On February 4, the Government’s proposals for the private rented sector (PRS) during the second reading of the Renters’ Rights Bill were debated. The session focused on key issues such as student tenancies, supply and demand, pets in rental properties, and legal enforcement—though many questions remained unanswered.

What is the Second Reading of the Renters’ Rights Bill in the House of Lords?

According to the Government website, the second reading allows members of the Lords to debate the primary purpose of a bill and to address any issues or specific areas in which they think changes are required. The second reading debate is led by the Government Minister, spokesperson or member of the Lords who is responsible for the bill.

13 Key Talking Points from the Debate

1. Student Tenancies – Baroness Taylor confirmed that private purpose-built student accommodation will be removed from the Assured Tenancy System.
2. Some Peers argued that exemptions for student tenancies should also apply to landlords renting one- and two-bedroom flats to students.
3. Concerns Over Legislative Pace – Conservative Peers criticised the Labour Government for pushing the Bill through too quickly without sufficient scrutiny.
4. Some Peers warned that the Bill could drive landlords out of the sector, worsening supply issues—though others dismissed these concerns as exaggerated.
5. Court System Readiness – Despite reassurances from Baroness Taylor, concerns remain over whether the courts can handle the Bill’s impact.
6. Bidding Bans & Rent Prices – With bidding wars set to be outlawed, some fear landlords will simply list properties at higher rents.
7. Pets in Rentals – While many Peers welcomed pet-friendly policies for their mental health benefits, the lack of a comprehensive pet damage insurance scheme leaves landlords vulnerable.
8. Council Enforcement Challenges – Some worry that underfunded local councils won’t be able to enforce new rental rules effectively.
9. PRS Size vs. Social Housing – Less properties in the PRS may not be problematic if social housing supply increases to compensate.
10. Small Landlords & Tenant Issues – There are concerns that smaller landlords may struggle to evict problematic tenants due to lengthy legal processes.
11. No-Fault Evictions – The abolition of Section 21 is unprecedented in England, but Peers suggested lessons could be learned from Scotland’s experience.
12. Decent Homes Standard – While widely supported, there are fears that small landlords will pass on the costs of required improvements to tenants.
13. Impact on Certain Renters – The ban on upfront rent payments could make it harder for self-employed and international renters to secure housing.

What’s Next for the Bill?

The next stage is the committee stage, where the Bill will undergo detailed line-by-line scrutiny and proposed amendments will be discussed.

Although this stage usually takes place around two weeks after the second reading, it was delayed. The Government scheduled committee sessions for April 22, April 24, and April 28.

If the Bill progresses as expected, Royal Assent is likely before Parliament’s summer recess in July, with the new rules taking effect between October and December 2025.

The information in this post is valid to the best of our knowledge on the date of posting. It is advised that you seek independent advice based on your individual circumstances.

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