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Hello and welcome to this week’s Home Front. Even though the real story about last week’s local election results is that we have just witnessed a near-extinction-level event for the Conservative Party at the hands of Reform, all focus is on what the rise and rise of Nigel Farage’s party means for the Labour government.
Well, Labour should perhaps take heart from polling conducted by the pollsters More In Common, which finds that ramping up workers’ rights and renters’ rights have been among the party’s most popular policies among voters during its 10 months in office.
Both workers’ and renters’ rights fall within the remit of the Deputy Prime Minister and Secretary of State for Housing, Angela Rayner, who is probably having a slightly better week than her colleague, the Chancellor, Rachel Reeves.
More In Common’s polling also found that voters think the controversy surrounding Reeves’ CV and benefit cuts, which are being proposed by both Reeves and Work and Pensions Secretary Liz Kendall, reflects negatively on the Government.
News of how electorally efficacious delivering strengthened renters’ rights via the Renters’ Rights Bill might be seems to have failed to reach the Conservative Party, however.
The bill, which was a Labour manifesto commitment, is currently going through the final committee stages in the House of Lords.
The Renters’ Rights Bill is a major shakeup of the relationship between landlords and renters which, among other things, will:
Abolish no-fault Section 21 evictions. These evictions are a leading cause of homelessness. They allow landlords to evict renters without having to give a reason. Create a new tribunal where renters can challenge above-market rent increases. End rental bidding wars by prohibiting landlords and agents from asking for or accepting offers above the advertised rent when letting out a home.As it progresses, former MHCLG minister and Conservative peer, Baroness Scott has tabled amendments which Liberal Democrat peer, Baroness Thornill says are “wrecking amendments” designed to water down the bill.
One amendment, in particular, seeks to prevent Section 21 no-fault evictions from being banned immediately.
This is even though banning Section 21 was a Conservative manifesto commitment under former Tory prime ministers Theresa May and Boris Johnson, with the full policy seal of approval from former Housing Secretary Michael Gove. These are the Government’s under which Baroness Scott served.
Ben Twomey, chief executive of the lobby group Generation Rent, told me: “It is odd that Baroness Scott, who was busy trying to deliver greater eviction protections last year, should have such a change of heart that her amendments are actively seeking to undermine what was her party’s own policy. Renters are relying on the promise of change, and we will continue to work with the Government to deliver on this promise.”
Earlier this year, Baroness Scott reportedly hosted a private meeting with major landlords in which she discussed ways to thwart the Renters’ Rights Bill.
Under the leadership of Kemi Bedenoch, the Conservatives have publicly opposed the bill. They have described it as “deeply flawed” and argue that it will “lead to a reduced supply of homes.”
Baroness Thornhill spoke to me as she began her day in parliament with just three days of committee for the Renters’ Rights Bill left.
“The Tories have put in hundreds of amendments on absolutely anything and everything, pushing the bill away from tenants and in favour of landlords,” she claimed.
“It was a stunning about-face from the opposition given that we’ve had pledges from Theresa May and Michael Gove to end it.”
Sources say amendments to “sabotage” the Renters’ Rights Bill have come from “on high” inside the Tory Party, as Badenoch, “does not like” the bill.
Badenoch has written that she believes the new regulations will “make things worse” for renters and accused Labour of “bringing in rent control through the back door” by introducing the Tribunal for above-market rate rent hike challenges.
Baroness Thornhill said the bill, which will not only make renting more secure but make it easier for renters to challenge rent hikes, was a “gamechanger” for renters and described it as “a once in a lifetime opportunity to really up the standard of Britain’s private rented sector.”
Over the next few days, a cross-party group of MPs which includes the Lib Dems and Labour will fight to tighten up the Renters’ Rights Bill.
If Tory peers succeed in their efforts to undermine it, however, she said it would be “a flop”.
There are certainly questions to be asked about whether cash-strapped local councils will be able to enforce the new legislation or whether renters, who so often fear eviction, will feel emboldened enough to use the new rent tribunal to challenge rent hikes. But, regardless, this is legislation that has now been promised by politicians on both sides of parliament for knocking on a decade.
Baroness Scott was contacted for comment.
Housing rumours are circulating about the future of Labour’s home insulation plan.
Before last year’s election, the new Government proposed to spend an extra £6.6 billion on insulating homes to improve the energy efficiency of millions of British homes.
However, this pledge is now thought to be facing scrutiny because Reeves finds herself in a difficult position – caught between a rock and a hard place. The rock is Britain’s fiscal rules (even after her tweaks to them) and ongoing global economic volatility.
Watch this space.
I’d also like to draw your attention to my latest column – what happens when the Bank of Mum and Dad asks for their money back? Read it here.
Ask me anything
This week’s question is from a reader who is a leasehold homeowner:
“I know if a freeholder has sent you reconciled accounts you can ask for receipts. However, my landlord (a housing association) hasn’t sent me a statement of accounts for 2023/24. They simply sent me a notice under section 20B of the Landlord and Tenant Act 1985 that says, “Due to unforeseen circumstances, we’ve experienced a slight delay in reconciling and issuing these accounts”. That was on 30th September 2024, I’m still waiting for the accounts. Is there anything I can do to force them to issue reconciled accounts so I can see the reason for the 57 per cent increase in my service charge?”
A 57 per cent increase in your service charge is absolutely whopping. Most people would find that challenging as it could be a major change in financial circumstances.
Freeholders are allowed to increase service charges, yes. However, these charges must be reasonable. If they do not send you the accounts detailing the reasons for the change, you may need legal advice.
I’d recommend the Leasehold Advisory Service website as a starting point – they’re brilliant.
Vicky’s pick
I’m currently reading Joan Didion’s previously unpublished notes on therapy – Notes to John – which have been published in Britain by 4th Estate. It’s fascinating to read the stoic ruminations of one of America’s greatest writers and commentators on the causes of her own anxiety at a time when we all seem more anxious than ever.
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Finally We wish PressBee provided you with enough information of ( Inside the ‘wrecking’ plot to water down the Renters’ Rights Bill )
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