The Renters’ Rights Bill (RRB) has seen significant developments during its progress through the House of Lords, with several key amendments now agreed by Peers. The Bill will now return to the Commons, the government may seek to overturn some of these changes—but for now, they offer an important insight into the possible future shape of private renting.

New Ground 8A – Possession for Carers

A new legal ground—Ground 8A—would allow landlords to recover possession if they need the property to house a carer. The carer must be providing personal or nursing care for the landlord, their spouse, or a close family member.

To qualify, landlords must show the carer:

• Is over 18,

• Provides care under a formal agreement, and

• Needs to live close by for emergency support.

This ground reflects the growing reality of informal care arrangements, particularly for older landlords, and offers a fair way to address urgent housing needs without undermining tenant protections.

Pets – Insurance Removed, Deposit Option Added

The original plan to require tenants to buy pet damage insurance was scrapped after peers raised concerns that no such insurance products currently exist. Instead, the Lords passed a new amendment allowing landlords to take a refundable pet deposit of up to three weeks’ rent—in addition to the existing security deposit.

While this move was welcomed by landlord groups like the NRLA, ministers have indicated they will oppose this amendment in the Commons, arguing the current five-week deposit cap is sufficient in most cases.

Joint Tenancies – Fairer Rules on Notice and Withdrawals

Several clarifying amendments have been made to joint tenancies:

• Reducing notice periods: Any agreement to shorten the notice period must be signed by all joint tenants.

• Ending the tenancy: One joint tenant can still issue a valid notice to quit.

• Withdrawing notice: A notice can only be withdrawn if all tenants and the landlord agree.

These changes aim to avoid disputes and ensure no tenant is unfairly bound or released without their consent.

Student Housing – Broader Exemptions, Higher Standards

Clause 33 has been amended to broaden the exemptions for student tenancies. These exemptions now apply to:

• Tenancies granted by universities or specified educational bodies,

• Properties managed by agents adhering to an approved code of practice.

The amendments also give ministers the flexibility to define who qualifies for these exemptions and under what conditions.

Additionally, Ground 4A (used to regain possession of student lets) has been expanded to cover all types of student properties, not just HMOs with three or more bedrooms.

Final Set of Key Amendments – Renters’ Rights Bill (July 15th 2025)

Higher Standard of Proof for Civil Penalties (Clauses 41 & 58)

Proposed by: Lord Keen of Elie, Earl of Kinnoull, Baroness Scott of Bybrook

These two connected amendments:

• Replace the current legal threshold for imposing civil penalties (such as fines for housing offences) from:

  • “on the balance of probabilities” ➜ “beyond reasonable doubt”

• Affects enforcement by local housing authorities, who must now meet the criminal standard of proof before issuing a financial penalty.

Implication:
Harder for councils to issue penalties without high-quality, court-level evidence. Critics argue this could weaken enforcement; supporters say it improves fairness and due process.

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Extending Decent Homes Standard to Military Housing (Clause 101)

Amendment:

Clause 101, page 134, line 13:

Add “(iii) that is provided by the Ministry of Defence for use as service family accommodation.”

What This Amendment Does

This amendment extends the Decent Homes Standard (DHS) to include service family accommodation (SFA) provided by the Ministry of Defence (MoD).

Currently, the Decent Homes Standard – which sets minimum living standards for social housing – does not explicitly apply to housing provided for military families. This amendment would close that gap by ensuring that SFA must meet the same minimum safety, repair, and quality standards required in local authority and housing association properties.

Why It Matters

Military family housing has come under increasing scrutiny in recent years for issues including:

• Poor maintenance

• Damp and mould

• Heating failures

• Inadequate repair response times

Extending the Decent Homes Standard would create a statutory obligation for the MoD (and its contractors) to ensure that housing for armed forces families is fit for habitation and maintained to a nationally recognised standard.

Practical Impact

If passed:

• MoD housing providers would be subject to clear quality benchmarks, covering:

  • Structural safety

  • Modern facilities

  • Thermal comfort (heating and insulation)

  • Reasonable repair condition

• Military families would gain greater protection and rights of redress for substandard housing conditions.

• Defence housing would be brought in line with social housing reforms, improving fairness and accountability.

Summary

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Reform to Entry Powers (Govt Amendments 111–113)

Applies to: Section 239 of the Housing Act 2004 & Clause 126 of the RRB

🛠 Key Changes:

• Councils will no longer need to give 24 hours’ notice to the landlord or property owner before using powers of entry (e.g. inspections).

• However, tenants and occupiers must still receive 24 hours’ advance notice.

Purpose:
Improves enforcement by removing advance warning for landlords, while maintaining protection for residents.

What’s Next?

These Lords amendments reflect a concerted effort to rebalance the Bill—preserving new rights for renters while recognising key operational challenges faced by landlords. As the Bill returns to the House of Commons, expect further debate—particularly on the pet deposit provision and student housing rules. While some of these improvements may survive, others face an uphill battle.

The Renters’ Rights Bill is evolving—but the battle for a workable rental system continues.