Bristol rental market – Latest on Renters Reform

The biggest legislation to impact the Bristol rental market seems like its been talked about for years. However, details behind the proposed Renters Reform legislation are starting to become clearer. The bill took a big step to become law as The Secretary of State for Levelling Up, Housing and Communities Michael Gove brought the Renters (Reform) Bill to Parliament for its 2nd reading on Monday 23rd October.

During the early discussions, it drew some criticism over the amount of time it has taken to come to this stage. As a result there is a lot of pressure to make it happen. The opposition even stated they’d largely support it, aiming a few remarks at government backbenchers, particularly those who are landlords.

Landlords given more consideration  

It was refreshing to hear Michael Gove’s framing of the market. He highlighted the importance of the private rental market (between 19% and 20% of total housing in this country.) There was a recognition that there were certain rights a tenant should expect and deserve. Reassuringly for landlords in the Bristol rental market, there was also an acknowledgement that many landlords provide an excellent service. It does feel like more of a balance is being found between improving tenant rights and protecting good landlords.

So, the detail is starting to become a little clearer. However, its worth noting this is not law yet and there will likely be changes as the bill is debated. Although these are subject to change here are some of the key points we’ve picked up on: –

Abolishment of section 21’s

An election promise by the Conservatives – will almost certainly happen and is supported largely across the house. BUT…it won’t happen straight away. It was announced court reform and changes to landlord possession rights need to be in place before section 21’s go. So they’ll remain an option for landlords to regain possession of their Bristol properties for a while yet.

Strengthened grounds for possession

Tools will be put in place (largely under section 8), for landlords to regain possession of their property. This includes dealing with anti-social tenants, arrears and regaining use of their property (vacant possession) for grounds including moving in.

Moving and selling grounds

Landlords need to give 2 months’ notice to regain possession of their property for moving in or selling. To avoid misuse, a 3 month void period is required before the property can be re-advertised (should circumstances change.)

Court reform

Court reform is now a big part of the bill, before other elements can be implemented. This will include speeding up the process of regaining possession and digitisation.

Protecting student market

The big news is that the government have taken on board the need to regain possession of student properties. This recognises the cycle needed to maintain the level of available properties to the following University years. So, this will be considered within the legislation. However, student rentals are not planned to be exempt from the removal of fixed-term tenancies.

Abolition of fixed-term tenancies

Fixed-term tenancies will become a thing of the past, introducing a 2-month notice period for tenants, including student rentals. The government stated “We believe retaining fixed terms would unfairly lock students into contracts, meaning they could not leave if a property is poor quality, or their circumstances change. Student tenants should have the same flexibility as others.” This means all tenants will be able to leave a property with 2 months’ notice. Whereas, a landlord would need to meet one of the strengthened reasons to gain possession. The only exception to this being the previously mentioned protection of the student market.) Demand within the Bristol rental market is still high, so its unlikely to cause a big surge in shorter tenancies.

Privately rented property portal

A new digital portal will be introduced that will help landlords understand and demonstrate their responsibilities. The portal will also support the council’s enforcement against what was described as “unscrupulous landlords”. Private landlords are to submit their properties’ compliance information, the exact requirements will come out in due course. We will obviously support our managed landlords by ensuring they meet their legislative requirements.

Removing blanket bans

The government stated they’ll stop landlords and agents putting blanket bans on those in receipt of benefits or with children. The select committee did challenge for more ambition from the government; “Landlords who do not want to let to benefit recipients will simply choose not to do so.” The governments response was to make it clear that the landlord should have ultimate say on who rents their property.

Right to increase rent

The government doesn’t want to introduce rent controls, the rental value will remain an agreement between landlord and tenant. The government do want to make sure rent increases aren’t used as a “backdoor to eviction.” To avoid this a tenant can challenge a rent increase if they believe its above market value. If they can’t agree then it will go to a tribunal with an independent panel assessing the market price.

Pet requests can’t be unreasonably refused

When challenged by the select committee the government doubled down on their intention to allow tenants to request a pet. They touched on a few areas that might be considered ‘reasonable’ to refuse like properties with shared areas (tenants could have allergies or phobias), the animal is unsuitable e.g., too big. Tenants will not automatically be able to keep a pet on request. If the landlord declines then they would have to wait until the Ombudsman or a court ruled it unreasonable.

The spirit of the legislation is in line with our “Pet-friendly” push. We believe a tenant with a well-behaved pet can be an excellent option, we find they are often more likely to stay longer-term when they find a home for themselves and their pet. Obviously, there are some properties where it just isn’t appropriate.

EPC C from 2025 scrapped!

On the 20th of September, the Prime Minister announced he’d be scrapping the new legislation requiring landlords rented properties to achieve EPC C from 2025. However, landlords are still encouraged via government-backed schemes to improve energy efficiency.

More information is available on the UK Parliament site, rest assured we’ll keep you up to date.

Note: this article was written before the new legislation was published. This means some of the above is likely to change before it’s written into law.

Bristol rental market – Latest on Renters Reform

The biggest legislation to impact the Bristol rental market seems like its been talked about for years. However, details behind the proposed Renters Reform legislation are starting to become clearer. The bill took a big step to become law as The Secretary of State for Levelling Up, Housing and Communities Michael Gove brought the Renters (Reform) Bill to Parliament for its 2nd reading on Monday 23rd October.

During the early discussions, it drew some criticism over the amount of time it has taken to come to this stage. As a result there is a lot of pressure to make it happen. The opposition even stated they’d largely support it, aiming a few remarks at government backbenchers, particularly those who are landlords.

Tell us a bit about your time at The Letting Game

“I joined The Letting Game as a Lettings Administrator back in June 2017. I was looking for a new challenge and particularly liked admin – yes there is always one! Believe me there really is a lot of admin involved in the world of lettings! From looking after deposits, to checking out the tenants, I’ve worked on most parts of the letting’s process.
I’ve studied here and become industry qualified through ARLA Propertymark. As well as building a wealth of knowledge and experience in the rental market. This has helped me move up through The Letting Game with several promotions including to Associate Director. I’ve recently taken on the responsibility of ensuring our landlord’s properties are legally compliant and safe for tenant use.”

Where does your role fit into The Letting Game?

“We’ve been in the letting business for over 14 years and have brilliant expertise and knowledge in compliance and licensing. We like to help landlords understand and action their responsibilities. There is a lot for landlords to consider. Whether it’s a large Bristol HMO or Studio flat, we’ll know the rental requirements. I’m delighted to play a big part as our resident licensing and compliance expert. I enjoy helping our Bristol landlords keep their rentals compliant. For instance is the right licensing in place? Are gas safety checks and other legal requirements up to date?”

What are you working on at the minute?

“Well, I’ve just been through and booked several gas safety checks for some of our managed Bristol landlords. Also, I’m meeting an Environmental Health Housing Officer from the Bristol City Council Licencing Inspection team, at a property shortly. There is a lot of work to keep our landlords compliant!“

Bristol City Council’s rental licensing proposal

Bristol County Council consulting on new licensing requirements for Bristol rentals

The changes aim to drive up the standards within Bristol’s private rental market, through licensing requirements. There are already some Bristol landlord licensing requirements in place:-

• Bristol-wide licence required for larger HMOs (house in multiple occupation) if 5 or more unrelated people live there. 
• Twelve wards have additional licensing requirements for 3 to 4 people HMOs.
• Bedminster and Brislington West also require selective licensing where 1 or 2 people or families live together. 

New licensing proposals for landlords Bristol properties

So, under the new proposals, the requirement for an additional licence will be extended to the whole of Bristol. It will also see Bishopston and Ashley Down, Cotham and Easton wards added to the selective licensing requirement. 

What does this additional licensing mean for Bristol landlords?

Well, the biggest element is that there are certain standards and conditions that a property must meet in order to be rented to tenants. A Council inspection will happen at least once within the 5 year period that a licence is granted for. To get more details on these standards, you can visit the Bristol County Council website.

Have your say

It’s worth pointing out that Bristol City Council are asking for feedback from those affected by these changes via this survey. The survey will close on the 7^th November 2023.  For those landlords we manage, we’ll provide the support needed to get their property licenced. We’ve even got our own licensing and compliance expert, Alexandra Drake, whom you can talk with. We’d also be happy to have a chat about how we can help our let-only landlords, and even those not currently with The Letting Game. 

If you want to talk to an expert about renting out your property and the licensing required, give us a call on 0117 9898 215.

Bristol City Council’s rental licensing proposal

Renters Reform – a big change to rental legislation

Big changes for the rental market! Renter’s reform refers to proposed changes in law aimed at enhancing the rights and protections of tenants. It looks to promote fairer renting practices, and improving the overall rental experience. Without doubt the most talked about part is the scrapping of section 21 notices. Find out more about the proposals.

Section 21 Notice

Often described as the “no-fault eviction“, its a notice issued on behalf of landlords. The notice paves the way for ending an assured shorthold tenancy without requiring a specific reason. This will be abolished when the renters’ reform comes in.

Section 8 Notice

This legal notice is served by landlords to regain possession of a property due to tenancy agreement breaches.

Section 20s (Section 20 consultation)

In the realm of UK residential leasehold properties, Section 20 of the Landlord and Tenant Act 1985. Put simply; making sure leaseholders are told of significant works or agreements that may impact them financially. Communication and working together is key!

Section 11 Landlords Obligations

Safe and sound! Its a landlord’s legal responsibility to maintain the structure and exterior of the property, and services like heating, plumbing, and sanitation.

Section 13 Notice

A fair increase! Served by landlords to propose a rent increase during a fixed-term tenancy. This follows the legally required process giving tenants ample notice.

Section 24 Mortgage Interest Relief Changes

Adapting to new rules! Changes in tax relief on mortgage interest for landlords, which impact the amount of tax relief. We offer guidance to landlords to navigate these changes successfully.

Deregulation Act 2015

Balancing rights and responsibilities! This act introduces changes to the private rented sector, including new rules on retaliatory evictions and prescribed information. We keep landlords informed and compliant with these legal updates.

Bristol City Council’s rental licensing proposal

What is a Section 21?

Section 21 notice often described as the “no-fault eviction”. This is something we issue on behalf of Bristol landlords, which allows them to regain possession of their property. We find that most our landlords have used this notice responsibly.

Some of the reasons we’ve found Bristol landlords use this notice:

• Move in a family member or themselves – Sometimes a landlord may need to move into the property themselves, move in their children or perhaps help a close family member with a home.
• Not getting their rent – A landlord will often rely on their rent being on time. missed payments or ongoing money owed can be a problem. 
• Problem tenants – From anti-social behaviour to not looking after the property, there are often good reasons for a landlord to want a tenant to leave.
• Tenancy agreement breaches – This can include overdue rent, moving someone in that’s not on the tenancy, sub-letting, smoking, not keeping it clean or even damage. 
• Selling – Sometimes a landlord will need to sell the property. So, they may want to give a property a lick of paint, sell it without the tenants clutter or remove the worry of a buyer having to evict someone to move in.
• Spruce up the property – rentals will eventually become dated over time, the landlord may want to improve living conditions, or simply update with the aim of increasing the rental yield.
  
  Most are responsible, but there are some landlords that will have used the bill to remove tenants that have raised real problems with the property. Perhaps problems that they don’t want to fix. This bill looks to address this and other behaviour that’s unfair to renters.  

What does this mean, will I be able to get my property back for these reasons?

Well, the devil will be in the detail. The Department for Levelling Up, Housing and Communities stated on the 17^th May 2023 that “it is critical that landlords have the peace of mind that they can regain their property when their circumstances change or tenants do not fulfil their obligations.” An example of this is a plan to combat anti-social behaviour, new powers are to be introduced that will help to tackle repeat offenders.

Regain possession

Instead of section 21s a landlord may need to go to court to get their property back. However, there will be some mandatory grounds that if proven a judge must award. Some grounds will fall to the judge and whether they believe it is ‘reasonable’ to award the landlord possession. We’ve included the full table from the Gov.uk paper below. Remember this could change as discussions progress in parliament.

Section 8 notice

The section 8 looks set to remain, it allows landlords to get their property back in a serious and specific breach of the tenancy.

So, whilst there will likely be a little more red tape and we’ll need to better understand the grounds to regain the property, it feels like there is likely to be the ability to regain for some of these reasons, though sometimes it will fall to the view of a judge (discretionary Vs mandatory.)

Proposed grounds for possession – you.gov

• Moving in

  Description The landlord or their close family member wishes to move into the property.

  Notice period is 2 months – Mandatory ground for possession

• Selling (rent-to-buy)

  Description The landlord is a private registered provider of social housing and there is a rent-to-buy agreement.

  Notice period is 2 months – Mandatory ground for possession

• Superior lease ending

  Description The landlord’s lease is under a superior tenancy that is terminated by the superior landlord.

  Notice period is 2 months – Mandatory ground for possession

• Student Accommodation

  Description In the 12 months prior to the start of the tenancy the property has been used to house students. This can be used by educational establishments and PBSA only.

  Notice period is 2 weeks – Mandatory ground for possession

• Agricultural workers

  Description The landlord requires possession to house someone who will be employed by them as an agricultural worker.

  Notice period is 2 months – Mandatory ground for possession

• Employment by landlord

  Description The dwelling was let as a result of the tenant’s employment by landlord, and the employment has come to an end OR tenancy was not meant to last the duration of the employment and the dwelling is required by new employee.

  Notice period is 2 months – Mandatory ground for possession

• Used for supported accommodation

  Description The provider requires possession from a non-supported accommodation resident to relet as supported accommodation.

  Notice period is 4 weeks – Mandatory ground for possession

• Temporary accommodation

  Description The landlord is ending a tenancy granted because the household is owed the homelessness duty.

  Notice period is 4 weeks – Mandatory ground for possession

• Enforcement action

  Description The landlord is subject to enforcement action by Local Authority or banning order by First-tier Tribunal and needs to regain possession to become compliant. Refused/Revoked HMO licenses etc.

  Notice period is 2 months – Mandatory ground for possession

• Severe Anti-social behaviour/Criminal Behaviour

  Description The tenant convicted of a criminal offence, breached an IPNA, breached a criminal behaviour order, or convicted of causing noise nuisance.

  Notice period – possession claim can be made immediately – Mandatory ground for possession

• Serious rent arrears

  Description The tenant is at least 2 months in arrears at the time notice is served and the court hearing. Exemption for outstanding benefit payments.

  Notice period is 4 weeks – Mandatory ground for possession

• Suitable alternative accommodation

  Description Suitable alternative accommodation is available for tenant.

  Notice period is 2 months – Discretionary ground for possession

• Persistent arrears

  Description The tenant has persistently delayed paying their rent

  Notice period is 4 weeks – Discretionary ground for possession

• Deterioration of property

  Description The tenant has caused the condition of the property to deteriorate.

  Notice period is 2 weeks – Discretionary ground for possession

• Domestic abuse

  Description Social landlords only. Evict the perpetrator of domestic violence if the partner has left the property.

  Notice period is 2 weeks – Discretionary ground for possession

• Deterioration of furniture

  Description The tenant has caused the condition of the furniture to deteriorate.

  Notice period is 2 weeks – Discretionary ground for possession

• Supported accommodation (discretionary)

  Description The tenant has unreasonably refused to cooperate with the support service provided.

  Notice period is 4 weeks – Discretionary ground for possession

• Selling

  Description The landlord wishes to sell the property.

  Notice period is 2 months – Mandatory ground for possession

• Mortgage repossession

  Description The property is subject to a mortgage and the lender exercises a power of sale requiring vacant possession.

  Notice period is 2 months – Mandatory ground for possession

• Possession by superior landlord

  Description After a superior tenancy ends, the superior landlord becomes the tenant’s direct landlord, and seeks to take possession.

  Notice period is 2 months – Mandatory ground for possession

• Ministers of religion

  Description The property is held for use by a minister of religion to perform the duties of their office and is required for occupation by a minister of religion.

  Notice period is 2 months – Mandatory ground for possession

• Employment criteria

  Description The social landlord requires the dwelling to let to someone based on their employment eligibility (e.g., key workers).

  Notice period is 2 months – Mandatory ground for possession

• End of employment related criteria

  Description The social landlord must have granted the tenancy because of the tenant’s employment eligibility (e.g., key workers) and they no longer meet those criteria.

  Notice period is 2 months – Mandatory ground for possession

• Supported accommodation (mandatory)

  Description The provider requires possession because support services or funding has ended or fallen away; the provision is no longer meeting the tenant’s needs; the placement was ‘move on’ accommodation.

  Notice period is 4 weeks – Mandatory ground for possession

• Redevelopment

  Description The landlord is seeking possession to redevelop at least 6 months after start of tenancy. Must demonstrate changes cannot be done with the tenant living there.

  Notice period is 2 months – Mandatory ground for possession

• Death of tenant

  Description The tenancy was passed on by will or intestacy. Possession proceedings must begin no later than 24 months after death.

  Notice period is 2 months – Mandatory ground for possession

• No right to rent

  Description At least one of the tenants has no right to rent under immigration law.

  Notice period is 2 weeks – Mandatory ground for possession

• Repeated serious arrears

  Description Three separate instances of at least 2 months of arrears over a 3 year period.

  Notice period is 4 weeks – Mandatory ground for possession

• Any rent arrears

  Description The tenant is in any amount of arrears when notice is served and on the day of their court hearing.

  Notice period is 4 weeks – Discretionary ground for possession

• Breach of tenancy

  Description The tenant is guilty of breaching one of the terms of their tenancy agreement.

  Notice period is 2 weeks – Discretionary ground for possession

• Anti-social behaviour

  Description The tenant or anyone living in or visiting the property has been guilty of causing nuisance or annoyance to the landlord or anyone living in, visiting or in the locality of the property, or has been convicted of using the premises for illegal/immoral purposes, or has been convicted of an indictable offense in the locality.

  Landlord can make immediate possession claim – Discretionary ground for possession

• Rioting

  Description The tenant or other adult living at the property has been convicted of an indictable offence which took place at a riot in the UK after 13 May 2014.

  Notice period is 2 weeks – Discretionary ground for possession

• False statement

  Description The tenancy was granted due to false statement.

  Notice period is 2 weeks – Discretionary ground for possession

What’s next?

Well, the government missed its original target date when the last parliamentary term ended. We would expect further discussions and the formal “second reading” to happen in autumn this year. We’ll keep landlords up to date when we know more accurate timings.

Bristol City Council’s rental licensing proposal

These independent 3^rd parties help protect landlords and tenants, providing peace of mind you’re working with a letting agency you can trust:

Property Redress Scheme

Basically, resolving disputes and fostering trust! A property redress scheme provides a way for resolving disputes between landlords, tenants, and letting agents. However, we choose to be regulated in an unregulated world providing reassurance to our clients. We’re registered with ARLA Propertymark a recognised property redress scheme, therefore, offering peace of mind and a pathway to resolution.

Client Money Protection Scheme

The Client Money Protection Scheme is a little extra reassurance for landlords, tenants, and third parties. The scheme reimburse these parties, in the event that an agent misappropriate their rent, deposit, or other client funds.

The Property Ombudsman

Your property peacekeeper! The Property Ombudsman is an independent UK body that resolves disputes between consumers and property agents, including letting agents. Basically they provide a neutral platform for complaint resolution, promoting fairness and transparency in the property industry.

Landlord Insurance

Protecting the Protector! This is for additional peace of mind. An insurance policy that covers risks associated with renting out a property e.g. property damage, liability claims, or loss of rental income.

Bristol rental market – Latest on Renters Reform

The biggest legislation to impact the Bristol rental market seems like its been talked about for years. However, details behind the proposed Renters Reform legislation are starting to become clearer. The bill took a big step to become law as The Secretary of State for Levelling Up, Housing and Communities Michael Gove brought the Renters (Reform) Bill to Parliament for its 2nd reading on Monday 23rd October.

During the early discussions, it drew some criticism over the amount of time it has taken to come to this stage. As a result there is a lot of pressure to make it happen. The opposition even stated they’d largely support it, aiming a few remarks at government backbenchers, particularly those who are landlords.

How long have you been in the lettings industry?

“I started my career back in 2004 in South Africa working in residential sales. Moving into lettings and property management in 2008. Having owned my own real estate business for 10 years I developed strong relationship management and industry knowledge and experience. I’ve since moved to the UK and gained over 5 years of market experience here. I’m passionate about providing a great service to our clients.”

What does a Lettings Manager do?

“Key to my role is building strong relationships with our landlords and tenants. Also supporting my team to do the same. Understanding the needs of our landlords and making sure we find them fantastic tenants is important to me.
We’ll make sure that our landlord’s properties are shown in their very best light. With fantastic photographs, virtual tours, floor plans, and unique property descriptions as standard. Our incredible marketing also gets eyes on your property quickly. Our ‘first look’ on Instagram creates an initial buzz around your property, before it even hits the property portals like Rightmove. This means we often book a block of viewings within the first 24 hours.
My team then runs professional viewings and will manage the negotiations on behalf of our landlords. We’ll also provide feedback to our landlords and discuss the tenant offers with them. Making sure there is strong communication between my team, landlord and tenants is an important part of my role. Something I review regularly with the team.
Once we’ve found great tenants, I make sure that the communications and processes within the business are smooth. Always looking for ways to improve, its all part of our landlord service.”

What are you working on at the minute?

“The team and I are always busy preparing to advertise our landlord’s properties, running viewings, and having discussions with Bristol tenants. Just before this chat, I was writing a property description for one of our Bristol landlords’ properties. Pulling out some of the property and local Bristol highlights – something that only a local Bristol letting agent can provide.“

Bristol rental market – Latest on Renters Reform

The biggest legislation to impact the Bristol rental market seems like its been talked about for years. However, details behind the proposed Renters Reform legislation are starting to become clearer. The bill took a big step to become law as The Secretary of State for Levelling Up, Housing and Communities Michael Gove brought the Renters (Reform) Bill to Parliament for its 2nd reading on Monday 23rd October.

During the early discussions, it drew some criticism over the amount of time it has taken to come to this stage. As a result there is a lot of pressure to make it happen. The opposition even stated they’d largely support it, aiming a few remarks at government backbenchers, particularly those who are landlords.

Energy efficient lighting in India

A project developed to promote energy-saving lighting in India, reducing the electricity and therefore carbon produced through the grid. At the start of the project coal generated around 76% of India’s electricity. The project offsets 35,000 tonnes of CO2e each year due to the reduction in energy use by improving efficiency.
The project aims to get households to use energy efficient lightbulbs, supplied at the same cost as the less efficient lamps. It also looks to educate people about saving energy at home. Helping provide a saving to households, with lower usage therefore money off their monthly bill. Saving on the cost of living is something I’m sure we can all relate to!

Costa Rica improved biodiversity and mixed reforestation

The tree planting project in Costa Rica follows high-quality standards for forests. It’s a carbon offset project that brings benefits to the local community and environment.
This project focuses on planting trees that are native to Costa Rica, aiming for an eco-friendly and socially responsible approach. So far, it manages 2,115 hectares of land that used to be used for cattle. Out of this, 1,280 hectares have been replanted with diverse forests that closely resemble natural ones.
By constantly monitoring all the different life in the area, this project has discovered 70 new species of amphibians and reptiles have settled on the land. And its even helping one of Costa Rica’s most endangered species of tree.

Other carbon-offsetting projects

We are also continue with our support of the forest planting projects in South-West Australia and Uruguay.

Bristol City Council’s rental licensing proposal

Gas Safety Certificate

Safety first! This vital certificate makes sure that the gas appliances in the rental property have been inspected and approved by a registered Gas Safe engineer. Helping to keep everyone safe from potential gas related hazards. This is required by law to be updated once every 12 months.

Electrical Installation Condition Report (EICR)

This certifies that the electrical installations in the rental property have been checked and approved by a certified professional. A landlord is required to have the property certified every 5 years – but we can arrange this for you.

EPC (Energy Performance Certificate)

Let’s save the planet! An EPC rates the energy efficiency of a property, helping landlords and tenants understand the impact on the environment and provide suggestions for improvement. Although a requirement once complete an EPC is valid for 10 years.

Following an announcement in parliament it has been cofirmed that plans to require EPC rating to C or above have been scrapped, Something that has also been confirmed in the latest renters reform discussions.

Housing Health and Safety Rating System (HHSRS)

Prioritising well-being! HHSRS is a risk assessment tool used to evaluate potential hazards and determine the overall health and safety of a rental property. We assist landlords in meeting the required standards and creating a safe home for tenants.

Fire Safety Regulations

Fire safety protects lives and properties! These include measures and requirements that make sure a rental property meets the safety standards. This includes fire alarms, extinguishers, escape routes, and other precautions.

Damp and Mould

The unwelcome guests! Damp and mould occurs when too much moisture builds up in a property, leading to ugly patches, musty smells, and potential risks to health.

Gas Safety Regulations

Breathing easy! Gas safety law makes sure that gas appliances in rental properties are checked and well maintained. So, this will help prevent carbon monoxide leaks and other hazards.

When a property is managed by The Letting Game, your property manager can look after all the above for you. Please give us a call on 0117 9898 215 to discuss our services.

Bristol rental market – Latest on Renters Reform

The biggest legislation to impact the Bristol rental market seems like its been talked about for years. However, details behind the proposed Renters Reform legislation are starting to become clearer. The bill took a big step to become law as The Secretary of State for Levelling Up, Housing and Communities Michael Gove brought the Renters (Reform) Bill to Parliament for its 2nd reading on Monday 23rd October.

During the early discussions, it drew some criticism over the amount of time it has taken to come to this stage. As a result there is a lot of pressure to make it happen. The opposition even stated they’d largely support it, aiming a few remarks at government backbenchers, particularly those who are landlords.

So, what do we know about the Rental Reform proposals? 

Removal of Section 21s

As expected, the much-publicised removal of Section 21 (the so-called ‘no-fault eviction’) has been included. This means that a landlord can only bring a tenancy to an end if they have a valid ground for possession. Some of the reasons include:- 

• the sale of the property 
• either the landlord or a close family member wishes to move in 
• tenants willfully do not pay the rent 
• repetitive anti-social behaviour (new tools will be introduced for landlords to deal with repeat offenders) 

No more fixed-term tenancies  

The end of fixed-term tenancies is another big change. This means landlords and tenants will enter a periodic (rolling) tenancy whereby a tenant can choose to give notice (a minimum of 2 months) at any point. Whereas the landlord will have limited powers to regain possession of their property.  

Whilst it does mean that a tenant could leave quickly, the demand in the market outweighs the supply, therefore we feel it’s unlikely to result in a spike of short-term tenancies, though there will be some. Part of a good Bristol Letting Agents job is to find you good quality tenants, that will look after the property as their own and stay longer-term (if that’s what the landlord is looking for) so this doesn’t change. 

Rent increases

Whilst serving rental increases is still possible, landlords will have to submit a form and serve this to the tenant. It’s then with the tenant to accept and pay the increased rent moving forward. Alternatively, if the tenant doesn’t feel it’s in line with market value they can raise a dispute which results in a “First-tier Tribunal.”  

Other headlines include:  

• Changes will be introduced alongside a reformed court process. Digitising some of the processes to reduce delays. 
• New digital portal to make sure landlords understand their obligations and support tenants in deciding whether to sign a new tenancy agreement. 
• Outlawing blanket bans on families with children or those in receipt of benefits. 
• Tenants’ request for having a pet in the property must be considered by the landlord and cannot unreasonably be refused.  
• Create a new ombudsman to deal with tenancy disputes quickly. 
• Improve the standards of the private rental sector by applying the Decent Homes Standard. 
• Give councils stronger powers to drive criminal landlords out of the market
• Shield tenants from excessive deposits and fees through the Tenant Fees Act 2019. 
• Notice periods will be reduced if tenants have been “irresponsible” e.g. breaching the tenancy agreement. 

At this stage, the bill has not been passed by parliament and inevitably there will be some changes as it’s debated. The above is our interpretation of what is known so far, but the government have published some guidance on the reform which you can read through here. 

There is quite a bit to digest, and we’ll keep you informed on how it impacts Bristol’s landlords. We’ll be here to support our landlords with these changes.