More than 250 letters and emails have been dispatched to Peers by members of an agents association, proposing a series of 'sensible amendments' to the Renters Rights Bill.

This was in prior to the Bill moving into the Lords' Committee Stage last week.

The association has been actively lobbying since the Bill's introduction, engaging with ministers, MPs, UK government officials, and provided briefings to members of the House of Lords.

The association has highlighted several major issues and concerns which include the scrapping fixed-term tenancies, court capacity constraints, limitations on accepting rent payments in advance, the details of short-term rental regulations, and the extension of the deposit cap for rentals that accommodate pets.

Additionally, the association calls for a detailed implementation roadmap, as well as a comprehensive assessment of the resources required by councils to effectively regulate the private rental sector. Following this assessment, appropriate funding should be allocated to address any new burdens.

The trade body has also issued a statement acknowledging the UK government’s intention to safeguard renters and provide them with enhanced security.

Members of the House of Lords have now proposed amendments that, if accepted, would permit fixed-term tenancies to continue with mutual agreement between landlords and tenants, including student tenancies. The Lords have also contested repossession ground 4A, which allows landlords to reclaim possession of HMOs rented to full-time students, proposing an amendment to eliminate this requirement and extend the ground's applicability to non-HMO student accommodation.

The association has continued to express concerns about the proposed removal of Section 21. This includes increased costs for landlords to regain possession of their properties and the lack of court capacity and capability to handle the anticipated spike in future cases, especially as the time taken from claim to hearing continues to rise as it currently stands.

Proposed amendments have been introduced to allow small landlords, who may lack the financial capacity to pursue legal proceedings, to continue issuing Section 21 notices. Additionally, the amendments stipulate that the Minister should be required to provide an explanation of the measures taken to ensure the courts have sufficient resources to handle the anticipated increase in contested hearings resulting from the Renters' Rights Bill.

The issue of deposit caps for pet rentals has been persistently raised by the association, highlighting that 57% of surveyed landlords and agents are unable to recover the costs associated with pet damage. The industry body has called for an extension of the deposit cap to align with the UK government's amendment addressing the issue of rent in advance, and to enable more landlords to accommodate the additional risks and costs of allowing pets in their properties. A recent amendment by the House of Lords proposes that Section 13 of the Bill should mandate tenants to provide an additional pet damage deposit equivalent to three weeks' rent.

A spokesman for the association, says: “Whilst it is in the UK government’s hands to amend the Renters’ Rights Bill, it is positive to see that members of the House of Lords are listening to the concerns of letting agents and the wider sector.

“As a professional membership body, we exist to represent our members, and it is great to see so many members engage with our campaigning and contact Peers outlining their knowledge and experience from working in the sector. Change is coming but what’s important is that the legislation is evidence based and fit for purpose.