Bill to reform PRS faces latest Commons hurdle
The Renters' Rights Bill introduced by Housing Secretary Angela Rayner is to be debated by MPs again tomorrow with a series of amendments, including a limit on rent in advance to one month.
The Renters’ Rights Bill is due to face its latest test in the House of Commons tomorrow.
The bill, introduced by Housing Secretary Angela Rayner (main picture), reaches the report stage and third reading before it is then passed to the House of Lords for scrutiny.
A series of amendments have been tabled to change the bill, which will introduce a ban on Section 21 ‘no fault’ evictions.
Rent limit
Amendments include preventing landlords and letting agents from asking for more than one month’s rent in advance of a tenancy.
And other changes include allowing ‘superior landlords’ to be pursued for rent repayment orders (RROs) even if they have received no rent. This would overturn a Supreme Court ruling nearly two years ago that meant the ‘superior landlord’ was not liable for a RRO.
Licensing offence
Also, landlords may not rely on terms of a contract as the sole basis of any defence against an HMO licensing offence, according to the NRLA.
The National Residential Landlords Association (NRLA) says the one month rent in advance limit will take away any assurance landlords and letting agents have that tenants can afford the rent.
Chris Norris, Policy Director at the NRLA, said: “The Government is cutting off any assurance responsible landlords might seek when renting to those who cannot easily prove their ability to sustain tenancies and pay their rents.”
Effects on PRS
Meanwhile, Propertymark found that 50% of property agents are concerned about the effects the bill will have on the PRS.
Nathan Emerson, CEO at Propertymark, says: “It is vital that as this legislation passes through Parliament that the UK Government listens to the many concerns that agents still have about this legislation in the new year.
“The UK Government must ensure that it gets its priorities right so that both tenants and landlords can benefit from a stable and affordable private rental market.”
Often rent to tenants from abroad that cannot be adequately referenced and pay rent in advance. Also the huge student population of tenants who pay several times a year when they get their grants, how will this be dealt with? It makes you wonder what planet politicians are on!
I strongly recommend everyone to contact their local MP about this latest news as this would be a disaster for ALL tenants. Its exactly as Jason says above, its not to feather the nest of the Landlord, its general practice to get a tenant agreed with the Landlord when it might be a slightly more difficult case. For a good example, look at a Dr from overseas just starting a job, no credit, no references, no guarantor, but can pay the first 6 months and deposit to ease the worries of a Landlord who is taking someone with no references. It happens a lot and with all of these people who are coming into the UK to work and make a better life for themselves in jobs we desperately need filling. All these people will have to be turned away if we can’t take more upfront monies to make it easier for a Landlord to accept them. We have little to no say in this and when we do speak out its all to defend Landlords but its not its to help so much more and housing is the first thing we need to get right and I am afraid it not going well at the moment.
Dear Ms. Rayner,
In most cases, the reason we request six months’ rent in advance is to assist tenants in securing a property they might otherwise be unable to obtain, often due to failed referencing. This measure is typically applied when a prospective tenant has poor credit and serves as a safeguard for the landlord, ensuring that rent is covered for at least six months.
We understand that not all tenants have the financial means to provide this upfront amount. However, this approach is intended as a compromise to support tenants rather than as an act of malice. Without such assurances, landlords may be less willing to consider applicants with credit challenges, which can (and will) exacerbate the growing housing crisis.