Renters’ Rights Bill

Debate between Lord Fuller and Baroness Scott of Bybrook

Monday 7th July 2025 Lords Chamber

[Lord Fuller (Con)]

My Lords, once again I declare my interest, in that I am a landlord.

I support Amendment 53A most strongly, but I wonder if I might dwell on the point made by the noble Baroness, Lady Miller. Looking around this Chamber, I see that most of us travel a lot as part of our duties in this House if we live outside of London. I am sure my wife would be the first to complain if I brought bedbugs back to our family home.

Drawing on my experience as both a landlord and a managing agent, I know the cost of the Bill will be that the additional costs of damage, wear and tear, fluff, cleanliness, pest control and all those other little things—as enumerated most ably by the noble Lord, Lord de Clifford—will, particularly in blocks of flats, be borne by those tenants who do not keep pets. I do not think that is right. Quite simply, keeping a pet is an add-on to a tenancy and the additional cost should be borne by those who bring the pets with them.

There are lots of examples of where things can go wrong and I will give an example, from my own lived experience, of a tenant who declared that he did not own any pets at all. In due course, he brought his two large dogs to the property, where he left them while he went to work. By and by, it became clear that my house was being used as a kennel. Not only were the neighbours disturbed by the barking all day and all night but, by the time the tenant had stopped paying rent and I had taken proceedings, £15,000-worth of damage had been caused. When he finally left, I discovered the most foul-smelling and revolting scene: one bedroom had been used as a doggy lavatory for weeks. It would have been even worse had the proposals to stop repossession action been extended from eight to 13 weeks.

This was a gross case, in every respect, although I was lucky to get an insurance claim because the sum of money was so large. But that is not what we are talking about generally in this Bill. We are not concerned about granny who may be infirm, as the noble Baroness, Lady Miller, implied, chewing the table leg or eating the carpet. We are thinking of the middling bit, where it is above and beyond the three weeks. I agree with my noble friend Lord Howard that the additional three weeks is not enough, but I accept that we have to fight the battles we can win. If that is as good as we can get, it is a proportionate compromise that I am prepared to accept.

Several noble Lords mentioned—and I agree—that if the pet does not cause any damage, the tenant gets the deposit back in full, with interest. I place on the record that in the statutory deposit protection schemes, interest is not normally paid. The deposit goes in and the costs of interest are retained by the deposit scheme, presumably to defray their costs of operating the system and its administration. I would not want those watching this outside the Chamber to think that we are now going to introduce the requirement to pay interest if the landlord does not accept that.

I listened carefully to what the Minister said about the Government’s ability to increase the deposit through the Tenant Fees Act 2019, but I think we should accept here and now—and Amendment 53 implies this—that there are additional costs and risks to keeping pets, and it is obvious that we should not necessarily wait. Let us have those provisions within the Tenant Fees Act 2019 introduced immediately, but proportionately, so the goldfish is not charged at the same rate as the Newfie—that would not be sensible—particularly in cases where there is furnished accommodation. Then we can have a good compromise that everybody can live with.

Finally, I do not want to repeat this at length, but I believe that if we can come to that arrangement, having that deposit benefits the tenant because at least they get it back, whereas in the case of buying an insurance policy—not that these policies exist, as the noble Earl, Lord Kinnoull, said—that would be an absolute cost because they would pay whether there was damage or not. I strongly support Amendment 53 and if the noble Earl is minded to test the opinion of the House, I will follow him through the Lobby.

[Baroness Scott of Bybrook (Con)]

My Lords, the issue of pet-related damage is understandably a source of concern for landlords. This group of amendments raises important questions about how we balance—that word balance again—the increased rights granted to tenants to keep pets with the responsibilities and protections that landlords need.

It is simply not reasonable to argue that the existing tenancy deposit, which is designed to cover damage under current arrangements, is also sufficient to cover the additional risks introduced by granting tenants a new right to keep pets.

The Government have already accepted that pets pose a greater risk by including pet insurance measures in the Bill. That was a clear recognition that pets are likely to cause additional damage. However, as we consider these provisions, it is crucial to reflect on the experience already gained in Scotland, where tenants’ rights legislation has evolved to allow pets in rented properties, while seeking to balance landlord protections. In Scotland, the introduction of pet-friendly tenancy provisions and related insurance requirements has offered valuable lessons. While these measures have expanded tenant freedoms and encouraged pet ownership, they have also revealed challenges, particularly in ensuring that landlords are adequately protected against damage and in making sure that any additional costs or deposits are fair and transparent.

Either pets cause additional damage or they do not. If the Government now claim that they do not, they must provide clear and compelling evidence to justify overturning their original assessment. Without such evidence, it logically and fairly follows that the landlord should be permitted to take a separate pet damage deposit.

We believe it is inevitable that some damage will result from pets. That is why we support Amendment 53A, which would introduce the option of a dedicated pet damage deposit. This would provide landlords with an essential route to recoup costs, while also protecting tenants from unfair charges by clearly defining that this is a separate and transparent element of a tenancy agreement and that, as we have already heard, if no damage is done, they get this charge back.

We recognise that some landlords may choose to welcome pets without requiring additional deposits—or, in the future, insurance—and they should be free to do so. But where landlords require further protections, there must be a fair and transparent mechanism for tenants to provide it at the outset of the tenancy.

Finally, the experience in Scotland reminds us that implementing pet-friendly rental policies is a delicate balance that must be tailored to the practical realities that landlords and tenants face. As the Bill moves forward, it is essential that it draws on such lessons to achieve frameworks that work fairly across the whole United Kingdom.

If the noble Lord, Lord de Clifford, is minded to test the opinion of the House on Amendment 53A, we will support him.

Renters’ Rights Bill

Debate between Lord Fuller and Baroness Scott of Bybrook

Tuesday 1st July 2025 Lords Chamber

[Baroness Scott of Bybrook (Con)]

My Lords, at the heart of the Bill is a duty to protect young people, because it is primarily young people who rely on the private rented sector. Students are no exception: many are leaving home for the first time, stepping into higher education with courage and ambition. For them, the need for clarity, stability and fairness in housing is especially pressing.

Fixed-term tenancies for students, as proposed in Amendment 2, are not a loophole; they are a solution that works. They have brought order and predictability to a cyclical market. The Government recognise this, having already made concessions for purpose-built student accommodation, but that exemption applies only to the most expensive end of the market. What if the student cannot afford a glossy new block with a gym and a neat working space, and instead shares a modest flat in a converted home? We urge the Government to take a consistent approach and extend this provision across the board, because there is a great student migration and a releasing and re-letting of homes at the end of each academic year. It is a finely balanced cycle, and if we tamper with it blindly, we risk breaking it altogether.

That cycle is already under pressure. Student towns and cities are seeing a decline in student-appropriate housing. If we continue down this road, we will put higher education out of reach for many, in particular those from disadvantaged backgrounds who rely on affordable shared housing.

That is why my Amendment 5 is so vital. The current restriction on ground 4A, which limited it to properties with three or more bedrooms, is both arbitrary and unfair. Many students, in particular postgraduates, international students and mature students, live in one-bedroom or two-bedroom properties. In Committee, the Minister said:

“Limiting it to HMOs captures the bulk of typical students”.—[Official Report, 22/4/25; col. 589.]


The Minister is right: it captures the bulk, but not all of them. When housing is scarce, we need all available options. When choices are limited, we must protect every viable home. Let us be clear: ground 4A is not about throwing students out of their homes, it is about ensuring that landlords can confidently re-let for the next academic year and that students can confidently plan their lives.

Amendment 6 rightly asks why six months has been chosen as a cut-off point for ground 4A. This blanket time limit could disrupt rental cycles, discourage landlords from letting to students and ultimately shrink the student housing supply even further.

The Government worry that students may rush into housing decisions too early. That may be true for some, but many students want to secure accommodation early to avoid the stress during exams. Many student tenancies begin in late summer, and students typically start looking well in advance. Limiting searches to up to six months before an August move-in means starting in February. Under the current proposals, properties may not be listed until much later in the year, forcing students to house-hunt during their final exams. That is not necessary, fair or workable. The Government should let students decide when they wish to sign the contract.

Without fixed terms and a workable ground 4A, students will face prolonged uncertainty, and it will be harder for them to plan, budget and study. We must also remember that eviction proceedings are exceptionally rare in this market. The problem is not landlords turfing students out but students facing unnecessary delays and stress when trying to secure accommodation. The current proposals simply do not address this reality.

Finally, Amendment 7 seeks to include apprentices in the definition of students. Like university students, they would benefit from a fixed-term tenancy aligned with their training periods, offering much-needed stability. I hope, having listened to the Government’s arguments in Committee, that they have reflected and that we can agree that it is only fair that apprentices and their landlords have access to the same arrangements as university students.

The Government have already made partial concessions, but now we need a principled and wholehearted attempt to preserve a functioning, fair and inclusive student rental market. Amendments 2, 5, 6 and 7 are constructive and proportionate. They reflect what is already working, they address what is currently broken, and they would help ensure that going to university remains a viable choice for young people across the country. I urge the Minister and the House to support these amendments. We would be minded to test the opinion of the House, for the reasons that I have underlined. I beg to move Amendment 2 in my name.

[Lord Fuller (Con)]

My Lords, I declare once more my interest as a landlord who rents properties, often to students. Your Lordships will be delighted to know that I will not be jumping up and down on every group today, but I do want to challenge the quite obstinate prevention of fixed tenancies for students—and, importantly, groups of students—many of whom will be moving into their first home outside hall.

I want to outline some of the adverse consequences of this Bill if enacted unamended. It will reduce the supply of rental properties by discriminating against private landlords. The noble Baroness, Lady Thornhill, speaking in the earlier group, seemed to fail to understand the dynamic effect: if landlords leave the market and there is lower supply, costs will rise and students will pay more.

It will reduce the choices of property available to students, because this Bill allows student tenancies only in halls of residence. This will not suit everybody. It reduces the choice of landlord. It favours the monopoly supplier—the institutional provider of halls of residence —rather than the private landlord. In my personal experience, my wife has become “mother”, so to speak, in particular to foreign students who have rented with us on their first time overseas. All that will be swept away, because institutional providers of student accommodation do not have that in their ambit.

It will create an overheated market in September, that is for sure, and—guess what?—that will cost more for students. It will also cause massive inconvenience for second-year and third-year students at university. I agree with my noble friend that this should not be just about universities; those with apprenticeships should also benefit from these amendments. But it means that second-year and third-year students will have to fly back. They may have got a work placement overseas. They will have to fly back early to try to secure a home when they could have sorted it out well before, in February or March.

The consequences of this Bill mean that it will be harder for friendship groups to get the certainty of a house with their friends. I have mentioned issues around clearing. The Bill will prefer established students from good backgrounds, with parents with sharp elbows, who understand and are able to transact draft contracts more quickly. It will aggravate the difficulty of getting guarantors lined up at pace.

It introduces protections for the current students— I heard what the noble Baroness, Lady Thornhill, said in the previous group—but we need to balance that against the disadvantage to students one year behind, who also have rights and who also want to secure a place in their following year.

Students will be forced into these new student blocks. Some of them are really luxurious. There are cinema rooms and pizza places—the whole thing—but it is costing a fortune, and not everybody wants to go to that expense when they can make savings in the private market.

I spoke earlier about the importance of the fixed tenancy, which is a discipline that keeps everybody together and protects everybody’s interests. It is important that we dwell on this, particularly for students. Unlike in the wider private rented sector, where family relationships or other stronger forms of relationship exist, friendship groups at university can be more transient. We have spoken a lot already about the balance of power between tenant and landlord, but we should also consider the balance of power when someone in a friendship group in a house wants to cut and run, leaving his former friends high and dry. That is a real perverse situation that runs against natural justice and good order.