Tag Archives: housing

What does the Renters’ Rights Bill mean for the future of rented housing?

GK Associate Director, Will Blackman, explores what the government’s new Renters’ Rights Bill means for the future of rented housing in England.

The government’s Renters’ Rights Bill completed its passage in the House of Commons this week and is expected to receive Royal Assent in the coming months following the completion of its Lords’ stages. What does this significant piece of legislation mean for the private rented sector and the housing market as a whole?

The origins of this bill go back several years. The Theresa May government in 2019 first consulted on reforms to rebalance the rights and responsibilities of landlords and tenants, which included the ability of landlords to issue Section 21 notices, or so-called ‘no-fault’ evictions. This change continues to sit at the heart of the bill and is intended to give greater stability and security of tenure to tenants.  It also provides landlords with reformed and expanded grounds for seeking possession of their properties under Section 8 of the Housing Act 1988. This includes cases where the landlord wishes to sell or to move into the property themselves. Other measures include stricter requirements around rent increases, the creation of a new ombudsman, new requirements on landlords to remedy mould and damp problems and a new right for tenants to request a pet.

The last Conservative government introduced its own version of this legislation – the Renters’ Reform Bill – however this fell away following the dissolution of Parliament ahead of the General Election. The Labour government’s version of the bill – now the Renters’ Rights Bill – includes some significant differences to its predecessor, almost all to the benefit of tenants rather than landlords. For example, tenants must now be in three months of rent arrears before landlords can seek possession, rather than the two months proposed by the Conservatives; the grace period after which landlords can seek possession in order to sell the property has also been doubled from six to twelve months and the notice period extended from two to four months. Moreover, the current version of the bill gives tenants new rights to terminate a tenancy from day one with two months’ notice – something previously not allowed under the last bill until at least four months after a tenancy started. This would have effectively created a minimum six-month term.

These reforms are the most significant changes to the regulation of the private rented sector for over 35 years. The residential landlord sector has been careful not to be seen opposing the legislation outright given the unhelpful optics around this. However, many individual landlords are concerned that the balance has tipped too far away from them, potentially leaving many unable to take back possession of their properties in reasonable circumstances. Court backlogs have provided an additional layer of concern, with delays in processing evictions claims already persisting in many parts of England, with many landlords calling for significant improvements in order to allay their concerns.

Some industry leaders such as Propertymark and the National Residential Landlords Association have warned that the proposed provisions could lead to landlords withdrawing from the sector, in turn limiting supply and driving up rents. The Ministry of Housing, Communities, and Local Government’s own impact assessment does not predict an exodus of landlords from the sector. Indeed, landlords have been subject to a raft of regulatory and tax changes since 2015, but these have not resulted in significant divestment from the private rental market, which many had predicted at the time.

However these changes play out in the long term, individual and institutional investors in the private rented sector will need to grasp this new regulatory landscape quickly, especially given its wide-ranging impacts for the sector and the prospect of significant disruption to their portfolio. It is the case that home ownership remains unaffordable for many and this is unlikely to change in the near term. However, as the government looks to tip the balance in favour of tenants, it is vital that investors engage with the new regulatory landscape to ensure they are well prepared and can take steps to insulate themselves from any emerging risks.

To discuss the government’s housing policy reforms in more detail, please contact Will Blackman at will@gkstrategy.com

Housing

Unlocking the built environment

Angela Rayner has unveiled two flagship pieces of policy that will shake up planning policy and the local government architecture to get growth going. Senior Associate Sam Tankard takes a look at what impact this might have for businesses that operate in this sector.  

Housing, planning and the local government system have long been identified by Keir Starmer’s Labour party as major constrictions on growth, and he has talked before about taking a “bulldozer” to the planning system. His Chancellor Rachel Reeves has also cited the desire to get Britain building as a key, and relatively low cost, lever to unlocking growth. Over the last week, we’ve seen the culmination of this with Angela Rayner, arguably one of the most powerful cabinet ministers, presenting her two-step solution to injecting impetus into councils and the wider built environment.

Backing the builders

The updated National Planning Policy Framework was published on 12 December and is seen as the key to unlocking 1.5 million new homes. The most significant change is to mandatory housing targets which will see many councils, particularly leafier constituencies and suburbs, deliver as many as 5 times the number of new homes per year than they currently are under Local Plans, as she calls on councils to all do their bit to meet their housing need, as the question is shifted to “where the homes and local services people expect are built, not whether they are built at all.”

The Government sees prioritising low quality “grey belt” as key to this housing mission and is supporting these new changes with £100m for extra planning officers to speed up and deal with bottlenecks in the system.

Tackling the blockers

The structure of councils has been long overdue a refresh and given how many of this Labour parliamentary party come from local authority backgrounds, it is no surprise to see a Labour Government bring forward a “devolution revolution”.

The English Devolution White Paper – which will form the basis of the English Devolution Bill in 2025 – proposes more powers for combined Authority Mayors who will receive new integrated funding settlements covering housing, growth, retrofit, transport and skills and employment as the Government wants to empower local leaders and shed Whitehall control. However, Rayner will still have increased call in powers if significant projects are not making necessary progress.

It is also clear the Government hopes this will deal with some of the inefficiencies in the way councils deliver public services and procure contract support, which will be welcome to businesses who support local authorities. As such, many two-tier council areas will be replaced by unitary authorities, where boundaries are hindering ability to deliver public services.

Growth unlocked?

Rayner will hope that these reforms will address the bureaucracy that Whitehall and local government process has burdened on public service and housing delivery, and help unlock the investment desperately needed across huge swathes of the built environment. If successful therefore, businesses operating at this intersection of housing and councils should take confidence that healthy opportunities are on the horizon. The next challenge will be where will all these builders and engineers come from…