By The UK Parliament is currently moving forward on multiple fronts that will significantly impact landlords and letting agents. Alongside the Renters’ Rights Bill, two other major legislative reforms are also progressing: the Planning and Infrastructure Bill and the Employment Rights Bill. All of this follows last year’s sweeping Leasehold and Freehold Reform Act 2024. Here’s what’s happening — and what it means for you.
Renters’ Rights Bill — Lords Reporting Stage Underway
The Renters’ Rights Bill has completed its Commons stages and is now moving through the Lords. The first day of the Reporting Stage occurred on 1 July, with more debates scheduled for 7th and 15th July. After that, the Bill returns to the Commons for a final round of scrutiny and potential amendment reversals. With Labour’s parliamentary majority, Royal Assent is expected — but not without a round of political “ping-pong.”
Key Outcomes So Far:
Fixed-Term and Student Let Exceptions Rejected
Amendments proposing to retain fixed-term tenancies and exempt student rentals were either defeated or withdrawn. The Government is committed to implementing open-ended tenancies across the board.
Impact: Student landlords will need to reconsider strategies traditionally tied to academic calendars. Letting agents operating in student-heavy areas must update marketing and renewal strategies to reflect ongoing tenancies rather than annual cycles.
Amendment 5 Passed: Student Let Possession Ground Expanded
Ground 4A now applies to 1- and 2-person student tenancies, not just HMOs. This expansion was passed in the Lords despite Government opposition.
Impact: This may be overturned in the Commons, likely delaying Royal Assent and pushing implementation to at least April 2026. If retained, it offers landlords limited seasonal possession rights in smaller student lets.
Tied Accommodation Changes (Amendments 8, 9, 11, etc.)
Amendments making it easier for landlords to regain possession of tied accommodation (especially in agricultural and rural contexts) were approved.
Impact: Rural landlords should watch for changes in the Commons stage that could undo or water down these concessions. If kept, they will provide more flexibility in recovering accommodation from seasonal workers.
New Possession Ground for Carers (Amendment 21)
Introduces a new Ground 8A for carers who live with and provide care for the landlord or their family.
Impact: This would provide a unique possession ground that could benefit households with live-in carers. It awaits further scrutiny and could be subject to change.
Delayed Implementation
Given the expected back-and-forth between the Commons and the Lords, Royal Assent may not come before the summer recess. This delays necessary regulations until autumn 2025, with full implementation unlikely before April 2026.
Takeaway: Letting agents and landlords should begin preparing internal policies and tenancy agreement templates now. Early planning avoids the rush once guidance is finalised.
Planning and Infrastructure Bill — Fast-Track Housing Meets Resistance
This Bill, aimed at accelerating infrastructure and housing development, was read in the House of Lords on 26th June. While the overall goal of delivering 1.5 million homes was welcomed, the specific mechanisms proposed have raised alarms.
Key Takeaways:
Clause 51 Opposition
Peers across parties criticised plans to remove councillors’ voting rights on planning committees. This was seen as an overreach and likely to undermine local democratic accountability.
Housing Delivery Challenges
Multiple Lords questioned the realism of the housing target, citing land banking, planning permission backlogs, and a shortage of skilled tradespeople.
Environmental and Local Concerns
There was strong crossbench support for prioritising brownfield development and preserving urban green space. Natural England was singled out for being under-resourced and unable to provide effective environmental scrutiny.
Planning Capacity and Training
Several Lords called for better funding for local planning departments and retention of Level 7 planning apprenticeships to rebuild the UK’s planning workforce.
Impact: Although the Bill’s intention is to streamline and boost delivery, practical constraints — from staffing to community resistance — may undermine those ambitions. Landlords interested in new builds or conversions should keep an eye on how the final legislation balances speed with scrutiny.
Leasehold and Freehold Reform Act 2024 — In Force, But Still Evolving
This landmark Act received Royal Assent in May 2024, bringing sweeping changes to leasehold law. Many of the most impactful reforms require further regulations or are subject to consultation.
Major Changes:
- Standard lease extensions increased to 990 years with peppercorn (zero) ground rent.
- Marriage value abolished, reducing the cost of lease extensions for leases under 80 years.
- Freeholders can no longer pass their legal fees to leaseholders in most disputes.
- Leaseholders gain the right to request transparent service charge and insurance commission data.
- Ban on new leasehold houses, with exceptions for retirement and shared ownership schemes.
What’s Already Active:
- As of March 2025, leaseholders no longer need to wait two years to extend leases or buy freeholds.
- Right to Manage applications were made simpler and more inclusive.
What’s Next:
- Summer 2025 will see consultations on valuation rates and implementation of key changes.
- A draft Leasehold and Commonhold Reform Bill is expected in late 2025, which will revisit areas left out of the current Act.
Impact: Landlords owning leasehold properties should prepare for ongoing updates to valuation practices and enfranchisement processes. Managing agents should prepare for an increase in RTM claims and service charge disputes.
Employment Rights Bill — Agents and Employers Take Note
Labour’s Employment Rights Bill, unveiled in June 2025, introduces one of the most comprehensive shake-ups of UK employment law in a generation. For letting agents and property companies with staff, it demands immediate attention.
Main Proposals:
Day-One Employment Rights
- All workers gain the right to request flexible working from day one.
- Bereavement, sick pay, and paternity leave rights kick in immediately upon employment.
Family and Redundancy Protections
- Pregnant workers and those returning from family leave are protected from redundancy from day one.
- Redundancy consultation thresholds will apply across an employer’s full workforce, not per site.
Trade Union Reforms
- Employers must proactively inform workers of their right to join a union.
- Unions gain a right of access to workplaces to recruit and advise staff.
Zero-Hours Contracts
- After 12 weeks, employees on zero-hours contracts must be offered a predictable work pattern.
- Employers must compensate workers for cancelled shifts at short notice.
Sexual Harassment and Workplace Safety
- New duties on employers to take reasonable steps to prevent sexual harassment — including from third parties like customers and contractors.
Equality Reporting and Enforcement
- Gender pay gap reporting will now include outsourced and agency staff.
- Employers must create Equality Action Plans covering race, disability, and menopause support.
Fair Work Agency
- A new statutory enforcement body will support and inspect employers on fair pay, working conditions, and contract compliance.
Timeline:
- Consultation and draft regulations are due to begin autumn 2025.
- The Bill is expected to pass in early 2026, with phased implementation over 6–12 months.
Impact: Letting agencies should begin reviewing HR policies, employment contracts, training programmes, and shift management systems now. Proactive compliance will avoid disruption and reputational risk.
Final Thoughts
The coming year will bring enormous legislative change that affects the full spectrum of residential property: tenancy structure, planning reform, leasehold management, and workplace law. Whether you’re a private landlord, managing agent, or investor, these changes will shape your operations, your contracts, and your legal obligations.
The headline message? Start preparing now. Waiting for final implementation dates could leave you scrambling later.
Stay informed. Update your policies. Ask questions early.
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