Pet damage deposits approved
The UK Government was forced to do a U-turn in the Report Stage debate yesterday, 7 July 2025, with Peers voting to allow landlords to request an additional three weeks’ rent as a pet damage deposit. This replaces the original proposal for pet insurance, which was dropped following concerns over viability.
This practical solution aligns with Propertymark’s call to protect landlords while supporting tenants’ rights to keep pets.
Lord Deben stated: "He was perplexed how the UK Government thought it was necessary to have insurance; they now say it is not. Therefore, they already admitted that there needs to be something additional to protect the landlord in the case of somebody having a pet. Frankly, the argument does not stand up to say that that is not so."
Student tenancy protections strengthened
An amendment was supported to expand Ground 4A, giving landlords of one- and two-bedroom student properties the right to regain possession to prepare for new student cohorts. Propertymark had warned that removing fixed terms without this safeguard risked undermining student housing supply.
Tribunal capacity review mandated
Peers passed amendments requiring the UK Government to review tribunal capacity to handle expected increases in rent challenge cases, echoing Propertymark’s calls to prevent delays and uphold sector confidence.
The Tribunal system is at risk of being overrun. When the Bill becomes law, Section 13 will be the only method landlords can use to raise rents. Between 2019 and 2023, the number of fair or market rent cases before England’s Residential Property Tribunals increased by almost 89%, from 483 to 921.
Reduced re-letting ban on unsold properties
An amendment reduced the ban on re-letting unsold properties from 12 months to 6 months, where landlords serve notice to sell but the sale fails to happen. Although evidence must be given to prove fair marketing, and that no suitable offers were refused. This reduction will help landlords avoid long void periods, prevent unnecessary financial penalties, and keep more properties available to rent.
Assured Advice for letting agents
Amendment 74 was passed, integrating the Tenant Fees Act 2019 into the Primary Authority scheme under the Regulatory Enforcement and Sanctions Act 2008. This enables assured advice to letting agents on compliance, giving businesses clear, reliable guidance recognised across local authorities. Propertymark strongly supported this measure, having long advocated for practical regulatory clarity and consistent interpretation of agent obligations.
Lord Best, who tabled the amendment with cross-party and ministerial support, said this scheme enables certain local authorities to provide assured advice that property agents can rely on in seeking to fulfil their obligations. With this amendment, letting agents and those that advise them, such as Propertymark and the Property Ombudsman, would be able to obtain clear guidance on their responsibilities in meeting regulatory requirements under the Tenant Fees Act 2019, an important piece of legislation that has been left out of this advisory scheme to date. This amendment will help trading standards officers ensure compliance and is beneficial to all property agents wanting to do the right thing.
Joint tenancies
Amendment 67 was agreed upon with a new section 5A(3) inserted into the Protection from Eviction Act 1977, enabling the landlord and tenant to agree that notice to quit can be withdrawn. This amendment would ensure that, where there are joint tenants, all of them must make such an agreement with the landlord.
Post-legislative reviews and continued campaigning
Courts capacity
Further amendments are still to be debated, which will take place on 15 July 2025 in the House of Lords. Courts' capacity is one of those, and it remains a long-standing concern about the capacity and capability of the Courts, with the time from claim to hearing continuing to rise. The Bill in its current form may lead to an increase in contested hearings, as landlords that would previously have used no-fault provisions will instead have to show evidence for the reason for eviction.
The Secretary of State must conduct a review of the impact of this Act on the judicial system. The review must, in particular, assess the impact of the Act on—the volume of cases brought before the courts; the efficiency and timeliness of judicial proceedings; the resource and administrative burden on the courts; individuals’ ability to access justice and consult legal practitioners and their representative bodies, and court administration officials.
Amendments mandate
- A three-year review assessing the Bill’s impact on tenancy security, homelessness, and repossession.
- Annual reports on housing market impacts, including rents, house prices, and availability.
Areas for continued campaigning
- Superior landlord restrictions on pets were withdrawn; the government will issue guidance only.
- Guarantor restrictions amendment was withdrawn, with concerns about unintended impacts on vulnerable tenant groups.
Peers have listened to Propertymark’s expertise and the voices of our members, delivering pragmatic changes that protect landlords, agents, and renters alike. From securing pet damage deposits and student tenancy safeguards to ensuring tribunal capacity reviews and assured advice under the Tenant Fees Act, these wins demonstrate that our campaigning has made the Bill more workable for letting agents while delivering fairer outcomes for tenants. This is a real step forward for professionalism, confidence, and a rental sector that works for everyone.
