Find out the progress of the Renters Reform Bill, and the iHowz contribution.

iHowz thanked in the Lords
Progress in the Commons
Progress in the Lords
Amendments made in the third reading

The Renters Reform Bill continues its slow, tortious way through Parliament.

House of Commons

The Bill has passed through all the initial stages in the House of Commons:

– first and second Readings.  These are formalities, when little happens.
– It then went to a committee who examined the Bill in detail, and also heard from witnesses with their recommendations for changes.  A full report can be seen here.
– Finally, it went back to the Commons on April 24th for a long debate (third reading), where several amendments were agreed.  The whole debate can be seen here.

There were two speeches that are well worth listening to:

– Anthony Mangnall
– Sir Christopher Chope, who sponsored the iHowz meeting in the House of Commons on November 22nd 2023

House of Lords

The Bill is now in the House of Lords, who held a long debate on the Bill, where several Lords gave their views:

The whole debate can be seen here (4.5 hours)

Individual contributions:
– Lord Best
– Lord Frost

iHowz have been campaigning and lobbying MPs and Lords on the RRB, especially:

• the potential impact of loss of the Section 21 notice, and
• the proposal that all tenancies will be periodic and never ending – Assured Tenancies.

We have employed a top barrister, Andrew Butler KC to draft appropriate amendments for both of these, which will be tabled in the Lords for debate:

• a new ground 8B that will allow a notice without reason, but the tenant would be able to claim the last two months rent free to allow them the money to move.
  Terms and Conditions would apply.
• to allow a Fixed Term agreement if both parties agree.

iHowz thanked in the Lords.

There were many speakers in the Lords, the majority of whom supported the retaining of a Fixed Term tenancy.  Whilst speaking, Baroness Lawlor made a point of thanking iHowz, and Andrew Butler for the work done in this.  You can see the clip here, fast forward to 5:50 to hear just the acknowledgement.

Amendments made at the third reading

1. An initial six-month tenancy before tenants can serve notice to quit

The original version of the Bill allowed a tenant to give two months notice at any time.

This has now been amended so a tenant cannot give notice until after 4 months,  locking them into a 6 month tenancy.

The landlord can waive this requirement and allow the tenant to give notice to quit earlier.

2. Abolition of Section 21 and implementation for existing tenancies subject to report on county court performance

When the Bill becomes law (is enacted), existing periodic tenancies will be able to continue to use a Section 21.  This will continue until the Lord Chancellor is satisfied that the county court system for possession orders is functioning properly.

Note that any tenancies still in a Fixed Term, or new tenancies created after the Bill becomes law, will not be able to use the Section 21.

3. Further strengthening rent repayment orders

It will now be possible to make rent re-payment orders against:

• landlords,
• licensors and by
• superior landlords and licensors, as well as
• against a “director or other officer of a body corporate”

4. Report into the impact tenancy reform and effectiveness of Section 8

The Secretary of State must appoint an ‘independent person’ to report on:

• The impact of the replacement of fixed term tenancies with rolling periodic assured tenancies.
• The extent to which the grounds for possession under Section 8 “operate effectively; are comprehensive; and are fair”.

5. Annual analysis of statistical data on “residential tenancies”

The Secretary of State must publish an annual report showing:

“(a) the number of dwellings let under residential tenancies;
(b) the location of those dwellings;
(c) the size of those dwellings.”

6. Change to a Ground 1 and Ground 1A of Section 8

If Ground 1 (landlord or family to occupy) or 1A (sale) is used to evict, the property cannot be used for a short term let (e.g. Airbnb) for 3 months.

7. Changes to Ground 4A student tenancies

The original version of the Bill allowed a new Ground for Possession for HMO students.

This now includes all full time students.

8. Changes to definition of “threatened with homelessness”

A person will be classed as “threatened with homelessness” if they have been given a valid Section 8 notice and the date specified in the notice is within 56 days.

This provision only used to apply to a Sectikon 21 notice.