This week saw the final of the bill in the House of Lords, where the Lords formally recorded the few amendments to the bill that they wish to be passed back to the House of Commons. This was a formal crossing the “T’s” and dotting the “I’s” exercise and took less than 20 minutes.
The House of Commons is now on its summer recess and will be resitting on the 1st September, with the bill scheduled for the Lord’s amendments to be voted on, on the 8th September 2025. As some of the Lord’s amendments were proposed by backbenchers or opposition parties they will probably be rejected (due to the Labour majority) it will then need to go back to the Lords (for acceptance of the rejection/reamendment – known as ping pong) before coming back to MP’s again. It is very likely that it will be given Royal Assent before they break for their conference season on the 16th September 2025.
Baroness Taylor (Labour Minister in the Lords) said, whilst debating an amendment to give landlords and agents 3 months’ notice (from Royal Assent) for implementation for new tenancies and 6 months’ notice for implementation for existing tenancies (this amendment didn’t pass and was withdrawn) “implementation will not be immediate as we have secondary legislation to pass. We are making good progress on drafting that secondary legislation and the regulations and guidance that goes with it. All of this will allow us to implement in a timely manner”. The intent here is that as soon as the bill receives Royal Assent the government will get on with the implementation as quickly as possible with the commencement date within 3 months of the implementation date – so towards the end of the of the year.
Part of the notable amendments which did get passed during the Lord’s report stage and which will be coming back to the Commons are:e property. Any “pet rent” must be clearly transparent in the initial advert and be a reasonable amount and therefore it is unlikely that this additional rent will be allowed with an insistence on the tenants also taking out an insurance policy as it may be deemed to be unreasonable because the landlords end of tenancy liability/damages would be covered by the insurance policy.
- Pets – the ability for landlords to request up to an additional 3 weeks rent deposit rather than an insurance policy (which was deemed to be too expensive for tenants and limited availability). This is likely to succeed as it was proposed by Baroness Taylor on behalf of the government.
- Grounds 1A on the new Section 8 reducing the period from 12 months to 6 months before a landlord can relet the property if they don’t sell it.
- Local Authorities will have the power to enter private rented properties without giving the landlord 24 hour notice to check on breaches of duty to the tenant and building condition/repairs. Presently they had to give both Landlords and Tenants 24 hours’ notice.
- Assured Advice for letting agents so that they can obtain specific advice and rely on that advice to fulfil their obligations from the Primary Authority (local authority). The Tenants Fee Act 2019 has not been integrated into this scheme presently but will be.
- An amendment to the Protection of Eviction Act 1977 where both parties (must include all tenants) agree a different notice period to quit and such notices to quit can be withdrawn.
- A new ground for possession where the property is needed for a carer for the Landlord (or a member of the Landlord’s family) and where that property is close the Landlord or family member.
Whilst it seems a long way away for commencement it will quickly come round and you can be assured that we will have the complete knowledge of the changes and implications and how best to ensure that you, your properties, and your tenants remain fully compliant with the new legislation from day 1.
As always, we will guide you through these changes and make sure that you remain legally compliant with all your statutory duties under this incoming legislation.
More to follow as it journeys along it final stages. If you haven’t yet read all our “Bite-size” blogs, please click HERE and read them.
We, at Taylored Propman, still advocate that given good tenants living in a good condition property with a fair market rent this change should not be detrimental to the Landlord and as always we will be able to provide end-to end support to you through this process.
Please contact us so that we can offer advice and help you through these changes
- Email us: office@tayloredpropman.co.uk
Renters Rights Bill