Propertymark has been campaigning for two key changes to the Renters Rights Bill that is being scrutinised in the House of Lords this week.

1. Fixed-Term Tenancies for Students

The move to abolish fixed-term contracts in favour of periodic tenancies has raised real concern for student lets. The main problem is that:

• Without a set end date, outgoing students may stay longer than expected.

• This risks creating a backlog for incoming students, who often plan tenancies around academic calendars.

• It could make student landlords less willing to rent to students in general, shrinking supply in an already competitive space.

Propertymark’s push to retain fixed-terms specifically for students seems sensible — and has precedent. Scotland faced similar issues after similar reforms, and ultimately made an exemption for full-time student accommodation.

2. Rent in Advance Restrictions

The proposed one-month limit on advance rent payments is intended to protect tenants from pressure to pay large upfront sums. But:

• Some renters choose to pay several months in advance as a workaround to poor credit or delayed benefits.

• Preventing this flexibility could exclude renters who don’t tick the conventional boxes.

• It could also discourage landlords from taking risks, particularly at the more affordable end of the market.

Broader Context

The reforms are a major shake-up — scrapping Section 21 “no fault” evictions, strengthening tenant rights, and raising minimum housing standards. But the tension lies in balancing tenant protection with landlord confidence. If landlords exit the market (as many are threatening), the PRS capacity issues could get worse, not better.