"Despite extensive campaigning from Propertymark and others, it is disappointing that the UK Government haven’t accepted more changes to ensure the legislation is fair for both landlords and tenants"
- Timothy Douglas - Propertymark
MPs will consider amendments made in the House of Lords to the Renters’ Rights Bill on Monday 8 September 2025, with Propertymark urging members of the House of Commons to support key changes intended to improve the legislation.
One of the trade body’s main calls is to extend Ground 4A beyond Houses in Multiple Occupation (HMOs) to cover all student properties, including one and two-bedroom homes. Ground 4A gives landlords of student HMOs a dispensation to reclaim properties in order to prepare for the next academic year. According to Propertymark, widening this provision would help secure stability for student lets and maintain the supply of accommodation.
The government has already removed from the Bill the requirement for tenants to hold pet insurance. Under the Tenant Fees Act 2019, deposits are capped at five weeks’ rent in most cases. Propertymark research shows that this cap has discouraged many landlords from allowing pets, with one in five no longer doing so since the Act came into force.
In addition, 57% of landlords and agents reported being unable to cover the cost of damage caused by pets. The organisation is therefore calling for an additional three-week rent deposit specifically for pet-related costs, arguing this would enable more tenants to keep pets in rental homes.
Another proposal is to shorten the restricted period that prevents landlords from reletting a property after a failed sale. At present, the Bill sets this period at 12 months, but Propertymark wants it reduced to six months to stop homes standing empty for half a year when they could otherwise return to the rental market.
The trade body is also seeking the incorporation of the Tenant Fees Act into the Regulatory Enforcement and Sanctions Act 2008. It argues that this change would enable Primary Authority to help local authorities provide consistent advice to letting agents on compliance. Propertymark already has a Primary Authority agreement with Warwickshire County Council Trading Standards, which issues ‘Assured Advice’ on a range of regulatory matters. Local councils across the country must recognise this guidance, even if they interpret regulations differently.
Timothy Douglas, head of policy and campaigns at Propertymark, said: “Despite extensive campaigning from Propertymark and others, it is disappointing that the UK Government haven’t accepted more changes to ensure the legislation is fair for both landlords and tenants."
“However, MPs now have a final opportunity to retain the proposed changes passed in the House of Lords when the Renters’ Rights Bill returns to the House of Commons."
“These are practical amendments that ensure the legislation is fair and evidence-based. They are vital to ensure the regulations aren’t overly restrictive, prevent a reduction in the supply of rental homes and do not drive up rent prices, which would make it even more difficult for people to find affordable housing.”
