The government’s aim to ban so-called bidding wars – a central part of the new Renters Rights Bill – misinterprets the problem, a major agency claims.

Leaders Romans Group national lettings managing director Allison Thompson says: “The ban on bidding wars, while intended to curb unfair practices, in reality misinterprets the issue, as these are driven by the fundamental dynamics of supply and demand rather than being a deliberate practice by letting agents. Any legislation aimed at curbing needs to address the underlying market imbalance.”

More generally Thompson – who spoke in favour of some aspects of the old Conservative Renters Reform Bill measures – has also given cautious backing to some aspects of Labour’s proposed legislation, saying: “Many of the initiatives included in this version of The Bill remain similar to those in the previously defunct Renters (Reform) Bill. While many of these reforms aim to enhance tenant protections, it is crucial that the impact on landlords is carefully considered.”

She continues: “The immediate abolition of Section 21 ‘no-fault’ evictions will provide tenants with greater security, but it leaves landlords concerned about the absence of a dedicated court system to handle cases of rent arrears or anti-social behaviour swiftly. Unlike the Renters Reform Bill, which proposed a delay until court reforms were in place, the Renters’ Rights Bill risks placing additional strain on an already overwhelmed system, making it harder for landlords to manage problematic tenancies.

“Labour’s inclusion of rent controls, restricting in-tenancy rent increases to once per year and aligned with market rates, introduces much stronger tenant protections compared to the Renters Reform Bill. The introduction of Awaab’s Law under the Renters’ Rights Bill sets crucial expectations for landlords to address health hazards such as damp and mould within specific timeframes. While ensuring tenant safety is paramount, the requirement to resolve such issues within 28 days, with initial inspections to be carried out within 14 days, could prove difficult for landlords, particularly those managing older properties that may be more prone to damp due to outdated infrastructure or design limitations. 

“We believe that, in order to meet these new requirements without undue burden on landlords, there needs to be access to financial assistance or grantsfor upgrading older properties, along withclearer guidance on how to extend the timelines in cases where more complex work is required. This will help ensure that the private rented sector can meet these important health and safety standards, while still allowing landlords the flexibility to manage repairs properly.

“We also recognise the importance of the proposed landlord database, which will help ensure compliance and transparency in the sector. However, it is vital that the system is implemented in a way that supports good landlords, rather than adding unnecessary administrative complexity.

“At Leaders Romans Group, we remain committed to a balanced approach that ensures the rights of both tenants and landlords are protected. While we support many of the Bill’s objectives, we urge the government to consider the practical challenges and provide the necessary support to ensure a fair, stable, and sustainable rental market.”