Bad Regulation = Bad Landlords

Hat tip "Nearly Legal" and check out this sobering report on the regulation of private sector renting by the National Audit Office.

There are 4.4 million privately rented "households" in England. Those who have bad experiences of such renting may "find it contributes to serious illness, financial issues or homelessness...The proportion of households in England living in privately rented accommodation has approximately doubled in the past 20 years, and the sector faces several challenges:

On average, private tenants spend more of their income on housing (32%), compared with those living in their own properties (18%) or social housing (27%).

The market is increasingly populated by low-income groups, benefit recipients and families, whose access to other housing options may be limited.

In around 29,000 instances in 2019-20, households were, or were at risk of being, made homeless following an eviction that was not their fault.

Many local authorities face funding pressures, which can constrain their ability to check properties proactively for non-compliance and therefore places greater reliance on tenants being aware of their rights and reporting problems".

As the NAO chart shows (p16) what this means is renters in the private sector can suffer harassment, live in dangerous properties, face financial exploitation, receive poor service, unaffordable rents and be completely insecure. Ironically to use a phrase loved by the Tories about Social Housing it is increasingly the "tenure of the last resort".

While there are many good landlords who offer and maintain quality homes for rent they are often under cut by bad landlords.

What we need is not only greater regulation but for this to result in a shift in the power relationship between landlords and tenants. To do that we also need effective and independent renter unions.

End "no fault evictions" - May's legacy or is it that all careers in politics end in failure?

Recently Prime Minister, Theresa May promised to bring about the end of "No fault" (section 21) evictions but we wait to see if her successor delivers on her promise.

The motion below was sent by my branch to UNISON National Delegate Conference earlier this year calling for the end of such "no fault evictions".  Surely not shome  coincidence!

This conference notes:

1.That the number of households in London who rent from private landlords is up from 15% in 2000 to 27% in 2017 and that Shelter forecast that nationally this growth will continue.

2. The lack of security for private tenants causes unnecessary homelessness and makes it very difficult for private tenants to lead settled lives.

3. High rents in this sector cause hardship for tenants and leads to the taxpayer subsidising private landlords via housing benefit.

4. Shelter believe that the reasons behind Labour winning in Canterbury and Kensington is due to the number of private tenants voting Labour (the rent quake).

5. In the devolved nations “No fault” evictions and “Right to buy” have been abolished or restricted. 

Conferences therefore calls upon the NEC:

1. To hold a national wide campaign day in 2019 for proposals to improve the private rented sector.

2. To produce campaign materials for branches on the private rented sector.

3. To campaign and support calls for an end to no fault evictions and rent controls for the private rented sector.

4. To produce guidance for all branches on how the Letting Fees bill currently in Parliament should be enforced by local councils.

5. To ask Labour Link to support manifesto commitment to reform of the private rented sector.

6. Campaign for all local authorities to be able to suspend right to buy in their locality due to housing need.

UNISON Housing Associations branch (Greater London)

Reform of Private Rental Sector (& really end no fault evictions)

Great news that the Government is considering ending Section 21 "no fault evictions" of tenants who pay their rent, don't cause a nuisance and respect their property. 

This is a major victory but we need to make sure that this current Conservative Government can deliver on this promise and that "revenge evictions" by landlords who will simply lie about the reasons they are evicting are also ended. 

By coincidence my UNISON branch has submitted a wide ranging motion on reform of the Private Rental Sector (see below) to this years National Delegate Conference and it has passed Standing orders committee!

Motion 74. Reform of Private Rental Sector (PRS)

Conference notes:

1) That the number of households in London who rent from private landlords is up from 15 per cent in 2000 to 27 per cent in 2017 and that Shelter forecast that nationally this growth will continue;

2) The lack of security for private tenants causes unnecessary homelessness and makes it very difficult for private tenants to lead settled lives;

3) High rents in this sector cause hardship for tenants and leads to the taxpayer subsidising private landlords via housing benefit;

4) Shelter believe that the reasons behind Conservatives losing seats in Canterbury and Kensington is due to the number of private tenants voting against them (the “rent quake”);

5) In the devolved nations “No fault” evictions and “Right to buy” have been abolished or restricted.

Conference therefore calls upon the National Executive Council:

a) To hold a national wide campaign day in 2019 for proposals to improve the private rented sector;

b) To produce campaign materials for branches on the private rented sector;

c) To campaign and support calls for an end to no fault evictions and rent controls for the private rented sector;

d) To produce guidance for all branches on how the Letting Fees bill currently in Parliament should be enforced by local councils;

e) To ask Labour Link to support manifesto commitment for the reform of the private rented sector;

f) Campaign for all local authorities to be able to suspend right to buy in their locality due to housing need;

g) Campaign for all local authorities to be able to introduce licensing of all private sector landlords. Housing Associations

"Eviction notices surge by 26%"

An alarming story today from "Inside Housing" magazine. "The survey shows the landlords issued 99,904 notices seeking possession for rent arrears in April to November this year, compared with 79,238 for the same period in 2012 - a 26 per cent increase".

The survey is of social tenants who rent from Councils and Housing Associations. It is clear that not only is bedroom tax a major cause but also the cost of living crisis since due to years of falling wages many tenants just don't earn enough to pay the rent. I wonder what impact the new Tory so called "affordable" (up to 80% of market) rents" have had on this statistic?

I suspect that things can only get worse. Councils have been able to distribute some temporary relief from a discretionary Government fund. But this is too little and running out.

What will also happen when the total benefit cap begins to really bite?

Private landlords have also seen evictions soar according to this report. 

Many years ago I took part in an eviction of a family home as a housing officer just before Christmas. The tenant had ignored all contact with the rent officers and Courts. He hadn't told his wife about what was happening. The first thing she knew about it was when the bailiff and locksmith knocked on the door while she was cooking food for her children. She had to leave there and then with her Children and a suitcase, while we put her in a taxi to the Council homeless unit for emergency rehousing in a grotty bed and breakfast.

That is the reality of evictions. It is the innocent and vulnerable who will suffer the most.