{"id":293217,"date":"2025-06-14T17:52:52","date_gmt":"2025-06-14T17:52:52","guid":{"rendered":"https:\/\/peraltafinancing.com\/uncategorized\/the-renters-rights-bill-the-devil-is-in-the-detail\/"},"modified":"2025-06-14T17:52:52","modified_gmt":"2025-06-14T17:52:52","slug":"the-renters-rights-bill-the-devil-is-in-the-detail","status":"publish","type":"post","link":"https:\/\/fivemor.com\/?p=293217","title":{"rendered":"The Renters Rights Bill \u2013 The Devil is in the Detail"},"content":{"rendered":"<p> <br \/>\n<\/p>\n<div>\n<figure class=\"wp-block-image size-large is-resized\"><img fetchpriority=\"high\" decoding=\"async\" width=\"1024\" height=\"686\" src=\"https:\/\/www.landlordvision.co.uk\/blog\/wp-content\/uploads\/2025\/06\/5392155_m-1024x686.jpg\" alt=\"\" class=\"wp-image-26617 lazy\" style=\"width:750px\" srcset=\"https:\/\/www.landlordvision.co.uk\/blog\/wp-content\/uploads\/2025\/06\/5392155_m-1024x686.jpg 1024w, https:\/\/www.landlordvision.co.uk\/blog\/wp-content\/uploads\/2025\/06\/5392155_m-448x300.jpg 448w, https:\/\/www.landlordvision.co.uk\/blog\/wp-content\/uploads\/2025\/06\/5392155_m-768x514.jpg 768w, https:\/\/www.landlordvision.co.uk\/blog\/wp-content\/uploads\/2025\/06\/5392155_m-1536x1029.jpg 1536w, https:\/\/www.landlordvision.co.uk\/blog\/wp-content\/uploads\/2025\/06\/5392155_m-2048x1371.jpg 2048w\" data-sizes=\"(max-width: 1024px) 100vw, 1024px\"\/><\/figure>\n<p>I have written about some of the changes, which the Renter Rights Bill proposes, but while waiting for the bill to finally receive Royal Assent I have been looking at some of the items which I haven\u2019t covered but which need to be considered to prevent them hitting us with unexpected issues. From the last version as amended in the Lords by committee and published here<\/p>\n<p><span id=\"more-26615\"\/><\/p>\n<p><a href=\"https:\/\/bills.parliament.uk\/publications\/61028\/documents\/6569\">Renters\u2019 Rights Bill<\/a><\/p>\n<p>There are some things which are covered under several areas of the Bill but amount to the same thing:<\/p>\n<ol class=\"wp-block-list\">\n<li>Local authorities will have more powers to fill their coffers by taking action against criminal landlords (criminal meaning those who break the law even in a small way). More than ever we need to decide whether we intend to ensure that we understand the law and are in a position to meet all legal requirements OR put our properties into the hands of those who do and will manage them on our behalf OR its time to sell up as covered<\/li>\n<\/ol>\n<p>\u00a0<a href=\"https:\/\/www.landlordvision.co.uk\/blog\/all-else-fails-need-to-sell-up\/\">When All Else Fails And We Need To Sell Up \u2013 Landlord insider<\/a><\/p>\n<p>There are no other options going forward<\/p>\n<ul class=\"wp-block-list\">\n<li>Tenants, as the title of the Bill suggests, will have more power to enforce their legal rights and will be given more legal rights.\u00a0\u00a0There are several items in this Bill which will not help most tenants and in my opinion have not been thought through sufficiently but there are several others which will shock landlords, especially those landlords who do not understand their legal obligations in terms of the on-going condition of the property.<\/li>\n<li>The loss of the Big Gun section 21 is now fairly well known and many landlords are nervous about their inability to remove bad tenants but many landlords haven\u2019t considered the increase in what we all know is\u00a0<strong>the most expensive cost in renting \u2013 churn<\/strong>. A tenant ability to give notice at any time coupled with their right to prevent viewings while they are still tenants is going to be a big issue for some landlords<\/li>\n<\/ul>\n<h2 class=\"wp-block-heading\">Power to the tenant<\/h2>\n<p>All tenancies will become monthly rolling tenancies from the date the law is passed, this means that those with fixed terms will no longer have a \u201cfixed term\u201d beyond a month and should they decide at any time to end the tenancy they can give notice and\u00a0<strong>leave 2 months later.\u00a0<\/strong>It\u2019s important to note that joint tenancies remain as they are now in terms of ending the tenancy and where\u00a0<strong>one joint tenant gives notice the tenancy ends for all joint tenants<\/strong>\u00a0unless they have made an agreement with the landlord.\u00a0<\/p>\n<p>Most of us now understand that\u00a0<strong>the only way that we can evict a tenant is via court hearing having served a valid Section 8\u00a0<\/strong>(as above) but the loss of Section 21 comes with another sting in its tail because that has been the reasons why many tenants have tolerated poor quality property, lack of repairs, rent increases, rude\/aggressive landlords\u2026. They were afraid that a section 21 would mean that they would be homeless \u2013 that fear has no gone and we will see a lot more tenants making complaints to local authorities and challenging rent increases at tribunal.\u00a0\u00a0This will be a big shock for some landlords who, until now, have felt that they have the power to control their tenants rather than manage their properties as the law requires and see their tenants as the customers that they are.<\/p>\n<p>The second sting is that if we successfully evict a tenant via section 8 on a ground which means that they didn\u2019t meet the terms of the tenancy \u2013 like rent arrears \u2013 a local council may no longer have a statutory obligation to accommodate them, even temporarily, because they will be deemed to have intenstionally made themselves homeless.\u00a0\u00a0This is not good news for landlords because we would then be making the tenants homeless unless they have been able to secure another private tenancy \u2013 where will they go when the bailiffs do their jobs? I realise that this isn\u2019t a landlords problem but I, for one, would not be immune to that situation<\/p>\n<p>At the moment most tenants realise that if they don\u2019t pay their rent they will end up in court with rent and court costs to pay in addition to being evicted, but when they understand that the only option is going to be court via section 8, paying their rent may not be such a priority if other grounds are being used, including the fact that they have done nothing wrong but the landlord needs to sell or move into the property, both grounds under new section 8. It will be interesting to see whether Government will instruct local authorities to continue to accommodate those tenants who are evicted under a Ground where they are not a fault, in other words status quo.<\/p>\n<h2 class=\"wp-block-heading\">Double whammy<\/h2>\n<p>I\u2019m not going to pretend that I have any sympathy for landlords who are going to be caught between two of these changes:<\/p>\n<p>Tenants who can safely (no section 21) report disrepair and councils who will be able to fill their financial voids with penalties taken from bad landlords.\u00a0\u00a0This is what is going to happen and I believe it will happen quite quickly once the Bill becomes law because both councils and tenants are frustrated by criminal landlords who are taking rent and expecting people to live in, often dangerous, but certainly unhealthy homes.<\/p>\n<p><strong>More changes in this Bill will impact heavily on those landlords<\/strong><\/p>\n<p><strong>We must all join a Redress Scheme<\/strong>\u00a0just as letting agents do at the moment.\u00a0\u00a0This will give tenants free redress to complain about their landlords to the scheme who will then have sanctions \u2013 if we are thrown out of a scheme and another scheme will not accept us we will no longer be able to let property.\u00a0\u00a0In my Facebook group tenants\u00a0\u00a0and landlords are told on a daily basis to report a letting agent who is letting them down to their redress scheme.\u00a0\u00a0The agents pay to be members, as we will, and know that they cannot risk losing that membership \u2013\u00a0\u00a0we will be in the same position<\/p>\n<p>We must also sign up to a Landlord Register, how this will look and who will have full access we don\u2019t yet know but no doubt this will be part of helping local authorities to get some money in, because they wont need to leave the office to find the unlicensed properties, the low EPCs \u2026.. I imagine HMRC might be interested too and we all need to make sure that are records at HMRC are up to date especially since letting agents must now report on their client monies to HMRC<\/p>\n<p><strong>Not signing up to a Register and a Redress Scheme are two new items in the list of things that tenants can use to get a<\/strong>\u00a0<strong>Rent Repayment Order<\/strong><\/p>\n<p>Finally in this area of change comes the standards which we are expected to achieve. Not forgetting that there will soon be the\u00a0<strong>new minimum standard for an EPC<\/strong>\u00a0to contend with.\u00a0\u00a0When the Bill becomes law the\u00a0<strong>Housing Standard<\/strong>, which currently only applies to social housing will also apply to us as will\u00a0<strong>Awaabs Law<\/strong>which is mainly about damp and mould in homes and which came about because of the death of little Awaab\u00a0Ishak in social housing.<strong><em>\u00a0<\/em><\/strong>I wrote about this and shared links to the current standards here\u00a0<\/p>\n<p><a href=\"https:\/\/www.landlordvision.co.uk\/blog\/renters-rights-bill-part-3\/\">The Renters Rights Bill Update Part 3 \u2013 Landlord insider<\/a><\/p>\n<p><strong>In a nut shell either we let homes which are in good repair and maintained as such throughout the tenancy or we will find ourselves with huge penalties and the possibility of losing our right to let them at all.<\/strong><\/p>\n<h2 class=\"wp-block-heading\">NEW\u00a0\u00a0DOCUMENTS WHICH WE WILL NEED TO USE<\/h2>\n<p><strong>As with all new legislation, it will bring changes to some of the documents that we use and its important that we keep up with this<\/strong><\/p>\n<ul class=\"wp-block-list\">\n<li><strong>Form of notice of proceedings for possession In section 8<\/strong>\u00a0of the 1988 Act,\u00a0\u00a0to be updated \u2013 after subsection (6) insert\u2014 \u201c(7) Regulations made under section 45(1) by virtue of subsection (3) may\u2014 (a) provide for the form to be published by the Secretary of State; (b) provide that the form to be used is the version that has effect at the time the requirement applies.\u201d<\/li>\n<li>The current version of the\u00a0<strong>How to Rent Guide\u00a0<\/strong>must be given with new tenancies and it\u2019s important not to hold a copy on your device but to download the latest version as you need it.\u00a0\u00a0There will be a new version shortly after the Bill receives Royal Assent<strong>\u00a0NB This little guide aimed at tenants is really worth reading because it\u2019s constantly updated by Government and it\u2019s very easy to follow<\/strong><\/li>\n<li>\u00a0<strong>Section 13<\/strong>\u00a0of the 1988 Act (increases of rent) will be amended and the new version must be used. This\u00a0<strong>does not<\/strong>\u00a0remove the rights of the landlord and tenant to come to an agreement on an increase without using a section 13 Notice but we cannot have a rent increase clause in our tenancy agreements therefore we need to do the homework on local rents and national percentage increases.\u00a0\u00a0Rent can only be increased once a year and must be in line with local market rents otherwise the Section 13 Notice will give tenants all the details of how to ask the rent tribunal to assess a fair rent and landlords must abide by their findings. This isn\u2019t new but without the fear of section 21 I believe that more tenants will challenge increases in the hope that they will end up paying less than the landlord has asked for \u2013 they have nothing to lose because one change is that the tribunal can no longer prescribe a higher increase, therefore it will either be confirmed or reduced and the rent will remain the same until that happens<\/li>\n<li>Of course we will need new\u00a0<strong>tenancy agreements<\/strong>\u00a0and I expect NRLA and other organisations whichcurrently produce them will get them hot off the press as soon as the law is passed.\u00a0<\/li>\n<\/ul>\n<h2 class=\"wp-block-heading\">Odds and Ends<\/h2>\n<p>There has been a lot of discussion about\u00a0<strong>rent in advance\u00a0<\/strong>and even property lawyers are disagreeing online but this is an important issue for many tenants and their potential landlords. When the Bill is finalised, before it becomes law, we should have a definitive answer on this.\u00a0\u00a0From what I understand currently there seems to be hope that while we will not be allowed to ask for rent up front ( say 6 months as we often do now) before the contract is signed there is the possibility of a tenant offering rent in advance and paying it after the contract has been signed.\u00a0\u00a0Not very satisfactory because it cannot be included in the contract and therefore if they back out we cannot enforce it but it\u2019s looking better than it once did and not a total ban. Between the those coming from overseas\u00a0\u00a0market, and particularly the students, we need a resolution on this sooner rather than later.\u00a0\u00a0Interestingly some of the legal people on LinkedIn were discussing the fact that the Renters Rights Bill actually contains the instruction that rent which is paid in advance if the tenancy ended earlier than was planned must be repaid to the tenant \u2013 that does seem like a hopeful indication that they are open to amending the bill.<\/p>\n<p>Most landlords cope with various issues from tenants but we need to know that the rent will be paid to enable us to pay our loans and keep the property legally compliant with everything in working order. It\u2019s important that we do everything possible to avoid having to use the tenants deposit for property damage leaving us with little or nothing to cover rent arrears.\u00a0\u00a0A good inventory at check-in and checkout is vital as are regular inspections to keep an eye open for small issues which may not have been notice or reported by your tenants before they become expensive issues<\/p>\n<p>From the discussions in my Face Book group more and more landlords are considering taking out Rent Guarantee Insurance\u00a0<\/p>\n<p><a href=\"https:\/\/www.landlordvision.co.uk\/resource-centre\/free-landlord-insurance-guide.html\">Finding the Right Landlord Insurance Policy | Landlord Vision<\/a><\/p>\n<p>The thing that I find most helpful about rent guarantee insurance is that they, like all insurance underwriters know their business, they have the stats on which to base the risk AND they avoid risk \u2013 therefore if they won\u2019t cover a tenant we need to ask ourselves should we take the risk? It\u2019s tax deductible and hopefully a waste of money every year but it\u2019s money we should be happy to waste \u2013 no claim \u2013 good tenants<\/p>\n<p><strong>Taking a guarantor<\/strong>\u00a0is another option many landlords like.\u00a0\u00a0It\u2019s important that this is a homeowner in the UK to enable the landlord to have any chance of chasing the guarantee should they default<\/p>\n<p><strong>In the Renters Rights Bill we are restricted in who we can ask for a guarantee, including where the tenant has paid a tenancy deposit, a tenant has paid one month\u2019s rent in advance (the new maximum rent payable) or if their income is sufficient to pay rent on a reasonable assessment we cannot then also ask for a guarantee.<\/strong><\/p>\n<p>The Guarantors\u2019 liability will also be capped at six months\u2019 rent and they will no longer be liable for rent after the death of a tenant.<\/p>\n<p>This may still help those tenants at the modest end of the market or who have credit issues.<\/p>\n<p><strong>A lot to consider and still time to make any changes\/learn new ways of working\/investigate local letting agents\/fix any property issues\/replace things which are getting to the end of their expected life\/decide what will give us the assurances we need particularly in relation to rent and make sure that we don\u2019t fall down any potholes\u00a0<\/strong><\/p>\n<\/p><\/div>\n\n","protected":false},"excerpt":{"rendered":"<p>I have written about some of the changes, which the Renter Rights Bill proposes, but while waiting for the bill to finally receive Royal Assent I have been looking at some of the items which I haven\u2019t covered but which need to be considered to prevent them hitting us with unexpected issues. From the last [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":293218,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[100078],"tags":[6795,55285,5025,100082,100080,100081,100083,100079,16570,13922],"dealstore":[],"offerexpiration":[],"class_list":["post-293217","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-landlord-news","tag-bill","tag-detail","tag-devil","tag-landlord-management-software","tag-landlord-software","tag-landlord-software-free","tag-landlord-software-uk","tag-property-management-software","tag-renters","tag-rights"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.4 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>The Renters Rights Bill \u2013 The Devil is in the Detail - Som2ny Network<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/fivemor.com\/?p=293217\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"The Renters Rights Bill \u2013 The Devil is in the Detail - Som2ny Network\" \/>\n<meta property=\"og:description\" content=\"I have written about some of the changes, which the Renter Rights Bill proposes, but while waiting for the bill to finally receive Royal Assent I have been looking at some of the items which I haven\u2019t covered but which need to be considered to prevent them hitting us with unexpected issues. 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Som2ny Network","robots":{"index":"index","follow":"follow","max-snippet":"max-snippet:-1","max-image-preview":"max-image-preview:large","max-video-preview":"max-video-preview:-1"},"canonical":"https:\/\/fivemor.com\/?p=293217","og_locale":"en_US","og_type":"article","og_title":"The Renters Rights Bill \u2013 The Devil is in the Detail - Som2ny Network","og_description":"I have written about some of the changes, which the Renter Rights Bill proposes, but while waiting for the bill to finally receive Royal Assent I have been looking at some of the items which I haven\u2019t covered but which need to be considered to prevent them hitting us with unexpected issues. From the last [&hellip;]","og_url":"https:\/\/fivemor.com\/?p=293217","og_site_name":"Som2ny Network","article_published_time":"2025-06-14T17:52:52+00:00","og_image":[{"width":940,"height":788,"url":"https:\/\/fivemor.com\/wp-content\/uploads\/2025\/06\/renters-right-fb.png","type":"image\/png"}],"author":"admin","twitter_card":"summary_large_image","twitter_misc":{"Written by":"admin","Est. reading time":"12 minutes"},"schema":{"@context":"https:\/\/schema.org","@graph":[{"@type":"Article","@id":"https:\/\/fivemor.com\/?p=293217#article","isPartOf":{"@id":"https:\/\/fivemor.com\/?p=293217"},"author":{"name":"admin","@id":"https:\/\/fivemor.com\/#\/schema\/person\/b85e3c3dc0e1daea076524dc8810c371"},"headline":"The Renters Rights Bill \u2013 The Devil is in the Detail","datePublished":"2025-06-14T17:52:52+00:00","mainEntityOfPage":{"@id":"https:\/\/fivemor.com\/?p=293217"},"wordCount":2314,"commentCount":0,"publisher":{"@id":"https:\/\/fivemor.com\/#organization"},"image":{"@id":"https:\/\/fivemor.com\/?p=293217#primaryimage"},"thumbnailUrl":"https:\/\/fivemor.com\/wp-content\/uploads\/2025\/06\/renters-right-fb.png","keywords":["Bill","Detail","Devil","landlord management software","landlord software","landlord software free","landlord software uk","property management software","Renters","Rights"],"articleSection":["Landlord News"],"inLanguage":"en-US","potentialAction":[{"@type":"CommentAction","name":"Comment","target":["https:\/\/fivemor.com\/?p=293217#respond"]}]},{"@type":"WebPage","@id":"https:\/\/fivemor.com\/?p=293217","url":"https:\/\/fivemor.com\/?p=293217","name":"The Renters Rights Bill \u2013 The Devil is in the Detail - 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