Putterills Landlord Update: Renters’ Rights Bill
Lords Echo Letting Agents’ Concerns in First Renters’ Rights Debate
On 4 February 2025, the Renters’ Rights Bill reached a pivotal moment with its Second Reading in the House of Lords. As landlords in an ever-evolving rental landscape, it’s crucial you stay informed about these proposed changes—especially since they have the potential to reshape the private rented sector (PRS).
At Putterills, we are committed to ensuring our landlords’ voices are heard. In partnership with professional bodies like Propertymark, we have been actively lobbying policymakers to highlight the unintended consequences of certain measures within the Bill.
We have also contacted Kevin Bonavia to urge the Government to review these proposals, and we encourage you to do the same by following this link.
Key Debates and Concerns
1. Rent in Advance Restrictions
A significant point of contention is the proposal to cap rent in advance. While this may be intended to protect tenants, we’re concerned it could inadvertently harm vulnerable groups or those without guarantors, limiting their options in securing a tenancy. Lords who spoke in the debate echoed this worry that the most vulnerable could end up being penalised.
2. Fixed-Term Tenancies
We strongly oppose the removal of fixed-term tenancies—particularly its effect on the student rental market and fixed-term contracts, which are widely used by local companies like GSK, MBDA and Lister Hospital. Landlords often rely on fixed-term agreements to ensure properties are available for new cohorts. Peers such as Baroness Warwick and Lord Willetts underscored the risk that removing fixed terms could shrink the student housing market, making it more challenging for students to secure suitable homes.
3. Impact on Housing Supply
Several Lords noted that an over-regulated PRS might deter landlords from continuing to let properties, thus exacerbating an already tight housing market. With supply declining by around two per cent annually, there is a concern that further restrictions without clear incentives could worsen the housing crisis rather than resolve it.
4. Court System and Possession Rights
Removing Section 21 ‘no-fault’ evictions will inevitably increase pressure on the courts. Evidence suggests the system is already stretched, and many landlords—along with letting agents—fear that delays in resolving disputes will rise. Although the Government insists the courts will be adequately resourced, no clear timeline or plan has been provided. We support calls for a dedicated housing court and faster, digitised processes to minimise disruption for all parties.
5. Clarity on Pets
We welcome efforts to make it easier for tenants to have pets where landlords are in agreement, as this often leads to longer tenancies and benefits landlords in the long run. However, it is vital that landlords are allowed to request additional deposits or insurance arrangements to cover potential property damage. Scotland’s model, where a higher deposit for pet owners is permitted, has been proposed as a potential solution.
6. Enforcement and Local Authority Resources
Any new rules will require robust enforcement. Concerns persist that local councils do not have the resources or funding to oversee compliance effectively. Putterills, alongside industry bodies, is urging the Government to ensure councils receive sufficient support to enforce regulations and tackle rogue landlords.
How Putterills Is Supporting You
1. Lobbying and Representation
We have actively engaged Government officials, ensuring that your concerns—particularly around rent in advance, student housing, and Section 21—remain front and centre in these discussions.
2. Ongoing Support and Guidance
Putterills provides regular updates via blogs, newsletters, and direct landlord communications. We also offer advice on how any eventual changes in legislation may affect your property portfolio.
3. Encouraging Further Action
We have contacted Kevin Bonavia our local MP to lobby for improved clarity and balanced policies. We encourage our landlords to voice their concerns and help shape these vital discussions. You can contact Kevin Bonavia directly using this link.