Renters’ Rights Bill

Lord Davies of Brixton Excerpts

Tuesday 4th February 2025 Lords Chamber

[Lord Davies of Brixton (Lab)]

My Lords, I congratulate my noble friends Lord Wilson of Sedgefield and Lady Brown of Silvertown on their excellent maiden speeches. I am sure that the House will benefit from their membership.

It is a pleasure to follow the noble Lord, Lord Tope; he has covered a number of the points that were going to be included in my speech and I agree with everything he has said. My views on housing are very much governed and guided by my experience as an inner-London borough councillor. However, I am not just going to talk about London; I also want to talk about older renters.

A Venn diagram shows that there is considerable overlap, with a higher proportion of older renters in London than anywhere else in the country. This is a particularly difficult issue which needs to be addressed. There is a crisis in London’s housing, driven by a combination of soaring rents, the lack of affordable housing and growing insecurity for tenants. With 2.7 million private renters, making up 31% of the capital’s housing market, many Londoners are struggling with rising costs, poor housing conditions and the threat of eviction.

Older renters in London are particularly vulnerable in this crisis. Many are long-term tenants on fixed incomes, facing significant rent hikes, leaving them at risk of eviction and potential homelessness. Unlike younger renters, older tenants often struggle to relocate due to mobility issues, limited financial means and a shortage of suitable age-friendly housing. Additionally, age discrimination and strong competition in the private rental sector make it harder for older people to secure new tenancies. This is a growing issue. Research from the charity Independent Age estimates that, over the coming 25 years, there will be a fourfold increase in the number of older renters.

Urgent action is needed, including rent controls, greater legal protections and stronger enforcement against rogue landlords. Without intervention, London’s rental market will continue to push vulnerable groups, especially older people, into precarious and unstable living conditions. Given the extent of the crisis in London, I make no apology for highlighting the views of London Councils, emphasising the points made by the noble Lord, Lord Tope, and by the Mayor of London on what is needed in addition to what is in the Bill.

The mayor and London Councils have broadly welcomed the Renters’ Rights Bill as a crucial step towards improving the private rented sector in the capital. However, they have highlighted key areas where further government action is needed to address the capital’s severe housing pressures, growing homelessness and stretched local authority resources. We will need to address the issues they have raised during the Committee stage.

The mayor and London Councils support the abolition of Section 21 no-fault evictions, which have been a major driver of homelessness in London: 5,000 Londoners faced homelessness due to Section 21 evictions in the last fiscal year, which is an 18% increase on the previous year. Greater protection for tenants is set out in the Bill, but the mayor, for example, has also called for rent control powers to be devolved to London, while London Councils, as we have heard, supports strengthened tenant protections against sudden rent increases through a fairer tribunal process and an extended notice period of two months.

Both bodies have expressed concerns about the new regulatory and enforcement responsibilities being placed on local authorities. Councils will be responsible for enforcing the decent homes standard in a private rental sector where 134,000 properties failed to meet this standard. With London boroughs already facing a £500 million funding shortfall for the forthcoming year, additional enforcement duties will be unsustainable without government funding. London Councils has urged the Government to undertake a full new burdens assessment to ensure councils can implement the reforms effectively.

We also need stronger protections against rental discrimination. They call for the regulation of guarantor requirements, which discriminate against older people, who find it more difficult to obtain such guarantees, in addition to migrants and low-income renters. The Bill should also ensure better access to compensation for renters who have faced discrimination, with a lower burden of proof for claims.

I am running out of time, so I will just emphasise the point made by the noble Lord, Lord Tope, and my noble friend, about extending protection to asylum accommodation. The mayor and London Councils have highlighted the substandard conditions in Home Office-provided asylum accommodation. We need an extension of the decent homes standard to cover asylum accommodation, the application of Awaab’s law and the new renters’ ombudsman to cover asylum housing, ensuring that asylum seekers and refugees receive the same legal protections as other renters.