New Government White Paper published: Fairer Private Rented Sector

Whilst the published White Paper reforms will result in some significant changes, they will take some time to go through legislation (most likely into 2023) and the team at Belvoir will be ready to manage them.

The paper details the following 12 point plan and Natalie Boardman, Director at Belvoir gives her insight:

1. We will deliver on our levelling up housing mission to halve the number of non-decent rented homes by 2030 and require privately rented homes to meet the Decent Homes Standard for the first time.
   Natalie: This is not an issue as our landlords are responsible, professional owners who ensure that the homes are kept up to standard.
2. We will accelerate quality improvements in the areas that need it most.
   We will run pilot schemes with a selection of local councils to explore different ways of enforcing standards and work with landlords to speed up adoption of the Decent Homes Standard.
3. We will deliver our manifesto commitment to abolish Section 21 ‘no fault’ evictions and deliver a simpler, more secure tenancy structure.
   Natalie: Belvoir landlords do not use Section 21 evictions for no good reason and our tenants generally stay beyond the initial fixed term, so the move shouldn’t be a concern.
   Under the changes, the Government have confirmed there will be at least six months’ notice of the changes linked to periodic tenancies, and existing tenancies will migrate to this system at least 12 months later.
4. We will reform grounds for possession to make sure that landlords have effective means to gain possession of their properties when necessary.
   Natalie: This should cover the reasons you as a landlord need the property back.  The only omission is in relation to refurbishment works, so we await to see whether this will be included.
5. We will only allow increases to rent once per year, end the use of rent review clauses, and improve tenants’ ability to challenge excessive rent increases through the First Tier Tribunal.
   Natalie: At Belvoir we recommend only an annual review, which is not excessive.  First Tier Tribunal has always been in operation and so should be no change to good landlords.
6. We will strengthen tenants’ ability to hold their landlord to account and introduce a new single Ombudsman that all private landlords must join.
   Natalie: This will be in addition to The Property Ombudsman, of which Belvoir are members, and we await the detail of how it will be operated.
7. We will work with the Ministry of Justice and Her Majesty’s Courts and Tribunal Service (HMCTS) to target the areas where there are unacceptable delays in court proceedings.
   Natalie: This is also good news for the sector, although our landlords rarely need to go to court.
   
8. We will introduce a new Property Portal to make sure that tenants, landlords and local councils have the information they need.
   Natalie: A central portal will be an additional level of reporting, but as information becomes available Belvoir will establish an efficient way in which to manage this for landlords.
9. We will strengthen local councils’ enforcement powers and ability to crack down on criminal landlords.
   Natalie: This is a positive move, as it will remove the minority of landlords who break the rules and jeopardise the safety of tenants, improving the reputation of those who operate fairly.
10. We will legislate to make it illegal for landlords or agents to have blanket bans on renting to families with children or those in receipt of benefits.
    Natalie: Belvoir landlords do not operate blanket bans, but take informed decisions based on individual circumstances and these will continue to be supported.
11. We will give tenants the right to request a pet in their property, which the landlord must consider and cannot unreasonably refuse.
    Natalie: A landlord cannot ‘unreasonably refuse’, so a term in a head lease would seem reasonable. The pet insurance clause is a great idea, but it will be worth checking for confirmation that damage by pets is covered.  If not, an additional pet rent is recommended.
12. We will work with industry experts to monitor the development of innovative market-led solutions to passport deposits.
    Natalie: This is a positive step to encourage future homeowners, but it may only be possible for nil deposit schemes, as in general deductions are not generally known until the end of the tenancy.