Renters’ Rights Bill

Helen Hayes Excerpts

Wednesday 9th October 2024 Commons Chamber

[Helen Hayes (Dulwich and West Norwood) (Lab)]

I support this long-overdue Bill. Almost a quarter of households in Dulwich and West Norwood are renting privately, and many of them live with the instability caused by an under-regulated market. I am contacted every week by constituents who are living in unacceptable conditions, facing unaffordable rent increases or threatened with a section 21 no-fault eviction. Private renting is fundamentally unsustainable and unstable.

Too many local renters are living in poor-quality accommodation, suffering with damp and mould, but with limited levers to hold their landlord or letting agency to account. Those who complain risk reprisal evictions, from which they have no protection. Tenants are forced by rent hikes and section 21 notices to move frequently, and they are denied the security of a long-term home. Parents put children into school not knowing whether they will be able to afford to stay in the area for the duration of their education. Increasingly, young families are being priced out of London, and that contributes to a dramatic drop in school rolls, so I warmly welcome this Bill.

[Nesil Caliskan]

I recognise the crisis that my hon. Friend describes. Does she agree that individuals and families are paying the cost of this crisis, not only with money but with the trauma of being moved from home to home?

[Helen Hayes]

My hon. Friend makes a good point. This crisis in private renting is taking an unbearable toll on the health and wellbeing, the financial security and the stability of families across the country, which is why this Bill is so welcome.

I will table an amendment to the Bill. Last year, constituents of mine tragically lost their son to suicide. He was in his first year of university and had signed a tenancy for his second-year accommodation shortly before his death. The tenancy, which had not started when this young man died, included a guarantor agreement signed by his parents. After their son’s death, the letting agency insisted that the agreement applied even in the event of a tenant’s death and, shockingly, began pursuing my constituents for rent payments. While facing the unbearable loss of their son, my constituents were forced to find another student to take on his tenancy in order to be relieved of their responsibility for the rent. This type of clause is not in every guarantor agreement, and it is wholly unnecessary. Landlords can insure themselves against loss of rent in the event of the death of a tenant. My amendment would outlaw the pursuit of guarantors for rent owed by a deceased tenant, to protect other families from this cruel treatment while they are grieving.

I am grateful to the Minister for Housing and Planning for his positive engagement on this issue, both in opposition and since he has been appointed to the Department. I hope the Government can accept my amendment, which was drafted with assistance from lawyers at Shelter, as a straightforward solution. I hope Members from across the House can all agree that no one facing bereavement should have to worry that they will be pursued for their loved one’s rent.

Finally, on affordability, rents in Lambeth and Southwark have grown rapidly in recent years. I welcome the measures in the Bill to ensure limits to rent increases under the section 8 process, and to ban landlords from accepting rents from prospective tenants above the asking price. However, the scale of the crisis in London is so significant that there is a need for further action on rent rises. I hope that as the Bill progresses through the House, my hon. Friends will listen to the calls of the Renter’s Reform Coalition and the Mayor of London, and will consider what more can be done to stabilise rents and assist with affordability.

For too long, reform of the private rented sector has been neglected, leaving renters in Dulwich and West Norwood suffering with insecurity, poor accommodation and rising costs. The effect of this crisis in private renting is destabilising for our communities and harmful for health; I see the impact of the crisis every single week in my constituency. The Renters’ Rights Bill will be transformative for my constituents, and I will be proud to support it this evening.