"It's a tricky one, but let's get one thing clear, not all landlords are rogue and not all tenants are bad"
From scrapping Section 21 'no fault' evictions to tenants being given more rights on keeping pets, the changes are wide-ranging and with plans to introduce the Bill in "this session of Parliament" - ending in May 2023, they are also fast approaching.
Property Reporter reached out to those working in the industry via PR platform, Newspage, to see if the changes would benefit landlords or if it was just another legislative attack on the PRS by the government.
Improvements in evictions welcomed
Austyn Johnson, Founder at Mortgages For Actors: "A lot of this is not too bad, the thing that stands out for me is the no refusal for pets without a good reason! What about the reason of, its not their house to trash? I love pets, but I would feel responsible for any mess and damage that happens in the house, would tenants feel the same? Personally, I see there being discrimination issues when landlords raise rent or hold security money due to damage."
Graham Cox, Director at SelfEmployedMortgageHub.com: "Hopefully, this legislation won't be watered down, as rebalancing the power dynamic between landlord and tenant is long overdue. Tenants shouldn't have to rely on the common decency of their landlord to get issues like damp or broken white goods fixed. There are many excellent landlords. But equally, there are too many that ignore their responsibilities to maintain the property and treat their tenants as a cash cow to be exploited."
James Vince, Managing Director at Castle View Finance: "The stress on the current private sector rental market is at an all-time high, with more landlords exiting this space on a daily bases. With tired and fed-up landlords looking at more lucrative options such as Holiday lets (AirBNB) and social housing hands-off guaranteed rent schemes, it is hard to see where these same landlords will find comfort in more requirements and less flexibility that the renter's reform bill outlines.
"Whilst smoking, pets and tenant type have always been a list of a no-no for landlords acceptance, pushed by the letting agents, the relaxation around these personal tenant choices is reflected in treating the customer fairly. The one area that our clients (BTL Portfolio Clients) always wish for, is improvement in the eviction/possession process."
Advantage tilts to renters
Kundan Bhaduri, Property Developer and Portfolio Landlord at The Kushman Group: "The Renters Reform Bill is ill-thought-through and seeks to tilt the PRS laws further towards renters. This has already caused great consternation amongst landlords who now feel getting rid of anti-social tenants will become near impossible after Section 21 is gone.
"Anyone who claims s21 was a 'no fault' eviction route is detached from reality. Most landlords do not want to evict good tenants - so when the s21 eviction notice is used, there is almost always a good reason behind it.
"The new Bill also proposes to change the fixed-term tenancy into a flexi-tenancy that works on a one-month notice basis. The landlord will then be left holding the can looking for another tenant and incurring further costs of void and damages. How long before rogue tenants start using this as a means of short-stay accommodation?"
Amit Patel, Adviser at Trinity Finance: "It's a tricky one, but let's get one thing clear, not all landlords are rogue and not all tenants are bad.
"Both need to be protected and equally, you can't have landlords having more rights over tenants and vice versa.
"Giving tenants more rights over the landlord is bonkers. The proposal is all about the tenant and protecting their position. Does the Government want to drive hundreds of decent landlords out of the private rental sector?
"Should the onus of all maintenance and repairs required during the tenancy now be enforceable by the landlord on the tenant, I think it's about time this is legislated."
