Rent reform bill

Herzlos

RHemmings said:

elsien said:

R200 said:

Notice Periods for Renters

• The Bill will increase tenants' notice periods from one to two months when they wish to vacate the property, helping landlords maintain better control over planning.

Many tenants will just stop paying rent for last few months that is their way of giving notice they they will be moving out soon 

You do have a bad habit of making sweeping statements based on no evidence whatsoever. 

As an ex-tenant, I would never have dreamed of stopping paying rent for the last few months. 

I probably would, but then when I last rented it was virtually unheard of to ever get a deposit back. Things may have improved a bit now but there's still a lot of queries come up here about unreasonable deductions and the reputation is still there.

If I thought there was a reasonable chance of getting a deposit back, I'd pay up until I'd left.

BungalowBel

RHemmings said:

BungalowBel said:

We have sold our flat because of this upcoming bill (because I am sure that this is only the first step ) and also the probable hike on Capital Gains tax.  We are not going to be the only ones.

The sale completes in a couple of days, then it is no longer our problem.

If you'll excuse me being nosy, did you sell to people who will live in the flat, another landlord who will continue renting it out, or? If a landlord, was it an individual 'BTL' style landlord, or some sort of company/organisation? 

We sold to a first-time buyer, a single parent, who will live in it as her main home.

Completion is today!

newsgroupmonkey_

gazfocus said:

However, to answer your question…yes, I think there will be a mass exodus of rental properties. The prospect of more fines/penalties, stricter requirements, making it more difficult to get tenants out, and then the capital gains tax going up, I think many landlords will try and beat the capital gains tax increases and sell up.

If, in November, capital gains goes up, you can be sure that it'll be immediate. Far too late now if you haven't already ditched your properties.

In fact, it's probably better off holding onto them, hope a Tory gov gets in in 2029 and reverses it.

newsgroupmonkey_

ReadySteadyPop said:

jimbog said:

R200 said:

Interest rates will keep going up

I wouldn't make a financial decision that relied on this 

Millions made financial decisions that relied on them staying down.

I believe you made a financial decision based on house prices? Am I right?

Chrysalis

Murphybear said:

I thought I’d have a look at the Renters Rights Bill but gave up when I saw it was 226 pages.  There are some good points such as not being allowed to refuse tenants because they are on benefits or have children.  However if they lean too far on the side of the tenant then I think we all know what will happen.  

I think this (or any) government has a difficult job.  They need to give tenants rights so they have security but they need to make renting attractive enough for landlords so they won’t all want to sell and then there will be enough properties available.  

I dont think there is a way to please extremely risk averse landlords other than to turn back the clock, there is seemingly some who just refuse to even try making it work with reform.

There is people who said they selling up who have openly admitted not even reading the bill or asking for legal advice on it.

It is essentially, I want everything I want or I throw my toys out of the pram.

I do have the view lots of reform is needed, but not all anti landlord.

For me, no question S21 needs to go, replace with something that allows getting property back but only for non rental use.

Strengthen S13.

Make it a prosecutable offence if proven discriminating on tenants.

Disallow heating choices that only take into account landlords costs, make it law that running costs have to be factored in.

On the flip side.

Add conditional reversal of osbornes tax changes.

Add conditional tax breaks.

Add conditional grants to help meet EPC obligations.

I am ok with tax breaks, providing they not unconditional, the above would be conditional on keeping a tenant long term, keeping rent increases below inflation, keeping rent below market rate, and would increase based on the lower the rent is and the longer the tenant has lived there.  I think the housing sector needs to become protected until we ever get to the point of having enough social homes.

I also think if landlords are selling up with a sitting tenant, the government should offer to buy the property as a way of increasing the social housing stock and keeping someone from becoming homeless.

Ultimately I do think the private rental sector is not fixable.  The only rational long term solution is to build tons of council homes, and in the mean time offer the landlord stimulus to keep things as good as possible in the mean time.

The reasons I think it the private sector isnt fixable.

As we already seeing even light touch changes to the regulation has various landlords panicking, they just would never accept a proper fair rental system.

Councils charge enough rent to cover their costs, whilst landlords charge "what the market can bear".

Councils give long term tenancies, with private rental you lucky to get over a year.

Discrimination in the private sector.

As has been recently reported the average EPC of a private property is considerably worse than the average EPC of a social property.

[Deleted User]

I sold my rental property recently, the end of section 21, increased mortgage costs and the capital gains tax changes prompted me. Putting money in an ISA is a good investment alternative without all the hassle that goes with being a landlord.

CheekyMunky

Zoe02 said:

I have no plans to sell, and my current tenants are great. I issued a Section 21 notice in June of last year. Moving forward, I believe landlords will be more selective when choosing tenants.

Summary 

The UK Renters (Reform) Bill, introduced to Parliament in May 2023, aims to overhaul the private rental sector in England. It focuses on improving renters' rights, ensuring fairer tenancies, and making the rental system more transparent and secure. Below is a summary of its key features:

1. Abolition of Section 21 'No-Fault' Evictions

• Section 21 of the Housing Act 1988 allows landlords to evict tenants without giving a reason at the end of a fixed-term tenancy.
• The Renters Reform Bill seeks to abolish Section 21, giving tenants more security by ensuring landlords can only evict tenants with a valid reason under specified circumstances.

2. Stronger Grounds for Eviction Under Section 8

• The Bill strengthens Section 8, which allows landlords to evict tenants with a valid reason, such as rent arrears or anti-social behavior.
• It introduces new grounds for landlords to reclaim their property, such as if they want to sell the house or move in a family member.

3. Periodic Tenancies

• Fixed-term tenancies will be replaced by periodic tenancies, meaning that tenancies will automatically renew on a monthly basis.
• This change will make it easier for tenants to move without being locked into long-term contracts, giving them greater flexibility.

4. Rent Review Changes

• Rent increases will be limited to once a year, and landlords will have to provide two months’ notice before raising rent.
• Tenants will have the right to challenge unfair rent increases through the First-tier Tribunal.

5. Property Standards and Pets

• The Bill introduces a Private Rented Sector Ombudsman to help tenants resolve disputes with landlords more efficiently.
• Landlords will no longer be able to unreasonably refuse tenants’ requests to keep pets. Tenants can request pet ownership, and landlords cannot refuse without a good reason.
• It also strengthens rules around property maintenance to ensure homes meet decent home standards, covering things like repairs, safety, and energy efficiency.

6. Banning Blanket Bans on Certain Tenants

• Landlords will be prevented from imposing blanket bans on renting to families with children, tenants on benefits, or other protected groups.

7. Creation of a New Ombudsman and Property Portal

• The Bill will establish a Private Rented Sector Ombudsman to handle tenant complaints more effectively.
• A Property Portal will be created to provide tenants with information on landlord compliance with legal obligations, increasing transparency in the rental market.

8. Notice Periods for Renters

• The Bill will increase tenants' notice periods from one to two months when they wish to vacate the property, helping landlords maintain better control over planning.

9. Greater Enforcement and Penalties

• The bill allows for greater enforcement powers to ensure compliance, including fines for landlords who do not adhere to these rules.

as a former tenant (rented privately 10 yrs, panicked and moved out earlier this month) how do I stand on compensation for this upheaval? 

 https://www.knowsley.gov.uk/beech-and-willow-rise-kirkby

user1977

CheekyMunky said:

Zoe02 said:

I have no plans to sell, and my current tenants are great. I issued a Section 21 notice in June of last year. Moving forward, I believe landlords will be more selective when choosing tenants.

Summary 

The UK Renters (Reform) Bill, introduced to Parliament in May 2023, aims to overhaul the private rental sector in England. It focuses on improving renters' rights, ensuring fairer tenancies, and making the rental system more transparent and secure. Below is a summary of its key features:

1. Abolition of Section 21 'No-Fault' Evictions

• Section 21 of the Housing Act 1988 allows landlords to evict tenants without giving a reason at the end of a fixed-term tenancy.
• The Renters Reform Bill seeks to abolish Section 21, giving tenants more security by ensuring landlords can only evict tenants with a valid reason under specified circumstances.

2. Stronger Grounds for Eviction Under Section 8

• The Bill strengthens Section 8, which allows landlords to evict tenants with a valid reason, such as rent arrears or anti-social behavior.
• It introduces new grounds for landlords to reclaim their property, such as if they want to sell the house or move in a family member.

3. Periodic Tenancies

• Fixed-term tenancies will be replaced by periodic tenancies, meaning that tenancies will automatically renew on a monthly basis.
• This change will make it easier for tenants to move without being locked into long-term contracts, giving them greater flexibility.

4. Rent Review Changes

• Rent increases will be limited to once a year, and landlords will have to provide two months’ notice before raising rent.
• Tenants will have the right to challenge unfair rent increases through the First-tier Tribunal.

5. Property Standards and Pets

• The Bill introduces a Private Rented Sector Ombudsman to help tenants resolve disputes with landlords more efficiently.
• Landlords will no longer be able to unreasonably refuse tenants’ requests to keep pets. Tenants can request pet ownership, and landlords cannot refuse without a good reason.
• It also strengthens rules around property maintenance to ensure homes meet decent home standards, covering things like repairs, safety, and energy efficiency.

6. Banning Blanket Bans on Certain Tenants

• Landlords will be prevented from imposing blanket bans on renting to families with children, tenants on benefits, or other protected groups.

7. Creation of a New Ombudsman and Property Portal

• The Bill will establish a Private Rented Sector Ombudsman to handle tenant complaints more effectively.
• A Property Portal will be created to provide tenants with information on landlord compliance with legal obligations, increasing transparency in the rental market.

8. Notice Periods for Renters

• The Bill will increase tenants' notice periods from one to two months when they wish to vacate the property, helping landlords maintain better control over planning.

9. Greater Enforcement and Penalties

• The bill allows for greater enforcement powers to ensure compliance, including fines for landlords who do not adhere to these rules.

as a former tenant (rented privately 10 yrs, panicked and moved out earlier this month) how do I stand on compensation for this upheaval? 

 https://www.knowsley.gov.uk/beech-and-willow-rise-kirkby

I suspect your query doesn't have much to do with the thread you've tacked it onto - you'd be better to start your own thread (and give a bit more info).

mlz1413

LL having to pay for mould created by Tenants is an issue.
 Years ago I had a T who ran an old style tumble dryer and ran the hose into the lounge to 'heat' it.
The walls were running with water! 
 when I said she couldn't do that and had to open windows too, she called a builder in to quote for repairs.  That builder called me and said she was ruining my house.

Luckily summer arrived and dried her washing and my house and then she left.  But under the new rules it sounds like I would have 14 days to start the job of tackling the mould and have no ability to stop the ongoing problem.
Which is insane!

I agree with the periodic tenancy and I understand the no fault eviction being stopped.  I want my good T to make my rental their home. But I want the ability to remove a bad tenant. 

ReadySteadyPop

Herzlos said:

RHemmings said:

elsien said:

R200 said:

Notice Periods for Renters

• The Bill will increase tenants' notice periods from one to two months when they wish to vacate the property, helping landlords maintain better control over planning.

Many tenants will just stop paying rent for last few months that is their way of giving notice they they will be moving out soon 

You do have a bad habit of making sweeping statements based on no evidence whatsoever. 

As an ex-tenant, I would never have dreamed of stopping paying rent for the last few months. 

I probably would, but then when I last rented it was virtually unheard of to ever get a deposit back. Things may have improved a bit now but there's still a lot of queries come up here about unreasonable deductions and the reputation is still there.

If I thought there was a reasonable chance of getting a deposit back, I'd pay up until I'd left.

 The deposit becomes negligible the longer you stay in a property, it is pennies a month on the rent if you break it down after a few years, getting it back is neither here nor there for most people, the landlord is at a disadvantage though because the average deposit nothing like covers any serious damage.