Renters’ Reform Bill publication sends the PRS ‘back to the Dark Ages’

Renters’ Reform Bill publication sends the PRS ‘back to the Dark Ages’

8:48 AM, 17th May 2023, About 11 months ago 85

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The long-awaited government plan to overhaul the private rented sector (PRS) with the publication of the Renters’ Reform Bill has been condemned as ‘going back to the dark Ages’.

The government says that more than 11 million tenants in England will now enjoy safer, fairer and higher-quality homes thanks to the introduction of the ‘ground-breaking’ Bill.

It adds that the legislation is a ‘once-in-a-generation’ opportunity that meets the government’s 2019 manifesto commitment.

That’s when the Tories promised to abolish section 21 ‘no fault’ evictions and give renters the power to challenge ‘bad’ landlords without fear of losing their home.

But Neil Patterson, the managing director of Property118 slammed the law’s publication and said: “There’s nothing for landlords to rejoice about – this law will take the PRS back to the Dark Ages.”

‘Too many renters are living in damp, unsafe, cold homes’

Michael Gove, the Housing Secretary, said: “Too many renters are living in damp, unsafe, cold homes, powerless to put things right, and with the threat of sudden eviction hanging over them.

“This government is determined to tackle these injustices by offering a New Deal to those living in the Private Rented Sector; one with quality, affordability, and fairness at its heart.”

He added: “Our new laws introduced to Parliament today will support the vast majority of responsible landlords who provide quality homes to their tenants, while delivering our manifesto commitment to abolish Section 21 ‘no-fault’ evictions.

“This will ensure that everyone can live somewhere which is decent, safe and secure – a place they’re truly proud to call home.”

New bill also protects more than two million landlords

The government says the new bill also protects more than two million landlords, making it easier for them to recover their properties when they need to.

This means landlords can sell their property if they want to, move in a close family member or deal with tenants who refuse to pay rent.

The new law will strengthen powers to quickly evict anti-social tenants by widening the disruptive and harmful activities that can lead to eviction.

There will also be a reformed courts process which will be largely digitised to help ensure the new tenancy system works for everyone.

‘Government’s pledge to ensure landlords can swiftly recover properties’

The chief executive of the National Residential Landlords Association (NRLA), Ben Beadle, said: “We welcome the government’s pledge to ensure landlords can swiftly recover properties from anti-social tenants and those failing to pay their rent.

“Plans to digitise court hearings will also improve the speed at which legitimate possession cases are processed.”

He adds: “The NRLA will continue to work with the government to ensure the detail of the Bill is fair for responsible landlords and tenants alike.”

Quicker and cheaper resolutions to disputes

There’s also a new Ombudsman planned that will provide quicker and cheaper resolutions to disputes.

Plus, landlords will get a new digital Property Portal to understand their obligations and help tenants make better decisions when signing a new tenancy agreement.

The government says this will give confidence to good landlords while driving the criminal minority out of business.

Legal right to request a pet in their home

The new Bill will also enable tenants to have the legal right to request a pet in their home – which a landlord must consider and ‘cannot unreasonably refuse’.

That means landlords will be able to require pet insurance to cover any damage to their property.

The Bill will also:

  • Apply the Decent Homes Standard to the PRS for the first time, giving renters safer, higher quality homes and remove the blight of poor-quality homes in local communities. This will help deliver the government’s Levelling Up mission to halve the number of non-decent rented homes by 2030.
  • Make it illegal for landlords and agents to have blanket bans on renting to tenants in receipt of benefits or with children – ensuring no family is unjustly discriminated against when looking for a place to live.
  • Strengthen councils’ enforcement powers and introduce a new requirement for councils to report on enforcement activity – to help target criminal landlords.

The government says the Bill is a key part of the government’s mission to level up across the country and follows the wider housing reforms in the Social Housing Regulation Bill and Building Safety Act.

These address the systemic issues identified following the Grenfell Tower tragedy on improving the safety and quality of social housing and how tenants are treated by their landlords.

‘The Renters’ Reform Bill is a huge opportunity’

Dan Wilson Craw, the acting director of Generation Rent, said: “The Renters’ Reform Bill is a huge opportunity to improve the lives of the 11 million people who now rent from private landlords in England.

“Arbitrary Section 21 evictions make it impossible for tenants to put down roots and report problems about their home with confidence.

“Abolishing them will take away much of the stress of renting and improve communication and trust between tenants and landlords.”

He added: “The new Property Portal and Ombudsman have the potential to make it much harder for criminal landlords to operate.

“These reforms wouldn’t be happening without the tireless campaigning of members of the Renters Reform Coalition and thousands of renters over many years.

“We look forward to reading the Bill and working with ministers and Parliamentarians to make sure the legislation achieves what it sets out to do.”


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Comments

Reluctant Landlord

14:19 PM, 17th May 2023, About 11 months ago

Reply to the comment left by Dylan Morris at 17/05/2023 - 14:13
make it clear from the start no pets and tell them the contract will state the same. Any breaches of this will result in action being taken.

Dylan Morris

14:19 PM, 17th May 2023, About 11 months ago

Reply to the comment left by DSR at 17/05/2023 - 13:54I can’t see a landlord getting away with that. If it goes to court (and who wants to risk that ? ) they’ll likely say you could have simply changed your insurance provider to one that does accept non working tenants.
I wouldn’t outright decline any benefits applicants ……. just say it’s fine but choose a working applicant. Tell the benefits tenant you “received a stronger application” and say absolutely nothing else.

Ian Narbeth

14:20 PM, 17th May 2023, About 11 months ago

Reply to the comment left by Dylan Morris at 17/05/2023 - 14:13Unless the Bill is very strange there will be no bar on asking if the tenant has pets. Nor will there be a problem including a ban on pets in the tenancy.
The difficulty will come when tenants ask for permission after they have signed up. Landlords will not be able unreasonably to withhold consent and will have to give reasons for refusal.

Luke P

14:25 PM, 17th May 2023, About 11 months ago

Reply to the comment left by Ian Narbeth at 17/05/2023 - 14:20
Ian, our local exotic pet shop (in a desperately poor Norther town) is currently advertising Marmosettes, Sugar Gliders and even Skunks for sale! Would refusal of these such pets because I, as the LL, don't deem them 'suitable' would wash??

Adrianne Major

14:29 PM, 17th May 2023, About 11 months ago

I am in the process of evicting a good tenant because I am selling. He is trying to get council accommodation, can I go ahead now without section 21?

Ian Narbeth

14:49 PM, 17th May 2023, About 11 months ago

Reply to the comment left by Adrianne Major at 17/05/2023 - 14:29
I don't understand what you mean by "go ahead". With what? Selling without vacant possession? Evicting without s21? You might be better to start a new thread to ask for help.

Ian Narbeth

14:56 PM, 17th May 2023, About 11 months ago

Reply to the comment left by Luke P at 17/05/2023 - 14:25
Luke, the answer is almost certainly that you can refuse but it depends on the property and the pet owner. A small house or flat will be unsuitable and the RSPCA discourages keeping exotic creatures as pets because of the specialist care they need. It is unlikely your average tenant (even if not a desperately poor Northerner) will have the knowledge and experience to care for them properly.

Barbaracus

15:34 PM, 17th May 2023, About 11 months ago

Reply to the comment left by York student landlord at 17/05/2023 - 07:08
Fixed term tenancies are being abolished. IF the bill doesn't get changed that is.

https://publications.parliament.uk/pa/bills/cbill/58-03/0308/en/220308en.pdf

Tony Phillips

15:36 PM, 17th May 2023, About 11 months ago

Reply to the comment left by Alan Bailey at 17/05/2023 - 09:37
A property they couldn't afford and one that benefits would not cover.

Reluctant Landlord

16:14 PM, 17th May 2023, About 11 months ago

Reply to the comment left by Luke P at 17/05/2023 - 14:25
perhaps the best answer would be a sweeping yet 'reasonable' one of your own insurance does not cover any liability in regard to pet damage.

In addition as any pet liability insurance would have to be taken out by the tenant directly and therefore held in their name, there is no way a landlord could make a direct claim should it be necessary.

On that basis XYZ pet request is not permitted.

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