MPs have dismissed most Lords’ amendments to the Renters’ Rights Bill, pushing the legislation towards Royal Assent after a Commons debate on Monday 8 September. Ministers insist the Bill must pass quickly, but landlords warn the reforms—especially the scrapping of Section 21—could drive investors out of the market and further squeeze rental supply.
Ministers push ahead with Section 21 abolition
Housing minister Matthew Pennycook doubled down on claims that Section 21 “no-fault” evictions are a leading cause of homelessness, despite official figures showing they account for a minority of cases.
“This Bill must receive Royal Assent as soon as possible… renters across the country need the Bill on the statute book,” Pennycook told MPs.
He confirmed all fixed-term tenancies will automatically switch to periodic agreements once the law takes effect, promising to work with “tenants, landlords and agents” to ease the transition. But he offered no concrete measures to speed up the already stretched courts, leaving landlords fearful of long delays when seeking possession.
Manchester landlord Paul Johnson, who lets out four properties, was blunt: “The abolition of Section 21 without fixing the broken court system is like ripping the brakes off a car. If tenants stop paying rent, we’re left stranded.”
Opposition warns of reduced rental stock
Conservative Shadow Housing Secretary James Cleverly called the Bill “entirely counterproductive” and accused ministers of intentionally undermining landlords.
He argued: “The Bill risks driving private landlords out of the sector, reducing the supply of private rented accommodation and pushing up rents.”
Industry leaders share that concern. Marc von Grundherr, director of Benham and Reeves, said: “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.”
Sián Hemming-Metcalfe, Operations Director at Inventory Base, warned: “Only one in six landlords are ready for the RRB. Unless Parliament delivers clarity now, uncertainty will harden into paralysis across the rental sector.”
Amendments rejected despite landlord pressure
Several Lords amendments designed to rebalance the Bill were overturned. A proposal to allow landlords to re-let within six months if a property sale collapsed was scrapped, leaving the full 12-month restriction in place.
Another amendment allowing landlords to take a separate three-week pet damage deposit was also rejected. Pennycook argued it would add “over £900” to upfront tenant costs, claiming the existing five-week cap was enough—despite landlords pointing out average pet damage exceeds that.
The government did pass its own amendment, granting landlords three months to evict if possession notices are served before the Bill becomes law. In a controversial carve-out, purpose-built student accommodation will remain exempt, allowing fixed-term tenancies to continue.
What landlords need to know
With Royal Assent looming, the new regime will bring major changes for the buy-to-let sector:
Section 21 abolished: all fixed-term tenancies become periodic, with landlords reliant on court possession grounds.
Rejected protections: no relaxation of the 12-month re-letting ban after failed sales, no separate pet damage deposit.
New obligations: landlords must accept pets unless valid grounds exist, councils gain new inspection powers, and the Decent Homes Standard will apply to private rentals.
Limited concessions: landlords get a three-month eviction window if notices are served pre-Royal Assent; purpose-built student lets are exempt.
The Renters’ Rights Bill represents the most radical shake-up in decades. Ministers promise a smooth transition, yet court delays, rising costs, and the removal of Section 21 all point to greater risk for investors. The unanswered question is whether Westminster values long-term supply over short-term political headlines — or whether more landlords will simply decide it’s time to exit the buy-to-let market.
