The government has rejected most Lords’ amendments to the Renters’ Rights Bill, keeping the abolition of Section 21 evictions and new tenancy rules on track. Conservatives warn the Bill will drive landlords out of the sector, while the government promises a smooth transition. Industry leaders say landlords face uncertainty, with only one in six ready for the changes.

The Renters’ Rights Bill is on the brink of becoming law after MPs debated and rejected most Lords’ amendments on Monday night (8 September).

Government Stance

Housing minister Matthew Pennycook said the Bill must pass “as soon as possible,” insisting no-fault evictions are a leading cause of homelessness. He confirmed:

• All fixed-term tenancies will convert to periodic agreements.

• The new tenancy system will apply to all private tenancies on a single implementation date.

• Government will provide notice and support for landlords, tenants, and agents during the transition.

Conservative Opposition

Shadow Housing Secretary James Cleverly argued the Bill is “counterproductive,” claiming it will drive landlords out of the market, cut supply, and push up rents.

Key Amendments Rejected

• Pets: Government blocked an amendment allowing landlords to require a separate pet damage deposit, citing affordability and existing protections under the Tenant Fees Act.

• Sales: Amendment to reduce the re-let ban (from 12 months to 6 months) if a property sale falls through was rejected.

• Student Lets: Ground 4A for repossession will not be extended to smaller student properties.

Approved Government Amendments

• Landlords can evict within three months if notices are served before Royal Assent.

• Secretary of State gains powers to amend rent increase rules under Section 13.

• Councils will be allowed to inspect properties without prior notice.

• Purpose-built student accommodation remains exempt.

What’s Next?

The Bill now heads towards Royal Assent, with secondary legislation still required for many provisions. The Government will launch a campaign to help the sector prepare.

Industry Reaction

• Marc von Grundherr (Benham and Reeves) criticised the “demonisation” of landlords and warned of market destabilisation.

• Sian Hemmings (Inventory Base) said only one in six landlords are ready, warning that ongoing uncertainty risks “paralysis” in the sector.