Renters’ Rights Bill

Rachel Blake Excerpts

Monday 8th September 2025 Commons Chamber

[Sir James Cleverly]

The hon. Gentleman makes the classic statistical error of assuming that his inbox is representative of all the people in the sector. Has it not occurred to him that people who are happy in their private rented accommodation do not tend to write to their MP, saying, “Apropos of nothing, I just want to let you know that I am happy”? I have it on good authority from my hon. Friend the Member for Ruislip, Northwood and Pinner (David Simmonds)—my good friend and colleague—that the hon. Member for Uxbridge and South Ruislip (Danny Beales) is not doing a terribly good job of championing the social rented sector in his constituency. He seeks to deny the private rented sector, while simultaneously denying people the social rented sector. I am not sure where he thinks people in his constituency should live.

The point is that the Bill is a mishmash of incoherent proposals, which, instead of being designed to improve the private rented sector, are designed to keep angsty Back Benchers happy, but Front Benchers are already starting to learn that they cannot pay political Danegeld to their Back Benchers. I give the Front-Bench team due notice: their Back Benchers will be insatiable. They will take whatever red meat they are thrown, and they will ask for more. We have already seen this, Madam Deputy Speaker, with the proposed changes to social security and disability benefits. The Front Benchers had plans, but their Back Benchers had other plans, and guess who won? Those showing courageous leadership on the turbulent Back Benches. The Government will see the same again on this issue.

The Opposition understand that a good tenure mix is good for the UK. We took measures to improve the private rented sector, but we made sure that we did it in the right order. We made sure that the courts were ready.

[Rachel Blake (Cities of London and Westminster) (Lab/Co-op)]

I was intrigued by the right hon. Gentleman’s remarks about the success of the private rented sector. If the sector is so successful and is working so well, why have the Opposition consistently held the position—both when they were in government and, I believe, going into the election—that they would go forward with ending no-fault evictions? I am confused. I would be grateful if he could explain.

[Sir James Cleverly]

It is interesting that on the one hand, we have voices on the Front Bench saying that we did not do anything in government, while at the same time, voices on the Labour Back Benches say that we were doing something.

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[Rachel Blake]

Will the right hon. Gentleman give way again?

[Sir James Cleverly]

No. Perhaps Labour Members should co-ordinate their criticism.

The previous Conservative Government understood that there is a need to reform the system, but that every part of the system needs to be ready. That is why we made sure that the justice system was ready first before we started making changes to the legal frameworks, giving tenants, landlords and courts the time to adjust. However, the Labour Government have abandoned that discipline. The changes put forward by their lordships came about through careful consideration of the provisions in the Bill and their implications in real-world scenarios, not the fantasy world of many Labour Back Benchers.

The Labour Government were defeated in the other place on several important amendments. There is a pattern to the Government’s defeats: time and again, Ministers accepted a principle but when it came to taking action to deal with the principle, they fell short. I will give some examples from amendments on Report in the other place. Amendments 87 and 88 in the name of Lord Keen would raise the standard of proof for financial penalties to “beyond reasonable doubt”. The principle is clear: setting serious penalties requires having serious evidence. The noble Lord Keen made the case powerfully in the other place, yet the Government still refuse to act. In doing so they are introducing a huge degree of uncertainty for both landlords and councils, and uncertainty is toxic to the provision of homes in the sector. Making these changes will reduce the housing supply.

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[Andrew Rosindell (Romford) (Con)]

I rise to speak to Lords amendment 11 and on the wider issue of pet ownership, which many other Members have spoken about. Pet ownership in rented accommodation is an issue on which I have campaigned for many years in this House. Some Members will remember the Dogs and Domestic Animals (Accommodation and Protection) Bill, otherwise known as Jasmine’s law, that I introduced to the House in 2020. It supported the principle of a pet in every home.

The British people care deeply for the welfare of animals, especially in my Romford constituency. We all understand how important animals are to the lives of human beings. As the owner of two Staffordshire bull terriers, Buster and Spike, who are sadly no longer with us, I know just how important the companionship of pets is to so many people, especially those who live on their own. Owning a dog or cat, or any kind of household pet, improves both physical and mental health, provides vital companionship and helps to tackle loneliness. In fact, pet ownership is estimated to save our NHS around £2.5 billion a year by reducing the number of GP and hospital visits.

Despite those clear benefits, housing issues remain the second most common reason for animals to be relinquished to animal shelters and sanctuaries such as Battersea Dogs and Cats Home, which I was privileged to visit only a few weeks ago. I have had many links to that charitable organisation over the years, particularly during my time as shadow Minister for animal welfare some years ago. With growing numbers of people renting, it is absolutely essential that the Bill works in support of responsible pet ownership in rented homes, rather than putting further barriers in the way. That is why I must express my opposition to amendment 11, and any clause that makes it harder for tenants to keep pets.

The introduction of large up-front deposits will only serve to price many people out from owning pets, especially in the ongoing cost of living crisis. It is absolutely wrong that someone should be prevented from owning an animal that they love and want to be with because of this situation. The law needs changing, as I have argued for many years, including with Ministers in the previous Government, whom I had to go and see before they eventually agreed that this policy was the right one. I hope that my shadow Front-Bench colleagues will reconsider their stance. I commend the hon. Members for Uxbridge and South Ruislip (Danny Beales), for Mid Dorset and North Poole (Vikki Slade) and for Paisley and Renfrewshire South (Johanna Baxter) for all their comments on this issue.

What should have been a Bill to unlock pet ownership for those in millions of homes now risks excluding them altogether, entrenching the idea that pet ownership is a privilege for homeowners only—that cannot be right. I do not believe that is what the Government intended.

Earlier proposals on pet insurance—I know issues to do with that have been raised today, but they can be overcome—provided a fairer balance between the concerns of landlords and the ability of tenants to meet the costs. Insurance spreads the expense more evenly across the year, and avoids the burden of large, one-off deposits. It is disappointing that that approach appears to have been set aside by the Lords amendment.

Finally, I urge His Majesty’s Government to work closely with animal welfare charities, and the animal welfare sector in general, when developing the guidance that will accompany the Bill. I speak as an honorary member of the Kennel Club—perhaps I should have declared that at the start—and a supporter of the Dogs Trust, Battersea Dogs and Cats home, and of course Cats Protection; it is important always to remember our cats. We need a clear definition of what constitutes unreasonable grounds for a landlord to refuse a tenant’s request for a pet. That clarity will help landlords and tenants alike, and avoid unnecessary disputes ending up before the ombudsman or courts. Jasmine’s law has always been about the simple belief that people should not have to choose between a home and a beloved companion. We must not let the Bill, through the Lords amendments, and particularly Lords amendment 11, undermine that vital principle.

[Rachel Blake]

I wish to speak against Lords amendments 58 to 62, which expand eviction grounds, and Lords amendment 27. I also wish briefly to revisit the core principles of the Bill, which are: ending no-fault eviction, and providing stability, not just for individuals but for the private rented sector; introducing a private renters’ database and an ombudsman, to restore rights to private renters, as well as transparency, so that they understand their tenancy in more detail; and to establish Awaab’s law in the sector. Those are vital interventions in the private rented sector, which we know is diverse, and it is important that the Bill becomes law as soon as possible. All of us, on both sides of the Chamber, will recognise the impact that uncertainty on the issue has had on the private rented sector for a number of years.

I have to say that it was pretty unedifying to listen to the Opposition reneging on their previous commitments to ending no-fault eviction. The first commitment from the Conservatives to ending no-fault evictions was in 2019—I think that was about four Conservative Prime Ministers ago, but I have given up counting. I understand that the shadow Housing Secretary might not remember the position that the previous Prime Minister took on the issue, but this provision cannot come into law soon enough. The number of private rented sector no-fault eviction notices that my constituents receive, and the instability that they cause in the sector, are causing real harm and distress to those who live in it.

Lords amendments 58 to 62 would expand possession ground 5C, and those completely unnecessary expansions provide yet more uncertainty in the sector. They open up the risk of further additional claims, and of introducing other grounds for eviction, which undermines the overall principles of the Bill. I support my colleagues who have spoken against Lords amendment 27, which would raise the evidence bar. It is completely unrealistic to think that it would be possible to do that, not only because bidding wars and contests often take place through verbal dialogue, but because of the lack of resources available to local authorities to investigate such cases. I do not believe that the amendment is practical, or was tabled in particularly good faith. We want renters’ rights restored, and a balance between renters and landlords. I cannot stress enough the urgent need to bring forward the Bill, to give confidence to renters, all those who rely on people living in private rented accommodation, and those living and working across the UK who need the sector to be successful. I urge Members to vote against the Lords amendments, and to support the Government in getting the Bill into statute.

[Caroline Voaden (South Devon) (LD)]

I welcome the Government’s move to empower tenants. For too long in this country, owning property has been seen as a way to create additional wealth, rather than the intention being to provide a safe, secure and warm home for tenants. Not all landlords are bad, but there are some bad apples out there, and all those who are unable to get on to the housing ladder, or who actively choose to rent, deserve security of tenure, and confidence that they will not be evicted at the whim of a landlord, which often means being forced to move out of the area, and uprooting children from schools.

I declare an interest, because my younger daughter has spent four years renting in London, and for the last two, she has been living in horrific, mould-covered flats. She had to move out of the last one early, because the mould crawling up the walls was so bad that it was affecting the health, and ruining the belongings, of her and her flatmates. In 2025, that is simply not acceptable. For the thousands of people living in unsuitable accommodation, we must ensure that local authorities can take action against negligent landlords. For that reason, the Liberal Democrats do not support Lords amendment 26.

I support Lords amendment 39, which would extend the decent homes standard to accommodation provided by the Ministry of Defence for use as service family accommodation. In my constituency of South Devon, the prestigious Britainnia royal naval college brings a large number of military families to the town of Dartmouth, some of whom live in MOD housing. Those families, who commit to a life of service—the whole family is involved when one member serves our country—deserve, at the very least, a home that is safe, comfortable, warm, energy efficient and decent. I am not sure that I agree with the security argument offered by the Minister, given that much MOD housing is located outside military bases. It is not beyond possibility to find a way to ensure that local authorities can access that housing. Liberal Democrats have long campaigned for decent homes for military families, who deserve exactly the same standards and legal protection as other renters, and I urge the House to support Lords amendment 39.

Turning to pets, a friend of mine recently failed to move back to Devon because she simply could not find rented accommodation in her price bracket, and her search was severely hampered by the fact that she has a much-loved family dog. Being told that she was not eligible even to look at properties because of the dog was discriminatory, and it made a difficult search impossible. We are in an area that is short of houses available to rent. If we take the average rent in the south-west of £1,181 per month, the proposal to allow landlords to request pet damage deposits of up to three weeks’ rent equates to an additional £817 up front, which is simply out of reach for most tenants. The current rental deposit cap of five weeks’ rent is sufficient to cover any potential pet-related damage, and nobody should be priced out of pet ownership simply because they do not own their own home. I therefore do not support Lords amendment 11.

Finally, I turn to agricultural workers. Agriculture is one of the largest industries and employers in South Devon, which is a predominantly rural constituency. Many of those working on farms as dairy workers, relief milkers and tractor drivers are required to live on site, as they have to work incredibly unsocial hours, and living on site makes the job slightly more manageable. I support measures in the Bill that allow repossession when a property is required to house agricultural workers, whether they are employed or self-employed. Farmers regularly tell me how difficult it is to find housing for farm workers, with many having to rely on caravans and cabins that are not suitable for long-term living. As it is increasingly common in farming for workers to be self-employed, we must ensure that they, too, are covered by the grounds for repossession, so I support Lords amendment 55.