On Wednesday 5th July, Nathan and I got the opportunity to visit Portcullis House in Westminster, for an All-Party Parliamentary Group (APPG) on the proposed changes to the Renters (Reform) Bill.
The Renters (Reform) Bill provides critical changes for the renter, enshrining stronger protections on the renter.
As reported by HEPI, the bill aims to:
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Strengthening landlords’ power to evict tenants for anti-social behaviour or failure to pay rent.
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Creating a new ombudsman to provide quicker and cheaper resolutions to disputes.
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Creating a digital portal so landlords can more easily understand their duties, and tenants can be better informed about the property they wish to rent.
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Making it illegal for landlords to have a blanket ban on renting to tenants with children or pets, or tenants on benefits.
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Ending ‘Section 21’ no-fault evictions.
How does this impact student tenancies?
At present, the main form of tenancy for students is an Assured Shorthold Fixed-Term Tenancy, typically of 12 months with your landlord asking would like to renew halfway through. The Renters (Reform) Bill proposes to end these Assured Shorthold Tenancies, and instead allow these to be indefinite until the renter gives two months' notice. Where controversy arises is over whether students should be exempt from this ban in fixed-term tenancies.
Of course, this is controversial due to conflicting belief from both student organisations and landlord organisations.
The National Residential Landlord Association (NRLA) argues that FTT’s are ‘essential for maintaining supply’ of student houses due to the ‘specific window’ student lets are advertised and, if students could end their tenancy only two months before, or even chose to extend these then the student let market could be impacted.
The National Union of Students (NUS) however argue the opposite, stating ‘If students were exempt from parts of the Bill, they would effectively become an underclass of renters with fewer rights to exit a tenancy or have flexibility in their accommodation.’
Hopefully, you can see where the difficulty arises. Undoubtedly, this bill will be controversial right up to being passed.
Why is renters reform important?
Either way, renters reform is desperately needed. The National Audit Office reports in 13% of privately rented homes in England there is a ‘serious threat to health and safety’, costing the NHS £340m per annum. A quarter of homes are classed as ‘non-decent’.
In Norwich, the Norwich City Council reported in 2019 there were 20,170 students, 18,015 of these are full time, which accounted for 13% of Norwich’s total population. Students here are particularly clustered in the Golden Triangle, West Earlham, Bowthorpe and Eaton and often in Houses of Multiple Occupancy (HMOs).
Of course, as students we are no strangers to the housing crisis. During my own time at university, I've experienced poor quality houses, have had friends charged eyewatering amounts of rent, seen mold destroy possessions and had a lovely neighbour (a massive wasp nest in our walls). Nathan highlighted his own experience of renting whilst a student, having lived in a converted shop front and then being trapped into his tenancy. Unfortunately, as argued by the representatives from other student organisations across the country this is a common theme. A common theme shown as rogue landlords which prey on students who are not fully armed with a knowledge of the law, unlawfully charging extra fees or unfairly taking money from the renters’ deposit when leaving.
So, what did we argue for?
In my argument, I outlined some benefits for and against the movement to rolling tenancies. I specifically drew attention to the ‘rat-race’ which students face having to sign onto houses earlier and earlier each year. Despite UEASU’s ‘Don’t Rent Yet’ campaign, students are beginning to sign tenancies as early as September for the next academic year. However, this creates the problem of students being trapped in tenancies which are unsuitable, or alternatively being trapped with housemates they have fell out with.
I therefore proposed for the government to legislate for no exit fees for those who wish to swap their place in the house with another tenant. I also stated the government needs to consider limiting how in advance landlords can sign on houses, as by the time students move into these houses, they are often not what the student originally looked at. However, I also welcomed the abolition of s21 no-fault evictions and the creation of a landlord registration portal.
advice(su) work on student housing problems
And this brings me to our own SU’s work in dealing with the housing crisis in Norwich. Between 1st October 2022 to 1st July 2023 advice(su) has advised on 220 issues for housing problems. These were for mold damage, needing to exit contracts early, tenancy checks before signing contracts and other concerns.
Our advice(su) team also runs its yearly ‘Don’t rent yet’ and ‘Ready to Rent’ campaigns, explaining that it isn’t necessary to look for accommodation during the first semester and encouraging you to wait until February 2023 for the launch of ‘Ready to Rent’. Ready to Rent is a series of workshops and events run by advice(su), aimed at helping you prepare for house hunting and make informed decisions about where you choose to live.
Finally, the SU is linked with HomeRun, an official service that is dedicated to helping UEA students find good quality & affordable private sector accommodation in Norwich. The service is owned and run by UEASU and is partnered with UEA and Marks out of Tenancy. HomeRun ensures that students are in the best position possible when looking to secure a home and offers the largest listing of student housing in the region. The HomeRun housing list currently has 800+ accredited properties, offering in excess of 2000 bed spaces throughout Norwich.
Final Remarks
Ultimately, whilst change is needed, further thought needs to be given as to the role of the student in this situation. For too long students have been given the short end of the stick in housing and reform to tighten standards of housing is welcome. However, the rights given to students for the contract type needs considerable further consideration and consultation with student groups.
On a more positive note, we got to spend the day with the University of Suffolks’ two new sabbatical officers, establishing some links and practices which we can take forward in both universities.
Thanks for reading!
Luke
Further Resources
SU Resources
For further information on what advice(su) for housing issues click here!
For further information on homerun and its houses, click here!
Information on the Renters (Reform) Bill
HEPI - Renters (Reform) Bill and the impact on higher education
GOV.UK - Guide to the Renters (Reform) Bill
BPF - Position paper on the Renters’ Reform Bill
NRLA – National Residential Landlords Association
