Labour Government to overhaul private renting in England
Proposals for reform were announced in the King's Speech in July 2024 to give greater rights and protections to people renting their homes, including ending no fault evictions and reforming grounds for possession.
With our strong relationships across the political spectrum, we are proactively representing members, and opening dialogue with the new UK Government MPs and Parliamentarians. We are lobbying to ensure legislation is evidence-based and workable, giving you reassurance and confidence in your representation.
Renters' Rights Bill:
- Abolishing Section 21 ‘no fault evictions’ with new and expanded possession grounds.
- Introduce new measures to end the practice of rental bidding wars by landlords and letting agents.
- Tenants will have the right to request a pet and landlords will be able to request insurance to cover potential damage from pets if needed.
- Applying a Decent Homes Standard and ‘Awaab’s Law’ to the private rented sector.
- Creating a digital private rented sector database to bring together key information for landlords, tenants, and councils.
- A new ombudsman service for private rented sector landlords.
- Making it illegal for landlords to discriminate against tenants in receipt of benefits or with children when choosing to let their property.
- Strengthening local councils’ enforcement powers through expanded Rent Repayment Orders and increases to fines.
Having met with the Housing Minister, it is clear his intention is for these reforms to overhaul private renting in England. They are a long-held manifesto commitment from Labour, with the new government at Westminster using their mandate for reform.
Whilst Propertymark acknowledges the drive towards improved standards, the UK Government must fully understand and recognise the impact that these changes will have with agents up and down the country left wondering how this legislation will help meet the much-needed demand for homes for people to rent.
With such significant changes to the current tenancy regime there must be a commitment to ensure the court system and grounds for possession are robust and fit for purpose. Furthermore, without an enhanced, effective and well-resourced enforcement regime from local authorities it is unlikely that any benefits from the reforms will be realised. Propertymark will continue to make the case for evidenced based policies that support a flexible and fair private rented sector for all.
Our initial thoughts on the proposals
We sat down with Timothy Douglas, our Head of Policy and Campaigns, after the Renters' Rights Bill was introduced to get his initial thoughts.
Our position papers
The Future of Renting
The Future of Renting features our recommendations to the UK Government and its plans to reform the private rented sector in England. We want to help shape and influence the UK Government’s Renters’ Reforms White Paper which is due to be released in 2022.
Improving access to the PRS for welfare-dependent tenants
Includes recommendations on how those dependent on welfare support can have better access to the Private Rented Sector (PRS), and how letting agents and landlords can be supported to improve access to the PRS for other vulnerable groups.
Research
The Impact of Section 24 on buy-to-let landlords in England
In the summer budget of 2015, Chancellor George Osbourne, announced his intention to limit the ability of landlords to claim tax relief on finance costs including mortgage fees and mortgage interest payments. Despite the significance of Section 24, it is not clear how landlords have been impacted or of their future intentions. The English PRS is in a state of flux and this research is important to identify and address the challenges.
Reforming the PRS: landlord views of the Renters' Rights Bill
Labour's reworked Renters' Rights Bill is intended to replace the Renters (Reform) Bill, and whilst it, essentially remains the same, its implications may be more significant for landlords and the private rented sector (PRS). Insights into the Bill from the landlord's perspective, obtained from Propertymark letting agent members' landlords in March 2024 are still prevalent. Established worries remain unaddressed, and more concrete guidance is necessary.
Reforming the PRS: letting agent views of the Renters' Rights Bill
The Renters' Rights Bill has been reworked following Labour taking power in July 2024, which is intended to replace the Renters (Reform) Bill, and whilst it essentially remains the same, its implications may be more significant for the private rented sector (PRS). Research conducted with a geographically representative sample of Propertymark letting agent members provide valuable evidence that policymakers can use to help shape the Bill and inform its implementation. Established worries remain unaddressed, and more concrete guidance is necessary.
Renting with pets survey reveals extent of damage costs to landlords
An online survey showed that pet damage is extremely common in properties where landlords rent to tenants with pets and the costs are difficult to recoup. With the demand for pet-friendly homes continuing to increase, the UK Government must now understand the costs for landlords and implement rules that support the sector.