Renters’ Rights Bill

Mike Reader Excerpts

Tuesday 14th January 2025 Commons Chamber

[Liz Jarvis (Eastleigh) (LD)]

I am grateful for the opportunity to speak in this debate, which is important to my constituents, and to me personally, as I grew up in rented accommodation.

New clause 1 would limit the maximum rent that landlords can request or receive in advance to no more than two months-worth of the tenancy. Excessive deposits mean that far too many people face exclusion from the housing market altogether. For families on lower incomes, younger tenants or those receiving benefits, that practice can make finding a home almost impossible. Landlords increasingly use methods such requiring rent in advance to exclude those they deem undesirable tenants. According to the charity Shelter, 52% of private landlords refuse to let to tenants receiving housing benefit. By capping rent in advance, the new clause would help to level the playing field and reduce the financial burden on those who are looking for somewhere decent to live but cannot get in the door because they are living pay cheque to pay cheque.

Amendment 1 would ensure that any rent increase is capped at a maximum rate in line with the Bank of England base rate. Unchecked rent increases are driving families in Eastleigh and across the country into financial hardship. In the current system, unscrupulous landlords can impose excessive hikes that effectively force tenants out. One couple in my constituency, who are already working two jobs to provide a home for their young children, were forced out of their rented accommodation when their landlord hiked their rent to an unaffordable level. They had no choice but to move to a smaller property that does not cater as well to their family’s needs. Allowing that practice to continue undermines the stability and security that the Bill seeks to provide. Linking rent increases to the Bank of England base rate is both logical and fair. It would create predictability for tenants, while allowing landlords to adjust rents reasonably in response to economic conditions. Office for National Statistics figures show that private rents in Eastleigh rose by 7.6% in 2024. The amendment would provide more protection for people who are struggling because of the cost of living crisis and cannot pay extremely high rents.

New clause 23 would ensure that landlords approve necessary home adaptations for disabled tenants where a professional home assessment has been carried out. One in three disabled people in private rented properties live in unsuitable accommodation. The failure to secure appropriate housing can be life-limiting and make regular activities such as accessing a bathroom or moving between rooms very difficult. In England, 8.8% of disabled people rely on the private rented sector because of the chronic shortage of social housing, yet private rented properties are rarely accessible or adaptable, and only 6.6% of disabled facilities grants are used to make such homes suitable for disabled renters. Unsuitable housing not only hinders independence, but increases reliance on social care, leads to higher hospital admissions and reduces participation in work and community life. The amendment would ensure that disabled tenants have the autonomy and dignity to live independently in homes suited to their needs.

Finally, I express my support for amendment 10, which would extend protections to students in HMO properties. Students are some of the most vulnerable renters, often dealing with insecure housing, high rents and landlords who fail to maintain properties. This amendment would ensure that landlords of student HMOs are held to the same standards as other landlords, providing greater security and accountability. I also express my support for new clause 6: all young people deserve somewhere safe to call home, and as much support as possible to help them find it.

I welcome this Bill as an opportunity to reset the balance of power in the rental market. My constituents in Eastleigh and renters across the country deserve a rental market that works for them, not against them. I urge Members to support the amendments to which I have spoken, to ensure that the Bill delivers the fair deal that renters have been waiting for.

[Mike Reader (Northampton South) (Lab)]

I note for the record my interest in this area, because I am a landlord. As the Member of Parliament for Northampton South, I come to the Chamber today to speak strongly in support of the Bill and many of the amendments. The private and social rented sectors account for around a third of all households in my constituency—that is 35,000 people who will directly benefit from this legislation.

My constituents work hard. Northampton South has a higher economic activity rate than the UK average, yet despite working hard, many people still face incredibly high levels of housing insecurity, high rents and low housing standards. Housing remains the No. 1 issue in my inbox, and the Renters’ Rights Bill will help to address the insecurity and unfairness that my constituents have faced when renting. This Government are taking the decisive action that people in Northampton have long asked for.

I will speak to the amendments, but I have to start by addressing section 21. Ending no-fault evictions will protect my constituents. Right now, millions of renters across the country live with that sword hanging over their heads—that they could be forced to leave their home through no fault of their own. That means parents lying awake at night, worried that they will have to move their children mid-term; it means nurses and teachers being forced out of the communities that they work in; and it means families being unable to put roots down or plan for their future because they can be uprooted at any moment.

The numbers impacted by this insecurity are shocking, and it is really positive that the Government have not only recognised this, but included further protections through their amendments to strengthen protection for renters. I am particularly pleased by the amendments that limit rent to be paid in advance. We have heard some shocking stories today—my mouth dropped when I heard some of the rents being asked for in advance in certain parts of the UK. Protecting renters in this way is definitely the right thing to do.

I welcome the provisions that expand the decent homes standard. I have heard from people in my constituency who live in properties plagued by damp, mould and electrical hazards. Having spent nearly 20 years working in the construction industry and having worked with some great private and social landlords, I can say that it is not that difficult for people to maintain and look after the properties that they run. The fact that 21% of private rented homes in this country fail to meet basic standards is simply unacceptable. Landlords who do not properly maintain safe properties are irresponsible and deserve to be held to account, and this legislation will make sure that that happens.

I am particularly pleased that the Bill will recognise the impact on guarantors in the awful situation where a tenant who they support passes away. The new clauses that have been tabled will mean that guarantors are protected, while also providing fair recourse and support for landlords in that awful situation. I encourage Members to support those amendments.

I am encouraged by the provisions relating to the landlord redress scheme, which provides a clear route for tenants to resolve issues without costly court proceedings. However, I have had extensive conversations with students in Northampton and the Northampton Landlords Association, and with a number of my constituents who are part of the HMO action group, and they told me that, while they support the aims of the scheme—and they have been following the stages of the Bill up to Report in detail—they have concerns that the courts system or the justice system just will not be up to scale. I am encouraged by the Minister’s statement that this is being looked at, but it is critical for professional HMO landlords in my constituency, who will need quick resolution to disputes, and measures to deal with antisocial tenants and tenants who negatively impact on their co-habitees.