Renters’ Rights Bill

Lord Shipley Excerpts

Tuesday 4th February 2025 Lords Chamber

[Lord Shipley (LD)]

My Lords, I, like my noble friend Lady Grender, welcome the Bill. I thank the Minister and her colleagues for getting the Bill to this stage after several years of waiting. I agree with her that the Bill brings forward the most significant changes in the sector for 40 years.

I congratulate the noble Lord, Lord Wilson of Sedgefield, on his outstanding maiden speech and I look forward to hearing the maiden speech of the noble Baroness, Lady Brown of Silvertown.

A key difference of this Bill when compared with the Renters (Reform) Bill of a few years ago is that Section 21 is to be abolished before court reforms are delivered. Anything further that the Minister can tell us about how processes in the courts can be speeded up would be helpful. There will I think be significant discussion of that in Committee.

That said, the Bill takes us in the right direction. My party conference a few years ago debated Section 21, and two conclusions emerged. Conference wanted repeal of Section 21 and it wanted to protect good tenants from bad landlords. But it also wanted to protect good landlords from bad tenants. So, as the Bill progresses, I hope we can assess it against those criteria.

I suggest that there needs to be a third test. There are lots of solutions proposed in the Bill, but we must beware of just solving one problem when, in so doing, we create another. One example is restrictions on taking rent in advance: should it be one month or two months? On the face of it, one month in advance plus a deposit would seem to be sufficient. Yet some prospective tenants might find it easier to pay more rent up front, particularly those from overseas who have difficulty providing traditional affordability checks. So Committee will be important in assessing the policy of one month’s rent up front, which I understand was a late decision by the Government.

Another example of unintended consequences would be in relation to student housing. The noble Lord, Lord Willetts, has amply covered that issue, and I think there are problems there. Purpose-built student accommodation is rightly exempt from the Bill, and ground 4A allows student houses—that is, houses in multiple occupation—to be reclaimed to prepare for the next yearly intake of students. That exemption is the right approach, but what about the wish of many landlords to extend ground 4A to one-bedroom and two-bedroom houses and flats? They are not HMOs, but the removal of fixed-term tenancy agreements may worsen things for landlords renting out such accommodation because two months’ notice given midway through the academic year could lead to a loss of student accommodation, as landlords might then decide to leave the student housing market altogether and release those one-bedroom and two-bedroom accommodation units on to the wider private rented market. We must use Committee to examine that issue further.

Clause 98 and Schedule 4 refer to the decent homes standard. The Government are introducing a decent homes standard into the private rented sector for the first time, and I fully support their wish to do so. However, timeframes for improvements and more information on who will be responsible for resourcing them are needed, because one-fifth of homes in the private rented sector do not meet the decent homes standard. The Government will need to be clearer about the minimum standards that will be shown on the private rented sector database, which I strongly welcome because it will bring key information together in one place and can be used to assist with enforcement and rent repayment orders.

I remind the House that I am a vice-president of the Local Government Association because I want to say that, for the decent homes standard to be met, it would help if licensing schemes could provide a way for local authorities to inspect privately rented housing without the need for a tenant to have complained. As we know, many tenants are discouraged from complaining. In the Housing Act 2004, local authorities can create selective licensing schemes to improve poor standards, but they cannot require the physical state of a property to be improved as part of that licence. That is an issue for us to examine further in Committee, which I hope to be involved in doing.

Another question that I have is about market rents. Market rents have to be defined, and there may well be problems in doing so because the market is different across the country. Rental increases will be limited to once a year, but tenants would benefit from clarity on what level of rent increases would be appropriate. I suggest that uprating in line with CPI would be an appropriate method. Again, I look forward to examining that further.

There have been a number of claims at Second Reading today that restrictive regulation will reduce the supply of rental homes. I am not sure that is true. At the moment, there may be some signs of it, but we will have to wait a while until we see exactly what the circumstances are. I accept that we have to be careful about assessing whether the prohibition of fixed-term contracts increases the number of landlords choosing to offer short-term lets outside the private rented sector.

At its heart, this Bill is about standards in the private rented sector. It is not about pursuing good landlords but about pursuing bad ones and improving standards. For that reason, I strongly support the Bill in its overall intentions.