As the Renters Rights Bill enters its final days in the House of Lords, Propertymark is claiming a series wins in amendments that have been agreed.
Timothy Douglas, head of policy and campaigns at Propertymark, says: “Peers have listened to Propertymark’s expertise and the voices of our members, delivering pragmatic changes that protect landlords, agents, and renters alike.
“From securing pet damage deposits and student tenancy safeguards to ensuring tribunal capacity reviews and assured advice under the Tenant Fees Act, these wins demonstrate that our campaigning has made the Bill more workable for letting agents while delivering fairer outcomes for tenants. This is a real step forward for professionalism, confidence, and a rental sector that works for everyone.”
The amendments which Propertymark claims it had influence over include:
Pet damage deposits: It says the last week the government was forced to do a U-turn in the Report Stage of the Lords, with Peers voting to allow landlords to request an additional three weeks’ rent as a pet damage deposit. This replaces the original proposal for pet insurance, which was dropped following concerns over viability. The trade body says: “This practical solution aligns with Propertymark’s call to protect landlords while supporting tenants’ rights to keep pets.”
Student tenancy protections: An amendment was supported to expand Ground 4A, giving landlords of one- and two-bedroom student properties the right to regain possession to prepare for new student cohorts. Propertymark had warned that removing fixed terms without this safeguard risked undermining student housing supply.
Tribunal capacity review: Peers passed amendments requiring the UK government to review tribunal capacity to handle expected increases in rent challenge cases. Propertymark says this echoes its calls to prevent delays and uphold sector confidence and adds: “The Tribunal system is at risk of being overrun. When the Bill becomes law, Section 13 will be the only method landlords can use to raise rents. Between 2019 and 2023, the number of fair or market rent cases before England’s Residential Property Tribunals increased by almost 89%, from 483 to 921.”
Reduced re-letting ban on unsold properties: An amendment reduced the ban on re-letting unsold properties from 12 to six months, where landlords serve notice to sell but the sale fails to happen – providing evidence is given to prove fair marketing, and that no suitable offers were refused.
Assured Advice for letting agents: Amendment 74 was passed, integrating the Tenant Fees Act 2019 into the Primary Authority scheme under the Regulatory Enforcement and Sanctions Act 2008. This enables assured advice to letting agents on compliance, giving businesses clear, reliable guidance recognised across local authorities. The trade body says: “Propertymark strongly supported this measure, having long advocated for practical regulatory clarity and consistent interpretation of agent obligations.”
However, some of these amendments were passed without government support – meaning that it is highly likely that when the Bill returns to the House of Commons the amendments will be reversed.
The Bill now has a further Report Stage in the Lords tomorrow before its concluding Third Reading scheduled for July 21.
Parliament recess starts shortly after, so the government may push the Bill for Royal Assent before MPs break for the summer. Otherwise, the Renters’ Rights Bill won’t become law until the autumn.
Tomorrow’s deliberations will include debates on amendments relating to court capacity. A statement from Propertymark says: “It remains a long-standing concern about the capacity and capability of the courts, with the time from claim to hearing continuing to rise. The Bill in its current form may lead to an increase in contested hearings, as landlords that would previously have used no-fault provisions will instead have to show evidence for the reason for eviction.”
