Overview

The Renters' Rights Bill aims to reform the private rented sector in the UK, primarily focusing on England and Wales, by abolishing fixed-term assured tenancies and assured shorthold tenancies. It introduces new rights for renters, including the right to request permission to keep pets, and strengthens protections against discrimination and unfair practices by landlords.

Description

Tenancy Reform:

The bill abolishes assured shorthold tenancies and makes all assured tenancies periodic, with a maximum rent period of one month. It introduces a statutory procedure for rent increases, allowing tenants to challenge unreasonable increases before a tribunal. Landlords are prohibited from demanding rent in advance (except for the initial rent). Tenants are entitled to a repayment of rent paid for days after the tenancy ends. A new implied term in tenancy agreements grants tenants the right to request permission to keep pets, which landlords cannot unreasonably refuse. Landlords are also obliged to provide tenants with a written statement of tenancy terms and other relevant information.

Discrimination:

The bill prohibits discrimination in the rental market based on whether a tenant has children or claims benefits. This applies across England, Wales, and Scotland, with specific provisions tailored to each jurisdiction. It also grants the Secretary of State and devolved ministers powers to extend protection against other forms of discrimination. Terms in tenancy agreements, superior leases, mortgages, and insurance contracts that discriminate based on children or benefits status are made void.

Rental Bidding:

The bill makes it illegal for landlords or their agents to advertise or accept rent offers exceeding a stated rent amount, aiming to curb rental bidding practices.

Other Provisions:

The bill includes provisions related to penalties for unlawful evictions or harassment, abandoned premises, and the remediation of hazards in rental properties. It establishes a private rented sector database to register landlords and dwellings and includes measures for enforcement and sanctions against non-compliance.

Government Spending

The bill does not provide specific figures for government spending. However, it is expected to lead to increased costs associated with the establishment and operation of the private rented sector database, enforcement activities by local housing authorities, and the administration of landlord redress schemes. The bill also allows for financial assistance to be provided by the Secretary of State to support these activities.

Groups Affected

• Renters: Gain increased security of tenure, protection against unfair rent increases, and the right to keep pets (subject to landlord consent).
• Landlords: Face new obligations, including providing written statements, adhering to rent increase procedures, complying with pet policies, and registering with a landlord redress scheme. They may also face financial penalties or legal action for non-compliance.
• Letting Agents: Must comply with the new regulations regarding rent and discrimination, potentially facing financial penalties for violations.
• Local Housing Authorities: Assume new responsibilities related to enforcement, the operation of the private rented sector database, and the imposition of financial penalties.
• Insurers: Are prohibited from including discriminatory terms in insurance contracts and may need to adjust policies to comply with the bill.
• Mortgagees: Are prohibited from including discriminatory terms in mortgage contracts.

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