Renters (Reform) Bill

Anna Firth Excerpts

2nd reading
Monday 23rd October 2023 Commons Chamber

[Mary Robinson (Cheadle) (Con)]

I am pleased to rise to speak on Second Reading of a Bill that fulfils a manifesto promise and introduces a number of measures ensuring that renters get a fairer deal and more protections while maintaining landlords’ essential control over their properties. Acknowledging that there are both good landlords and tenants—there are problematic ones as well—we must strike a careful balance. Therefore, as well as abolishing section 21 evictions and moving to a simpler structure where tenancies are periodic to empower renters and provide them with more certainty, the Bill introduces reforms to ensure that repossessions where tenants are at fault are easier, such as in cases of repeated, frequent arrears or antisocial behaviour.

The majority of landlord-tenant relationships work well, but, where they break down, early and effective dispute resolution is crucial. The new private rented sector ombudsman will be able to provide impartial and binding resolution to issues. However, it is not a full replacement for the court system. Therefore, His Majesty’s Courts and Tribunals Service must be ready for the changes. I welcome that some of that has already been raised, indicating that there will be: more digitising of the court process to make it simpler and easier for landlords to use; prioritising of certain cases, such as those including antisocial behaviour, which can be a significant issue for landlords and tenants alike in my constituency; and the provision of early legal advice and better signposting for tenants, including to help them find a housing solution that meets their needs. I urge the Minister to work at pace with the Justice Secretary so that we can bring forward these measures as soon as possible.

My constituents in Cheadle are animal lovers, so I welcome that the Bill will give tenants the right to request having a pet in their property. Landlords will be required to consider those requests and unable to refuse them unreasonably.

[Anna Firth (Southend West) (Con)]

My hon. Friend is making an important point. The people of Southend West are great animal lovers, and many have written to me to say that they have not been allowed to have a pet in a private rented property—what a terrible thing that is for their mental health. In Southend, I have met the Royal Society for the Prevention of Cruelty to Animals and been told heartbreaking tales of people having to give up their pets. Like her, I welcome the provisions in the Bill such that landlords cannot unreasonably refuse a request for a pet, but, likewise, landlords can demand that the tenant takes out insurance against any damage that a pet may do—a good balancing act. Does she agree that, given how important pets are to our physical and mental health, those provisions are to be much welcomed?

[Mary Robinson]

I certainly agree, and my hon. Friend has pre-empted many of my comments. It is heartbreaking for many people to part with their pets in order to have a roof over their heads. However, as we know, pets can sometimes cause damage and deterioration to a property, so it is important that landlords can insist on pet insurance to cover any damage caused as a result. However, for clarity, I would be grateful if the Minister could clear up a query from a constituent who expressed concerns to me about allowing pets in shared properties. In those circumstances, what will constitute a reasonable refusal—for instance, what if another resident with allergies or difficulties with animals complains? Will the Minister make sure that acceptable reasons for giving that refusal are made clear?

As the Secretary of State mentioned, the proposals have been examined in Committees. As a member of the Levelling Up, Housing and Communities Committee, I have had the opportunity to look closely into reform of the private rented sector, examining the Government’s proposals as set out in the White Paper, “A fairer private rented sector”. We heard from a wide range of stakeholders with views across the spectrum. The Committee found that there was considerable support for the proposal of introducing an ombudsman for the sector. Further, we heard evidence that many rogue landlords are not intentionally malicious but unaware of their obligations. We heard that supporters of the Bill hope it will be an effective place for resolution. Equally, there were concerns from landlords that it might create additional bureaucracy, and concerns from tenant groups that it may take away the ability to go to court. Reassurance about the ease of use of the dispute mechanism would be welcome.

Getting the balance right is crucial. Over the summer I met tenants, landlords and letting agents, such as Cheadle-based Stuarts Homes, which facilitates tenants and landlords on a daily basis. I am grateful to all my local residents, tenants and businesses for giving me their views. As with any legislation or policy, we must consider any unintended consequences and seek to balance the protection of tenants with the rights of landlords. I heard about potential issues with the debt respite scheme, also known as “breathing space”. It was introduced in 2021 to help those experiencing debt, and provides individuals with a 60-day period in which interest and charges on their debts are frozen and enforcement action from creditors is paused. That is paired with a requirement to seek professional support to create a repayment plan. The scheme will have come as a relief to many. However, I have listened to concerns that some tenants have misused it to prevent evictions in cases of long-standing non-payment of rent. The stress of non-payment of rent—sometimes for months on end—affects landlords, who are unable to take possession of their property and are owed thousands of pounds in rent, which they fear they will never recoup.

Meanwhile, I have constituents in Cheadle who are landlords operating student lets. They have expressed concerns about the abolition of fixed-term lets. I was told that it may prevent landlords from securing tenants ahead of time for the next academic year, thereby taking away certainty and security for both landlords and students, who want to know their housing situation is sorted ahead of time. I was given an example by a constituent of where rental agreements are shared and if a student leaves, the others are—in theory—liable for the extra share of rent. However, in practice, the student leaving finds a suitable replacement, the lease is transferred and the departing resident gets their deposit back. As such, my constituent feels that a move to rolling tenancies, as the Bill proposes, would be unsuitable for student lets. I am reassured that that is being considered again.

We also heard during sessions of the Levelling Up, Housing and Communities Committee that the changes could negatively impact the rental market, making it unattractive for landlords to let to students. I understand that the Secretary of State has plans to introduce a new ground for possession, which will facilitate short-term student tenancies, but the Committee—and my constituents —recommend giving consideration to retaining fixed terms for the student rental market. Although I am pleased that the Government recognise the unique position of student accommodation in the rental market, I ask them to look at doing that.

The Bill makes some much-needed changes, but I ask the Government to listen to the outstanding concerns raised by those directly affected—the tenants and the landlords. We must ensure that we do not create unintended negative consequences or further problems that negate the good work of the Bill. In closing, I reiterate my overall support for these measures, and I look forward to following the Bill as it moves through the legislative process.

Renters (Reform) Bill (First sitting)

Anna Firth Excerpts

Committee stage
Tuesday 14th November 2023 Public Bill Committees

[Lloyd Russell-Moyle (Brighton, Kemptown) (Lab/Co-op)]

As per my entry on the register of interests, I receive some support from campaigning organisations that support my office and that campaign on this issue; and I have lodgers at my house.

[Anna Firth (Southend West) (Con)]

Can I declare that I am also the joint owner of two properties that are let out, but are held in trust?

[Mike Amesbury (Weaver Vale) (Lab)]

I am a vice-president of the Local Government Association.