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Renters’ Rights Bill – Section 6B: A Vital Reform or a Landlord’s Loophole?
Siȃn Hemming Metcalfe asks should independent reports be a requirement to prove genuine redevelopment of rental assets in the PRS?
As the Renters’ Rights bill grinds forwards a lot of potential unintended consequences loom large on the horizon as the PRS sector seems to be on the brink of seismic change. Siȃn Hemming Metcalfe Operations Director at Inventorybase & Property Inspect, explores what the landscape may be like when Section 21 is removed and Landlord’s seek to gain their property assets back.
Sian Metcalfe, ‘If Section 6B of the Renters’ Rights Bill goes through as planned, landlords will have a new route to regain possession when major works are required. On paper, that sounds reasonable. Properties need maintaining, and in some cases, significant work simply can’t be done with tenants in place.
But here’s the problem: unless it’s watertight, this could become a backdoor eviction route – one that’s wide open for misuse. And with Section 21 on its way out, it’s not hard to see how this could be weaponised by landlords looking for an easier way to remove tenants.
The Unintended Consequences:
ONE – A Convenient Excuse for Evictions
With Section 21 gone, landlords will need legitimate reasons to regain possession. This new rule could be misused as an easy workaround—claim major works are needed, evict the tenants, then quietly re-let the property once they’re out. If there’s no proper oversight, how do we ensure that the work is actually necessary?
TWO – What Even Counts as ‘Major Works’?
The bill is vague on what qualifies as “substantial redevelopment.” Are we talking full-scale refurbishments, structural repairs, or just a new kitchen? Without a clear definition, expect disputes – lots of them. Councils and courts could be swamped with cases where tenants challenge whether they were really forced out for genuine works.
THREE – More Pressure on an Already Broken System
If tenants are pushed out, where do they go? With social housing at capacity and rental prices climbing, many could find themselves in serious difficulty. Local authorities, already stretched, might struggle to rehouse people caught in the fallout. If this isn’t managed properly, it risks adding fuel to an already burning housing crisis.
FOUR – Empty Properties, Stalled Projects
Let’s not forget the landlords who might genuinely want to redevelop but hit financial or planning roadblocks. If work stalls, properties could sit empty for months – or longer – while we have a critical shortage of rental homes. The knock-on effect? Even less housing stock and even higher rents.
FIVE – Where do Inventory Report Providers Fit In?
This is where independent inventory reports come into play. They offer a layer of accountability that could stop Section 6B from being exploited and ensure it works as intended.
Documenting the ‘Before’ State – A pre-works inventory provides undeniable evidence of the property’s condition. If a landlord says redevelopment is unavoidable, a report can confirm whether that’s true or whether a bit of paint and TLC would have done the job.
Keeping Tabs on Work in Progress – If a landlord claims the property needs to be empty for essential works, there should be proof that those works are actually happening. Mid-redevelopment inspections can track progress and prevent landlords from using Section 6B as an excuse to remove tenants and then sit on an empty property.
Certifying When It’s Ready to Re-Let – Once the works are completed, a final inspection can confirm the property is habitable again – preventing unnecessary delays in re-letting. This helps ensure homes aren’t left vacant longer than needed.
Protecting Tenants from Unfair Deposit Claims – When tenants are forced to move, a proper check-out report safeguards them from unfair deductions. It ensures they don’t get blamed for damage caused by the works—or for issues that existed long before they moved in.
Supporting Local Authorities in Enforcement – Local councils will be responsible for making sure landlords don’t misuse Section 6B. Requiring independent inventory reports as part of the process would add a much-needed layer of oversight, helping authorities determine whether eviction claims are legitimate.
Section 6B – Smart Solution or a Legal Loophole?
Section 6B could be a sensible reform – if it’s handled properly. But without clear definitions and proper oversight, it runs the risk of being misused, disputed, or even ignored. The rental sector needs transparency, accountability, and balance – and inventory reports can help deliver exactly that.
If landlords, tenants, and local authorities all want a fair, functional system, independent documentation needs to be part of the equation. Otherwise, we’re looking at yet another policy change that creates more problems than it solves. So the question is how will Section 6B play out in practice? and could independent inventory reports be the key to keeping things fair?’ (This content was first published online on the 24th of February 2025).
Andrew Stanton Executive Editor – moving property and proptech forward. PropTech-X
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