…By Judah Olanisebee for TDPel Media.
Full plans for a significant transformation of the private rental sector are set to be published soon, creating anticipation among landlords and tenants about the final details.
Levelling Up and Housing Secretary Michael Gove confirmed that the Renters Reform Bill, which has been delayed for over four years since initial consultations, would be unveiled shortly.
The legislation has yet to be published, with reports suggesting that procedural issues have caused the delay.
Some Conservative MPs are reportedly concerned that the proposed reforms may be too harsh on landlords and second home owners.
According to Mr. Gove, the legislation aims to change the landlord-tenant relationship, providing tenants with new protections against arbitrary rent increases.
A white paper released last year outlined proposals, including banning no-fault evictions and fixed-term contracts, as well as offering increased protection for tenants receiving benefits or with pets.
The paper also highlighted the extension of the Decent Homes Standard to cover privately rented homes for the first time, citing the English Housing Survey’s findings that 1.6 million people live in dangerously low-quality homes.
Shelter’s CEO, Polly Neate, has praised the bill as a game-changer for England’s 11 million private renters.
However, critics argue that it has come too late.
Campaigners marched on Downing Street in March, expressing frustration at the slow progress and demanding the fulfillment of promised reforms.
The bill will need to pass through parliament before specific dates for the implementation of the laws can be determined, a process that may take several months.
Now, let’s explore some of the key provisions expected in the Renters Reform Bill:
Abolition of No-Fault Evictions:
The bill aims to abolish Section 21, which currently allows landlords to evict tenants without providing justification.
The government proposed this ban in April 2019, stating that private landlords would no longer be able to evict tenants without good reason.
Potential Implications of Section 8:
While the bill aims to provide effective means for landlords to gain possession of their properties when necessary, there are concerns that changes to Section 21 may lead to lower requirements for issuing a Section 8 notice, which is used when a tenant breaches their agreement.
Flexibility in Tenancy Structure:
The standard Assured Shorthold Tenancy is expected to be replaced by a periodic or rolling system.
Tenants will need to provide two months’ notice when ending a tenancy.
Landlord Registration:
The bill proposes the creation of an online property portal that would serve as a central hub for landlords, tenants, and local councils.
It may provide information about a landlord’s compliance history, helping to crack down on criminal landlords.
Longer Notice Periods for Rent Increases:
Landlords would be required to give two months’ notice, instead of one, for rent increases, which would only be allowed once per year.
Rent review clauses in contracts would be prohibited.
Bans on Discrimination:
The bill may make it illegal for landlords to refuse tenancies to families with children or those receiving benefits.
The aim is to prevent blanket bans and widen protection for vulnerable groups.
Consideration of Pets:
The bill is expected to challenge blanket “no pet” policies by placing the burden on landlords to justify refusing pets.
This change aims to address issues faced by pet owners seeking rental accommodation.
Extending the Decent Homes Standard:
The bill seeks to extend the Decent Homes Standard, which ensures public housing is free from serious health and safety hazards, to the private rental sector.
Introduction of a Dispute Resolution Ombudsman:
A new ombudsman is proposed to settle disputes between tenants and landlords swiftly and outside of court.
All landlords would be required to participate in this process.
These provisions aim to bring about significant changes in the private