After months of debate, revision, and uncertainty, the Renters’ Rights Bill is back in the spotlight. On 14th October, the Bill returned to the House of Lords for the Consideration of Amendments stage — one of the final steps before Royal Assent and implementation.

The Bill is now on track to become law in the first half of 2026, marking the biggest shake-up of private renting in a generation (and don't we know it!).

This week’s Lords sitting focused on three key flashpoints that will directly shape how the reforms work in practice.

🐾 1 | Pet Deposits

One of the most talked-about issues was whether landlords should be allowed to request a separate pet damage deposit.
Despite strong backing from landlords and several peers, the proposal was rejected. The Government insists that the existing five-week deposit cap already covers pet-related damage and that no suitable pet insurance alternatives currently exist. However, many landlords remain uneasy about the lack of financial protection for properties that welcome pets.

Good to know: Some tenant insurers are now offering add-on pet damage cover, protecting both tenants’ right to keep pets and landlords’ properties — with policies covering up to eight pets and as much as £10,000 in accidental damage.

🏠 2 | Re-Letting After Failed Sales

Another major debate centred on the 12-month no-letting restriction that applies when a landlord ends a tenancy to sell their property. Several Lords argued for a shorter six-month restriction, suggesting that it would be fairer for landlords whose sales fall through unexpectedly. However, the amendment was narrowly defeated (204 to 215) — meaning the 12-month rule remains. Landlords will still need to wait a full year before re-letting a property following an unsuccessful sale.

🎓 3 | Student Lets

Finally, the Lords turned their attention to Ground 4A, the new student-specific possession route designed to align tenancy end dates with the academic calendar. While the Government insists this new ground strikes a fair balance, peers warned that it doesn’t go far enough. The current version only applies to larger shared student houses, excluding one- and two-bed properties or mixed student households. Without broader coverage, critics fear smaller student landlords could exit the market, adding further pressure to the already limited supply of student accommodation.

📜 What Happens Next

With the Bill leaving the Lords largely unchanged, Royal Assent is expected soon, followed by staged implementation from 2026.

In the coming months, landlords and agents can expect new Statutory Instruments providing vital detail on:

- Section 8 Grounds and Notice Periods – when and how landlords can regain possession (including the new Ground 4A).

- Model Clauses for Pets in Lets – standard wording for handling pet requests and defining “reasonable refusal.”

- Decent Homes Standard Rollout – the timeline for applying minimum property standards to the private rented sector.

- Rent Review Procedures – revised guidance for Section 13 rent increases and tenant dispute processes.

⚙️ Preparing for Change

As the sector prepares for the new framework, landlords should start reviewing their:

- Tenancy agreement templates
- Pet and insurance policies
- Student letting structures
- Use of professional or homeowner guarantors
- Rent review and possession procedures

Remember — the transition begins now. Tenancies created today will likely still be active when the new laws take effect.

💡 The Bottom Line

While we’re still waiting on the fine print, one thing is clear:
The Renters’ Rights Bill will redefine the private rented sector across England — reshaping how landlords operate, let, and manage their properties for years to come.

UK Landlord Network will continue to break down every stage of the rollout — from Royal Assent through to implementation — helping landlords stay compliant and confident through the biggest reform in a generation.

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