The Renters’ Rights Bill is almost law. After MPs overturned most Lords’ amendments on 8 September, the Bill is moving quickly towards Royal Assent. Ministers are determined to push it through. Landlords are warning of unintended consequences. Tenants are bracing for change.
This is the biggest shake-up in private renting for a generation. And while the headline is simple—Section 21 “no-fault” evictions are being abolished—the reality is far more complicated.
Why Section 21 matters
Section 21 has long been the legal mechanism landlords rely on for flexibility. Its removal means:
- All fixed-term tenancies will automatically become periodic.
- Landlords will have to use the courts to seek possession.
- Judges will carry the weight of disputes in an already overloaded system.
Housing minister Matthew Pennycook insists this reform is essential, calling Section 21 a leading cause of homelessness. But official figures show it accounts for only a minority of cases.
Why landlords are worried
For landlords, the fear is not ideological. It is practical. Without court reform, many believe they will be left stranded if tenants stop paying rent.
Manchester landlord Paul Johnson summed it up: “The abolition of Section 21 without fixing the broken court system is like ripping the brakes off a car.”
The concern is not just about risk. It is about confidence. If possession becomes too slow or uncertain, many landlords may simply decide to exit. That would mean fewer homes for rent and higher costs for tenants.
Lords amendments rejected
Landlords had pinned hopes on Lords amendments that would rebalance the Bill. Most were rejected in the Commons. Key outcomes include:
- 12-month re-letting ban stays even if a property sale collapses.
- No separate pet damage deposit, despite evidence average pet damage exceeds the five-week cap.
- Councils gain inspection powers, extending local oversight.
- Decent Homes Standard will apply to private rentals for the first time.
There were limited concessions. Landlords who serve possession notices before Royal Assent will have three months to act. Purpose-built student accommodation remains exempt.
The wider consequences
Opposition voices warn of reduced supply. Conservative Shadow Housing Secretary James Cleverly called the Bill “entirely counterproductive”, arguing it will drive landlords out and push up rents.
Industry figures share this concern. Marc von Grundherr of Benham and Reeves notes: “The vast majority of landlords are honest, hard-working individuals who provide a vital service. Demonising them is misleading and destabilising, especially when supply is already critically short.”
Our own Operations Director, Sián Hemming-Metcalfe, stresses the urgency:
“Only one in six landlords are ready for the RRB. Unless Parliament delivers clarity now, uncertainty will harden into paralysis across the rental sector.”
The frame-breaking truth
The political debate frames Section 21 as landlords versus tenants. But the truth is more uncomfortable: if the courts fail to cope, both sides lose.
- Tenants face longer voids, higher rents, and reduced choice.
- Landlords face higher costs, longer delays, and greater uncertainty.
- Agents face more disputes, more admin, and more compliance pressure.
The question is no longer “is Section 21 fair?” It is whether the replacement system can function at all.
What landlords and agents must do now
With Royal Assent imminent, preparation is key. Here is where landlords and agents should focus:
- Update tenancy agreements: All contracts will move to periodic.
- Tighten compliance: Expect more inspections and higher standards.
- Be evidence-ready: Inspections, reports and documentation will matter more in court.
- Plan for pets: Factor liabilities into rents, insurance and property decisions.
- Stay close to councils: Local inspection powers will be used actively.
The bigger picture
The Renters’ Rights Bill is being sold as tenant protection. But unless it delivers balance, it risks destabilising the entire sector. Landlords, tenants, and agents are all stakeholders in supply. Undermine one and the whole system weakens.
The government has promised a smooth transition. The industry is waiting to see if it delivers.
Final word
The Renters’ Rights Bill is not just another piece of housing law. It is a test of how the UK values private rental supply. Ministers want quick wins. Landlords want confidence. Tenants want security.
The outcome will depend less on politics and more on the practical question no one has answered: can the courts keep up?
At Inventory Base, we are helping landlords and agents prepare. From evidence-ready inspections to compliance reporting, our platform is designed to reduce risk in a sector facing more pressure than ever.