Reform of rental market needs to “carry the confidence of responsible landlords”, says NRLA in open letter

The National Residential Landlords Association (NRLA) has written an open letter to the leading members of the Renters Reform Coalition, to seek clarity on a number of issues to ensure “reform of the sector works for both parties [Landlords and Tenants]”.

The NRLA began by acknowledging that tenants need to feel confident to raise complaints about poor quality housing, and that it supports calls for the “unjust” freeze on LHA [Local Housing Allowance] rates to be reversed.

However, the association added that reform of the rental market “needs to carry the confidence of responsible landlords”.

The letter continued: “Over recent years, debate about the future of the private rented sector has become increasingly polarised as a battle between the needs of tenants on the one hand and those of landlords on the other.

“We do not think this has to be the case and are concerned at some of the language which gives the impression that someone can be pro-landlord or pro-tenant, but not both.”

The NRLA welcomed a response from the Renters Reform Coalition on the following points on Court Reform:

• What timeframes do you think the courts should be working to when processing legitimate possession claims such as those related to tenant anti-social behaviour or rent arrears?
• Would you be prepared to work with the NRLA in making a powerful joint call for reforms to the court system to benefit both tenants and responsible landlords? If not, we would welcome an understanding of your concerns.

The points relate to the Government’s recent announcement that it is to delay commencement of a ban on section 21 no-fault evictions “until stronger possession grounds and a new court process is in place”.

On this issue, the NRLA said: “We want court reforms that would benefit tenants and landlords. Tenants need to be able to access legal advice and support much more easily where possession cases are being considered by the courts.

“Likewise, where landlords have a legitimate reason to repossess a property, whether that be for serious rent arrears or anti-social behaviour, it means ensuring the courts process such cases much more swiftly than at present, as called for by the LUHC Committee.”

Turning to Grounds for Possession, the NRLA asked for the Renters Reform Coalition’s respective organisations’ positions on:

• Under what circumstances do you believe that it should be permissible for a tenant to build eight weeks or more of unpaid rent?
• Under what circumstances would it be acceptable for a tenant found guilty of anti-social behaviour to remain in a property?
• Under what circumstances would it be ok for a tenant to remain in a property if they are found not to have a legal right to rent property?
• Under what circumstances do you believe a landlord should be prohibited from selling a property that they own?

The letter then addressed the issue of pets in rented homes.

The NRLA shared its support of the measures in the Renters Reform Bill that would “ensure both that landlords could not unreasonably withhold consent for tenants wanting to keep a pet and require tenants with pets to have the necessary insurance”.

However, it welcomed the coalition’s proposals as to when a property might be unsuitable for a “certain type or number of pets”.

The letter outlined the following questions:

• In a shared house, whose rights should prevail if one tenant wanted a pet and another did not want one in the property?
• How do you propose handling pets causing a nuisance for other tenants or neighbours? Should it be classed as anti-social behaviour on the part of the tenant? Should a landlord be able to insist on the pet being removed or would it be a ground to repossess the property?
• Would you be prepared to work with the NRLA in calling for the guidance provided to the courts about what would constitute a reasonable reason to refuse a tenant having a pet to be as comprehensive as possible, not least to prevent inconsistent judgements from the courts and clarity for tenants and landlords?

The Association shared its support for Government plans to bring forward measures to ban ‘No DSS’ adverts. The letter noted: “Every tenant should be treated on an individual basis based on their ability to sustain a tenancy”.

However, it added: “I am sure you will agree that a ban of this kind is unlikely to achieve much without also unfreezing the Local Housing Allowance.”

Lastly, the letter queried whether the Renters Reform Coalition would be prepared to work with the NRLA in making a “joint call” on the Government and the Labour Party “to commit to reversing the unjust freeze on LHA rates”.

The recipients of the open letter were Matt Downie, Chief Executive at Crisis, Ross Matthewman Head of Policy and Campaigns at CIEH, Matthew Upton, Acting Executive Director of Policy & Advocacy at Citizens Advice, Ben Twomey, Chief Executive at Generation Rent, Sam Stewart, Interim CEO at Nationwide Foundation and Polly Neate, Chief Executive at Shelter.

Lottie Winson