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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Your chance to make tenancy deposits fairer

Deposits are behind some of the most common problems we hear about from renters:

  • tenants' money doesn't get protected
  • the struggle to get deposits back when moving home
  • and many of us are unable to afford them in the first place

The good news is the government is looking at how the deposits system can be improved and is asking for renters' experiences until 5 September. This is your chance to share your experience of deposits and help change the system. 

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Finding out if your landlord is a criminal

There are now three live government consultations that could help to reshape the private rental market.

One is on reforming tenancy deposits (deadline for responses 2 September), the second is on abolishing Section 21 evictions (deadline 12 October) and the third, announced last Sunday as well, proposes giving tenants access to a government database of criminal landlords.  

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Government consults on ending Section 21

It's finally here! After announcing in April its intention to abolish Section 21, the government has published its proposals for making this happen.

We've been through the consultation document, which is open for responses until 12 October, and here's a quickish summary of what's in it. 

We'll be preparing our own response, but we also want to hear what you think. And most importantly, we're looking at how to make it easy for renters to respond and make sure the government does this right.

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Sadiq Khan publishes vision for London's rental market

The Mayor of London has come out firmly in favour of our campaign to end unfair evictions - and has pushed the government to give him powers to bring in rent controls in the capital.

He was elected in 2016 on a pledge to shake up London's private rented sector, and now, after a long consultation period, Sadiq Khan has unveiled his proposals.

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A win on tenancy deposits and one step closer to regulating landlords

The letting fees ban is great and all, but now fees are out of the way, you still have to scrape together a large deposit before you can move home. 

Well, we thought about that - last year we proposed a system where you could transfer part of your deposit to your next tenancy, once you'd done responsible things like pay your final month's rent. We called this deposit passporting.

We couldn't get it into the Tenant Fees Act (which came into force this month), but the government has been looking at it and today announced its support for deposit passporting!

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Everything you need to know about the Tenant Fees Ban

After years of waiting, England's Tenant Fees Ban is finally here. It means that letting agents and landlords won’t be able to charge extortionate fees when you move to a new home. Here are the top 6 things you need to know about the ban:

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Revealed: Agents breaking laws on tenant fees

You read that right: before the ban on letting fees has even come into force (this Saturday, folks), letting agents are already flouting existing laws on fees. Since 2015 agents have been supposed to display details of the fees they charge tenants online, but we've found 21 that are not.

Local councils could be collecting £5000 in fines for these offences, so the fact that agents are still getting away with it does not fill us with confidence that the fees ban will be enforced effectively.

 

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Longer Tenancies: Benefits, barriers and insights from the Government consultation

Last month’s announcement that the Government intends to abolish section 21 evictions and create open-ended tenancies rightly took the limelight, but alongside it was published the Government response to last summer’s longer tenancies consultation. As we all look ahead to the forthcoming reforms that will create a secure, open-ended tenancy, adjust legitimate grounds for eviction, and streamline the court process, it’s useful to dig back into the detail of the consultation responses to understand how tenants, landlords, and letting agents understand the barriers to and benefits of longer tenancies.

Here are some key take-aways from the consultation responses which should be borne in mind as the new open-ended tenancy and wider private rental market reforms are shaped.

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We need to talk about short term lets

You’ve probably heard of Airbnb. But you might not have heard of Flipkey, HomeAway, HomeStay or Hostmaker. The concept stays the same - property owners rent out their house or flat for ‘short-term lets’, also known as holiday homes. They can be a great solution for covering your rent or mortgage bills for a few weeks whilst you’re away or utilising that spare room in your home.

But the problem is that local communities are finding more and more entire properties becoming permanent holiday homes. It’s eating up the market of houses that families can call home, and pushing up local rents.

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"My letting agent lied to me about the tenants fee ban"

By Samira* 

I’m currently looking for a new home. My flat is being sold and my current estate agents aren’t being as supportive as I hoped so I started casting my net wider - looking at properties with other agents.

I’d seen a house I really liked and was chatting through with the estate agent the next steps. That’s when I started to get suspicious: one estate agency said the ban on letting fees was “like Brexit” in that it was being continually pushed back and might not even happen. He told me I shouldn’t wait to sign after 1st June (when the ban comes into force) because the fees ban might not happen and by then I’d have missed out on some really great properties. I left that meeting feeling confused - was he right about the law?

I went to another agency who didn’t seem to know about the Tenant Fees Act at all and gave me the same advice “don’t wait for June 1st, the ban doesn’t exist”. Luckily, I’m not in a rush to move just yet but both agents ran and text me multiple times, pushing me to sign before June.

I was cautious, everyone I know who rents thought the ban was coming in on 1st June, but hearing two professionals deny it made me doubt myself.


So I did my research on the Parliament website and took a look at Generation Rent’s advice and I found out the ban is definitely coming into force on 1st June. It will mean that if you sign a contract after 1st June, your letting agent and landlord will only be able to take payments for:

  • Rent
  • Security deposit – capped at 5 weeks rent
  • Holding deposit – capped at 1 weeks rent
  • Early termination payment
  • Change of sharer fee (shouldn’t be more than £50)
  • Charge for lost keys or security device
  • Charge for interest on late rent payments


I’ve lost my faith in agents now. For someone to outright lie about a law they’re obliged to follow, in order to manipulate me into spending hundreds of fees, made me feel let down - house hunting has now become a chore and something I’m not excited about, purely based on how estate agents have made me feel, rather than based on the properties themselves.


The agents followed up with me, texting me 3 days in a row saying I could pay the fees over the phone as soon as I submitted an application. This also seemed kind of suspect, as usually, I’ve applied to properties then had to wait a few days for confirmation that I’m the selected tenant, at which point fees are paid to do referencing. I do wonder if they said I could pay as soon as I had applied, in order to ensure they get as many tenants into their properties before the ban comes in.


I’m so glad that I did my research - it’s likely that I saved myself £400 by not signing that contract - let alone all the future fees I could have been charged for.


If you’ve had an experience like mine then get in touch with Generation Rent. They are putting together a team of volunteers to mystery shop letting agents and make sure they are giving the right advice to tenants. I know not all letting agents are like this but we need to hold the bad ones to account.

To join the mystery shopping team at Generation Rent email georgie@generationrent.org, or join the whatsapp group.

You can also report agents that are misbehaving here

*Samira is a false name to protect the identity of this renter.