The Renters’ Rights Bill - an update on progress
The Renters' Rights Bill proposes significant reforms to the private rental sector in England, marking some of the most substantial changes in over 25 years. Here we will outline some of the key changes proposed to come into law under the new bill and areas we think still need to be addressed.
Where are we now?
The proposals have been the subject of extensive debate as the Bill progressed through each stage of examination in the House of Commons. It is now being considered by the House of Lords, where further amendments may be proposed. This provides an opportunity to review the Bill’s objectives and potential areas for further refinement.
What is detailed in the bill?
Abolition of section 21 ‘ no-fault’ evictions
A key provision of the Bill is the abolition of Section 21 'no-fault' evictions, which currently allow landlords to terminate tenancies without providing a reason. This change aims to enhance tenant security by eliminating the possibility of eviction without cause. Additionally, the Bill proposes the elimination of fixed-term shorthold tenancies, enabling renters to view their accommodation as a long-term home. From this, we hope to see tenants empowered to request necessary repairs without fear of retaliatory eviction notices.
Structured processes to be put in place for rent increases
The Bill limits the way landlords can increase the rent, mandating that landlords to give tenants two months' notice using an official form. If tenants deem the proposed increase excessive, they can refer the matter to the Property Tribunal, which will assess the reasonableness of the rent adjustment.
Revised grounds for possession
The legislation also outlines new or revised grounds for possession. Notably, landlords would be permitted to seek possession if they intend to sell the property. To prevent misuse of this provision, the government stipulates that landlords must not re-let the property for at least a year after regaining possession. However, concerns have been raised regarding the enforcement of this requirement, as monitoring compliance may present challenges.
A new Decent Homes Standard
The Bill introduces a new Decent Homes Standard, establishing minimum quality criteria that landlords must meet. Additionally, 'Awaab's Law' named after a toddler who died due to damp conditions in his home, would require landlords to address serious hazards within specified timeframes. Details of these measures are expected to be announced following the Bill's enactment.
A national database that landlords must register their details on
A national database is also proposed, requiring all landlords to register their details and those of their properties as a condition of letting. While specific details have yet to be published, it has been suggested that incentivising early registration could be achieved by stipulating that rent would not be payable on unregistered properties, and tenants could apply to the Property Tribunal for a Rent Repayment Order to recover any rent paid for such homes.
There is still more work to be done
The Bill has been described as a significant step forward in improving the rights and security of renters in England. However, some commentators have noted that it does not address the issue of high rental costs. For instance, the Resolution Foundation has highlighted that high housing costs are a major factor contributing to child poverty, suggesting that further measures may be needed to tackle affordability in the rental market.
As the Bill progresses through the legislative process, it is anticipated that additional amendments and discussions will focus on these and other aspects to ensure a balanced approach that considers the interests of both tenants and landlords.