Peers call for urgent progress on RoPA and short-term lets
Amendments to the Renters’ Rights Bill discussed on 12 May 2025 highlight growing support for the regulation of property agents (RoPA), including professional standards and mandatory qualifications, as well as increasing awareness of the market imbalance between the private rented sector (PRS) and holiday lets. Led by Lord Best and backed by senior peers, the amendments sought to push the UK Government to take faster action, referencing Propertymark’s campaign positions on both these key issues.
Key issues over pet ownership in rental properties raised
The House of Lords Committee stage of the Renters’ Rights Bill on 6 May 2025 reignited debate over one of the most emotive topics in the private rented sector: tenants’ rights to keep pets. While peers acknowledged the welfare and well-being benefits, concerns over landlord autonomy and property management featured prominently. Propertymark has consistently called for policy that safeguards landlords’ ability to protect their property and manage risks, while recognising tenants’ desire for companionship and emotional support through pet ownership.
Licensing schemes under fire as sector warns of harm to tenants
Landlords in Portsmouth are actively opposing the city's proposed selective and additional licensing schemes, arguing that these measures are burdensome and ineffective. Their concerns are echoed by Blackburn with Darwen Council's recent decision to halt a similar licensing initiative, due to fears it would reduce the availability of private rented homes. Propertymark regularly responds to consultations objecting to the introduction of licensing schemes because we strongly disagree that licensing is the best method to improve housing stock within the private rented sector.
Propertymark's court reform message heard loud and clear in House of Lords
The latest debate over the Renters’ Rights Bill has brought attention to concerns frequently raised by our members, as Peers strongly echoed our longstanding warnings that the Bill risks putting the justice system under pressure following the removal of Section 21. The legislation proposes shifting all possession proceedings to Section 8, a mechanism that is far more reliant on timely and efficient court intervention.
Letting agents in focus as Renters' Rights Bill advances
The Bill entered the House of Lords Committee Stage on 22 April 2025, marking a pivotal phase in its journey through Parliament. Propertymark welcomes the detailed scrutiny at this stage as peers examine the Bill line by line. Debate in the Lords has focused on striking the right balance between strengthening tenants’ rights and maintaining a functional rental market, with some peers voicing our members’ concern that the current measures could have unintended consequences.
Lords echo letting agents' concerns in their first Renters' Rights debate
The Renters’ Rights Bill reached a critical milestone on 4 February 2025, with its Second Reading in the House of Lords. Propertymark has been at the forefront of discussions, ensuring that the concerns of property professionals are heard, and the impact of more than 200 letters from members was evident during the debate. We have lobbied against specific aspects of the Bill, particularly limits on rent in advance and the lack of clarity regarding short-term let regulation and court resourcing. We call for a clear implementation timeline and improvements to protect vulnerable tenants while ensuring fair treatment for landlords and agents.
Industry leaders and Lords convene to address implications of Renters' Rights Bill
Prominent figures from the property sector gathered in London on 22 January 2025 to deliberate on the future of the Private Rented Sector (PRS) in light of the forthcoming Renters' Rights Bill. The event, hosted by Goodlord, featured a panel including Nathan Emerson, CEO of Propertymark, and Lord Best OBE, a cross-bench peer with a special interest in housing issues. The discussion encompassed a wide range of issues, including the progression of the Bill, ongoing supply and demand challenges, and the necessity for a coherent strategy for the sector.
Rent in advance limit included in Renters' Rights Bill as it moves to House of Lords
Amendments from the Committee Stage were voted on in the House of Commons before the Bill completed its journey in the Commons on 14 January 2025. The Bill now moves on to the upper house for further scrutiny. Disappointingly, the UK Government has so far refused to reconsider the removal of fixed-term tenancies despite challenges from the sector. It has been confirmed that the Bill will not contain any regulations for minimum EPC standards, which will be separately consulted on by the Department for Energy Security and Net Zero in the coming months.
Restricting rent in advance tabled days before Renters' Rights Bill Third Reading
The UK Government has proposed to ban upfront payments of more than two months’ rent, claiming this will crack down on discrimination against lower-income renters by unscrupulous landlords. Propertymark has challenged this position, stating that a one-size-fits-all approach will end up blocking access to the private rented sector (PRS) for some tenants.
Rent-to-rent boss sentenced to community service for tenant harassment
Officers at Portsmouth Council investigated the unnamed business when concerns were raised that a significant number of Houses in Multiple Occupation (HMOs) under their management were unlicensed and overcrowded.
Renters’ Rights Bill moves to Report Stage
The UK Government has confirmed the Bill will proceed to the Report Stage in the House of Commons on 14 January 2025. All Members of Parliament will debate and consider amendments proposed during the committee stage in November 2024. Given Labour’s prioritisation of this legislation, the Report Stage is expected to be expedited, potentially concluding within a single day. Overall, there has generally been an agreement between all party MPs on most elements of the Bill.
What estate agents need to know about the Renters Rights' Bill
Agents working with landlords who want to sell a property with sitting tenants must be well-versed advising clients effectively on realistic pricing and the potential impact on the buyer pool, and with tenancy reform at the heart of the Renters’ Rights Bill, watertight paperwork and record-keeping will be more important than ever, for buyers, sellers and agents.
Agent regulation is still on the UK Government agenda, confirms Housing Minister
With all eyes on the Renters’ Rights Bill, discussion around the regulation of property agents (RoPA) has taken a back seat. However, responding to a question in Parliament, Housing Minister Matthew Pennycook MP stated that reforming the sector included raising professional standards amongst agents to protect consumers and defend the reputation of good agents from the actions of rogue operatives.
Propertymark highlights the positive role of agents in Renters' Rights reform
Giving evidence to the first session of the Renters’ Rights Bill Committee on 22 October 2024, our Head of Policy and Campaigns, Timothy Douglas, demonstrated the value of engagement from our 18,000 members and raised several key areas where amendments should be made to ensure the Bill is fit for purpose. We will continue to share members’ insights and concerns about the legislation and advocate for balanced measures that protect renters while supporting landlords in offering safe, high-quality homes.
Fact sheet: Renters’ Rights Bill
The Bill was published on 11 September 2024 with the aim of changing the law about rented homes in England. The legislation will abolish fixed term assured tenancies and assured short hold tenancies, whilst delivering on the Labour Party’s manifesto commitment to transform the experience of private renting—including by ending Section 21 ‘no fault’ evictions.
FAQs: Renters’ Rights Bill
The Bill aims to reform rental laws in England. It includes protections for tenants against unfair rent increases, clearer grounds for eviction, and the introduction of a landlords’ ombudsman service. The Bill also addresses rental discrimination, the right to keep pets, and enforces the Decent Homes Standard.