Episodi
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In this episode of Good Landlording, Suzanne Smith and Richard Jackson discuss how landlords can find tenants themselves by using online letting agents, instead of traditional high street agents.
They share insights on creating effective property listings, the importance of quality photography, compliance with legal requirements, and the process of screening and selecting tenants. They emphasise the need for landlords to adapt to changing market conditions and to be thorough in their approach to tenant selection.
>> Ask a question: Click here for question form
Suzanne and Richard cover the following in sharing tips on the steps that landlords need to go through to successfully list properties on the portals and find good tenants:
How technology has transformed the way landlords find tenants
The increasing market share of online letting agents
The steps landlords need to go through to list properties on the portals
What material information is needed for the listing?
Gathering the various safety and regulatory certificates to serve on the tenants
Creating a compelling property description
The importance of high quality photos, a floor plan and a video
Screening applicants
The rules about holding deposits
Referencing
Tenancy deposits
Signing the tenancy agreement
Credits
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Music: "Paradise Found" by Kevin MacLeod of Incompetech. Licensed under Creative Commons: Attribution 4.0 License. -
Tenancy deposits are important. They give landlords comfort that they won’t be out of pocket if there is damage to the property at the end of the tenants or if there are arrears. However, tenancy deposits are subject to a lot of regulation to ensure that tenants' interests are protected.
In this episode of Good Landlording, Suzanne Smith and Richard Jackson cover the following:
The difference between custodial and insured deposits.
The rules about tenancy deposits.
What happens if landlords don't comply with the tenancy deposit rules?
How does a tenancy deposit differ from a holding deposit?
What deductions can landlords make?
Can landlords charge for their own time?
Can a landlord replace something with an upgrade?
What happens if the tenants won’t agree to the deductions?
>> Blog post: What deductions can landlords take from tenancy deposits?
>> Blog post: What landlords need to know about Deposit Protection Schemes
Key insights about deposits
Here are the key insights from the podcast episode.
The rules about tenancy deposits are intended to ensure that deposits are properly protected, ad that the landlord makes appropriate deductions.
Custodial deposits are held by third-party schemes, while insured deposits allow landlords to keep the money.
Landlords need to register the deposits and provide the prescribed information about the deposit protection to the tenant within 30 days.
If the deposit is not protected properly, tenants can claim compensation and a landlord won't be able to issue a valid Section 21 notice.
It's essential to document the condition of the property with a detailed inventory, preferably done by an independent third party as that constitutes better evidence.
Landlords can charge for their time spent on cleaning and repairs under certain conditions. (See the MyDeposits article explaining the circumstances where landlords can charge for their time).
Disputes over deposits can be escalated to the deposit schemes.
>> Related episode: How to manage tenants and keep them happy
Credits
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Music: "Paradise Found" by Kevin MacLeod of Incompetech. Licensed under Creative Commons: Attribution 4.0 License. -
Episodi mancanti?
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In this week's episode of Good Landlording, Suzanne Smith and Richard Jackson discuss the key insights from the NRLA Landlord Conference in Birimingham on 5 November 2024, sharing useful information for landlords.
This includes:
Data from Richard Donnell of Zoopla, relating to the economics of investing, particularly the impact of higher interest rates on investors, and his prediction that rental growth will slow to around 3-4%..
James Caan's advice to entrepreneurs to be flexible, be creative and be prepared for failure, as failure can lead to success. He also underlined the importance of people, building relationships and keeping learning.
The importance of having swift resolution of cases by the redress schemes, and Suzanne's wish for the decisions to be publish so that the case law develops.
Technology promises to grow in importance for landlords, and there is certainly demand there. However, there is currently no "end to end solution" that does it all.
Is Andy Burnham's Good Landlord Charter in Greater Manchester an unnecessary accreditation? (More details here: Good Landlord Charter)
The merits of investing locally.
Why it's so wonderful meeting other landlords in person. 😊
>> Ask a question: Click here for question form
>> Join: Link to get £15 off NRLA membership
A meet up of some of the listeners of Good Landlording at the NRLA conference
Credits
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Music: "Paradise Found" by Kevin MacLeod of Incompetech. Licensed under Creative Commons: Attribution 4.0 License. -
In their rental market update for Q4 2024, Suzanne Smith and Richard Jackson discuss the impact of Labour's first budget on landlords and property investors, the latest on the Renters' Rights Bill and what's happening with rental trends.
>> Ask a question: Click here for question form
What we cover in this episodeLabour's Autumn BudgetWhat's happening with the Renters' Rights BillSoftening of rental demand
Labour's Autumn Budget
Richard and Suzanne discuss the key changes for landlords and property investors in the budget:
SDLT. The Chancellor increased stamp duty by 3% for "additional properties" on 31 October 2024 and there will be a further increase on 1 April 2025, when the first threshold will be lowered from £250,000 to £125,000. This will add £2,500 to the amount of stamp duty payable on the average property.
Capital gains tax - no change for property investors.
Income tax - the impact of fiscal drag is that the amount of tax people pay will increase in real terms as the bands are not being increased byt inflation.
National insurance contributions - the budget increased employer national insurance contributions and lowered the threshold, meaning that employers will need to start paying NICs at a lower amount.
Pensions - no changes to potentially exempt transfers or the various caps, but most unused pension funds and death benefits will be included within the value of a person's estate from 6 April 2027, which means they could be subject to inheritance tax of 40%.
>> Blog post: What the 2024 Autumn Budget means for landlords and property investors
What's happening with the Renters' Rights Bill
The Renters' Rights Bill is making good progress through the House of Commons, and entered the Committee Stage on 22 October 2024.
The Committee are going through the Bill on a clause by clause basis. The Housing Minister has made it clear that they won't be backing down on fixed terms or making exceptions for students. The ambiguity around up front rent payments has been discussed a lot, and the Minister said he will make the position clear in the Bill.
>> Blog post: The latest on the Renters’ Rights Bill
>> Related episode: What the Renters’ Rights Bill changes about rent
Softening of rental demand
There are signs that the renal market is slowing down, with demand softening. Anecdotally, Richard and Suzanne have recently seen it in London and Kent respectively.
This is backed up by Rightmove's Rental Trends Tracker for Q3 2024 which says the average number of enquiries per rental property is now 15, down from 23 last year. However, this is nearly double the 8 before the pandemioc in 2019.
The advertised rental price is dropping before finiding a tenant for more than a fifth of rental properties.
Credits
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Music: "Paradise Found" by Kevin MacLeod of Incompetech. Licensed under Creative Commons: Attribution 4.0 License. -
Hot on the tails of Keir Starmer's controversial assertion that landlords aren't "working people", as it's passive income, like income from shares, Suzanne Smith and Richard Jackson discuss objectively the extent to whether income from residential rental properties can be considered "passive".
Stepping back from the political debate, they examine "passive income" means, and contrast it to what landlords need to do to earn money from their rental properties. Although property "gurus" claim that rental income is passive, there is a trade off between outsourcing and profit. It's also the wrong mindset.
>> Blog post: Can landlords make passive income from rental property?
>> Ask a question: Click here for question form
What we cover in this episodeDifferent types of landlordsWhat does "passive income" actually mean?How do landlords make money from rental properties?What do landlords actually do to earn money?Landlords' legal obligationsOther strategiesFinal thoughts
Different types of landlords
There are two key types of residential landlords: part-time landlords who manage properties alongside a full-time job, and professional landlords who manage their property portfolios as their main occupation. Richard emphasises that even part-time landlords work very hard, juggling their careers with property management.
Suzanne adds to this by discussing the responsibilities and engagement required, even for those landlords who might have fewer properties. Landlords who manage properties themselves do not earn passive income - it is a job.
On the other hand, income from landlords with full repairing commercial leases is more passive.
What does "passive income" actually mean?
HMRC considers passive income to be investing in assets, and not from running a trade or a business, or being an employee. They give examples such as interest payments from bank accounts, annuities, and dividends from money invested in the stock market, and don’t refer to rental income.
Forbes frames it as income that doesn’t need a significant commitment of time or effort to earn, with only minimal monitoring on an ongoing basis. They say that rental income doesn’t fall within the definition of passive income as it requires a large up-front investment, as well as ongoing maintenance and management of the property.
Despite what the "property gurus", earning rental income as a landlord isn’t the same as getting interest from money in a bank account, or dividends from stock market investments.
However, is it right to say that landlords really earn money with minimal effort?
How do landlords make money from rental properties?
Landlords earn money from rental income and capital growth.
Landlords need cashflow from rent in order to pay the bills while they are waiting for capital growth, unless they are going to dip into their savings.
Capital growth is never guaranteed. Although property prices boomed in London in the past, anyone who bought a flat in London over the last 5 years will know that capital growth is not a given. Suzanne barely broke even on her flat in Cambridge in 7 years, despite it being a fantastic flat a great location.
What do landlords actually do to earn money?
But before landlords earn anything, they need to find, finance and buy a new rental property, which is time-consuming and expensive. Then they need to refurbish the property (unless it's a new build), make sure it's compliant, and then find suitable tenants to rent the property.
Once tenants move in, they will need managing, and the property will need ongoing repairs and maintenance to keep the property in great condition, and compliance with landlords' various legal obligations like the annual gas safety certificate. There is always a lot of work when tenants change over. It is running a business.
If landlords outsource these activities, the income can be more passive, but that will reduce margins. -
This week, Suzanne Smith and Richard Jackson talk about a subject that causes a mixture of angst and even anger among landlords, and that's EPCs, or Energy Performance Certificates.
EPCs are very important for landlords, as the government announced in September that they'll be consulting on proposals for private and social rented houses in England to achieve EPC rating C by 2030.
They start with a recap on what EPCs are and the current minimum EPC for private landlords, before discussing problems with unreliability, and government plans to increase the minimum rating to a C and improve the reliability of EPCs.
Suzanne goes through what we know about the new Warm Homes Local Grants that will available for some private landlords from 2025, and they both end with some practical tips and ideas for improving the rating.
>> Ask a question: Click here for question form
What we cover in this episodeThe new consultation for private rented properties to have EPC CWhat is the average energy efficiency rating in the PRS?What is an EPC?How to find out what EPC a property hasWhat rules do landlords need to comply with relating to EPCsHow accurate are EPC ratings?Do EPCs help lower emissions?Warm Homes: Local GrantsTips for improving your energy efficiency ratings
The new consultation for private rented properties to have EPC C
The government announced in September that they'll be consulting on proposals for private and social rented houses in England to achieve EPC rating C or the equivalent by 2030.
What is the average energy efficiency rating in the PRS?
According to the latest government figures, the average EPC rating for the private rented sector in England and Wales is D (65) for existing properties. (Rating C starts at 69).
However, the figure of 65 includes flats, which tend to have a higher EPC rating, as well as post-war properties.
What is an EPC?
"EPC" stands for energy performance certificate. It was originally introduced by the European Union, and was designed to make the energy efficiency of buildings more transparent and comparable between different properties.
It's a certificate, which shows the rating of the property's energy efficiency, ranging from the most efficient at an A to the least efficient at a G.
A qualified energy assessor creates an EPC by inputting information into government approved software about the building, its heating, lighting, ventilation, air conditioning
Consequently it's important that the energy assessor inputs accurate information into the software.
How to find out what EPC a property has
It's easy to look up the EPC rating of any property by using the Find an energy certificate checker.
This is very useful for landlords as they can look up the EPC ratings of other properties in the same street and see which assessors have done the ratings.
What rules do landlords need to comply with relating to EPCs
Currently, rental properties must have an EPC rating of either at least an E or for the landlord to have spent up to the cost cap on improvements, ie £3,500 (inc VAT) on energy efficiency improvements.
The landlord must have commissioned the EPC before listing a property, and must use "all reasonable efforts to obtain one within seven days".
Landlords need to provide tenants with a copy of the full EPC with the assessor's report before they sign the tenancy agreement. If they don't do this, they may be unable to serve a Section 21 notice.
An EPC is valid for 10 years, and doesn't need to be renewed until the property is listed for sale or rent after it expires. . And, of course, that's soon gonna be phased out anyway. Yeah. And so an EPC is valid for ten years. And a question
How accurate are EPC ratings?
EPC ratings are notoriously variable and unreliable, and there's much academic research which concludes the same. For instance, research by Leeds Beckett University (2019) found that “27% of EPCs in the ope... -
How can landlords intervene to break the cycle of damp and mould in their rental properties?
No-one likes living in a property with black mould, and the death of toddler Awaab Ishak in 2020 after developing breathing problems because of the black mould in the flat his parents rented from a housing association show just how important it is for landlords to take damp and mould seriously.
There's often more than one cause of black mould, and it's important for landlords to get to the bottom of it.
This is another very practical episode for landlords. Suzanne Smith and Richard Jackson discuss the different types of damp, what causes black mould, the practicalities of landlords' responsibilities, what landlords should do if a tenant reports damp and mould, and some practical tips to help landlords and tenants to stop condensation mould coming back.
>> Ask a question: Click here for question form
What we cover in this episodeWhat are landlords' legal obligations about mould?The Decent Homes Standard and Awaab's LawThe different types of damp2. Condensation damp2. Water penetration3. Rising dampWhat is black mould?What causes black mould?What must a landlord do if a tenant reports black mould?Tips to reduce the risk of black mouldThe importance of keeping recordsThe importance of a collaborative problem-solving approach with tenants
What are landlords' legal obligations about mould?
The law requires all privately rented properties to be fit for tenants to live and free from serious hazards that are harmful for health.
If damp and or mould are present in a rental property, it's the landlord's responsibility to identify the underlying causes of the problem so that they can be addressed.
In fact, Government Guidance published in 2023 states that landlords must take damp and mould seriously, assess the underlying causes with urgency, take appropriate action and keep tenants informed.
Landlords have a legal obligation to maintain the fabric of the building, and remove the source of the moisture to reduce the risk of damp and mould. From a practical perspective, this means that landlords should fix such as misaligned downpipes, blocked guttering, leaking waste pipes, missing roof tiles etc.
Tenants on the other hand are responsible for keeping the property in a “tenant like manner”.
>> Related blog post: What does “tenant-like manner” mean?
>> Related blog post: How should landlords best tackle damp and mould?
The Decent Homes Standard and Awaab's Law
The Renters' Rights Bill is introducing some new obligations on private landlords, not only to comply with a new decent home standard for the PRS, which will the hazards of damp and mould, but also Awaab's Law.
"Awaab Law's" is the name given to Section 42 of the Social Housing (Regulation) Act 2023 which requires social landlords to fix reported health hazards within specified timeframe, still to be confirmed.
The Renters' Rights Bill will extend Awaab's Law to the private rented sector. They haven't yet clarified how they will do this, although in the Guidance to the Renters’ Rights Bill says that details will be set out in regulations, after consultation on how best to apply Awaab’s Law to the PRS “in a way that is fair, proportionate and effective for both tenants and landlords”.Second Reading . T
>> Related episode: Election special: What the manifestos say about rental reform
>> Related blog post: Renters’ Rights Bill and the Decent Homes Standard for the PRS
The different types of damp
2. Condensation damp
Condensation damp happens when warm moisture vapour that's created inside a property from breathing, cooking, showering, and drying washing, cools and condenses into water when it touches, cold parts of buildings, such as outside walls and windows.
You often see condensation on a windows and it's worse on outside walls. Condensation sometimes isn't visible as it starts to grow in hidden places where th... -
Following the publication of the Renters' Rights Bill a little under a month ago, and in honour of the Second Reading of the Bill in the House of Commons today, Suzanne Smith and Richard Jackson answer some of the many questions they've received from listeners of Good Landlording about different aspects of the Bill.
The episode is full of practical advice, and explains the areas where things aren't yet clear. On that note, it's of course course subject to the usual disclaimer that the Bill still isn’t finalised, and some of the wording is ambiguous.
The questions about the Renters' Rights Bill cover topics as diverse as rent, what happens when Section 21 is abolished, the transition arrangements, the treatment of antisocial behaviour, pets, students, and the possible impact on leaseholders. There is a worked example of the transition arrangements in the show notes below.
>> Ask a question: Click here for question form
Questions we answer in this episodeDetail on the new rules on rentWhat happens when Section 21 goes?What happens to Section 21 notices pending on Commencement Date?What are the current time limits for Section 21 notices?General rule for Section 21 notices served before the Commencement DateExample timeline assuming Commencement Date is 1 July 2025Transition arrangements - worked examplePetsStudentsImpact on landlords who are leaseholders
Detail on the new rules on rent
Here are the questions from listeners about how the Renters' Rights Bill changes rent:
It seems that it is possible to increase a rent to market rent and not to a fixed percentage increase? Isn't this a good thing for Landlords?
I'm struggling to find the clauses dealing with "no advance rent payments". Is that a thing? It’s been mentioned quite a bit by various people, but in your recent podcast, Suzanne said it’s not clear. Can she explain more about that?
>> Related episode: #27: What the Renters’ Rights Bill changes about rent
>> Blog post: The new rules about rent in the Renters’ Rights Bill
What happens when Section 21 goes?
Here are the questions from listeners that relate to the abolition of Section 21 in the Renters' Rights Bill:
Can a tenant under the new legislation avoid eviction by staying 2 months in rent arrears, so they avoid reaching the three month threshold for eviction?
Can you expand on how Anti-Social Behaviour is treated in the RRB, please?
If you want to sell your HMO, (not to family), it mentions tenancies of not less than 12 months which is not possible in an HMO? Okay if you are selling it on as an HMO but if not?
I entered into a 12 month AST with tenants on 1 August 2024, and I don’t want to renew with them next year. Can I serve a s21 notice now?
What happens if I serve a s12 notice just before the s21 is abolished?
>> Related episode: #26: What happens when Section 21 is abolished?
>> Blog post: How and when will Labour abolish Section 21 no fault evictions?
What happens to Section 21 notices pending on Commencement Date?
When the Renters' Rights Act comes into force, the general rule is that all Section 21 notices that have been served before the Commencement Date (when the new tenancy system comes into force) will still be valid.
However, there are some rules regarding how long a landlord will have to apply for an order for possession after the the notice expires before it becomes time-barred.
What are the current time limits for Section 21 notices?
The current rules are that the Section 21 notice can't be served in the first 4 months of a tenancy.
However, if the tenants ignore the notice and don't move out when it expires, the landlord must apply for an order for possession within 6 months of the date the notice was served.
This rule will be modified for Section 21 notices that expire after the Commencement Date.
General rule for Section 21 notices served before the Commencement Date -
Good tenants are precious, and landlords should do all they can (within reason!) to keep them happy and encourage them to stay.
In this episode of Good Landlording, Suzanne Smith and Richard Jackson talk about how to keep tenants happy. Starting off on the right foot even at the viewing stage, so it creates a positive impression for new tenants, and keeping them happy once they've moved in.
They borrow some ideas from the management of employees, and apply them to the management of tenants. This starts with an "onboarding" process to create a positive relationship - or the "psychological contract" in management speak.
It's not all management theory. The episode is full of lots of practical tips to help landlords look after their tenants and keep the tenants happy.
>> Related episode: #1: What makes a good tenant?
>> Ask a question for the show: Click here for question form
What we cover in this episodeWhat is "onboarding"?Why the "psychological contract" is important?What is a tenant onboarding or induction?Tenant reviews of landlords - Marks Out of TenancyProvide a welcome pack or house manual to tenantsWhat quiet enjoyment meansManaging repairsBe professional and business-like
What is "onboarding"?
Richard and Suzanne have both worked for American companies, and are used to the concept of "onboarding programs" for new employees.
Onboarding is similar to what we call an an induction in the UK, but is more than that. It involves, welcoming a new employee into a company, showing them the ropes, and explaining what support there is, and also what the expectations are for the working relationship.
Why the "psychological contract" is important?
This onboarding idea is an important part of what's called the "psychological contract" between a company and an employee. It's how both parties understand their relationship outside of their formal contract of employment. It's all about how the employee feels about their boss and the company. It can be positive, or negative, and it starts at the interview stage.
A similar psychological contract arises between tenants and landlords. Instead of a contract of employment, there's a tenancy agreement. This psychological contract is how the tenant feels about their rental property and their landlord, and is key to having happy tenants.
We need to think about the psychological contract as starting from the very first moment that we meet the tenant when we're choosing them through agents or whether we're doing it ourselves. It continues when they move in and throughout the rest of the tenancy, until they eventually leave.
What is a tenant onboarding or induction?
Suzanne sees the relationship starting once she receives a message from an applicant through the online letting platform. Before they even view the property, she will have sent them suitability questions and may have called them (to avoid time-wasters). She also sends them a a link to the website for her property business, which has FAQs and a pet policy.
At the viewing itself, she explains she's an Accredited Member of the NRLA, and that she's a good landlord who takes her obligations seriously and keeps the property in good repair. She sets expectations by saying she is looking for good long term tenants who look after the property, pay the rent on time, and are good neighbours. If they have a pet, she'll talk about her pet policy, and she tells them she increases the rent each year. This all ensures they know what they're getting before they make an offer to rent the property and send the holding deposit.
Both Richard and Suzanne show the tenants around the property when they move in, and leave a house manual / welcome pack.
Here are a few tips of things to cover when tenants checkin:
Communication: explain the means of communicating with tenants, such as a WhatsApp group with the tenants to make it easy to contact each other. -
The Renters' Rights Bill makes significant changes to the rules about rent for landlords and tenants in England.
In this podcast episode, Richard Jackson and Suzanne Smith discuss the proposed restrictions on landlords when accepting offers from tenants, the new process that landlords will need to follow to increase rents, the new powerful rights for tenants to challenge and delay even reasonable rent increases, and what's happening with advance lump sum rent payments.
They also discuss the challenges that landlords and letting agents face with a very short implementation timetable, with the expected "big bang" change over to the new tenancy system by the summer of 2025.
Finally, they share tips on how to successfully navigate the change.
>> Related episode: #26: What happens when Section 21 is abolished?
>> Blog post: The new rules about rent in the Renters’ Rights Bill
>> Ask a question: Click here for question form
What we cover in this episodeThe changes to how landlords increase rentThe greater powers of renters to challenge rent increasesCan landlords accept advance lump sum payments of rent?The likely impact on tenants without a good credit historyThe rules to stop “rental bidding”
The changes to how landlords increase rent
Landlords will only be permitted to increase in-tenancy rent by giving at least 2 months' notice to expire at the end of a rental period, using the statutory process in Section 13 of the Housing Act 1988, and what will be an updated Form 4.
Landlords won't be able to increase rent by agreement (unless the agreement is to reduce rent after a landlord serves a s13 notice) and all rent review clauses in tenancy agreements will be null and void.
The greater powers of renters to challenge rent increases
As now, tenants will be able to appeal Section 13 rent increase notices in the First-tier Tribunal, who will determine the market rent. If they do challenge a rent increase at the FTT, any increase in the rent will only come into effect on the date of the FTT determination. In other words, it won't be backdated to the date specified in the notice.
This will have the effect of delaying an increase in rent that is fair and reasonable.
Given the current delays on a small number of cases in the FTT now and the expected increase in appeals, this may have the effect of what David Smith of JMW terms "rent suppression".
Can landlords accept advance lump sum payments of rent?
The Bill does not say in words of one syllable whether advance lump sum payments may be made, and there is some disagreement between lawyers. This needs to be clarified urgently.
The likely impact on tenants without a good credit history
If upfront payments are outlawed, and given the expected increase in rent guarantee insurance as a result of the abolition of section 21, unless tenants have a good credit history, they may find it difficult to find somewhere to rent.
The rules to stop “rental bidding”
When landlords list or offer a property for rent, they will need to set a proposed rent. Landlords will not be permitted to accept offers above the proposed rent from prospective tenants.
Credits
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Music: "Paradise Found" by Kevin MacLeod of Incompetech. Licensed under Creative Commons: Attribution 4.0 License. -
In this week's episode, Suzanne Smith and Richard Jackson discuss the practicalities of what will happen when the Renters' Rights Bill will abolish Section 21 "no fault" evictions for landlords in England.
They cover: what is Section 21, how Section 8 will replace Section 21, the key new and changed grounds for possession, when it's going to come into effect, and what landlords will need to do to adapt to the new regime. They also share their reflections on this new Bill.
As always, it's a very practical episode.
PS As a general caveat, it's still very early days with the Renters' Rights Bill. The Bill is really difficult to understand, and we may well change our views on how to interpret it. It may also change as it goes through parliament. Before taking significant action, do get advice from a specialist solicitor. You can contact us by sending us a message on our contact page if you would like a referral.
>> Ask a question: Click here for question form
What we cover in this episodeWhat is Section 21?What will replace Section 21?What is Section 8?When is Section 21 going to be abolished?Tips for adapting to the new regime
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What is Section 21?
Section 21 of the Housing Act 1988 gives landlords the right to evict tenants without needing to give a reason. So long as that landlord serves a valid notice using Form 6A, which is on the government website, they give two months notice plus a few days for service (and assuming the landlord has, of course, served all the relevant documents when they needed to), then the landlord will get the property back.
The landlord doesn't need to give a reason. It doesn't mean there is no reason, just that they don' need to explain their reason.
>> Blog post: How and when will Labour abolish Section 21 no fault evictions?
What will replace Section 21?
The only way landlords will be able to bring a tenancy to an end after Section 21 is abolished is by using the Section 8 process.
What is Section 8?
Section 8 is from the Housing Act 1988 and allows landlords to evict tenants when they have a specific grounds or a reason. The landlord needs to provide evidence of the ground.
There are two types of grounds: -
Suzanne Smith and Richard Jackson discuss their first impressions of Labour's new Renters' Rights Bill in this special episode of Good Landlording, shortly after Bill was published.
They go through the big ticket items in the new Bill, how it compares to the old Renters (Reform) Bill, and what landlords should do to prepare for the new Bill.
They'll be discussing the Renters' Rights Bill in more detail in the coming weeks and months, but this episode provides a useful overview of what's in the Bill, and what's not.
>> Ask a question: Click here for question form
What we cover in this episodeOverview of the Renters' Rights BillThe key parts of the Renters' Rights Bill1. The abolition of Section 212. The abolition of ASTs and fixed term tenancies3. Changes to Section 8 Grounds for Possession4. No rent controls in the Renters' Rights Bill5. Change to rent increase procedure6. No encouragement of rental bidding7. Other provisions in the Renters' Rights BillWhat should landlords do about the Renters' Rights Bill?
Overview of the Renters' Rights Bill
The Renters' Rights Bill is very similar to the old Renters Reform Bill, but with a fair few Labour "tweaks", notably removing the concessions given to Conservative backbench MPs at the Report Stage of that Bill, banning rental bidding, and giving tenants more rights when it comes to challenging rent increases.
There are no dramatic surprises as the main provisions have been well signalled by the Labour government. The amendments that Labour proposed at the Report Stage of the Renters (Reform) bill have been reflected in the new Bill.
>> Useful resource: Renters' Rights Bill Hub
>> Blog post: How the Renters' Rights Bill compares with the Renters (Reform) Bill
The key parts of the Renters' Rights Bill
1. The abolition of Section 21
The Renters' Rights Bill takes the same approach to the abolition of Section 21 no fault evictions as the Renters (Reform) Bill. However, there will be no delay to the implementation for existing tenancies for the Lord Chancellor's review of the operation of the County Court eviction process as there was with the Conservative's Bill.
Instead, there will be a "big bang day" when all tenancies will switch to the new regime, without Section 21, whether they are new or existing tenancies.
The abolition won't affect notices that are served before the Bill comes into force.
>> Blog post: How and when will Labour abolish Section 21 no fault evictions?
2. The abolition of ASTs and fixed term tenancies
As per the old Bill, assured shorthold tenancies will be replaced by periodic assured tenancies and landlords won't be able to sign up renters for a minimum period. Renters will be able to serve 2 months' notice to quit at any time.
Labour have done this to make tenants flexibility so that they're not tied in and can leave places that are in disrepair. It's part of their aim of giving more power to renters.
There is no exception for student landlords, and they won't be able to stop tenants moving out at Easter or after the exams in May.
3. Changes to Section 8 Grounds for Possession
Contrary to media reports over the summer, the Renters' Rights Bill does not introduce a hardship test for Mandatory Grounds, which would have effectively turned all Mandatory Grounds into Discretionary Grounds.
Landlords will be pleased that the new Bill contains the new Ground 1A from the Renters Reform Bill which entitles them to possession if they can demonstrate they wish to sell the property.
4. No rent controls in the Renters' Rights Bill
Despite recent speculation, there are no rent controls in the Bill and no provisions to devolve the power to impose rent controls to local government and the Metro Mayors.
5. Change to rent increase procedure
Landlords will only be able to increase the rent by using the Section 13 procedure, and the notice will be doubled from one month to two months. -
Almost 40% of the properties in the PRS in England are leasehold, so the chances are that if you're a private landlord listening to this podcast, you'll have at least one leasehold property in your portfolio.
If you do own a flat in England or Wales, or are thinking of buying one, you need to listen to this episode of the Good Landlording podcast.
This is because the government plans to "take steps to bring the feudal leasehold system to an end", by "reinvigorating commonhold through a comprehensive new legal framework", and replacing leasehold with commonhold. As part of this, the Government say they will ban the sale of new leasehold flats so that commonhold becomes the default tenure.
This promises have significant implications for leaseholders, should it see the light of day, and it's something that property investors need to understand.
However, abolishing "feudal" leasehold is also a lot easier said than done, and in this episode of Good Landlording, Richard and Suzanne discuss what it all means, and what's likely to happen in practice.
They also talk about the implementation of the Leasehold and Freehold Reform Act 2024, and plans to abolish forfeiture and tackle ground rent for existing leases.
>> Ask a question: Click here for question form
What we cover in this episodeRecap of what's in the Leasehold and Freehold Reform Act 2024What are Labour's proposals for the draft Leasehold and Commonhold Reform Bill1. Labour promises to "tackle" ground rent2. The abolition of forfeiture for leasehold properties3. Labour's promise to replace leasehold with commonholdHow does commonhold differ from leasehold?Why does the Government wish to abolish freeholdThe transition from leasehold to commonhold
Recap of what's in the Leasehold and Freehold Reform Act 2024
The Leasehold and Freehold Reform Bill managed to get onto the statute just before the election, becoming the Leasehold and Freehold Reform Act 2024.
The Leasehold and Freehold Reform Act 2024 has the following key provisions:
Considerably longer lease extensions, ie 990 years instead of 50 for houses or or 90 for flats.
A new valuation process that is more favourable to the leaseholder.
The banning the sale of new houses as leasehold, making sure that they are sold as freehold.
Changes to the valuation methods for collective enfranchisement by leaseholders.
Greater transparency over service charges and estate management charges.
At the moment the Act has only received Royal Assent, but hasn't yet come into effect. However the Government's July 2024 King's Speech says "The Government will act quickly to provide homeowners with greater rights, powers and protections over their homes by implementing the provisions of the Leasehold and Freehold Reform Act 2024".
They also say in the King's Speech that they will "will consult on the best way to bring [...] the injustice of ‘fleecehold’ private estates and unfair costs to an end [...] and implement new protections for homeowners on private estates in the Leasehold and Freehold Reform Act 2024.
It's expected that leaseholders will need to wait until 2025 or 2026 before they can exercise their rights to extend leases for up to 990 years, but the Government will be under pressure to do it as soon as possible.
What are Labour's proposals for the draft Leasehold and Commonhold Reform Bill
The King's Speech refers to publishing a draft Leasehold and Commonhold Reform Bill that will "reinvigorat[e] commonhold by modernising the legal framework". They will also "restrict the sale of new leasehold flats. The Government will consult on the best way to achieve this, so that generations to come will benefit from absolute homeownership".
The use of the word "draft" means the Bill itself is unlikely to be presented to parliament in the next year. Instead, they will publish it to enable people to comment on it as commonhold is very complex. -
In this summer special episode of Good Landlording, Richard Jackson and Suzanne Smith pick the brain of Wendy Whittaker-Large about what makes a successful, systemised HMO business.
The episode a fantastic source of information for anyone who has HMOs, is thinking of converting a property into an HMO or is just "HMO-curious".
Wendy gives an insider's view of how to make HMOs a success, and build an efficient systemised HMO business.
>> Ask a question: Click here for question form
What we cover in this episodeAbout Wendy Whittaker-LargeWhy invest in HMOs?Why do renters like HMOs?Which locations are good for HMOs?How tenancy agreements differ for HMOsWhy 6 Bedroom HMOs are the sweet spotWhat Article 4 means for HMO landlordsTips for developing an successful HMOTips for managing HMO tenantsThe importance of having a systemised business for HMOs
About Wendy Whittaker-Large
Wendy Whittaker-Large is the multi award winning founder of BestNest, a property development and lettings business, and HMO Success, a specialist HMO training and mentoring company. She's also the chair of the HMO Council Tax Reform Group which successfully overturned the single banding of HMO rooms for council tax in 2023.
Wendy is a landlord who's grown a large property portfolio since 2012, mostly focused on HMOs.
She has also published two books about HMOs: 101 Essential Tips for Running a Professional HMO and Extraordinary Profits from Ordinary Properties (Amazon links).
Wendy is a regular on the speaking circuit, and has a successful podcast called the HMO Success Podcast which is available on Apple, Spotify and Podbean).
Why invest in HMOs?
An HMO is a house in multiple occupation, in other words, a building in which three or more households live together It's a cross between a hotel and a house, with people living there, or a family home where you might have you know four or five adults living.
Whatever happens in the market, there is always a need for good quality, dense housing.
Wendy believes HMOs offer tremendous benefits both for the people who live there and also, of course, for landlords investing in this type of housing.
Buying an HMO allows one property to generate more revenue than renting it out as one single family let. Wendy says that an average yardstick would be £1,200 - £1,400 pcm net profit across the country.
On the other hand, there is more work, more investment and more management time. HMOs cost more to refurbish, as they need to have better fire doors and fire protection, and amenities. The HMO is likely to need a licence, and they are subject to more legislation, such as the HMO Management Regulations.
>> Blog post: Property investor guide to the successful management of HMOs
Why do renters like HMOs?
Renters like HMOs as usually they only pay one amount which includes the rent and the bills. In an age of uncertainty over fuel bills and the cost of living, tenants like only paying one amount per month which covers everything.
Living in an HMO is very flexible as there is usually no long term commitment. Tenancies are usually for 6 months and are suitable for those on contracts, who are maybe working across the country, who don't know where they're going to be in the future.
Which locations are good for HMOs?
Wendy recommends cities and large towns with more than 80,000 people, as they are likely to have the demand from HMO renters.
How tenancy agreements differ for HMOs
HMO landlords should use a specialist tenancy agreements for HMOs, as opposed to ones for where the property is let to one household or two sharers. This is because professional HMOs tend to be let by the room, and not as a joint tenancy. The renters have exclusive possession with quiet possession of their room (and perhaps an en suite), and share the common parts.
The landlord is able to enter the common parts for inspections, and often include a cleaner in the rent. -
In the third of four summer special episodes, Richard Jackson and Suzanne Smith speak to Lisa Brown, nurse turned property developer, who explains how landlords can make a success of leasing their properties to providers of supported living housing.
In this episode, Lisa explains what supported living is, how it works, what type of properties are suitable, adaptations, choosing a provider and the advantages and risks for the landlord.
You can also connect with Lisa on LinkedIn and find out more information on the Supported Living Property website, the Supported Living Property Podcast and the Supported Living Property YouTube Channel.
>> Ask a question: Click here for question form
What we cover in this episodeAbout Lisa BrownWhat is supported living?How does supported living work?What types of properties are suitable for supported living?Grants for adaptations for supported living propertiesWhat are the advantages of supported living for the landlord?What to look out for when choosing a supported living partnerCredits
About Lisa Brown
Lisa had nursing career of over twenty years working her way up to senior sister and emergency nurse practitioner in a busy East London A & E, and she also worked as a health visitor. She saw firsthand a direct impact that poor quality housing or lack of housing has on people's health and well-being.
Lisa discovered supported living herself by chance and found it a natural fit with her experience as a nurse. However, she also discovered that property investors often struggled to let properties to supported living providers, and providers struggled to find properties to let. So she came up with the idea to set up her Supported Living Property Network to provides training and a place for providers and property investors to connect. Lisa also has a successful podcast (on Apple and on Spotify), plus a YouTube channel.
What is supported living?
Lisa Brown defines supported living as arrangement for accommodation for a tenant who has a support need.
The support need may be long term. For instance, someone who has learning disabilities, autism, complex mental health, or maybe with physical disabilities, somebody for their for their whole lifetime is gonna require that level of support and input.
It can also include people with support needs for a shorter term, for a few months or a few years. This may e people who are homeless, veterans with PTSD, people fleeing domestic abuse, or teenagers transitioning from the care service. There's a whole range of different people who need support in the short term. It's for people who need time to be able to support someone till they can move on and take their own tenancy.
There are people with support needs in every community, from small rural communities to big cities, across the country. As there's a higher concentration of people in cities, demand is greater, but there are often requests for properties in a smaller towns and communities. y.
How does supported living work?
With supported living, the owner of a property enters into a lease with a supported living provider, which may be a housing association, community interest organisation, local authority, charity or care provider. That organisation either grants a tenancy or a licence to the people who will live in the property.
The supported living provider provides accommodation to people with support needs ranging from a few hours support a week to members of staff on-site twenty four hours a day helping them access every part of their their life that they need the support for.
Where the provider specialises in people with short term needs, they usually proved the support as well as the accommodation. For people with long term needs, the support can be provided separately.
What types of properties are suitable for supported living?
There is no specific type of property that is suitable for supported living, as such, -
In the second of four summer special episodes, Richard Jackson and Suzanne Smith speak to Bushra Mohammed, who guides us through how to buy and sell properties successfully at auction.
Not only is Bushra a property solicitor with particular expertise advising clients who buy and sell at auction, but she is also a property developer and landlord. This enables her to understand the perspective of property investors, and what the key issues are to look out for.
Suzanne first met Bushra after following her Instagram account @bushra_propertyinterest. You can also connect with Bushra on LinkedIn and find out more information on her website.
>> Ask a question: Click here for question form
What we cover in this episodeWhy do people sell property at auction?Why do property investors buy at auction?Difference between buying property at auction and by private treatyWhy the auction legal pack is important for biddersPractical tips for buying property successfully at auctionPractical tips for selling property successfully at auctionBushra's Golden NuggetsCredits
Why do people sell property at auction?
People usually decide to sell a property at auction, instead of the usual "private treaty" are usually looking for speed and/or certainty, With speed, the seller knows they will have a legally binding exchange, which is highly likely to complete within two weeks or 28 days. The certainty comes from knowing that the winning bidder will exchange on the day of the auction and will pay a 10% deposit, which they will lose if they don't complete on the purchase.
Typically the sellers are those who wish to sell quickly and efficiently, eg to raise money to pay debts, a probate sale when the owner has died or the property may have structural issues.
Bushra advises that it is important for potential bidders to find out the reason for the sale, and then decide whether the circumstances pose a risk for them as bidders, and what they can do to mitigate the risk.
Why do property investors buy at auction?
Programmes such as Homes under the Hammer have taken some of the mystery out of buying property at auction, and increased its popularity.
Property investors usually decide to buy at auction in the hope they will be able to buy a property below market value. If they the highest bid, they have the certainty that purchase will complete. There will be no gazumping and no stressful chains.
Difference between buying property at auction and by private treaty
Whereas with a normal sale by private treaty (buyer makes offer, does searches, exchanges and then completes), when a bid wins at auction, the bidder is legally obliged to pay the deposit, with contracts "exchanging" straight away.
There is no cooling off period and the bidder will lose the deposit if they con't complete the purchase within the specified time period, ie 2 weeks or 28 days.
This means that someone buying a property at auction needs to do all of their searches and due diligence before the auction. Unlike a purchase by private treaty, they cannot pull out once the bid is accepted.
Why the auction legal pack is important for bidders
As bidders need to do their due diligence up front, it's really important to study the auction legal pack carefully to make sure there is nothing noted that might affect your decision to buy the property. Bushra advises instructing a solicitor to review it so that they can flag any risks and ask for further information.
If the seller provides more information in response to a question, that will potentially put a bidder in a better position as the seller won't automatically send information to all bidders, as is the case with public procurement.
>> Blog post: 7 ways to screen your property investments
Practical tips for buying property successfully at auction
Bushra gives the following tips to help investors buy property successfully at auction: -
For our first summer special episode of Good Landlording, Richard Jackson and Suzanne Smith pick the brain of landlord and interior designer, Charlotte Richardson, about how good interior design can benefit both landlords and renters alike.
As always, it's a practical episode, with lots of actionable tips to help landlords use interior design to help them attract and keep good tenants.
>> Ask a question: Click here for question form
What we cover in this episodeIntroduction to our guest: Charlotte Richardson of roostInterior design tips for landlords1. See the vision at the start2. Meet the needs of your target market3. Choose quality items4. Maximise the layout5. Flooring recommendations7. Invest in good lighting8. Inexpensive upgrades9. Good choices for paint coloursHow to choose an interior designerGolden nuggetCredits
Introduction to our guest: Charlotte Richardson of roost
Our guest for this "summer special" episode on interior design for landlords is Charlotte Richardson, Co-founder and Creative Director of roost, the interior design company that specialises in helping landlords and property developers maximise returns and make tenants feel great in their homes.
As well as being an interior designer, Charlotte is a landlord and a property investor, and a graphic designer by profession. She has a fantastic blog called the roost interior design blog on her website with lots of great tips. You can follower her account _roost_ on Instagram.
Interior design tips for landlords
1. See the vision at the start
Charlotte recommends that landlords ask at the start of the project for the interior designer to provide realistic CGI rendering of what the space will look like after the project is complete. CGI rendering is a computer generated 3D visualisation which can help the property investor and the contractor visualise what the space will look like, and avoid costly mistakes before any work is done.
It sets the scene for how this project is going to develop. They can see it in a 3D model and 'walk' around the house of flat before anything is done. It's a lot easier to make changes to the layout and even the colour palette at this stage than later on.
Realistic 3D visualisations can also help contractors avoid costly mistakes, as they can see what the vision is for the property, plan, and know what's expected. It can also help investors pre-sell the rooms and market the property before the work is finished.
2. Meet the needs of your target market
It's important for landlords to understand their target market. This can help landlords make interior design decisions and take care about what the tenants need and value. It will reduce voids and help landlords obtain a good rent.
For HMO landlords, the needs of NHS workers are different from administrative staff who like to work from home, manual workers or students. It affects how much communal space that they need, how much space people have in their rooms, what facilities they value. It's also really important to make sure the layout works.
Families benefit from flexible living space as their children grow up, and lots of storage.
>> Related episode: #1: What makes a good tenant?
3. Choose quality items
Having the property in good condition is key. This means choosing quality items that will wear well and last longer. For instance, use large tiles in the shower, which don't need as much grouting as smaller tiles, and will wear better.
4. Maximise the layout
An interior designer can help landlords use the space effectively with an excellent layout.
5. Flooring recommendations
The choice of flooring is important as it's expensive to replace a bad decision.
Charlotte recommends tiles in the bathroom and LVT (Luxury vinyl tiles) in the communal areas as it's hard wearing and is good in areas where there is water, like a kitchen, as it's waterproof. They can be scratch resistant too.
7. -
This episode of Good Landlording is the rental market update for mid-2024, and has the latest Q2 data for rent in England in the 12 months to June 2024.
Richard and Suzanne also discuss inflation, the likely impact of population growth on demand, and prospects for future growth.
As well as referring to data from ONS and Rightmove, they also talk about the findings in recent reports by Paragon Bank's Next Generation Landlord Report 2024 and Savills' UK Build to Rent Market Update – Q2 2024.
For August, the Good Landlording podcast will have "summer specials" which will feature special guests on topics ranging from interior design to HMOs, supported living and buying at auction. It'll give us all a welcome break from politics, as well as introducing us to new ideas.
>> Ask a question: Click here for question form
What we cover in this episodeLatest inflation figures for Q2 2024Consumer price inflationWage inflationWhat's been happening to rent in 2024?What effect will the government building programme on the PRS?What do Savills say in their Q2 2024 report?Paragon Bank's research into motivations of new investors
Latest inflation figures for Q2 2024
Consumer price inflation
According to the ONS, the Consumer Prices Index increased by 2.0% in the 12 months to June 2024, the same as the 12 months to May 2024.
However, when it comes to landlords, the Consumer Prices Index including owner occupiers' housing costs (CPIH) is more relevant. That rose by 2.8% in the 12 months to June 2024, unchanged from 12 months to May 2024.
CPIH is more likely to reflect our costs as landlords, whereas CPI is what the tenant is feeling.
Wage inflation
ONS figures say that the annual growth in employees’ average regular earnings (excluding bonuses) was 5.7% in the 12 months to May 2024. This is an increase in real terms of 2.5%.
However, this is just an average as wage inflation has been stronger in the public sector (6.4%) than the private sector (5.6%).
Within the private sector, the finance and business services sector saw the largest annual regular growth rate at 6.7%; while the construction sector saw the smallest annual regular growth rate at 3.0%.
Suzanne usually increase rents by the lower of CPIH and wage inflation, which she believes is a good compromise.
>> Related episode: #6: What landlords need to know about rent
What's been happening to rent in 2024?
It can be difficult to figure out exactly what is happening to rent as the data is conflicting. However, rent is now no longer in double digit territory, and the rate of increase has been slowing down.
Both Rightmove and the ONS agree that the average rent across is now around £1,300. Rightmove says it is £1,314 for new tenancies (an increase of 6.8%) across the UK, and the ONS has the figure as £1,310 in England, an increase of 8.6%. The ONS figure includes rents for exiting tenancies as well as new tenancies.
Rightmove say the average rent in London was £2,661 at the end of Q2 2024, an increase in 4% from a year ago. ONS says that rents increased an average of 9.7% in London.
In the North East, by contrast, the government data says that rent inflation in the 12 months to June 2024 was 5.9%, whereas Rightmove says it is 8.3%.
According to SpareRoom, rents in London are flat (an increase of 1% in the 12 months to June 2024), with room rents in multiple postcodes decreasing. SW14 (Mortlake) saw the biggest drop of 9%, followed by W8 (Holland Park) and NW5 (Kentish Town) where rents decreased by 7%.
What effect will the government building programme on the PRS?
Government figures are predicting that the UK's population will grow from under 68 million now, to 70 million by mid-2026, and almost 74 million by 2036 (12 years away).
The population is therefore projected to grow even more quickly than the government’s rather optimistic pledge to build 1.5 million homes by 2029, -
This episode is on the hot and controversial topic of tenants' rights to have pets in rental properties, which is on the horizon again with Labour's new Renters' Rights Bill.
Richard Jackson and Suzanne Smith discuss what this right to request a pet is likely to look like, specific examples of when it might be reasonable to refuse for both single lets and HMOs, flats and houses. They also coverthe steps that landlords can take to reduce the risk of damage and being left out of pocket when the tenants move out.
>> Ask a question: Click here for question form
What we cover in this episodeWhat does the new Renters Rights Bill say about pets?What are landlords' attitudes towards pets in rental properties?What was in the old Renters Reform Bill about pets?The benefits of allowing tenants to have petsWhen would it be reasonable to turn down a request for pets?1. Pets in flats / leasehold2. Allergies3. Pet not appropriate for the property4. Concerns about the welfare of the pet5. HMOsWhat can landlords do to reduce the risks of allowing pets?1. Have a good pet policy2. Make sure you're comfortable that the tenant will look after the pet properly3. Carry out regular inspections4. If it's a dog, ask to meet it!Can a landlord insist on a professional clean at end of tenancy?Golden nugget
What does the new Renters Rights Bill say about pets?
The briefing notes to the King's Speech say that the Renters' Rights Bill will give "tenants the right to request a pet, which landlords must consider and cannot unreasonably refuse. Landlords will be able to request insurance to cover potential damage from pets if needed".
This is the same or very similar to the wording in the Renters Reform Bill.
What are landlords' attitudes towards pets in rental properties?
A poll of a few hundred landlords in The Independent Landlord Community Facebook private group shows there is no consensus in attitudes towards having pets in rental properties. Here are the results:
31% already pet friendly
12% would reluctantly accept pets
15% would rather not accept them
31% would not accept pets if at all possible to refuse
11% said it would depend on the circumstances
Of those in the "it depends" camp, some would allow it for tenants who've been there for a while and have proven themselves, like a form of probation, showing they can look after the property.
Others would charge more rent to reflect the increased risk as they can't ask for a bigger deposit. Bear in mind that the rent should not be above the market rent as that would mean the tenant could potentially successfully challenge a Section 13 rent increase notice in the First-tier Tribunal.
What was in the old Renters Reform Bill about pets?
Section 10 of the Renters Reform Bill, (which was abandoned before the election) included the right a tenant for to request permission to keep a pet. The landlord would not be able to refuse to give consent unless they had a good reason.
The tenant had to make the request in writing and include a description of the pet for. The landlord needed to respond within a certain time period, and could ask the tenant to take out insurance that would cover the risk of pet damage, or require the tenant to pay the landlord's reasonable cost of maintaining insurance against pet damage.
And if the renter is unhappy with the decision and thought that the landlord didn't have a good reason for turning down their request, they'd be able to complain to the private rented sector Landlord Ombudsman.
The benefits of allowing tenants to have pets
Tenants with pets will usually stay longer in the property, reducing voids. Pets also usually have a positive impact on the well-being and mental health of the tenants and their children.
There is more demand for properties with pets, which makes the property easier to let. The landlord will usually be able to charge slightly more for the property. -
In this episode of Good Landlording, Suzanne Smith and Richard Jackson discuss what the King's Speech said today about the contents of the new Renters' Rights Bill, which will apply to the private rented sector in England.
The discussion includes the key provisions, the extent to which it differs from the Renters Reform Bill, what doesn't appear to be in the Renters' Rights Bill and the situation with EPCs.
>> Ask a question: Click here for question form
What are the key provisions of the new Renters' Rights Bill
The King's Speech itself didn't say much about the new Renters' Rights Bill, other than: "Legislation will be introduced to give greater rights and protections to people renting their homes, including ending no fault evictions, and reforming grounds for possession".
More detail was given in the briefing notes (see page 69-71) that accompanied the King's Speech and Richard discuss what the briefing notes to the King's Speech say about the new Renters' Rights Bill:
Abolition of Section 21 ‘no fault evictions’
New Section 8 grounds for possession
Ability for tenants to challenge rent increases
Ending of rental bidding wars
Right for tenants to request a pet
Applying a Decent Homes Standard to the PRS
Applying “Awaab’s Law” to the PRS
Creation of digital private rented sector database
Private Rented Sector Ombudsman
Anti-discrimination
New enforcement and investigatory powers
>> Blog post: What the King’s Speech says about the new Renters’ Rights Bill
>> Blog post: How to be a pet friendly landlord
What did the King's Speech say about EPCs?
It was a manifesto commitment of the Labour Party to "ensure homes in the private rented sector meet minimum energy efficiency standards by 2030, saving renters hundreds of pounds per year. Nobody will be forced to rip out their boiler as a result of our plans."
Although energy was mentioned in the speech, there was no specific reference to requiring landlords to meet new minimum energy efficiency standards. This is something that would need primary legislation.
>> Related episode: #16: What the Labour government has in store for landlords
>> Related episode: #14: Manifesto pledges on leasehold reform
Credits
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Music: "Paradise Found" by Kevin MacLeod of Incompetech. Licensed under Creative Commons: Attribution 4.0 License. - Mostra di più
