What is the renters reform bill and when will it be introduced?

  • News
  • What is the renters reform bill and when will it be introduced?

The government outlined in the Queens speech their intention to introduce this renters reform bill. It outlines the removal of no-fault evictions for private renters. They want the private rented section to have more tenants’ rights. Also, a ban on evictions. They are hoping that rented accommodation will be more stable for tenants. They will be looking at the notice periods that they have to give on a fixed term tenancy.

When is the renters reform being introduced?

The proposal of the bill was given to the house of commons back in 2019. However, due to Brexit and the ongoing issues with Covid it was thought that the proposals would not take place for some time. However, in the last few months the government have decided that they need to bring this legalisation forward so it may come into force this year. The government are committed to trying to push this through as quickly as possible.

We have laid out the provisions of what will happen within the act and how it will affect landlords. You need to be aware that this is going to dramatically change the whole concept of tenancy agreements for landlords. The name itself outlines that it is for rental reform.

What is a section 21 notice?

A section 21 notice is bringing an end to a tenancy either for a fixed term or where the tenant goes onto a month to month. This gives the landlord the ability to give notice to the tenant without outlining why they have given such notice. The landlord may wish to sell the property or move back in but at this moment of time he does not need to give a reason why he is serving the notice. This bill will change the whole of this. We will outline the proposals later. If you wish to know more regarding this, please click here to read our previous article dedicated to section 21 notices.

What else does it bring into account?

It will detail how a tenancy can end, how the landlord can create a framework for it to end and giving it a new ground to be able to sell the property. Others considered will be rent arrears, anti-social behaviour, domestic abuse, property standards, accelerated possession. The government are trying to ensure that deposit’s last for a lifetime rather than a one-off property. So, you can move them from property to property.

Will the renters reform bring an end to the section 21 notice?

Yes, it will. Landlords in future will not be able to serve a section 21 but they will have to have a specific reason why they are serving a relative notice. The government feels that this is the best way to give tenants security in their property and within their tenancy.

Are there any proposals regarding the assured short hold tenancy?

Yes. They will be changing the assured short hold tenancies as follows.

  1. A fixed term assured tenancies. This will give both the landlords and tenants stability and clarity; it allows the parties to agree a set term for the property and the conditions for the contract length. Tenants have the security of knowing that their home is theirs under a set term from the agreed period. Landlords know that the tenants will be at the property for that period. Rent increases would be agreed in the contract and both parties are clear on the rights. At the end of the fixed term tenancy, unless both parties agree to a new agreement, the tenancy would roll into a month-to-month basis.
  2. Assured periodic tenancy. This is where a tenancy comes to the end of its fixed term. It then goes onto rolling contract. It is a more flexible arrangement. The government will allow you to do this from day one. Ie have a tenancy on a month-to-month basis whereby the tenant can give one months’ notice. There is no confirmation from the government of what the landlord would have to give by way of notice, but we discuss this later. However, that if the rent is paid weekly then the tenant only must give one weeks’ notice.

Ending a fixed term tenancy early through a break clause.

We get asked this question on many occasions on inserting a break clause. They are not a requirement of the housing act in 1988. They can be included within the agreement but can only be enforced by way of consent. However, the law will be changed to ensure that they are enforceable in future.

Will this prevent landlords from increasing the rent?

The government does not support introduction of additional rent controls. However, the new agreements will be on a fixed term basis with a fixed rent. The rent cannot then be increased during that term. On a rolling contract details have not yet been given on what the landlord can do. We anticipate within a set notice period that they will not allow the rent to be increased.

Are there any other provisions?

Yes, there are many it will extend the protection that is already involved in the deregulation act 2015. Under the current act the landlord must serve a copy of the how to rent checklist, gas safety and an EPC. They also must give details of the deposit scheme. This can be extended to include an EICR.

How will you be able to bring a fixed term tenancy to an end?

The government’s new deal for renting will retain a flexibility for many people within the private rented sector. This allows them to be able to have security. In an assure tenancy ie open ended tenancy the tenants will be able to give a notice at any time. With the correct notice period for their rented accommodation.

How does a landlord then finish a tenancy?

The landlord’s will be able to end either tenancy by issuing a notice of section 8 of the housing act 1988. The current grounds are all laid out within the act. Ranging from 4 weeks’ through to 2 months’ and beyond and some of them are discretionary through the courts. It is not clear yet how the government are going to allow landlords who just wish their property back. Landlords will have to give prior a notice period to the tenants of what the grounds they wish to have it back before moving a new tenant in. The whole idea is to have the stability for tenants on a long-term basis within rented accommodation.

Will there be a ground for selling a property?

Yes, the landlord will have the ability to sell the property. Many landlords currently use the section 21 notice to this effect, but the government want a specific ground for it.

What if I have rental arrears, are you still entitled to then serve a notice?

Ground 8 is the mandatory ground for possession where a tenant still has arrears will be allowed. However, under the current government scheme (renters reform) no evictions or bailiffs can take place until Mid-February. There is a high likely hood that this will be extended. The government are going to outline the simpler system within the ground 8.

What if my tenant is causing anti-social behaviour will I still be able to ask the tenant to leave?

These powers are already within the local authority’s ability to deal with. They will be extended to include mandatory evictions on this ground. There are various other grounds which will be included which are already within the current legalisation.

Will there be further extensions regarding property standards?

Yes, the government already have the House (Fitness for Human Habitation Act) and will strengthen tenants’ rights. This will include quiet enjoyment of their home. You are also required to give a minimum of 24 hours’ notice to give visits to the property. It will drive up further standard within the rented sector. But again, at this moment in time these have not yet been outlined.

I have a student accommodation in Brighton will this really affect me.

The government want to have specific provisions when it comes to student accommodation. It will affect dramatically any landlord that deals with a student. They want to balance it for both parties. So, landlords can recover their property with certainty about timing, but students have the right to security. The government has not outlined the details of what will take place.

Will the renters reform include short term lets?

Short term lets are commonly known as holiday lets. There is no legally binding contract for a tenant that takes a property less than 6 months. However, the government want to have contracts that enter short term lets for properties in future. Essentially bringing them into the property market.

Lifetime deposits, how would that work?

This is an amendment to the current proposal. A lot of tenants want to be able to use and move their deposit from one property to another. However, it makes it difficult when there are potential claims on the deposit for landlords. The government are going to come up with a scheme which will have a system known as a lifetime deposit. How this will work there is no proposals at this moment in time and no-one has an idea on how this will work, and we are all waiting to see.

Is there a provision within the legalisation to include a rouge data base for landlords?  

Yes, there will be a new provision. Including a database of rouge landlords and property agents to the public. The database is to be maintained by the local authority but is not currently available for tenants to view. The new provision within the renters reform will allow tenants to contact the local authority. Also, find out who their rouge landlords are and how they will have a right to redress.

Will this affect the future of Buy to lets?

There is a high possibility that the renters reform is going to affect lenders within the property market. Where swift re-possessions are required, or people are in default. The current notices of section 8 arrears can make it long and slow for landlords. Therefore, serving a section 21 is much easier. There are possibilities that lenders might start to look at buy-to let loans in a completely different way. This means larger deposits to be put down.

Do not hesitate to ask our advice on how we think that this might affect the property market. The government have clearly decided to push this bill through as quickly as is possible. They are keen to roll the provisions out as soon as is possible. It is currently going through reading with the houses of commons. There will be various amendments throughout the readings of the bill before it comes into legislation.

See all News Posts
google-review Review
Cat Westmacott
Cat Westmacott
17:57 10 Jun 24
Generally helpful for Lettings. As with any company, sometimes need a push for a response, but often easier to speak on the phone than email. Feeling hopeful for the next year’s contract with Harringtons🤞.
Kirsty Turner
Kirsty Turner
20:50 04 Jun 24
Great experience. Everyone is so lovely and helpful over the phone at Harringtons! The best experience we have had with a letting agent in Brighton, none of the other agents in Brighton have been bothered to keep in touch and help us find a property as much as these guys. A special shoutout to the lovely lady who showed me around the flat (Georgie I believe -sorry if I got that wrong), great at answering all my questions and been very lucky in securing the first property we viewed with her (an amazing spacious flat that has everything we need - including nice storage space for our paddleboards!) Looking forward to moving into our seaside home. Thank you!
Shadan B
Shadan B
23:31 30 May 24
Great experience, very helpful staff and friendly. I wish you all the success. Thanks for your care. 💐😊
Rachel Roberts
Rachel Roberts
21:13 30 May 24
Best experience I've had with a letting agent!
Charley Besant
Charley Besant
10:25 30 May 24
So far the process with Harringtons has been amazing. We viewed 3 properties with Georgie and each time she was so informative and kind, she gave us the time we needed in each property to look around, take videos and ask questions about everything. The whole process has been easy so far and I can now happily say we found our property thanks to Georgie and the team at Harringtons.
Ainhoa Negro
Ainhoa Negro
09:15 30 May 24
Georgie at Harringtons Lettings in Brighton has been exceptional throughout my rental process. From the very beginning, her professionalism and friendliness stood out. She provided clear and prompt communication, ensuring all my questions were answered thoroughly. Georgie made the entire experience seamless, from viewing properties to finalizing the paperwork. Her attention to detail and genuine care for my needs made me feel confident and supported. I highly recommend Georgie and Harringtons Lettings to anyone looking for a top-notch rental experience in Brighton.
PRBL1
PRBL1
09:11 30 May 24
Joel Starcross
Joel Starcross
15:22 29 May 24
Beth has been an excellent agent, great communicator and enthusiastic member of the team. Highly recommended!
Jess Pond
Jess Pond
13:16 29 May 24
Had an absolutely awful experience with this company. Told me one thing on the phone and then told me another thing on email. Very mixed messages. Left 7 students homeless by putting the house back on the market with only 24 hour notice. Will never use them again. AVOID!
Roisin Lilley
Roisin Lilley
11:42 24 May 24
I recently had some problems with my previous agent and came to Beth for help! She took over the correspondence for me and sorted everything out for me! I can’t thank her enough for her patience and help!! I’d highly recommend her to other landlords that need help!
Chris Lilley
Chris Lilley
11:26 24 May 24
I’ve been a tenant with Harringtons Lettings for a while, they are great, they always sort out any issues I have quickly and efficiently, Beth in particular is really helpful and I’ll be going to her for my next rental property when I look to move in September!
Georgina Palzeaird
Georgina Palzeaird
11:21 24 May 24
Beth Roberts was a huge help when I needed to switch to a new letting agency. She was friendly and efficient and I’ve always felt I’m in safe hands.
Eliya Halim
Eliya Halim
10:26 24 May 24
Top service
Maryana Atiya
Maryana Atiya
10:20 24 May 24
Rees Harper
Rees Harper
17:53 21 May 24
Lauryn Keller
Lauryn Keller
15:20 03 May 24
Georgie was great on our viewing - super lovely, informative and honest. Thank you!
Sammi Richmond
Sammi Richmond
09:16 24 Apr 24
Well, they just contacted me via email asking for a review for money... so here, I guess.Does 3 stars get me that tenner? Probably not. Nothing terrible to say, but never had any issues with the property really. Don't enjoy that they were willing to pay for reviews though, seems sketchy.UPDATE: As the business has finally replied to my review 6 years later, I thought I would mention that I indeed have the email still as proof. Offer of £10 for a review, and to mention Rachel Erridge in the review. Also a prize of £200 to one lucky winner. The email was sent from the Harrington's admin email address. I can email the proof to whoever requests it.
Jayden Charles-Frempong
Jayden Charles-Frempong
01:20 18 Apr 24
Every interaction I've had so far with Harrington has been positive with workers responding to calls very quickly and addressing any queries efficiently.
severin severinov
severin severinov
10:05 11 Apr 24
It is very good that they do their job professionally and take care of the customers.
kate quick
kate quick
13:15 09 Apr 24
I am very happy and extremely grateful to have found Harringtons lettings and the beautiful flat that I am now living in. Not only is the flat perfect for me, ticks all the boxes and is in a great location; the whole communication/admin process was so fast and efficient. I spoke to many of the team, but the two main contacts initially were Georgie and Beth. Great personalities, friendly and fast at replying to emails and phone calls. It was all turned around very quickly and everyone at Harringtons seems to appear to really be happy in their jobs. Great letting agent and I would recommend them to others looking for a new home.
Michael Hollamby
Michael Hollamby
12:32 09 Apr 24
Having worked with many many lettings it has been refreshing to deal with such a dynamic and energetic team. From start to finish the team have outstanding. Special mention to Beth who has been fantastic. I can thoroughly recommend using Harringtons.
Celyn James
Celyn James
17:08 27 Mar 24
Great experience, Georgie was so knowledgeable and kind with any enquiries I had. Really put me at ease while house hunting, amazing service thank you so much!!
Madison Harris
Madison Harris
14:29 27 Mar 24
Georgie was so helpful and really kind very appreciative x
Amber-Rose Cook
Amber-Rose Cook
08:58 22 Mar 24
easy to use and navigate as a first time user
Buffy Vaughn
Buffy Vaughn
18:06 21 Mar 24
Harringtons have been so helpful so far. Everyone we’ve spoken to on the phone including Georgie have been so warm and receptive and easy to communicate with. As a couple renting together for first time me & Danny couldn’t have found better people to help us out, they’re clear and concise. We discovered them through Rightmove and would highly recommend anyone to use their services to rent with.Thanks guys!Buffy & Danny
Sajan Raja
Sajan Raja
01:48 21 Mar 24
Kerryn Johnson
Kerryn Johnson
16:58 18 Mar 24
Georgie was absolutely amazing! Very helpful, easy to talk to and all in all an absolute sweetheart. Made the process of renting and finding a property less stressful. Always happy to help and lovely to chat to!Thank you again for everything!
Julia Reinstein
Julia Reinstein
11:22 18 Mar 24
5/5 - Everyone I’ve spoken to on the phone has been so friendly and patient with our move in documents. We found Harringtons through Rightmove, and have been really happy with our interactions. The team respond to queries efficiently and are happy to answer any and all questions.
Andrew Brown
Andrew Brown
07:09 15 Mar 24
A really excellent agency, who are very easy and friendly to deal with. Highly recommended.
Rob Rainbird
Rob Rainbird
18:04 13 Mar 24
Lovely staff and all round positive experience - Georgie is an absolute diamond and a credit to the team!
Tori Tor
Tori Tor
11:15 08 Mar 24
Harringtons have been really helpful and very swift with their responses. Georgie was very proffesional and really friendly when she did the viewings with me and Beth on the phone was again really helpful and gave me hope when I was explaining my eagerness to find somewhere new to live. Thanks Harringtons!
christos papanicolaou
christos papanicolaou
09:33 07 Mar 24
Staff were brilliant. Very helpful
Yasmin Bright
Yasmin Bright
20:54 01 Mar 24
I'm in a difficult situation at the moment with my landlord wanting to sell the flat that myself and my 3 children have been living in for 7 years. I came across Harringtons Viewings by applying to view some properties outside of my area.Unfortunately I haven't been able to sort anything with Harringtons, however I wanted to write this to say that they have been nothing but kind, warm and very understanding of my situation. I've been really impressed by their customer service (namely Georgie & Beth) and hope that they are able to find me something eventually!Thanks so much.Yasmin
Tegan
Tegan
17:30 22 Feb 24
Have been very accommodating and helpful when calling agents. They have been very helpful in being able to secure a house for students.
TheFlyingCrocodile
TheFlyingCrocodile
16:42 21 Feb 24
Went above and beyond to get things sorted for me
Brittany Stace
Brittany Stace
11:18 24 Jan 24
Harringtons have been incredibly helpful and supportive of us as new renters and they have been super efficient in getting all of the documents sent through and signed in such a short period of time. Thank you!
Georgie Prebble
Georgie Prebble
20:36 05 Jan 24
Jade Innes
Jade Innes
10:24 04 Jan 24
So far the service has been good. The staff are very friendly and quick to respond to any questions and requests.
Polly Smith
Polly Smith
11:17 28 Dec 23
we chose this letting agents as they chose a good bills company that is much cheaper than other agents. When viewing houses the staff were very friendly and have been very helpful in answering our questions and making the process as easy as possible.
Emma Howe
Emma Howe
16:06 14 Nov 23
I would rate Harringtons Lettings a 5/5. Very lovely on the phone and very quick and easy to communicate with via email. Any problems have been resolved in no time at all. So far so good!I found Harringtons via Rightmove.
Akwisitions Feedback
Akwisitions Feedback
16:25 30 Oct 23
Very responsive and super helpful throughout the process. Highly recommended!
Chloe Ballard
Chloe Ballard
17:28 02 Oct 23
Although I have only been renting with Harringtons for a short period of time, I have had nothing but a positive experience. From viewing to admin updates. The admin team especially are very polite and quick to respond and I have no doubt that the rest of my tenancy will run smoothly. I would recommend to anyone considering renting in brighton.
Matthew Ball
Matthew Ball
11:46 19 Sep 23
Professional communication with tenant although entirely impersonal. There was a bigger disconnect in their communication with the landlord in most cases, which seemed to be either slow or non-existent (discovered after contacting the landlord directly).Property was full of spider webs on day 1 despite apparently being professionally cleaned. Took a day off of work to clean it on move out day, leaving it cleaner than when it received but still had to pay part of the deposit for professional cleaning.It has been a while since I have rented, but I'll avoid letting agencies completely now if this is anything close to the average renting experience.
Ronan SK
Ronan SK
12:38 12 Sep 23
Great professionalism/communciation from the start up until the end of my tenancy. Definitely set the standards for what agencies should be like. Highly recommend to those within Brighton.
Daniel Sutton
Daniel Sutton
10:29 24 Aug 23
I have rented with Harringtons Lettings before and have always found the agents to be quick, efficient, friendly and helpful. I loved their service so much I have chosen to rent with Harringtons again. Faultless 😊
See All Reviews
js_loader
<
Get in Touch

Send a message to a member of our team and we'll be happy to answer your questions!

Send a Message

Register for Property Alerts

Let us know what you're looking for and we'll email you with matching properties when they become available.

Make an Enquiry

Please complete the form below and a member of our team will be in touch shortly.