GENERATION RENT campaigns for professionally managed, secure, decent and affordable private rented homes in sustainable communities.

Join us today and help campaign for a better deal for private renters.

How we help

  • hwh-1.pngCall for changes in legislation, strategies, policies and practices to make private housing a better place to live

  • hwh-2.pngStrengthen the voice of private tenants by developing a national network of private renters and local private renters’ groups
  • hwh-3.pngProvide opportunities for private renters to campaign on issues that affect them and their local areas
  • hwh-4.pngWork with affiliates towards achieving the aims of Generation Rent
  • commented 2015-11-20 20:46:07 +0000
    32 the old school, the oval, stafford ST17 4US

    can hear everything next door does. neighbours also smoke weed. The landlord (cassandra smith) is extremally rude and arrogant and breaches contacts – informed me a week in advanced that I was to move out for no reason when the contract remained in date – she even tried to increase price of rent after I’d signed the contract. She also made a false claim on my deposit claiming 50 pounds for cleaning of the carpet when they were already clean.The landlord would never visit the property to complete any maintenance, and when maintenance was required she would refuse to do it or even pay for it.
    When landlord did visit would leave a mess for you to tidy after her, such as unwashed dishes, hair from her wig and rubbish that she hadn’t put in the bin.
    When I first moved in, the landlord had not cleared out the fridges and there was therefore out of date fish and meat that stunk the whole flat out. This was therefore a health and safety hazzard! Landlord had not cleaned the property when I moved in, which I therefore had to do – the majority of this was her hairs they were everywhere!
    Word of advice, do not rent off this woman, she is untrustworthy and unhelpful you will be better off renting from a reliable agency.
  • commented 2015-10-12 12:14:12 +0100
    James, sorry, one last point I forgot to add. You say that the situation is different in London. Irrespective of where I may be located, people who need to be in or near London should not be disadvantaged, as you do seem to accept. And BTL activity as I describe carried out elsewhere can do nothing but bring the “London” scenario to other areas, so eventually it will be country wide. and then where would FTBs be? Wider picture needs thinking about…..
  • commented 2015-10-12 11:08:55 +0100
    James M, just as you tell me I’ve made some fundamentally wrong assumptions concerning your personal lifestyle, I can assure you that your most recent post also has very much got the wrong end of several sticks about my situation. Let me just say that I absolutely agree with you about the financial choice FTBs have to make when deciding to purchase, and I agree indeed that far too many choose the iPhone/gym/flash car/too many visits to the nail salon etc. choices. But sensible ones don’t, they do save, have done for many years, and have a deposit which frankly exceeds the total purchase price of some properties in areas such as those examples you mention. They also have regular jobs earning above the reported national average wage for which they have studied for some years, never accumulated a student debt, paid their own way and done everything you would expect and more. Please believe me, I have done all the relevant research to back up my opinions as stated. It IS difficult to converse with strangers on emotive topics online, especially if, like me, you do not want to put any personal information out there. You have to trust your correspondents more than normal, which is why I took such exception to you effectively telling me I was lying with my example about the 17 BTLs v the 1 FTB. It’s quite true. I take your point about there “only” being 1 FTB interested, but that was on the first day of viewing, which happened to be a weekday when most FTBs would have been at work. So you could take the inference that only the BTLs were available on that day as they don’t have a “proper” 9 – 5 job, but are living off their property income. Additional FTBs did view the property in the evening and at the weekend, but it was sold to a BTL. I’ll also say that it’s impossible to generalise; there are always going to be BTLs with genuine motives who do try to help their tenants. You may be one, it’s impossible for me to tell. And there are regional variations in many factors. So, very tricky, as there will always be a counter argument. You have given some in this last post, but with respect, I still think you are hiding behind them, and not acknowledging my main, indeed only, point. If I want to buy your hypothetical fish and chips, I have a choice. I might choose a savaloy instead of fish, or just go for the bag of chips. Or indeed, only have bread and butter that night as I don’t have the cash available. But I HAVE to live somewhere, and if the only properties which I might be able to afford in the area I have to live in for work or family purposes are owned by BTLs, I’m forced to rent from them, or maybe stay at home with ageing parents well into my middle age, if they have a home of their own to offer me and the space to spare. This allows the BTLs to say they’re providing a vital function for me, whereas if I’d been able to outbid them, I’d have my own place. I assume you own your own house as well as those you rent out – isn’t it nice to know you do, or will one day, own it outright, then no-one can evict you, you can choose how to decorate and manage it without needing to consult the owner, you can leave a major asset to your kids…. I could go on and on about the advantages, but you must already know them. The vast majority of BTLs aren’t as “Good” as you make yourself to be (many examples all over the media), but you are ALL taking properties out of the market for fundamentally your own personal profit, albeit in the longer term, and denying that option to others at an earlier stage of their lives. If you choose to assuage your conscience by buying holiday homes for the disadvantaged, then that’s good, but it does highlight just how much profit you’re making to allow you to do so, and the cynical may choose to examine the tax break situation which this allows. I do accept some do choose to rent. If it’s their free choice, they will have presumably weighed the pros and cons before making it. If they are forced to rent, as in my example, it crushes the sprit out of them, and they wonder whether it’s all worth the effort. Constantly. This is why I think BTL for private individuals is wrong, immoral and should be banned. You gave an example earlier asking should profits from retail be banned. No, because I have a choice to shop there. If I owned your electricity, gas or water supply, there was no other option available to you, and I charged what I wanted, you’d be concerned, even if I charge a “fair” price. And if I could make a huge capital profit when I chose by selling it, would that be right? Of course not. So, thanks for your offer to meet up and justify things from your personal perspective, but it wouldn’t change things one jot. I’m not interested in how the figures may add up for you or any other individual BTL. I just feel the practice should not be allowed on moral grounds. I could go on, it’s an enormous topic, but I don’t think we’re going to convince each other.

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Blog

MPs vote to ban fees

The Tenant Fees Bill had its second reading in Parliament on Monday evening, where it was debated at length by MPs before being passed unanimously through to committee stage. All the issues that we’ve raised as a concern – default fees, the deposit cap, enforcement of the ban on letting fees – were brought up by MPs in the course of the debate. 

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What is Section 21 and why does it need to be scrapped?

Landlords can remove tenants without giving a reason. That’s unfair and it needs to change.

Most of England’s 11 million renters are on contracts with fixed terms of six months or a year; after this period has ended, landlords can evict their tenants with just two months’ notice – and without even giving them a reason. These ‘no fault evictions’ were introduced under section 21 of the 1988 Housing Act. Before this, private tenants had much greater security and it was much harder for landlords to evict tenants who paid the rent on time and looked after the property. The government has finally decided to consult on ways of improving renter security, but - while there are some promising aspects to their proposals - they suggest that no-fault evictions will remain. Generation Rent, the New Economics Foundation, ACORN and the London Renters Union are launching a campaign to abolish section 21.

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New staff join the Generation Rent team

We're pleased to announce some big news at Generation Rent - with the award of three new grants, our campaign's future has been secured for the next three years and we have been able to expand the team with two new members of staff.

We also have three new board members, including a new chair, Ian Mulheirn.

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Letting fees ban moves closer - but loophole remains

Good news for hard-pressed private renters facing rip off fees from letting agents.

The Government has introduced the Tenant Fees Bill into Parliament, which aims to ban the fees commonly charged by letting agents for new tenancy agreements. This is part of the Government’s promise to make private renting cheaper and fairer and it’s a much-needed piece of legislation, especially as a quarter of us in the UK will rent privately by 2021.

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Cross-party groups give their verdicts on renting

This week we’ve had two reports from the political mainstream calling for a better deal for renters. They add to the pressure we’ve been putting on the government to improve tenant security – and though we contributed to both, they don’t quite go as far as we’d like.

The first was from the Resolution Foundation, a think tank chaired by Conservative peer David Willetts and run by Torsten Bell, previously adviser to former Labour leader Ed Miliband. 

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Government launches secret landlord blacklist

Landlords get to ask tenants for a reference, but there's no way we can check what a prospective landlord is like. That's why we've long been calling for a central database that names and shames criminal landlords.

From today we've got one. But there's a catch: only local councils can access it.

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Fees ban concerns remain as Bill completes first stage

The Commons Housing Committee has published its report on the Draft Tenants' Fees Bill today, making recommendations to the government for when it formally introduces the Bill to Parliament. 

Generation Rent, along with charities, landlord groups, local councils and other industry organisations, gave evidence to the inquiry earlier in the year. There were positive outcomes on rents and deposits, but more work is needed to make sure the ban covers all fees - and that it's enforced properly.

Here's a summary of what we asked for - and what we got.

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Making deposits work for tenants

One reason the housing market is so stacked against renters is the high cost of taking our business elsewhere, so one of the ways we can make renters more powerful is to make moving house easier.

As our research site lettingfees.co.uk discovered, a typical household could save £404 when they move once the letting fees ban comes in. But a bigger cost - in the short term at least - is the damage deposit worth up to six weeks' rent.

We estimate that 86% of renters get most or all of their deposit back, but only after they've already moved into a new home, so achieving that involves raiding their savings, or borrowing money. 

That's why today we're calling on the government to start allowing renters to transfer part of their deposit to a new home once they've paid the final month's rent.  

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Planned shake-up of rental market complaints system

Last October, Sajid Javid, the Secretary of State for Communities (and now Housing) said that he wanted to start requiring landlords to join a redress scheme if they did not already use a letting agent. 

The government is now consulting on plans for this. The good news is it is considering doing away with the three different schemes tenants have to navigate when they have a complaint at the moment.

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Rented London: How local authorities can support private renters

Local council elections are taking place in London in a few months. And just like the 2016 Mayoral race, these contests will be dominated by the city's housing crisis. From Haringey to Kensington and Chelsea, Londoners are looking for secure and affordable homes, and asking their councils to respond.

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