Few pieces of legislation have stirred as much discussion in the property world as the Renters Rights Bill. First announced as part of the government’s plan to overhaul the private rented sector in England, this bill has become one of the most talked-about topics among landlords, tenants, and property professionals alike.

Its aim? To create a fairer, more secure rental system by strengthening tenant rights, raising property standards, and shifting the way landlords manage tenancies.

But despite its headline-making reforms, the bill’s journey through Parliament has been anything but straightforward.

After months of committee scrutiny, the bill has now reached a crucial juncture: the Report Stage in the House of Lords. With over 280 proposed amendments and debates scheduled throughout July, stakeholders on all sides are pushing to shape its final form.

With Parliament’s summer recess just around the corner, the big question remains: will the bill be passed in time or will landlords and tenants be left in limbo for the rest of the year?

What Investors and Landlords Really Need to Know

Before diving into the practical implications, it’s important to understand what’s changing and why it matters.

1. Court Readiness—A Major Concern

One of the most significant shifts in the bill is the proposed end to Section 21 “no-fault” evictions. This means landlords will no longer be able to ask tenants to leave at the end of a fixed term without providing a specific reason. Instead, all evictions will need to rely on grounds-based possession, such as rent arrears or antisocial behavior.

What does that mean in practice?

Every repossession must go through the courts. For landlords who may need to regain possession, for instance, to sell the property or move in themselves, this adds an extra layer of administration, time, and legal cost.

Here’s the issue: according to the Ministry of Justice, it currently takes landlords an average of 32.5 weeks, over seven months, from the time they apply to the court until they actually regain possession. In some areas, delays can be even longer due to court backlogs and limited resources.

Government ministers claim the process could be as short as eight weeks but that only covers part of the timeline (getting a possession order). It doesn’t account for delays in bailiff enforcement, tenant appeals, or backlogs.

That’s why the NRLA (National Residential Landlords Association), a key body representing landlords across England, is pushing for what they call a clear “court readiness” plan. They’re asking the government to:

• Guarantee extra funding for the court system, to support this change.
• Set clear standards for case processing times, so landlords and tenants are in the know.
• Regularly publish performance data so landlords and tenants know what to expect.

Without these measures, there’s real concern that landlords could be left stuck, unable to regain possession for months, even in valid cases.

2. Tribunal Overload Risk

The bill introduces new rights for tenants to challenge rent increases via the Property Tribunal, a specialist court that deals with housing-related issues.

In principle, this gives tenants a fair way to ensure rents remain reasonable. However, the current proposal allows any tenant to make a challenge without needing to provide evidence of unfairness or pay a fee.

The NRLA warns that this could lead to a flood of cases, especially if tenants use the process to delay rent increases or disrupt tenancies. With no filters in place, tribunals may become overwhelmed, leading to delays for everyone including landlords and tenants with genuine disputes.

3. Rent Arrears Protections – The Universal Credit Dilemma

One of the bill’s more controversial proposals is the idea that landlords should not be able to evict tenants for rent arrears if those arrears were caused by delays in Universal Credit (UC) payments.

On the surface, this may seem fair—tenants shouldn’t lose their home due to government payment issues. But here’s the catch: landlords are legally not allowed to know whether a tenant receives Universal Credit, nor can they find out if a delay has occurred.

This creates a difficult situation. If a tenant stops paying rent and blames UC delays, the landlord has no way of verifying that claim. At the same time, the court may deny the eviction if it believes the arrears are out of the tenant’s control.

This leaves landlords in a legal grey area—potentially unable to take action even when several months of rent are owed. It’s an area that critics say could seriously undermine confidence in the rental system.

Who’s Speaking Out?

NRLA (National Residential Landlords Association) argues that ministers are ignoring the true state of the courts and warns that ineffective enforcement could weaken landlord confidence.

Baroness Taylor of Stevenage, a peer known for her work on housing issues, has called for greater transparency and stronger enforcement measures—such as robust property safety standards backed by local authority powers.

Theresa Villiers, a former Conservative MP and landlord, highlights the importance of ensuring the court system is prepared before ending no‑fault evictions. She warned that rushing ahead risks unintended consequences and urged a measured, fair approach to avoid disrupting the sector.

What Happens Next—and What It Means