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Published: 01 July 2025

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The Renters’ Rights Bill returns to the House of Lords today for the first of three Report stage debates.

Further sittings of the Bill, which recently completed its Committee Stage in the House of Lords, are schedules for the 7 and 15 July, but it looks increasingly unlikely that the bill will receive Royal Assent ahead of the summer recess, which will run from 22 July to 1 September.

Consequently, the Bill will likely become law in September, with implementation expected to begin towards the end of this year or the start of 2026.

Report stage is one of the final opportunities for peers to debate and secure changes to the bill and we have been stepping up our interaction with peers to highlight what we believe are key issues with the proposed legislation.

Steven Bond, managing director of residential lettings at Beresfords, commented: “Letting agents and landlords must prepare to comply fully with the new requirements once the bill is enacted. We are advising landlords to begin reviewing their existing tenancy agreements, stay informed on the bill’s progress, and seek professional advice where necessary to ensure they remain compliant and well-prepared.

“This is one of the biggest shifts we’ve seen in the rental sector for years, and while there’s still some uncertainty, landlords who take steps now to understand and prepare for the changes will be in a far stronger when the legislation finally comes into effect.”

Calum MacInnes, chair at Student Accredited Private Rental Sector, is concerned about the potential impact the new legislation will have on the student rental sector.

MacInnes said: “The Renters’ Rights Bill is now approaching its final stages where much-needed amendments can still be made to this Bill. We have been campaigning throughout its entire legislative journey, and to this day the government is unable to provide a clear rationale for the fixed-term tenancy ban on private student housing.

“While we agree that there is much to be applauded in this Bill, it falls short when considering its impact on the student rental market. The proposed changes will only exacerbate what is a crisis in the availability and affordability of student housing, with students being the group that suffer. We are urging the government to reconsider the proposals before it’s too late.”

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Published: 23 June 2025

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Major private rental sector reforms may be unworkable unless the Government urgently addresses fundamental questions, according to a coalition of industry organisations representing landlords, build-to-rent providers, and letting agents.

Ahead of the Renters’ Rights Bill returning to the House of Lords on 1 July, the British Property Federation, the National Residential Landlords Association (NRLA), and The Lettings Industry Council have written to Baroness Taylor of Stevenage warning of critical gaps in Government planning and transparency.

Despite repeated ministerial assurances that “good landlords” should have nothing to fear from the reforms, the groups say outstanding issues continue to generate concern and uncertainty across the sector.

Key among these is the unresolved question of court readiness. Although ministers promised last year to ensure courts could manage the Bill’s impact—particularly regarding possession claims—no detail has been given on what this preparation entails or how long landlords can expect to wait for hearings. With delays already widespread in the system, many landlords fear a breakdown in enforcement processes.

The industry bodies also argue that proposals to allow tenants to challenge rent increases through tribunals are unworkable, citing the absence of a consistent, reliable national dataset for market rents. Without a transparent benchmark, assessing whether a proposed rent rise exceeds local market rates will be inherently flawed.

Additional confusion surrounds the government's plans to make it harder for landlords to evict tenants in arrears caused by delayed benefit payments. Currently, landlords are not notified when a tenant begins claiming benefits, making it impossible to verify if missed payments are due to bureaucratic delays unless a court case is already underway.

Finally, the organisations note that ministers have yet to provide a clear implementation timeline for the new tenancy rules once the Bill passes. They warn that without clarity, a smooth transition to the new legal framework will be impossible for both landlords and letting agents.

In a joint statement, Ben Beadle (CEO of the NRLA), Melanie Leech (CEO of the British Property Federation), and Theresa Wallace (Chair of The Lettings Industry Council), said:

“We remain extremely disappointed by the lack of substantive responses to the concerns we have consistently raised with ministers.

"We want the Bill to work in practice and enjoy the confidence of good landlords. However, unless clear answers to the issues we have raised are forthcoming from the Government, those very landlords have every reason to be concerned.”

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Published: 19 June 2025

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More than 1.8 million privately rented homes in England remain below the government's proposed minimum energy efficiency standard of EPC band C, according to new analysis by property acquisition firm LandlordBuyer. The data highlights the scale of the retrofit challenge facing landlords ahead of the anticipated 2028 compliance deadline.

Drawing on the latest figures from the Ministry of Housing, Communities and Local Government (MHCLG) and the EPC Register, LandlordBuyer reports that just 42.3% of privately rented homes in England currently achieve an EPC rating of C or above. As of Q2 2025, 1.82 million rental properties are still rated D or lower, with many requiring substantial improvements. Estimates suggest the average cost to upgrade a D-rated home to C is between £7,400 and £10,000, depending on region and property type.

The analysis also reveals marked regional disparities. In London, 56.1% of private rented homes meet the C threshold, but around 310,000 remain below standard. In contrast, the south west reports just 37% compliance, with 210,000 homes below band C. In the north of England, the situation is more acute.

In the North West, 33.9% of homes are C-rated or higher, leaving around 290,000 below target. In Yorkshire and the Humber, only 32.8% meet the standard, with 265,000 homes falling short.

Given that the average private landlord owns 1.4 properties, the cumulative cost of meeting the 2028 EPC requirement could exceed £15 billion across the sector. This has raised concerns about the financial burden on landlords and possible implications for tenants. 

“With just three years to meet the government’s EPC band C target, over 1.8 million privately rented homes still fall short of the required energy efficiency standard,” said Jason Harris-Cohen, managing director at LandlordBuyer. “This represents a significant retrofit challenge for landlords, many of whom face difficult decisions between absorbing costly upgrade expenses, raising rents, or exiting the market altogether.”

Harris-Cohen continued: “The regional disparities in compliance also highlight the need for targeted support and clear government enforcement timelines. Without urgent action and financial incentives, both landlords and tenants risk being caught in a difficult position, with landlords struggling with affordability and tenants facing higher energy bills.

“LandlordBuyer is committed to helping landlords navigate this evolving landscape by offering fast, chain-free sales options, enabling smarter investment and exit strategies in a rapidly changing market.”

The impact of lower EPC ratings extends to tenants. Households in EPC D-rated homes can expect to pay an estimated £420 more per year in energy costs compared to those in EPC C-rated properties.

While the government has signalled its intention to enforce the new minimum standard, a firm legislative timetable has yet to be confirmed. In response, LandlordBuyer is calling for clearer guidance from the Department for Levelling Up, Housing and Communities (DLUHC), including financial incentives for retrofit works, timelines for enforcement, and collaboration with local authorities to identify vulnerable stock and assist landlords with compliance.

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Published: 18 June 2025

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The average stay in a first home is just four and a half years, compared to eight years for second or third homes, according to new research from Santander UK, with many buyers compromising on space and location, prompting an early move.

Despite the saying ‘home is where the heart is,’ a quarter of first-time owners say they have no emotional attachment and regard their initial property more as a stepping stone. This contrasts with older generations, where 20% of Brits over 80 still live in their first home.

Space is a major factor influencing early moves. Santander’s data shows more than half (51%) of first-time buyers choose a studio or a home with one to two bedrooms to get on the property ladder. This happens even though 18% of these buyers have at least one dependent in 2024.

Location also plays a key role, with 67% of first-time buyers purchasing in neighbourhoods unfamiliar to them. This results from a shortage of suitable properties and affordability challenges, according to Santander.

The reasons driving homeowners to become next-time buyers include the need for:

More space (37%)

A better location (18%) 

Closer proximity to family (18%)

A garden (14%)

“My first home will have a special place in my heart forever, but I understand the drive to become a ‘next-time buyer’ all too well," comments Ruby Rose Eadie, mother of two and lifestyle influencer. "We knew that our first home would be a stepping stone as like so many buyers we compromised on size to be able to afford to get on to the property ladder in the first place. While it has been right for us for three years, it has become clear with our latest arrival and as our family has grown that we now need more space," 

"While moving up the ladder can be difficult, I don’t think it compares to affording that first property, and I’m so glad we compromised and took the chance to buy a property knowing it would be a home ‘for now’ rather than a home ‘forever,’ when we did.”

David Morris, head of homes at Santander UK, noted, “While many of us might feel sentimental about the day we got our first set of keys, the new wave of more savvy first-time owners seems to be increasingly pragmatic about their first home purchase.

"Given the ever-present affordability challenges faced by today’s first-time buyers, many are finding that the only way to get onto the housing ladder is by making compromises on space or location. Once that first foot is secure, their pragmatism is paying off, as many find they can quickly move on to a property better suited to their long-term needs.

“Checking that you can port your mortgage product and getting to grips with the cost of moving up the ladder are key for those buyers already looking one step ahead.”