Renters (Reform) Bill

Helen Hayes Excerpts

2nd reading
Monday 23rd October 2023 Commons Chamber

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

I see the impacts of the lack of regulation in the private rented sector in my constituency every single week. In Dulwich and West Norwood, rents have been spiralling for many years, and all too often the quality of accommodation falls way below what any tenant should be able to expect.

I have in my constituency a landlord who owns 90 homes in a development called Dorchester Court. The landlord is on the Sunday Times rich list. Their properties are in an absolutely dire state. Wooden props support the window frames. Plastic sheeting acts as an ineffective shield against moisture penetrating the walls. The heating is unreliable in the winter. The water pipes are made from lead, which contaminates the water supply to a level that is not safe for human health. The council has been trying for a number of years to take enforcement action against this landlord, but it has been waiting many months for a court date. In the meantime, the same landlord has used section 21 eviction notices—in a way that, in my experience, is entirely common—simply to ratchet up rents. Tenants are served with a section 21 notice terminating the tenancy, alongside an offer of a new tenancy at a higher level—often a significantly higher level—of rent. If any Member doubts the need for additional regulation of the private rented sector, they should visit Dorchester Court in my constituency, and, in five minutes, they will see how the regulatory framework is failing tenants across the country.

Section 8 allows for landlords to get their property back when they have a legitimate reason to do so. Section 21 is a pernicious, destabilising force in the housing rental market and there is no place for it. The consequences of section 21 are more than simply contractual. They are found in poor mental health and anxiety, in increasing homelessness and financial hardship, in children living in accommodation that no child should have to live in, and in children having to worry about the anxiety that their parents are experiencing because of the possibility of losing their home at any time. It is very disappointing that the Government are delaying the ban on section 21 evictions by allowing a loophole in this legislation. I sincerely hope that, in Committee, they will reconsider their position.

I turn now to an amendment to the Bill that I plan to table. Earlier this year, my constituents lost their son, a first year university student, to suicide—a devastating loss for any parent to bear. Their son had signed a tenancy for his second-year accommodation and his parents had signed a guarantor agreement. After their son’s death, they discovered that the guarantor agreement applied even in the event of his death, and the letting agent began pursuing them for the rent. It was rent for a tenancy that had not yet started and a tenancy that he would never take up. This is a shockingly punitive act against parents who were already suffering the worst possible loss.

In extensive correspondence with the letting agent on my constituents’ behalf, it refused to budge, simply stating that the rent was a contractual obligation and, although it was unfortunate, my constituents were bound to its terms. I am grateful to the Minister for meeting me to discuss the issues raised by this case. She has explained that the Bill will enable any tenant to terminate a tenancy with two months’ notice, but two months’ rent is a financial penalty that no bereaved guarantor should have to pay. This type of clause is not in every guarantor agreement, and it is not necessary. Insurance policies can cover loss of rent in the event of the death of a tenant. I ask the Government to reconsider their position and, in Committee, to accept my amendment, which would straightforwardly outlaw the pursuit of guarantors for rent owed by a deceased tenant and stop any other family having to suffer this egregious additional pain, anxiety and hardship at a time of great sadness and vulnerability.