Key Facts

• The Renters (Reform) Bill Committee met on Tuesday 14 November at 9:25 am.
• Witnesses include Polly Neate, Clare Moriarty, and Darren Baxter from Shelter, Citizens Advice, and Joseph Rowntree Foundation respectively.
• Several MPs declared interests related to property ownership or rental.
• The Government's manifesto commitment to abolish section 21 of the Rent Act has been delayed due to unspecified court reforms.
• Shelter supports thousands of renters annually, seeing an increase in homelessness linked to section 21 evictions, with a tenant served with a no-fault eviction every three minutes.
• In 2022, only about 0.3% of households renting privately in England and Wales went through court proceedings for repossessions.
• The Scottish experience shows no evidence of significant impact on private rented sector supply since similar reforms were introduced there.
• No-fault eviction will be abolished under the Renters (Reform) Bill.
• There are concerns about potential loopholes allowing no-fault evictions through other grounds like reclaiming a house or selling it within six months.
• The change from 'likely to cause' nuisance to 'capable of causing' could widen the definition of antisocial behavior, risking unjust eviction.
• There has been a 45% increase in people seeking help for section 21 evictions compared to last year.
• The rise in homelessness is about 25% year on year generally, and 35% year on year specifically for those in the private rented sector.
• Retaliatory evictions occur when tenants complain about conditions or refuse a rent increase.
• Section 21 no-fault evictions are a significant driver of homelessness.
• Local authorities report intense pressure on their budgets due to increasing numbers of people being made homeless.
• The local housing allowance is out of sync with actual rental costs in the private sector.
• Propertymark has 17,500 members working across the UK.
• The National Residential Landlords Association provides nearly 1 million properties in the private rented sector.
• Ben Beadle acknowledges that while some landlords are reducing supply, overall the sector is still growing.
• Year-on-year demand in the private rented sector has increased by 32%.
• There is a shortage of stock with over one million tenants in receipt of income support who should be in social housing.
• Royal Institution of Chartered Surveyors survey showed a 43% reduction in homes available to rent in the first 10 months of the year.
• Timothy Douglas advocates for retaining fixed-term tenancies as an option.
• He highlights the importance of clarity in defining a 'student let.'
• Ben Beadle proposes extending a moratorium on no-fault evictions to protect against cyclical nature issues in the student market and prevent Airbnb-like scenarios.
• The Tenant Fees Act 2019 covers reasonable costs for re-letting properties.
• Students often move into shared rented properties and may serve notice to leave within a few weeks due to dissatisfaction with roommates.
• Two redress schemes exist for property agents, but they differ in their approach to code of practice and adjudication.
• Over half of local authorities are not using their powers effectively.
• There are concerns about how different regulatory schemes will work together.
• Some speakers suggest playing with civil procedure rules as a potential reform measure.
• Local authorities have faced a £240 million reduction in revenue support grant over 13 years due to austerity measures.
• Significant investment is needed in workforce development to uphold housing enforcement standards.
• The Renters (Reform) Bill may impose new duties and requirements on local councils without adequate resourcing.
• The Landlord Redress Scheme aims to provide redress for disputes in the private rented sector.
• There is a risk of duplication between the roles of councils and the ombudsman, which needs clarification through memoranda of understanding.
• Local authorities should have flexibility to introduce selective licensing without Secretary of State sign-off based on local need.
• MP James Gray calls for order to restore proper procedure.
• Witnesses are instructed to provide evidence rather than engage in debate.
• No definitive date has been given for the abolition of section 21.
• Citizens Advice analysis indicates that tenants' willingness to use the complaints process is reduced by about 50% due to fear of eviction under section 21.
• An ombudsman is proposed as an alternative route to the courts for redress, but it should not be perceived as dealing with low-level disputes.
• Paul Dennett is the Mayor of Salford and a member of the Local Government Association’s local infrastructure net zero board.
• Richard Blakeway is the housing ombudsman for the Housing Ombudsman Service.