The Renters’ Rights Bill is moving into its final stages in Parliament from 8 September, and one key stage you’ll hear mentioned a lot is “ping pong.” But what exactly does that mean, and why does it matter to landlords and letting agents?
What is “Ping Pong”?
“Ping pong” is the informal term used to describe when a Bill moves back and forth between the House of Commons and the House of Lords.
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The Commons and the Lords must agree on the exact wording of every clause.
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If the Lords suggest changes (amendments), the Bill goes back to the Commons.
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If the Commons disagree, it returns to the Lords.
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This can happen several times until both Houses reach agreement.
Only then can the Bill be given Royal Assent (the King’s formal approval), at which point it becomes law.
For landlords, this stage is crucial because it is often where the fine detail is ironed out – and those details can make a big difference to how you manage your properties.
Why is this Important?
Until ping pong is finished, nothing is set in stone. Some of the proposed changes to the Renters’ Rights Bill could be accepted, watered down, or removed altogether. This means areas that directly affect landlords are still up for debate.
Key Areas Landlords Should Watch
Here are some of the main issues that may be subject to further back-and-forth during ping pong:
1. Abolition of Section 21
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“No fault” evictions will end, with landlords needing to rely on new Section 8 grounds.
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The Government has confirmed all tenancies will move to periodic agreements in one step.
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Timing is still unclear – commencement could be immediate or months after Royal Assent.
2. Student Lets
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Purpose-built student accommodation is exempt.
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Landlords letting HMOs (and, following an amendment, 1- and 2-bed student homes) will be able to regain possession using new Ground 4A, but only if tenants are informed in writing before the tenancy starts.
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It remains to be seen if the Commons will keep the Lords’ extension of this ground.
3. Rent in Advance and Rental Bidding
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Advance rent will be capped at one month.
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Landlords and agents must advertise an asking rent and cannot accept bids above it.
4. Possession Grounds and Notice Periods
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Most notice periods will rise to 4 weeks or 4 months.
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Landlords evicting to sell or move in must provide evidence and cannot re-let for 6–12 months afterwards (final length still under debate).
5. Rent Reviews
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Rent can only be increased once a year and must be done using a government form.
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Tenants can challenge increases at tribunal, but market rents can still be achieved.
6. Private Rented Sector Ombudsman
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All landlords will have to register with the Ombudsman, regardless of whether they use an agent.
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Membership will carry a cost, and the Ombudsman will have powers to order compensation or remedial action.
7. Landlord Database
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Every landlord will need to register themselves and their properties.
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Registration will be mandatory before using possession grounds (other than anti-social behaviour).
8. Decent Homes Standard & “Awaab’s Law”
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Private landlords will be required to meet the Decent Homes Standard, tackling issues like damp and mould.
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Landlords will be legally obliged to address hazards within fixed timeframes.
9. Pets
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Landlords must not unreasonably refuse tenants’ requests for pets.
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The Lords have approved a compromise allowing up to three weeks’ rent as a pet deposit – but this is not yet agreed by the Commons.
10. Discrimination Ban
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It will be illegal for landlords, agents, lenders, or insurers to impose blanket bans on tenants with children or those in receipt of benefits.
11. Local Authority Enforcement
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Councils will have expanded enforcement powers.
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Fines could range from £7,000 to £40,000, with tougher penalties for repeat offences.
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Rent repayment orders will also be widened to cover superior landlords.
What Happens Next?
The Renters’ Rights Bill will only become law once both Houses agree on the final wording. After Royal Assent, the Government will still need time to prepare:
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Drafting secondary legislation
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Creating standard notices and forms
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Consulting on the Decent Homes Standard
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Building the landlord database and PRS Ombudsman
This means that although Royal Assent could be relatively soon, the actual start dates for different parts of the Act may be staggered.
What This Means for EMPO Members
The ping pong stage is critical – and potentially decisive – in shaping how the Renters’ Rights Bill will affect landlords across the East Midlands and beyond.
We’ll continue to monitor the progress and update members on what is agreed, what changes, and when new rules will take effect.