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Telegraph
08-07-2025
- Business
- Telegraph
Labour's radical Renters' Rights Bill is crippling landlords before it's even law
The war against landlords has been painfully long and drawn out. Now, they must face the latest battle: the Renters' Rights Bill, which will introduce the biggest changes to the rental sector in a generation. It is one vote in the House of Lords away from becoming law. Penalties for rogue landlords will double, stringent new bureaucracy will be introduced and discrimination against renters on benefits or with children or pets will be banned. While tenants are looking forward to more protections, landlords have been bracing for its impact for years. Many say they should be left free to manage their own risk, and be able to get rid of bad tenants. It is not yet law, but the mere threat of the Bill coming into force has had an effect on the market, with huge numbers of landlords selling up, in turn pushing up rents and making properties scarce. A long time coming The Conservatives' Renters Reform Bill, spearheaded by Michael Gove, former communities secretary, became Angela Rayner's Renters' Rights Bill after failing to pass before last year's election. The controversial commitment to scrapping so-called 'no-fault' evictions – also known as Section 21 – previously dropped by the Tories, has been reintroduced. The Bill has sparked confusion and panic in the more than two years since its details were first floated. This has pushed yet more landlords out of the market, driven rents to record highs and made renting more difficult for tenants. Between May 2019 and May 2021, the number of homes available to rent saw a small growth. But by May 2023, when the Bill was first announced, more than 45,000 properties had been taken out of the market. Then, between May 2024 and May 2025, a further 57,000 were removed, data shows. The property market has been flooded with landlords selling up – one in 10 properties currently on the market has been a rental property at some point in the last three years, the analysts found. This constriction of supply has driven a significant surge in rents. The average asking price across the UK is now £1,339 a month, according to the Office for National Statistics (ONS). Rents have jumped significantly since the end of the pandemic, increasing in every nation. The increase between January 2021 and May this year represented a jump of 30pc. Colin Bradshaw, of TwentyCi said: 'From a landlord's perspective, tax and regulatory changes, including the upcoming Renters' Rights Bill, have led many landlords to exit the market, exacerbating stock availability issues. 'It's an unrelenting struggle for prospective tenants looking for a new property to let.' 'A lot of hassle' Tim Prourban, 62, has sold his two rental properties, in Warwickshire and Lecistershire, having decided that it was all too much. He had been a landlord for around 20 years. Mr Prourban said: 'It was a whole accumulation of things really … I don't want the hassle. And there is a lot of hassle. [The Government] just do one thing one minute, then they have an idea and then they do something else another day.' He added: 'My stomach for being a landlord had run its course. I had had enough of tenants calling me up at 3am saying that they couldn't understand how the central heating worked.' Mr Prourban is far from the only landlord who has sold up ahead of the legislation coming into force. The flashpoint of the proposed law – and potentially the most substantial change – is the removal of Section 21 evictions, and of fixed-term tenancies. Landlords will no longer be able to stipulate to tenants how long their tenancy will last. Instead, the contract between the renter and the landlord will be 'periodic', and will renew automatically until either party gives notice. Tenants will have to give two months' notice before they leave. But landlords will be restricted to a limited number of grounds for eviction, known as 'Section 8', and not at all during the first year of a tenancy. The number of months of rent arrears before a landlord can evict will increase from two to three, and the notice period will be four weeks, rather than two. In cases of anti-social behaviour, however, landlords will be able to start eviction proceedings immediately. Landlords who are taking their properties off the rental market in order to sell them will be forced to forgo any rent for a year, as they'll be prohibited from re-letting for 12 months if the home fails to sell. Mr Prourban said he supports the ending of no-fault evictions – but that requiring landlords to use Section 8 grounds would be too 'restrictive' He said: 'I am all for the abolition of no-fault, Section 21 eviction, believe it or not. But I don't think Section 8 was the way to go. It's restrictive, but also, if you want someone out, what are you going to do? You're going to go to the courts. That's just a crazy way of doing things.' Other landlords are less convinced. Hertfordshire-based landlord, Jayne Entwistle-Thomas, said: 'I cannot say how much I dislike the Renters' Rights bill, and not just the name.' In particular, she said that she's concerned about the additional administrative burden of a national landlord database, and the fines for those not on it. She also said that there had been 'no answers' on court readiness – which will be key to being able to evict at all. Referencing checks will likely become more stringent, landlords warned, as they become more cautious about letting to tenants who will be more difficult to remove. State of the courts The state of the courts is another piece of the puzzle. Landlords face waits of up to eight months in central London for a hearing – and that's while hearings are not mandatory. Once the law comes in, landlords will only be able to evict for a very limited number of reasons, using a Section 8 notice, which requires a court hearing. Section 21 notices can be served without a formal hearing. The Government has admitted this could be an issue. Matthew Pennycook, the housing minister, said during debates in the House of Commons on the Bill: 'Court readiness is essential to the successful operation of the new system.' But detail is sparse about how this will work in practice. In June, a group of landlord associations wrote to Baroness Taylor of Stevenage to demand more details on how the courts will handle a surge in evictions. The landlords said: 'We remain extremely disappointed by the lack of substantive responses to the concerns we have consistently raised with ministers. Unless clear answers to the issues we have raised are forthcoming from the Government, landlords have every reason to be concerned.' On July 2, Baroness Taylor, who is the Labour representative for the Bill in the House of Lords, said: 'We are working with the Ministry of Justice and HM Courts & Tribunals Service to that effect, including investing additional court and tribunal capacity to handle any extra hearings generated.' It is believed that some court processes will be digitised in order to lessen the strain. How will renters benefit? The woes of renters stuck in substandard, expensive housing are well-founded. One renter, Jake Dibden, told The Telegraph that when he moved in with friends, the house hadn't been cleaned, and there were mice droppings in the kitchen and mould in the bedrooms. A promised renovation had not been completed. Then, when he wrote to his council to ask if the correct house of multiple occupancy (HMO) licences were in place, the council wrote to his landlord and named him in their response. He was then hounded by the property manager on the phone – and his tenancy was not renewed. Under the new rules, Mr Dibden would have more recourse to challenge his landlord. Under the extended Awaab's Law, named for two-year-old Awaab Ishak who died living in a mouldy socially rented home, landlords will have address mould within a specified timeframe. The penalty for not having a HMO licence will increase from one year's rent to two years, under changes to Rent Repayment Orders. And under the new rules, the landlord would not have been able to evict Mr Dibden – or refuse to renew his tenancy – unless they were planning to move in, sell the property, or for a mortgage repossession. Discriminating against tenants on benefits – or those with children – will also be banned. Landlords will no longer be able to induce bidding wars between competing tenants, and will be required to publish an 'asking rent' when they advertise a property. They will be unable to accept bids any higher than this asking rent – or ask for several months' rent upfront. Rents will only be permitted to rise once a year, and tenants will be able to challenge increases above what is typical for the area or the 'market rent' in tribunals. One further stipulation of the new rules is that landlords will no longer be able to stop tenants having pets without good reason. Nor will they be able to demand a separate deposit for pets, or require tenants to have insurance for any damage caused. Will it work? Chris Norris, of the National Residential Landlords Association, said: 'The Renters' Rights Bill represents the biggest shake up of the rental market for almost 40 years. 'What landlords and tenants need most of all is certainty about when it will start to be implemented. That should, at a minimum, be six months after the bill is agreed by Parliament to allow the sector sufficient time to transition to the new tenancy system as smoothly as possible.' Rents have already increased to record levels, and the number of homes available to rent has fallen significantly. The hope is that this will settle as landlords and tenants gain certainty with the passage of the bill. A Ministry of Housing, Communities and Local Government spokesman said: 'The Renters' Rights Bill will level the playing field and create a fairer housing market for all, with good landlords having nothing to fear from our reforms. 'We are getting on with delivering on this Government's manifesto commitment to implement long-overdue reform, protecting renters across the country – strengthening tenant rights by abolishing section no-fault 21 evictions, challenging excessive rent hikes, and ending unfair bidding wars.'
The Independent
21-06-2025
- Business
- The Independent
Could Angela Rayner's squeeze on landlords hurt the very people it's supposed to help?
On the face of it, Angela Rayner's Renters' Rights Bill has some benefits – not least that Section 21 no-fault eviction notices will be scrapped, giving tenants more security. But experts are now warning that, as part of Labour's reforms currently making their way through parliament, landlords would be prevented from re-listing their properties as rentals for a year if they try – and fail – to sell up. Which, therefore, also means they'll have to forgo rent for a year. Failed sales are not unusual – and with the latest Rightmove stats on the housing market, things are looking especially bleak for homeowners in London and the South East. If they are forced to hold onto their property under these new provisions, not only will they as landlords be out of pocket, we'll end up with even more empty properties gathering dust. Right away, you can see the problem: Britain already has too many of those and this may lead to an even bigger shortage of housing during what the National Rental Landlords Association (NRLA) describes as 'an unprecedented supply and demand crisis'. Indeed, the organisation puts the number of empty properties in the rental sector at roughly half a million in England alone, using data from the government's English Housing Survey. 'We are concerned that the government does not recognise the risk that the number of empty homes in the private rented sector may substantially increase if this proposal passes into law,' says Meera Chindooroy, the trade body's deputy director of campaigns, policy and public affairs. So, has the government lost the plot? Not quite. I can see the method in Rayner's apparent madness. Let me explain… The problem with the private rental market is that the balance between tenant and landlord has been out of whack for too long. The current system, which allows for tenants to be booted out with a couple months' notice at the end of a year's tenancy, can leave them in a horrible jam if the owner decides that it's time to book a quick profit when the property market gets hot. Rayner's policy aim with the bill is to create a situation where this doesn't happen because most landlords will be professional – in it for the long haul, rather than hobbyists who buy themselves a flat or two to fatten up their pensions. The re-listing ban is an explicit attempt to make landlords think very carefully before putting their properties on the market. It makes that option a risky move for them. Other provisions included in the Bill that the NRLA describes as 'the biggest change to renting in over 30 years' include a protected 12 months at the start of a tenancy, where a landlord will be barred from evicting a tenant for the purposes of selling. As also mentioned, there will be the abolition of Section 21 notices, better known as 'no-fault' evictions. A national database for the private rented sector will be created, and there will be an ombudsman to handle disputes. Landlords will no longer be able to discriminate against families or benefit recipients – nor will they be able to create bidding wars. Some of these policies were first mooted by Michael Gove, when housing was part of his portfolio. And while the current chancellor Rachel Reeves introduced a 5 per cent 'second home' stamp duty surcharge, the drive to professionalise the sector began with former Tory chancellor George Osborne. He restricted the tax relief residential landlords could claim on mortgage interest payments to the basic rate of 20 per cent. These measures ramped up costs for the small fry and many left the market as a result. As you can see, there has been a degree of cross-party consensus on the need for reforms aimed at improving life for private sector tenants, who are often left feeling as if they're lost in a swamp with no map and no mobile phone reception. As a package, the reforms should, in theory, improve life for them. If an owner is in it for the long term, the renter can make a home of their tenancy, as often happens on the continent. Needless to say, a long term tenant could also improve life for the landlord, because they will likely be more inclined to look after the place (if you've ever been house-hunting, the ex-rentals stand out – and not in a good way). However, at this point I feel obliged to trot out one of those old sayings: 'The road to hell is paved with good intentions.' You don't help renters if you end up with fewer properties on the market. Constricting supply will inevitably add rocket fuel to rental prices, which are already too high. According to the quarterly tracker by Rightmove, the average advertised rent of homes outside of London rose to a record £1,349 in the first three months of the year. London, meanwhile, recorded its 14th consecutive record, with monthly rents increasing to £2,698. It is true that Rightmove noted a (welcome) increase in supply, but that doesn't mean there isn't still a shortage overall. There are some good things in Rayner's reform package. But facts are facts and markets are markets – and if she squeezes landlords too hard, she will hurt the market and end up squeezing tenants – the last thing anyone wants, least of all her. Banning rents for a year after a failed attempt to sell is a measure that demands a rethink, however well-intentioned.
ABC News
07-06-2025
- ABC News
Tabarak Al Jrood
Thousands of Muslims across Perth and Western Australia are coming together to celebrate the start of one of the biggest holidays on the Islamic calendar. 1h ago 1 hours ago Sat 7 Jun 2025 at 12:11am While younger Australians are tuning out of politics, researchers say people aged in their 30s to early 40s are the most disengaged group. Mon 28 Apr Mon 28 Apr Mon 28 Apr 2025 at 4:17am As the WA election draws promises to address the housing crisis, in one part of Perth where suburbs are bursting at the seams and homelessness is rising, services are pleading for urgent help. Thu 20 Mar Thu 20 Mar Thu 20 Mar 2025 at 2:46am Children exposed to domestic violence are often the forgotten victims of the crime, but a new study aims to uncover their hidden voices. Tue 25 Feb Tue 25 Feb Tue 25 Feb 2025 at 9:13pm A senior academic says the university is relying on manual processes as services are slowed down in the attack, while semester one begins. Wed 19 Feb Wed 19 Feb Wed 19 Feb 2025 at 9:10am Perth's housing crisis is so dire, Kerry Mitchell-Bathgate is using her son's hospital room as a makeshift bedsit while she struggles to find a roof to put over her head. Thu 20 Mar Thu 20 Mar Thu 20 Mar 2025 at 2:43am As new heat records are set in southern parts of the state, the damage from Tropical Cyclone Sean is revealed further north, including a sinkhole. Wed 22 Jan Wed 22 Jan Wed 22 Jan 2025 at 5:06am The bodies of a pilot and two foreign tourists have been recovered after a seaplane crash off Rottnest Island, WA authorities say. Wed 8 Jan Wed 8 Jan Wed 8 Jan 2025 at 5:32am A $1.5 million package to revive the Sculpture by the Sea exhibition in Cottesloe has been announced by Prime Minister Anthony Albanese, but organisers say there's not enough time to save next year's event. Fri 6 Dec Fri 6 Dec Fri 6 Dec 2024 at 6:58am The family of a mother allegedly murdered by her son in Geraldton say she repeatedly asked for help but was ultimately failed by the system. Thu 5 Dec Thu 5 Dec Thu 5 Dec 2024 at 8:23am Basil Zempilas says he "expects" Libby Mettam to lead the WA Liberals to the March state election following a Tuesday party room meeting in which she survived a leadership challenge. Tue 26 Nov Tue 26 Nov Tue 26 Nov 2024 at 8:16am Passengers are met with bizarre scenes as a television personality wrangles a snake onboard a plane in Western Australia's north. Thu 21 Nov Thu 21 Nov Thu 21 Nov 2024 at 7:21pm A court hears paramedic Shane John Toovey was aware Lynn Cannon's husband had stabbed her, and was still inside his Perth home, but he went inside anyway to try and save her life. Wed 13 Nov Wed 13 Nov Wed 13 Nov 2024 at 12:25pm An emergency services dispatcher downgraded the urgency of a welfare check on a Perth woman the night she was murdered because he didn't think there was an imminent threat to her life, an inquest into her death hears. Tue 12 Nov Tue 12 Nov Tue 12 Nov 2024 at 9:30am An inquest into the murder of Perth woman Lynn Cannon by her former partner is examining the actions of WA police on the night she died, and whether there was a missed opportunity to save her life. Mon 11 Nov Mon 11 Nov Mon 11 Nov 2024 at 10:34am While some places have seen record winter rainfall, another sets a new all-time state and national temperature record for the coldest season. Thu 5 Sep Thu 5 Sep Thu 5 Sep 2024 at 8:17am A seven-year-old who was allegedly smothered, choked and sexually assaulted by a man who broke into her home in the Perth suburb of Ellenbrook, told police she was not sure if it was a "nightmare or real". Tue 3 Sep Tue 3 Sep Tue 3 Sep 2024 at 8:01am A man who was part of an operation to import half a tonne of cocaine into WA is sentenced to 22 years in prison. Sat 24 Aug Sat 24 Aug Sat 24 Aug 2024 at 2:02am When Ebony Jones received a phone call from the daughter of a friend saying her father was bashing her mum, she got straight in her car and went to help protect them. Tue 13 Aug Tue 13 Aug Tue 13 Aug 2024 at 9:22pm In light of a potentially escalating war between Lebanon and Israel, Australians in Lebanon are asked to leave and others are told to avoid travel. But many won't be deterred. Thu 1 Aug Thu 1 Aug Thu 1 Aug 2024 at 11:58pm Betty Bunning, who painted under the name Elizabeth Blair Barber, was a prolific WA artist whose brilliance was largely overlooked at the time — and it's led to a search for answers about eight mystery portraits. Fri 26 Jul Fri 26 Jul Fri 26 Jul 2024 at 1:46am The family of a toddler who died at a Perth hospital say they will consider taking legal action if their son's death isn't investigated further. Wed 24 Jul Wed 24 Jul Wed 24 Jul 2024 at 10:07am Authorities arrest an American man over the fatal stabbing of a Perth man during a holiday to Thailand. Tue 23 Jul Tue 23 Jul Tue 23 Jul 2024 at 8:38am A Perth home builder with scores of unfinished projects on the books is no longer able to legally undertake construction works. Thu 18 Jul Thu 18 Jul Thu 18 Jul 2024 at 8:59am Families dealing with food allergies say the price of their weekly shop has more than doubled, with calls for subsidised groceries to help relieve the pressure on people suffering from coeliac disease. Wed 17 Jul Wed 17 Jul Wed 17 Jul 2024 at 12:49am
CBC
23-05-2025
- Business
- CBC
Communities in Focus: spotlight on Winkler and Morden
At CBC Manitoba, our job is to tell stories that reflect our province's many people and places. Communities in Focus is a community news bureau project that aims to hear Manitobans' stories and share them with the rest of the province. This past March, the communities of Winkler and Morden hosted CBC's Communities in Focus. We spent a week meeting with leaders and innovators, and learning about life in the region. Now, we're sharing the stories of Winkler and Morden. READ WATCH Tariffs, counter-tariffs top of mind for manufacturing hub in southern Manitoba: New active transportation path to connect Morden, Winkler by fall 2 months ago Duration 2:47 People in the Morden-Winkler area of southern Manitoba will soon have a new 10-kilometre biking and walking trail connecting the twin cities. Lack of wastewater treatment capacity hampering home-building in Morden: Lack of wastewater treatment capacity hampering home-building in Morden 2 months ago Duration 3:37 The demand for new housing in Morden is outpacing the supply, thanks to a lack of wastewater treatment capacity and a lack of funds for a new facility. But the neighbouring city of Winkler may be able to help out in the short term. New Pembina Valley burial site, mosque helping Muslims feel more at home: New Pembina Valley burial site, mosque helping Muslims feel more at home 2 months ago Duration 2:58 Morden's growing Muslim community has a new place to come together and pray, and soon they'll also have a final resting place for their loved ones. The City of Morden and the local Muslim community have arranged to set aside land for a Muslim burial site at the city's newest cemetery. Winkler Flyers Soar into Playoffs with Championship Hopes: Morden-area manufacturer sees boom in business for natural and organic makeup: Information Radio on CBC News MB March 20 | LIVE@ Outpost Grill at the junction of highway 3 & 14:
