10:02 AM, 2nd April 2024, About 8 months ago 25
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The government is set to tweak its Renters (Reform) Bill in England, aiming to address concerns from landlords while still delivering security for tenants.
Critics say the changes will create ‘a landlords charter’ but ministers are responding to criticism from Conservative MPs who say the Bill is too burdensome for landlords.
The revised proposals include a mandatory six-month tenancy period for renters, replacing the current system where they can leave with two months’ notice.
Levelling Up Minister Jacob Young defended the changes, and in a letter to Tory MPs said the changes ensure ‘landlords can rely on a letting period that covers costs’ and prevents short-term lets.
The chief executive of the National Residential Landlords Association, Ben Beadle, said: “Ministers now need to crack on to ensure the Bill can proceed with the scrutiny it deserves.
“All the rumour, speculation and off-the-record briefings about the future of the Bill has caused a huge amount of concern and uncertainty for tenants and responsible landlords.
“The Government has a mandate to end section 21 repossessions.
“Our focus has been on ensuring that the replacement system works, and is fair, to both tenants and responsible landlords. The changes being proposed would achieve this balance.”
Another key change involves delaying the ban on Section 21 ‘no-fault’ evictions which will be postponed until the justice secretary decides whether courts can deal with a rise in repossession claims.
The Bill, initially introduced last May, aimed to completely abolish no-fault evictions.
Under the revised plan, landlords could still evict tenants in specific situations, such as wanting to sell the property or needing it for themselves or close family.
The government is also considering exemptions to the six-month minimum tenancy, including situations involving tenant death, domestic abuse or serious property hazards.
Further proposals include reviewing council landlord licensing schemes to avoid duplication with a new property portal for landlord registration.
Also, students could face easier eviction at the end of their academic year, while tenants evicted under new grounds would be entitled to local council homelessness support.
One issue is the abolition of fixed-term contracts in favour of indefinite rolling tenancies.
While the government sees this as offering tenants greater security, critics argue it reduces predictability for landlords.
Shelter’s chief executive, Polly Neate, said the proposed changes are ‘cowardly’ and said the government would ‘rather betray renters than stand up to a minority of MPs hell-bent on browbeating them into watering down the Renters (Reform) Bill.’
The campaign manager at the Renters’ Reform Coalition, Tom Darling, said delaying the ban on Section 21 would not be in place until after the next general election.
He told the BBC: “The government’s flagship legislation to help renters is fast becoming a Landlord’s Charter.”
One Tory MP with concerns about the Bill, Anthony Mangnall, said he still wants more changes and added there are ‘outstanding issues such as fixed-term contracts’ that need fixing.
Matt Downie, the chief executive of Crisis, said: “The Renters (Reform) Bill’s purpose was to give much needed protection to renters, and it’s absolutely vital that it does so.
“Failing to immediately abolish Section 21 or ‘no-fault’ evictions – the leading cause of homelessness in England – won’t do that.”
Labour has said it would abolish Section 21 ‘no-fault’ evictions if it wins the next General Election.
Shadow housing minister Matthew Pennycook said: “After years of delay, private renters have every right to be furious at the watering down of the vital protections the Tories promised them.”
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LaLo
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Sign Up14:34 PM, 2nd April 2024, About 8 months ago
In my next life I’m coming back as a cat as it seems a LL cannot refuse to let his luxury flat to me! So now I can join my other cat friends and enjoy wrecking the place. If the flat is not up to ‘scratch’ I’ll complain to the council who will issue a nice fat juicy fine to the LL which will destroy him. But all that is not my problem as I’m a cat and I have rights and will apply for legal aid if there’s any trouble! Yours Felix
LaLo
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Sign Up17:42 PM, 2nd April 2024, About 8 months ago
Further to my previous comment. On a serious note it’s about all that’s left to happen as the whole situation is getting ridiculous. It also seems that those with a low income/savings can apply to have their debts written off which is all very well but no mention of how creditors/LLs are expected to survive!
krispy
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Sign Up17:59 PM, 2nd April 2024, About 8 months ago
Reply to the comment left by SimonR at 02/04/2024 - 13:40
If i want to borrow 200k to buy a house i have to have a good credit score (behave myself). If you rent my house that cost 200k and my credit score depends on the payments, then the renters credit score should be linked to the rates they pay and whether they can even rent it. Exactly like a loan. Because You are loaning you asset.
I think the behaviour of the bad tenants would soon change, and it wouldn't affect good tenants at all because they would usually have an ok score.
Yellard
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Sign Up18:20 PM, 2nd April 2024, About 8 months ago
Reply to the comment left by Michael Booth at 02/04/2024 - 09:53
How do the likes of Crisis get away with their grotesque distortion of the truth? The leading cause of homeless is lack of Council housing and the leading cause of Section 21 evictions is rent arrears, neglect or damage of the property or anti social behaviour. The anti landlord lobby have hijacked the argument on abolishing fixed term tenancies with their talk of abolishing "no fault" evictions.. If fixed term contracts are a bad thing, then why don't they just say that? The reason why they don't is because they know they are playing a corrupt game. The successful implanting into the minds of the public that any landlord can currently arbitrarily evict at two months notice is an achievement worthy of Dr Goebbles. I note that even the Daily Telegraph has gone along with such nonsense. I have done my best, writing to MP's, (none replied) and to newspapers to no avail. I am dyslexic and maybe my correspondence is too long and cumbersome. I would therefore plead with my fellow landlords to write their own letters so that we can at least alter the narrative from abolishing "no fault evictions" to "abolishing fixed term tenancies". We can then start to address the "law of unintended consequences" regarding the abolishment of fixed term tenancies. If you do write your own letters please confirm here that you have done so. At the moment I feel totally isolated by the abuse of facts and language by the anti landlord crowd.
Cider Drinker
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Sign Up19:13 PM, 2nd April 2024, About 8 months ago
Sadly, some landlords really do evict tenants for no reason. Sometimes, it is when tenants request repairs and landlords prefer to ask the tenant to leave rather than do the repairs.
These landlords should be brought into line.
However, the RRB is using a very wide brush to tar all landlords equally. The time, effort and money should be spent fixing the bad landlords. Get them out of our industry and let good landlords continue to provide quality homes to their tenants.
David Houghton
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Sign Up21:45 PM, 4th April 2024, About 8 months ago
Reply to the comment left by Cider Drinker at 02/04/2024 - 19:13
Yeah we here that a lot, until we still down and get the details. It's not good business sense to evict due to the need for repairs. Unless of course it's repairs due to damage from the tenant
Reluctant Landlord
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Sign Up8:14 AM, 5th April 2024, About 8 months ago
Reply to the comment left by Cider Drinker at 02/04/2024 - 19:13
tenants are themselves at fault in a way because they don't speak up.
If the situation is that repairs are needed and they are truly the responsibility of the LL, then the tenant has to be reminded that there are already well established routes of redress. Then these errant landlords can be brought to task - that's the whole point.
The tenant really has nothing to 'fear' from reporting a LL to the council because this is the route to take - and its is formally logged. If the LL then takes subsequent action (or threatens) to illegally evict them because they have raised a complaint then again they can go back to the council to report this. If the council defines this really is a desperate situation then they ARE duty bound to take action.
VERY worse case the LL changes the locks then the tenant can go straight back to the council for emergency housing and believe me the council will want to then take this LL on as it is now costing them money to house this tenant.
The point I am trying to make is that there is a system in place and legal redress, enforcement and fines to take bad landlords to task. Rather than push for carte blanche policies, Shelter et al should be educating tenants to properly report and log issues then harassing the councils to target enforcement! A much better use of public funds and I would argue a much better deterrent.
Yellard
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Sign Up19:50 PM, 5th April 2024, About 8 months ago
Reply to the comment left by Reluctant Landlord at 05/04/2024 - 08:14To be fair, what you are saying is somewhat laborious for the tenants and a Section 21 can be served as soon as a tenant on a periodic tenancy gets persistent on asking for repairs.. However, such "revenge eviction" cases are rare and most would/ could be ended by making periodic tenancies at least six months (better 12)...Slum landlordship (a tiny minority) can be better addressed by reforming the way housing benefits are paid. Those advocating the abolishment of fixed term tenancies are not considering the "law of unintended consequences" in regard to their abolishment and alternative less drastic potential reforms to address ''revenge evictions "..
BobbyBisto
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Sign Up22:34 PM, 5th April 2024, About 8 months ago
Reply to the comment left by Vanessa Shenton at 02/04/2024 - 10:07
I agree I have excellent tenants who have been in situ for many years I manage the property myself as I am retired. I will not risk the potential problems of getting new tenants when they leave so I will be selling up. It just won't be worth the worry and stress
Monty Bodkin
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Sign Up0:06 AM, 6th April 2024, About 8 months ago
"If the situation is that repairs are needed and they are truly the responsibility of the LL, then the tenant has to be reminded that there are already well established routes of redress. Then these errant landlords can be brought to task - that's the whole point.
The tenant really has nothing to 'fear' from reporting a LL to the council because this is the route to take - and its is formally logged. If the LL then takes subsequent action (or threatens) to illegally evict them because they have raised a complaint then again they can go back to the council to report this. If the council defines this really is a desperate situation then they ARE duty bound to take action."
What a load of imaginary made up horsesh#+!