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Renters Reform Bill not law until late 2023 or beyond

There is still time for landlords to influence the specific provisions of the Renters Reform Bill according to one of the industry’s most respected experts. 

Paul Shamplina - founder of Landlord Action and star of Channel 5's Nightmare Tenants, Slum Landlords - makes the claim in an exclusive column for Landlord Today. 

The Bill was introduced to the Commons at the time of the government revealing the Fairer Private Rented Sector White Paper almost exactly two months ago. However, since that time, the White Paper’s architect - ex-Housing Secretary Michael Gove - was fired from his job, and Prime Minister Boris Johnson announced he was to quit. 

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Tory leadership hopefuls Liz Truss and Rishi Sunak have not given their views on the White Paper nor the Bill. 

So Shamplina says: “With the Conservatives grappling to find a new leader, I think it is unlikely that the final Bill will pass before the end of next year, meaning there is still time to influence change.  

“Whilst I’m not suggesting that there is likely to be a U-turn on any of the elements which have been included, I do believe landlords’ collective voices have an opportunity to show the government what will and won’t work. We must be clear about what grounds and incentives are needed to encourage landlords to remain in the market, ensuring there is a consistently sufficient supply of rental properties in the future.”

While Shamplina says it is clear that the White Paper and Bill can reasonably be seen as being far more pro-tenant and anti-landlord than the industry would like, he insists the solution is not to cut-and-run.

“A couple of weeks ago, together with several other industry leaders and letting agents, I was invited to join a Zoom call with a group of civil servants who are part of the team tasked with implementing the Renters Reform Bill to ensure it is practical and workable. They were keen to hear from Landlord Action’s point of view as to why landlords typically use Section 21.  

“I think all those who attended made it very clear that there are some unintended consequences on the horizon and landlords are already leaving the market. 

“We also discussed the concerns and complexities about plans to scrap fixed-term tenancies in place of periodic tenancies, particularly within the student accommodation market, where Purpose Built Student Accommodation will be exempt. I feel confident that they are listening and at this time it is crucial we engage.”

Eddie Hughes MP, who has been the politician associated with rental reform for some two years now, has remained in his post at the Department of Levelling Up, Housing and Communities throughout the recent political turmoil.  However, he was linked to the Tory leadership campaign of Kemi Badenoch and it is uncertain whether he will stay at the DLUHC under the Prime Ministership of Truss or Sunak.

His departure may also contribute to a delay and possible change of emphasis of the Renters Reform Bill.

You can see Shamplina’s full article for Landlord Today, and a link to a questionnaire on the reform issue, here

Want to comment on this story? If so...if any post is considered to victimise, harass, degrade or intimidate an individual or group of individuals on any basis, then the post may be deleted and the individual immediately banned from posting in future.

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    I'm sure this will eventually become law without too many changes but the one I want to know about it the EPC C. Often reported as fact, the white paper with the details about EPC C has not actually been published yet. Given that 2025 is only 3 years away &the EPC algorithm upgrade has yet to take effect this deadline looks less & less possible. We really need some clarity if we are expected to make significant changes to our properties in this timescale.

    Matthew Payne

    It was extended to 2026 earlier in the year, albeit thats not going to make a fundamental difference to most.

     
    Zoe S

    Does anyone have any what happens with old purpose built flats that probably do not have much hope of reaching an EPC rating of C because of the way they were originally built.
    As a leaseholder I can only upgrade internally..so does that mean the freeholder will be obligated to upgrade externally?

     
    Matthew Payne

    Hi Zoe, your Q is based around cost I assume. Whilst freeholders might be obligated to make changes to the exterior of a building for a variety of reasons, saftey as an example with ACM cladding, they will not foot the bill, that will always land at the door of leaseholders Im afraid. As an aside, I dont expect government to get involved in that kind of detail, they will leave it to individual blocks to determine their own outcomes, and the trust the implications of a sub standard rating whether letting, or getting a mortgage in the future perhaps, will be motivation enough for people to want to do something about it.

     
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    Come on wake up and smell the roses, who in government are the least bit interested in anything we have to say, but on the positive side the extra time does give us time to evict all tenants without a job and for landlords wishing to sell to get vacant possession, so a good clear out of tenants is on the cards, B&Bs and hotels are going to be busy next year housing the homeless which in turn will be costing the government lots of cash

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    My Section 21 will be issued today because of the White Paper. And she’s a diabolical tenant with her late rent at a low level of rent, endless costs for repairs and complaints, solicitors etc.

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    I think we have all had tenants like that over the years, just get rid whatever it takes, whether legal or not.

     
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    I have just instructed my agent to start the ball rolling on selling another house with the tenancy ending in November. We will probably sell another one next tax year and the two years after that. I will then be 65 and free of worrying about EPC's, electrical certificates, gas certificates, pets and filling out tax returns every two minutes. Hopefully we can do this without asking any tenants to leave, which we have never done in the past, but one tenant has been in for 8 years so it will be hard to tell her to move on.

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    I agree with the other comments… this will come in eventually, we are only delaying the inevitable. The government do not have the required insight in terms of their staff/Mp’s to think this through, the PRS as we know it will change fundamentally, and the only question I am asking myself is when to jump off !!

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    Virtually every Regulation, The Government and councils introduce, and are planning to introduce are detrimental to the Private Landlord. They are aimed at increasing our costs, and decreasing our security.
    The Government are not in the slightest bit interested in what we have to say. What ever they say now, the reality in trying to evict a Tenant without section 21 will be almost impossible and extremely costly to the Landlord. There will be no cost to the tenant.

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    What about student landlords - why do PBSA (Purpose built student accommodation) get to have fixed term tenancies yet other student landlords don't. This is a definite double standard and bad for everyone - how can students plan their accommodation if they don't know the house will be available. How can landlords rent to students on the same basis. How can landlords remove students for the incoming ones for the next academic year. This is a sure fire way of reducing the quality of student rentals over time as well as cause untold paperwork and conflict between tenant and landlord. It is also, as aside, poor contract law - contracts are there to provide everyone security and these amendments result in the exact opposite. Is the plan of the government to get every student into PBSA rooms - surely a great step back for society

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