Generation Rent

Two million tenants in London will welcome the fact that getting a fairer deal for private renters is one of the Mayor of London’s five priorities for housing in the London Housing Strategy, which was published at the end of May. Given that Sadiq Khan’s housing powers are highly limited, what is his strategy promising to private renters in London?

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.

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. 

The big news in today's Budget was the abolition of stamp duty for most first-time buyers. 

From today if you buy your first home you'll pay nothing to the government on the first £300,000 (unless it costs more than £500,000 and you need to be super-rich before you're in that territory).

Most debates around housing focus on young adults, the drastic fall in their rate of home ownership and ways to boost the number of first time buyers.

Far less attention, however, is given to the vast numbers of renters who are already too old to get a mortgage and face a lifetime of renting instead. As more of them reach retirement age, the state will start paying more of their rent, and faces enormous costs unless it makes some fundamental changes to the housing market. Because politicians only operate with 5-year horizons, few are fretting about the implications of lifetime renting.

But we are, and today we publish a report co-authored with David Adler of Oxford University: Life in the Rental Market.

An intriguing exchange in the House of Commons this week may contain clues about the government's big forthcoming announcement of reforms to tenancies. 

During a debate on temporary accommodation, the backbench Conservative MP Bob Blackman said this:

The greatest cause of homelessness is the end of an assured shorthold tenancy. They usually run for six months and at the end of that period families often have to move. The solution is clear: we need longer tenancies and more security of tenure for families, but also assurances to landlords that they will get paid their rent and that the tenants will behave themselves in accordance with the contract they have signed. I ask the Minister to update us on where we are going with lengthening tenancies, which would dramatically reduce homelessness at a stroke. Perhaps we can do that.

With home ownership unaffordable and council housing unavailable, private renters are living longer in a tenure that wasn't designed to provide long term homes. The constant threat of your landlord deciding to sell up or move back in means that you have none of the stability that a home is supposed to provide.

New polling from Survation, commissioned by us, exposes the impact this has on tenants' lives. It shows that private renters are more anxious about the security of their home and this is holding them back from investing time in their home and their local community. 

At the General Election in June, Labour won a majority of the votes of the under-40s. This was a wake-up call for the Conservative Party, many of whose members are now filled with a new urgency to address this cohort's biggest concerns - including a rather large house-shaped one.

Their annual conference has duly been bursting with new housing policies, particularly for private renters. But while they are (for the most part) improvements, the proposals fail to address the urgency of the housing crisis.

Is a new Waitrose in your neighbourhood a cause for excitement, or a troubling omen for your future in the area? 

A new study reveals that the high-end supermarket is linked with rising evictions of private tenants in areas they open up in.

The analysis, conducted by Oxford University academic David Adler for Generation Rent, found that the arrival of a new store was associated with an increase in the number of evictions of between 25% and 50%.

Great cheese selection, but will you be around to enjoy it?

Last month the Institute for Public Policy Research (IPPR) released its report “Lessons from Germany: Tenant power in the rental market”. It examines the relative strength of protection for German renters, and how these benefits might be brought across to England.