address potential negative impacts on the private rented sector.

Those concerns come from Propertymark which fears that the regulations could reduce housing availability, inflate rental costs and hinder access to affordable homes.

Government amendments in the House of Commons included limits on advance rent payments, with Housing Minister Matthew Pennycook stating the Bill strengthens protections for landlords and properties.

Propertymark, following engagement with MPs, notes unresolved issues from the Commons Third Reading, notably short-term let regulation, court resource allocation and student landlord tenancies outside HMO classifications.

The removal of fixed-term agreements and stricter advance rent rules may complicate student access to private rentals, it warns.

Reduce the supply of rental homes

The organisation’s head of policy and campaigns, Timothy Douglas, said: “Propertymark recognises the UK government’s intention is to protect renters and provide them with greater security.

“However, there is a real concern from letting agents that overly restrictive regulations will reduce the supply of rental homes, drive up rent prices and make it even more difficult for people to find affordable housing.

“We are therefore calling on Peers to make the Renters’ Rights Bill fit for purpose.”

He added: “A clear timetable for implementation must be set out by the government including a commitment to enact the registration of short-term rental property requirements as passed in the Levelling-up and Regeneration Act alongside these reforms to level the playing field for landlords and the long-term rental market.”

What court reform looks like

Mr Douglas said: “There is a desperate need for the government to confirm to the sector about what court reform looks like and take action.

“Additionally, the government must revise the provisions on restricting rent in advance to better protect vulnerable tenants and allow agents and landlords to process applications and be able to set up tenancies securely.”

He adds: “Concerns also remain about the viability of pet insurance products and a better solution would be to extend the deposit cap requirements.

“Standards and enforcement are key to these reforms and with new requirements for landlords to have redress, the introduction of a code of practice across existing and new schemes would ensure complaints are adjudicated in the same way and quality of service is more consistent across the sector.”

Propertymark also says that questions persist about council enforcement capabilities, implementation timelines, and clarity for agents, landlords and tenants.

The organisation says it has campaigned for balanced reform, with members sending numerous communications to Peers outlining their experiences and advocating for bill adjustments.

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