Renters’ Rights: Readying for Report stage

It is looking increasingly unlikely the Renters' Rights Bill will receive Royal Assent before the summer recess with the NRLA now briefing peers ahead of Report stage - scheduled to be heard in three sittings from the 1st to 15th of July.

The final day of debate will be just seven days before recesss. 

Report stage in the House of Lords is a critical phase and one of the final opportunities for peers to propose and debate changes to the legislation before it heads toward final approval. 

We, along with other housing experts and legal professionals are continuing to put pressure on the Government, to provide urgent clarity and address serious flaws in the Bill that could make it unworkable in practice.

We are leading the call for vital amendments to ensure the final legislation strikes a fair balance between protecting tenants and maintaining a viable, functional private rented sector. 

What Happens at Report stage? 

Report stage in the House of Lords involves a detailed review of the Bill, allowing peers to re-examine every part of the Bill and vote on amendments. There is no set time limit, but it is usually quicker than Committee stage, and three sittings have been scheduled from 1st to 15th July.  

The timing means that the Bill is extremely unlikely to receive Royal Assent before Parliament rises for summer recess on 22nd July.  

What does this delay mean?

Should Royal Assent be delayed until after the recess it will happen in September at the earliest.

The Government has remained tightlipped as to when the commencement date (the point at which the new rules would come into force) will be, however this is generally no earlier than two months after Royal Assent.

On this basis commencment would be November at the earliest - although it could conceivably be the new year.

While no announcement has been made on commencement, Housing Minister Matthew Pennycook has gone on record to say the new tenancy system will be introduced all at once. 

In response to a written question from Shadow Housing Secretary, Kevin Hollinrake, he said: “Upon the commencement date, the new tenancy system will apply to all private tenancies – existing tenancies will become periodic, and any new tenancies will be governed by the new rules.” 

While tenancies may transfer immediately, some of the changes being introduced under the bill, for example the new Decent Homes Standard and the new landlord database will reuqire secondary legislation.

We are now lobbying for minimum of six months  months between secondary legislation and implementation, allowing landlords time to adjust and put new systems in place.

Outstanding issues ahead of Report stage

Report stage is a crucial chance to fix outstanding issues. We are actively engaging with peers to press for the following key changes and clarifications before the Bill is passed into law. 

1. Court “readiness” 

Despite repeated requests, the Government has failed to define what “court readiness” means or when it expects the courts to be prepared to handle possession claims under the new system. 

Why it matters: The system that replaces Section 21 will rely entirely on a grounds-based route to possession. But Ministry of Justice data shows it currently takes over 32 weeks on average for landlords to regain possession—far longer than the eight weeks ministers have suggested. 

What we’re calling for: A clear definition of court readiness, a realistic timeline for implementation, and transparency around the Government’s Justice Impact Test on how the Bill will affect the courts. 

2. Potential tribunal logjams

The Bill will allow tenants to appeal any rent increase to the Property Tribunal, even if it’s below market rate, without cost or penalty. 

Why it matters: With no screening mechanism, this could lead to a flood of appeals, risking the Tribunal being overwhelmed and delaying genuine cases. 

What we’re calling for: A simple, fair solution—requiring tenants to check with the Valuation Office Agency whether a proposed rent is above market rate before they can appeal to the Tribunal. 

3. Flawed approach to rent arrears 

The Bill will prevent landlords from using the mandatory rent arrears ground for possession (Ground 8) if the arrears are caused by delays to Universal Credit payments. 

Why it matters: The Department for Work and Pensions (DWP) cannot lawfully tell private landlords whether a tenant receives Universal Credit or not, let alone if their payments are delayed. This creates huge uncertainty and additional risk for landlords.  

What we’re calling for: Removal of this clause from the Bill. Landlords must not be penalised for delays in Government benefit systems they cannot access or verify. 

4. Disparity on rules for student homes

The student rental market relies on predictable annual cycles. The Bill rightly includes a new possession ground for student HMOs—but crucially, excludes one- and two-bedroom student homes, which make up around a third of off-street student lets. 

Why it matters: Without certainty that they can regain possession each summer, landlords are likely to stop letting to students in smaller properties—reducing choice and worsening student housing shortages. 

What we’re calling for: Expansion of the student possession ground so it applies to occupants, not just tenants. This would still protect families and vulnerable tenants, while maintaining essential housing supply for full-time students. 

5. Accountability

Given the scale of reform, there is a real risk that the new system will be introduced without proper accountability. The Government has said that it will monitor the impact of the Bill, but it has given no indication of exactly what this will involve, or whether it will be made public.  

Why it matters: The Bill will fundamentally reshape how the private rented sector operates. It is vital to assess whether it meets its core objectives to improve security and stability for tenants. 

What we’re calling for: Support for Baroness Thornhill’s amendments requiring: 

• A review of how the new system (Part 1 of the Act) is working after three years. 

• A review of the impact on the court system within two years. 

Ultimately, we want a system that works—for both landlords and tenants. As the Bill reaches this pivotal stage, Peers have the opportunity to fix critical oversights and ensure that the law reflects the realities of the rental market.

We will continue to urge the Government and members of the House of Lords to act on these recommendations before it’s too late. 

More information

• For the NRLA’s exclusive member guides outlining how you can start to prepare for the Bill click here.     
• Extra dates have been added for our new Renters’ Rights course, after training sessions sold out in record time. For more information and to book click here.      
• We have also added a new eLearning option for the Renters’ Rights course, allowing you to take the training at a time and place to suit you. For more information and to book click here. 
• For a more detailed look at the NRLA calls ahead of Report stage click here.