The Renters' Right Bill
- lisaphilp2
- 5 days ago
- 3 min read
The Renters' Reform Bill: A New Era for Tenants in England?
The way we rent in England is on the cusp of a significant transformation. The government's proposed Renters' Reform Bill aims to deliver on a 2019 manifesto promise to create a "fairer, more secure, and higher-quality private rented sector." But what exactly does this mean for the millions of tenants and landlords across the country? Let's dive into the key proposals.
The End of Section 21 "No-Fault" Evictions
Perhaps the most talked-about change is the abolition of Section 21 evictions. Currently, landlords can use a Section 21 notice to evict tenants without needing to provide a reason, typically after the fixed term of a tenancy has ended. This often leaves tenants feeling insecure, unable to challenge their landlord, and vulnerable to displacement.
What will change?
The Bill proposes to scrap Section 21, meaning landlords will always need a legitimate, legally specified reason (known as "grounds for possession") to evict a tenant. This aims to give tenants greater security and peace of mind in their homes. (Image 1: Deposit Protection/AST image)
Introducing Periodic Tenancies
With Section 21 removed, the Bill will consolidate all Assured Shorthold Tenancies (ASTs) into a single system of periodic tenancies. This means that all tenancies will automatically roll on a month-to-month basis from day one, with no fixed term.
What does this mean for tenants?
Greater Flexibility: Tenants will have the right to provide two months' notice to vacate a property at any time, without being tied to a fixed-term contract. This offers much-needed flexibility for those whose circumstances might change.
Enhanced Security: The abolition of Section 21, combined with this, creates a more stable rental environment where tenants can feel secure in their homes for as long as they need, provided they uphold their tenancy agreement. (Image 2: Rent Increase Notice image)
Strengthening Grounds for Possession for Landlords
To balance the abolition of Section 21, the Bill will introduce and strengthen some existing grounds for landlords to regain possession of their property.
Key grounds include:
Selling the Property: Landlords will be able to evict tenants if they intend to sell the property.
Moving In: If the landlord or a close family member intends to move into the property, they can also seek possession.
Repeated Arrears: There will be new mandatory grounds for eviction if a tenant has been in serious rent arrears on multiple occasions. This aims to protect landlords from consistently late or missed payments.
Breach of Tenancy: Grounds will also be available for tenants who consistently breach their tenancy agreement.
These changes aim to ensure that landlords can still manage their properties effectively while preventing arbitrary evictions.
A New Private Rented Sector Ombudsman
Currently, there's no single, mandatory ombudsman for the private rented sector in England. The Bill proposes the creation of a new, independent ombudsman that all private landlords will be required to join legally.
What will the ombudsman do?
Dispute Resolution: It will provide a straightforward and mandatory process for resolving disputes between tenants and landlords outside of the courts, making the process quicker and more cost-effective.
Enforcement: The ombudsman will have the power to rectify issues, including compelling landlords to pay compensation or take necessary action.
Hold Landlords Accountable: This is a crucial step towards better regulation and holding rogue landlords accountable for their actions.
A New Property Portal
To further empower tenants and support local authorities, the Bill will introduce a new digital Property Portal.
What will it offer?
Landlord Registration: Landlords will be legally required to register their properties on the portal.
Information Hub: It will provide a single point of access for tenants, landlords, and local councils to get information on legal requirements, property standards, and best practices.
Targeting Rogue Landlords: The portal aims to facilitate easier identification and action by local authorities against landlords who fail to meet their legal obligations.
Protecting Tenants with Pets
The Bill also includes a proposal to make it easier for tenants to have pets. Landlords will not be able to issue a blanket ban on pets and must have a valid reason to refuse a tenant's request. However, landlords can require tenants to have pet insurance to cover any potential damage to their property.
This is a welcome change for many pet owners who currently struggle to find suitable rented accommodation.
What Happens Next?
Parliament is currently considering the Renters' Reform Bill. While the core principles are generally supported, the specific details and implementation may still be subject to debate and amendment. Both tenants and landlords need to stay informed as the Bill progresses.
This legislation marks a significant step towards rebalancing the relationship between tenants and landlords in England, aiming to provide greater security and fairness for those who call a rented property their home.
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