9:37 AM, 8th November 2023, About A year ago 10
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King Charles has delivered his first King’s Speech as monarch, setting out the government’s legislative agenda for the year ahead.
The speech outlined 21 bills that ministers aim to pass in the next Parliamentary session, which will last until autumn 2024.
Among the key proposals was confirmation that the Renters (Reform) Bill would progress and ban section 21 ‘no-fault’ evictions in England.
Though the bill will only come into force after reforms to the court system, the government says it would ensure landlords can smoothly and swiftly regain possession of their property.
Also, the Leasehold and Freehold Bill will ban leaseholds for new houses, but not new flats, in England and Wales, and increase the standard lease extension period to 990 years.
In response to the King’s Speech, Polly Neate, the chief executive of Shelter, said: “In the last King’s Speech before a General Election, the government has failed to grasp the scale of the housing emergency.
“Decades of inaction has left us with runaway rents, rising evictions and record levels of homelessness and Ministers are blaming everyone but themselves.
“We’ve already seen the government play politics with the Renters (Reform) Bill and give in to a small minority of landlords on its own backbench who want to see it kicked into the long grass.
“Until the Bill is passed and implemented, 11 million private renters will remain living in constant fear of being evicted from their home without cause.”
She added: “Instead of looking for scapegoats, the government should be pushing forward the solutions that will end the housing emergency for good – building social homes, fixing private renting and making it more affordable.
“To protect people from homelessness this winter, the Chancellor must unfreeze housing benefit in the upcoming Autumn Statement.”
A spokesperson for RICS said: “RICS is glad that the government has committed to abolishing Section 21 ‘no-fault’ evictions.
“We agree that the court system must be reformed and digitalised, however the lack of timescale for it will be of little comfort to renters, who are also facing increasing rents and decreasing choices of homes whilst we continue to under-deliver on new housing supply.”
They added: “RICS is pleased that legislation will be introduced to make it cheaper and easier for leaseholders to purchase their leasehold property and tackle unfair service charges.
“This should provide greater protections and certainties for both tenants and landlords.
“Also, the new Ombudsman offers tenants greater protection and support in challenging unfair practices by landlords.”
The housing spokesperson for the Local Government Association, Cllr Darren Rodwell, said: “This Bill will help to achieve better standards in the private rented sector through increasing the rights of tenants and enabling them to better hold landlords to account.
“It will also increase councils’ oversight of and ability to enforce against the small minority of landlords guilty of criminal behaviour.”
He added: “The removal of ‘no-fault’ evictions is a significant step towards tackling our national homelessness crisis.
“Whilst the LGA remains concerned by the delay to its implementation as a result of backlogs in the court system, we believe the Government should consider publishing the evidence base for the delay and bring forward the abolition of Section 21 at pace.”
Propertymark‘s head of policy and campaigns, Timothy Douglas, said: “Many agents and leaseholders will be relieved that plans have been set out in the King’s Speech for new legislation to further reform the leasehold system.
“This is long overdue, and it is welcome that the UK Government has recognised the importance of reforming the court system and protecting the rights of landlords to get their property back when things go wrong before significant changes to private renting in England are introduced.
“We look forward to working with the UK Government to ensure both pieces of legislation are evidence based and fit for purpose.”
There was no comment about the King’s Speech and the proposed abolition of Section 21 from the National Residential Landlords Association (NRLA).
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Sign Up10:59 AM, 8th November 2023, About A year ago
“Instead of looking for scapegoats, the government should be pushing forward the solutions that will end the housing emergency … “
Astonishing hypocrisy Polly, when all you’ve done for years is demonise private sector landlords and been a huge contributor towards the housing crisis. Working with rather against PRS landlords would have been a far more effective strategy towards assisting your clients.
JB
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Sign Up11:25 AM, 8th November 2023, About A year ago
Please call them 'no-recorded fault' evictions
Seething Landlord
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Sign Up12:40 PM, 8th November 2023, About A year ago
Reply to the comment left by JB at 08/11/2023 - 11:25
Perhaps you should complain to His Majesty about his inappropriate language, but be prepared for him to remind you what happened to King Canute.
Rod
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Sign Up16:18 PM, 8th November 2023, About A year ago
iHowz will be presenting their proposal to make S21 fairer to MPs and Lords on 22 November.
https://ihowz.uk/the-unintended-consequences-of-losing-the-section-21-notice/
We have taken on board tenant's concerns regarding notice period and the fact that many tenants lack the financial resources to enable them to cover the costs of moving home.
Our proposal balances tenant needs with those of landlords who prefer the certainty of the S21 process over the protracted, costly and less certain S8 process.
With no clear outline of how the government proposes to improve the court process, let alone a timetable or defined criteria to ensure the promised changes are working as intended, now is not the time to abolish S21.
iHowz are the only landlord association who have stood up for retaining Section 21.
If you want to join us, or simply learn more about we do to support landlords, https://ihowz.uk/
Seething Landlord
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Sign Up17:53 PM, 8th November 2023, About A year ago
Reply to the comment left by Rod at 08/11/2023 - 16:18What mandate do you think you have to put forward these ideas to government? I hope that you make it clear when presenting them that many landlords are actively opposed to them.
As you will remember from previous comments when you have referred to these proposals, some are outraged at the suggestion that they should forego two months rent whilst still having to pay the mortgage and meet all their other expenses.
Easy rider
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Sign Up18:12 PM, 8th November 2023, About A year ago
Reply to the comment left by Rod at 08/11/2023 - 16:18
Could you please point out that a landlord choosing to sell or a landlord choosing to move into their former home or a landlord having their property repossessed by the lender are (or will be) ALL ‘no fault’ evictions and will be available post RRB.
Rod
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Sign Up18:57 PM, 8th November 2023, About A year ago
Seething, thanks for the reminder of your view.
Clearly you must believe in the NRLA "it will be alright when S21 goes" view.
iHowz take the view that landlords would rather have most of S21 and retain the accelerated procedure, than lose it and face the prospect of many months of a S8 claim going through the courts with the risk of rent arrears, damage or other tenants leaving due to ASB.
If you are asking a good tenant to leave so that you can sell or improve a property, compensating them by making the last two months "rent free", effectively rewards them for their custom and recognises that you have had lower costs (admin, repairs, voids) during their tenancy.
Seething Landlord
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Sign Up20:12 PM, 8th November 2023, About A year ago
Reply to the comment left by Rod at 08/11/2023 - 18:57
Rod, it wasn't just my view but, whilst I would prefer the status quo, I recognised some time ago that as long as there were sufficiently robust improvements to the court system and S8, we might as well bow to the inevitable and accept that S21 is on the way out. Both main political parties are committed to it and the chance of a U-turn is remote to say the least. The present concession to defer its abolition is better than I would have thought possible and is probably due in no small way to the efforts of NRLA. I say probably because according to Shelter it is pandering to Tory backbenchers.
In broad terms I share the view of NRLA that most landlords will learn to live with the RRB whatever its final form. Those who find it impossible will sell up.
Monty Bodkin
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Sign Up8:49 AM, 9th November 2023, About A year ago
Reply to the comment left by Seething Landlord at 08/11/2023 - 20:12
"In broad terms I share the view of NRLA"
Most landlords don't;
“The NRLA is not opposing the Government’s plans to end Section 21”
Any concessions to landlords won't be due to appeasement.
howdidigethere
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Sign Up23:09 PM, 9th November 2023, About A year ago
What this comes down to is an ever larger erosion of your private property rights.
What right does .gov have to tell you what you can or can't do with your private property?
Or is it not really private?