What is the Renters’ Rights Bill?
The Labour Government have proposed a new Bill in parliament to ensure that the private rental sector is better regulated, with more restrictions on landlords (such as the removal of “no-fault evictions” and more rights to private tenants. Labour have said that the Bill will “improve the current system for the 11 million private renters…it will give renters much greater security and stability so they can stay in their homes for longer, build lives in their communities and avoid the risk of homelessness”.
You can find out a full overview of the bill, and the proposed changes here.
What does it mean for students?
Some of the changes to the rental sector, through the Renters’ Right Bill will have a significant impact on the experience of students living off-campus. Your Students’ Union welcome most of these changes as they will protect students living in sub-par accommodation, and ensure that there is tighter regulation on unsuitable and unsafe living conditions. However, we also know that some changes will impact students negatively. We have summarised some of the main changes that will impact students below.
Abolishing Section 21 “no-fault” evictions: Landlords will no longer be able to ask tenants to leave their property for no reason. Which means that instead of having a one-year fixed contract, landlords are likely going to have to offer tenancies with no-fixed end date. They will not be able to ask you to leave when it is convenient for them, and it means greater protection for tenants if you raise concerns about housing repairs, mould or other issues – the landlord cannot evict anyone as easily as they could before. Some landlords will be allowed to evict students in the summer where students are living there. This will also mean that:
- Tenants/Students may be able to sign on to one house for their full length of degree, and wont have to keep looking for houses each year if you wish to stay OR be able to sign for a 10 month agreement
- Tenants/Students will be able to give two months’ notice in the event that you want to leave your tenancy early*
- Tenants/Students won’t need to sign a full years’ tenancy agreement. Instead, you can just give two months’ notice. This may mean you do not need to pay for accommodation over the summer months if you do not want to
*It is worth noting that the Joint and Severally liable clause in your contract means that if you give it up two months early, it is likely that this is for the whole house, and not just for one student wishing to leave.
Creation of a Private Rented Sector Database: Whilst will help landlords understand their obligations and ensure landlords comply with these. The database will also support tenants make better, more informed choices, when entering a contract or tenancy agreement. Landlords must be registered with their council database.
You will be allowed pets! Tenants will now be able to request a pet in their property, and a landlord cannot “unreasonably refuse” the request for your pet to join you. We don’t know yet what is covered by the term “unreasonable” but it is likely that students will now be able to bring their fury friends with them.
End rental bidding: Landlords will not be able to accept offers above their asking price.
Strengthened local authority enforcement: There will be more penalties for rogue landlords. Local authorities will have more resource to regulate, check and issue penalties where landlords do not comply. It will be easier for tenants to complain to the council without the risk of a no-fault eviction.
Regulated rent increases: Landlords will only be able to increase the rent once a year, and in line with the “market value”. Tenants will be able to challenge rent increases that are above market value. Landlords will need to give at least 2 months notice of any rent increase.
How your Students’ Union are representing your needs
Some of the changes are very welcomed by your Students’ Union. However we know that there may be some issues that come as a result of the new Bill. Your Union are committed to ensuring that your needs are reflected and represented on the highest level. That’s why we have written to the government to consult on key changes. You can find our consultation document here.
We have also written to your local MP, Zoe Franklin, and your Union President, Liam has plans to present our consultation to Zoe at his next meeting with a summary of our main concerns, suggested amendments and comments:
- We would like to see the Bill introduce rent caps.
- To safeguard student renters from the misuse of summer eviction ground so that landlords can increase rent, we would like the Bill to be amended to link the annual rent increase to the property, rather than the tenancy.
- We would like the two-month notice period to be extended to protect students who sign an agreement early, and wish to leave their agreement before taking their tenancy. We know that many students sign for a house in October, for their next academic year. This protection would allow students to leave that agreement if they find an alternative property or if their circumstances change.
- We want Purpose Built Student Accommodation (PBSAs) to be included in the Bill. Currently they are excluded as they do not count as “Assured Shorthold Tenancies” and instead count as licences. This amendment would ensure students living in PBSAs have protected deposits, rent increase protection, eviction and notice period protection and access to the rental market Ombudsperson.
- We would like to see the Bill amended so that landlords who utilise 10 month contracts and a summer eviction notice, can only set up new tenancies at the start of the academic year to prevent exploitation of “lost” summer rent.
- The Bill should be amended to reflect the rental market for students who’s academic year runs from February – February.
- We would like the Bill to recognise the Joint and Severally Liable clause and allow one student to give notice where needed, whilst protecting the tenancy of the other students.
- We would like the Bill to abolish the need for guarantor requirements and add further protection against the discrimination of international students.
- Universities should have a greater duty of care to ensure affordable and suitable accommodation, and this should be reflected in their advertisement.
- The Bill should regulate end-of-tenancy deposit deductions and provide clear and transparent costs incurred. There should be more regulation around ensuring that any deductions are used to fix the issues for future tenants.
What can you do?
Think we have missed something? Tell us! Email ussu.president@surrey.ac.uk with your thoughts.
For advice and guidance, or questions regarding the Renters’ Rights Bill, email ussu.advice@surrey.ac.uk
