Published by: Church & Hawes
The government have rejected most amendments for the Renters’ Rights Bill as it nears Royal Assent.On Monday 8 September) MPs debated amendments from across all parties for the bill, but the majority were rejected.
Housing minister Matthew Pennycook insisted the bill must receive Royal Assent as soon as possible, while Conservatives argued it undermines the private rented sector and will cause landlords to leave the market.
We will allow for a smooth transition to the new system, Mr Pennycook repeated his claim that no-fault evictions are a leading cause of homelessness, despite government figures showing this is not the case. He also explained that MPs would support landlords during the transition period and confirmed that all fixed-term tenancies will automatically become periodic under the new rules. He said: “This Bill must receive Royal Assent as soon as possible.
The time that it has taken for the legislation to make its progress through the House is not cost-free. Families across the country have been subject to no-fault section 21 evictions, which we know are a leading cause of homelessness, and renters across the country need the Bill on the statute book. “Following Royal Assent, we will allow for a smooth transition to the new system, and we will support tenants, landlords and agents to understand and adjust to the new rules.
We want to make that change as smoothly and efficiently as possible, and to introduce the new tenancies for the private rented sector in one stage. “On that date, the new tenancy system will apply to all private tenancies: existing tenancies will convert to the new system and any new tenancies signed on or after the date will be governed by the new rules. We will work closely with all parts of the sector to ensure a smooth transition and we will provide sufficient notice ahead of implementation.”
Government rejects pet amendment
Among the amendments debated was the proposal giving landlords the right to require pet damage insurance. Under the Renters’ Rights Bill, tenants will have the right to keep pets in rental properties, with landlords only able to refuse if they can provide a valid reason. Lords peers also voted to accept an amendment allowing landlords to take a separate pet damage deposit of up to three weeks.
The government, however, rejected this, arguing that the Tenant Fees Act 2019 already provides sufficient protection. Mr Pennycook said: “The amendment to allow landlords to require an additional deposit, equivalent to three weeks’ rent, as a condition of consent to a tenant’s request to keep a pet. We cannot support this amendment. Requiring a further three weeks’ deposit would cost the average tenant in England over £900. “Such sums would be unaffordable for many tenants and would greatly exceed the average deposit deduction for pet damage of £300.
We are satisfied, this speaks to the point made by the hon. Member for Strangford (Jim Shannon), that the existing requirement for five weeks’ deposit for typical tenancies is sufficient to cover the risk of any damages relating to pet ownership. Crucially, as I mentioned, we already have the delegated powers necessary, under the Tenant Fees Act 2019, to allow higher deposits for tenancies with pets, should evidence come forward to the contrary.”
Rejected amendments
Under the Renters’ Rights Bill, if a landlord evicts a tenant to sell a property but the sale falls through, they are currently barred from re-letting it for 12 months. Lords peers voted 213 to 209 in favour of Lord Cromwell’s amendment, which would have reduced the period to six months. The government, however, rejected the amendment, meaning landlords remain barred from re-letting for the full 12 months if a sale falls through.
What’s next for the bill?
No major changes were made to the bill, and the abolition of Section 21 along with the introduction of the Decent Homes Standard remain in place. Assuming the bill is not returned with further amendments by the Lords, it will then be sent to the King for Royal Assent, although secondary legislation will be required for many of its provisions to take effect.
The government said it will launch a campaign to help landlords and tenants prepare for the bill.
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9th September 2025