Unintended benefit of removing s21?
In response to Mark Alexander and others regarding the pros & cons of the Renters Rights Bill, there may be a potential pro.
The removal of the s21 Notice, that the landlord WISHES to regain possession of their property, will backfire on government intentions and on tenants previously “evicted” under s21.
How? I hear you asking.
No landlord evicts for no reason/“no fault”. There is always one or more reasons.
The proposed publicly accessible Landlord Register/Database is not only to include a landlord’s name and address, even if they use a letting agent, but IMPORTANTLY, how many evictions that landlord has carried out. So….
Do the proposed s8 Grounds cover ALL the reasons that tenants have been given their marching orders?
If so, then not only how many evictions need to be noted, but also the s8 Grounds for each eviction. eg Eviction 1: s8 Ground 1; Eviction 2: Grounds 8, 11, 13 & 17 Eviction 3: Ground 6 etc etc etc
However, if the proposed s8 Grounds are not comprehensive enough, then PRS landlords need to compile additional reasons/Grounds that we need to be able to use/could be used and urgently send to MPs and members of the House of Lords. ie property damaged by pets; property unreasonably damaged by kids etc etc.
Listing the s8 Grounds used for EVERY eviction could be useful as a warning to prospective tenants, ie this landlord is not someone who will roll over.
And a warning to tenants, previously “evicted” under s21 and asking for a landlord reference, s8 Grounds May now need to be listed future reference.
Just a couple of thoughts.
Judith
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Member Since July 2018 - Comments: 17
9:17 AM, 26th July 2025, About 9 months ago
Reply to the comment left by Frank Jennings at 21/07/2025 – 22:10
Excellent message. Thanks for sharing. We always take guarantors who own a property within England or Wales. They have to complete our guarantor form, have it witnessed & we check Land Registry to confirm ownership. We then call them AND record that call (in the past we’ve had guarantors say the didn’t sign the form and the judge believed them!). We make it very clear to them that they will become liable if the tenant doesn’t pay! We take one guarantor PER tenant.
We also allow tenants to find replacement tenants if they need to leave due to financial reasons. This is working well for us… at the moment!!
Member Since September 2021 - Comments: 104
12:23 PM, 26th July 2025, About 9 months ago
Reply to the comment left by Julie at 26/07/2025 – 09:17
And thats how it should be done every time for every tennant. Gone are the days of looking at someones face and judging them
and taking a chance on them. That is/was a bad idea from the start.
Belt and braces is the only way to go. Rent insurance and a gaurrentor (or more).
I know that is more work, and severely limits the number of viable tennants, but think of the long term benefits, not the short term.
Being able to sleep worry free is an added benefit!
I mean, would you give the keys to your Lambagini on a promise? No, but your property is worth much more than a Lamgagini.
Member Since May 2015 - Comments: 2188 - Articles: 2
12:40 PM, 26th July 2025, About 9 months ago
Referencing used to be belt and braces, now it is belt, braces and a piece of string. After the RRB it will be belt, braces, string and sticky tape plus two pairs of underwear.
Member Since September 2021 - Comments: 104
4:37 PM, 26th July 2025, About 9 months ago
Reply to the comment left by TheMaluka at 26/07/2025 – 12:40
The great man Coppernickers had the right idea, and leads the way! 🙂
Member Since March 2023 - Comments: 1506
6:58 PM, 27th July 2025, About 9 months ago
To be honest, abolishing S21 is not (and was not) an issue for me. The only tenants I have ever issued S21s for were non payers and it always ended in court action one way or another (disputes, bailiffs etc) – so at least with S8 the reason for eviction is known. Yes it will take more time to get tenants out but for me this will no longer be an issue as when each tenant leaves I am selling (12 gone 6 to go) – could be a few years though as none of my tenants want to leave and I have told them I won’t kick them out – 3 of the properties have had EC04 upgrades as well at no cost to me. So on balance the new RRB is neutral for me.
Member Since February 2024 - Comments: 3
7:57 AM, 28th July 2025, About 9 months ago
So just to be clear GlannACC you are exiting the business and you find the legislation neutral?
Member Since September 2021 - Comments: 104
9:10 AM, 28th July 2025, About 9 months ago
Reply to the comment left by GlanACC at 27/07/2025 – 18:58
And what happens when they start to NOT pay the rent? Will it be an “issue” for you then? Hey, only a year to get to court, and another year to get the baliffs in, again and again and again! That’s not an issue for you then? It took me over 6 months to get a nonpaying tennant out of my property. £8k in arrears and that was WITH a Section 21!
Think what it will be like without a S21, and the current backlogs in the courts!
Member Since May 2015 - Comments: 2188 - Articles: 2
9:19 AM, 28th July 2025, About 9 months ago
Reply to the comment left by Frank Jennings at 28/07/2025 – 09:10
Once any tenant has defaulted on the rent with any landlord, they will not get a new tenancy from me, and I guess most PRS landlords will be similar. One default and barred for life, as I believe happens in Germany.
Member Since September 2021 - Comments: 104
9:43 AM, 28th July 2025, About 9 months ago
Reply to the comment left by TheMaluka at 28/07/2025 – 09:19
Phew thats hard! Did you use to work for a bank?
I like to have a little flexability with the tennants. Not exactly 3 strikes rule but that kinda thing. If they are a few days late, i don’t worry, but consistently being late or not clearing arrears soon, is a big red flag for me.
We all have our own way of assessing these types of situations, but I like to think a mistake or error on their part, is not the end of things. You have to give people a chance to correct things. Think of your karma, if nothing else. We are not in 1930’s Germany FGS.
Member Since March 2023 - Comments: 1506
10:12 AM, 28th July 2025, About 9 months ago
In reply to some of the above- YES, I am exiting the rental business (I am getting an old bugger now), this was started may years ago when Osborne introduced S24- I sold 12 properties to pay off the remaining 6. If the current tenants don’t pay the rent it’s not an issue at the moment as I have no mortgagees and I have other sufficient income – don’t really need the rents. Yes this is probably an unusual situation so the RRB is neutral for me.