The Renters' Rights Bill – Recent Amendments and Where We Are Now
GOOD NEWS for landlords and agents - THE BILL HAS BEEN SUSPENDED UNTIL EARLY AUTUMN, with no more dates set following the Third Reading on the 21st July. Here is an update on what amendments have been discussed in Parliament so far...
🏛️ The Renters' Rights Bill – Recent Amendments and Where We Are Now
The Renters' Rights Bill has progressed quickly so far, with the Third Reading in the House of Lords scheduled for 21 July. However it has now been delayed until early autumn, with no parliamentary time allocated before the summer recess. It’s now expected to return to the Commons on 8 September, with Royal Assent likely before mid-September.
While the core structure of the Bill has remained largely unchanged since it passed from the Commons to the Lords, several key Government-backed amendments have been tabled, offering greater clarity on critical issues.
The following covers the most impactful official amendments—those most likely to be included in the final legislation. While many additional proposals have been raised in industry discussions, it is the Government-sponsored amendments that stand the best chance of becoming law.
🐾 Pets in Lets | Pet Damage Insurance Amendment
One of the most significant reversals is the withdrawal of the Government’s original proposal to mandate pet damage insurance for tenants.
This decision follows widespread concerns from industry stakeholders about the risk of:
- Limited availability of suitable insurance products.
- Unintended financial pressure on tenants.
- Potential legal grey areas around enforcing such requirements.
What This Means:
- Landlords cannot unreasonably refuse a pet request—but the law does not define what counts as "reasonable."
- Tenants are no longer required to take out pet damage insurance as a condition of keeping a pet.
- Tenants may still opt to take out such insurance voluntarily—but it cannot be compulsory.
💼 Proposal to Allow Higher Deposits for Pet Owners
A further Lords amendment proposes allowing landlords to take a higher deposit when letting to tenants with pets—above the current 5–6 week cap set by the Tenant Fees Act 2019.
While this proposal hasn’t yet been adopted, it’s gaining industry support from organisations like Propertymark, who argue that the current cap doesn’t account for the added risk of pet damage.
Pros:
Could encourage more landlords to accept pets.
May reduce disputes over pet-related damage.
Cons:
Could raise upfront costs significantly for tenants, particularly those on lower incomes.
Would complicate deposit alternatives like no-deposit schemes.
Tenants could be forced to live with damage until the end of the tenancy, risking their own money.
💷 Rent in Advance | Clarification for Existing Tenancies
The Government has clarified that the new Bill does not ban rent in advance arrangements—if they were agreed at the start of a tenancy before the Bill becomes law.
What This Means in Practice:
Tenants who paid six or twelve months in advance can continue under that arrangement for renewals or ongoing agreements.
Agents and landlords do not need to switch tenants to monthly payments, provided the original agreement was properly documented.
This preserves flexibility for tenants who used rent in advance to secure a home—especially those without a UK guarantor or formal income verification.
🎓 Student Lets | Changes to PBSA Exemption
A recent amendment refines the PBSA (Purpose-Built Student Accommodation) exemption in the Bill. This ensures that large student housing providers aren’t unintentionally caught by the new rules due to complex company structures.
Under the Amendment:
The exemption applies only if:
The property is let to students enrolled at an eligible institution, and the landlord or managing agent is part of an approved code of practice (e.g., Unipol or Universities UK).
This opens new opportunities for medium-sized landlords to restructure portfolios and join approved codes to remain exempt from the Bill.
📈 Rent Increases | Future-Proofing the Tribunal Process
While the Bill still limits rent increases to once per year, a small but important new provision allows for future regulations to:
Backdate rent increases to the original notice date—if a tribunal eventually rules in the landlord’s favour.
This provision does not change the law yet, but it gives the Government a tool to address concerns over delays in rent increase disputes.
🔐 Guarantors | Why They’re Becoming More Important
With fewer options like rent in advance, the role of guarantors is becoming central to tenancy agreements.
Many private guarantors are reluctant to commit due to lack of understanding or legal risk. Professional guarantor services may be the way forward in providing a secure alternative—covering unpaid rent, mediation, eviction, and property damage, all with no cost to landlords or agents.
🧭 Summary: Where We Are Now
Pet insurance Government has scrapped plans to mandate it.
Pet-related deposits Proposed Lords amendment (not yet adopted).
Rent in advance Confirmed allowed for pre-Bill tenancies.
PBSA/student lets Clarified exemptions for code-compliant operators.
Rent increases Provision to allow backdating in future rules.
Guarantors Growing role in tenant screening.
With the Third Reading on 21 July, the Bill is approaching its final stages. Royal Assent may follow shortly after, setting the stage for implementation in late 2025 or early 2026.
👋 How Greater London Properties Has You Covered
At Greater London Properties, we’ve supported landlords across Central London for over 20 years – and we’re ready for this change.
✅ Fully Managed Clients – You’re in Safe Hands
We’re already preparing for the Bill. All your legal admin, notices, insurance, rent reviews, inspections, and tribunal prep will be handled by us. No added stress. No missed deadlines. No risk of fines.
💡 Let Only Landlords – It Might Be Worth Considering an Upgrade
With the new Bill introducing extra legal and compliance responsibilities, many of our let-only landlords are choosing to upgrade to our Platinum Management Package. It’s a great way to save time, reduce stress, and ensure everything is handled professionally and in line with the new regulations.
🎓 Upcoming Webinar – Get Expert Advice
We’ll be hosting a free online webinar in the coming weeks alongside a specialist property lawyer to walk you through:
What the new rules mean for your rental
How to regain possession under Section 8
Tips for staying fully compliant and avoiding fines
Live Q&A tailored to Central London landlords
📩 Stay tuned for your invite – or contact us to reserve a spot today.
🧘♂️ Final Word
We know change like this can feel overwhelming. But with the right guidance, it doesn't have to be. Greater London Properties is here to ensure your property stays profitable, protected, and stress-free. Whether you're fully managed or looking to upgrade, we’ll help you navigate this transition smoothly.
Have questions or want to explore our Platinum package? We’re here to help. Just give us a call or drop us an email.
Warmest regards,
Megan Cutforth
Lettings Director
Greater London Properties.
Your local, independent Central London estate agency
📞 020 7113 1066
📧 info@glp.co.uk
🌐 www.greaterlondonproperties.co.uk