The UK Government has recently tabled further amendments to the Renter’s Rights Bill, including changes to rules around pets in rented properties. However, many concerns remain for landlords and agents, particularly regarding court delays, deposit limits, and the practicalities of managing tenancy changes.
Pet Deposits Still Not Addressed Properly
While the requirement for tenants to hold pet insurance has been dropped, there is still no clear provision for landlords to request an additional pet deposit. This leaves many landlords exposed to damage-related costs, especially as current deposit caps do not account for the higher risks associated with renting to pet owners. Research suggests that over half of landlords and agents have been unable to recover costs from pet damage under current rules. EMPO continues to support calls for a flexible deposit system to better reflect risk.
Concerns Over Court Capacity
The removal of Section 21 is expected to significantly increase contested possession cases, yet there are growing concerns about the capacity and delays in the court system. The time between submitting a claim and a hearing continues to rise, which may make eviction processes longer and more uncertain for landlords.
Need for Clear Lead-In Time
There is a clear need for a minimum six-month lead in period before any major legislative changes take effect. This would give landlords, agents, and software providers time to adapt systems, update tenancy agreements, and ensure compliance across the board.
Rent in Advance and Deposit Flexibility
The government is being urged to review the deposit cap as part of efforts to tackle rent in advance issues and give landlords more scope to manage risk. This is especially important for pet-friendly tenancies and tenants with non-traditional payment structures.
Student Housing Concerns
With fixed-term tenancies being abolished, landlords of 1 and 2 bedroom student flats and houses could be disproportionately affected. Current exemptions under Ground 4A apply only to HMOs, leaving the vast majority of student accommodation unprotected.
EMPO supports extending Ground 4A protections to all student properties to preserve the academic rental cycle.
Short-Term Let Reform Urged
The government is also being urged to implement registration for short-term lets, as outlined in the Levelling-up and Regeneration Act 2023, to ensure fair competition between short- and long-term landlords.
Key Takeaways for EMPO Members
- No provision yet for additional pet deposits – risk remains high for landlords.
- Court delays could worsen with more contested evictions after Section 21 is removed.
- A clear transition period is essential before the Renters’ Rights Bill becomes law.
- Calls continue for greater flexibility in deposit limits and handling rent in advance.
- Landlords of non-HMO student properties risk losing key protections under current proposals.
- Action on short-term let registration is needed to level the rental playing field.
EMPO is actively monitoring these developments and will continue to support members through training, guidance, and policy updates. If you have concerns about how the Renter’s Rights Bill may affect you or your properties, please get in touch for advice and support.