Affordability is a huge issue for private renters. As a nation, we spend more on rent as a proportion of our income than most of Europe. World Health Organisation guidelines state that housing is unaffordable if more than 30% of income is spent on housing costs. Here in the UK, the average renter pays more than that. The private rented sector currently provides the least affordable housing of all tenures, and most renters settle on a place they can just about afford. That is exacerbated by some landlords and agents asking for more than the advertised price, which pits prospective tenants against each other in a bidding war. The tenant who wins out, paying more than expected, then has no way to vet their landlord.
Some 21% of privately rented properties do not meet the decent homes standard—a far higher proportion than in both owner-occupied and socially rented homes. With no landlord register, there is no way of knowing how well a given landlord treats their tenants and properties. Tenants are expected to leap into the unknown and just hope their property is up to scratch.
If they move in and find their property is not up to scratch, the chances are that they would be unlikely to complain because, with section 21 no-fault evictions still in place, they do not have security. They can be kicked out for no reason. The last Government sat idly by on this. Almost a million renters have been given no-fault evictions since the Conservatives first pledged to scrap them. Once they are evicted, the whole frustrating process starts again.
With all this in mind, it is no wonder that housing insecurity in the private rented sector is higher than for other tenures. Renters are more likely to move often, staying in a property for an average of four years, compared with 12 years for those in social housing and 17 for homeowners. That insecurity means a greater risk of homelessness. Nearly a quarter of homeless people, or those most at risk of homelessness, cited the end of a private tenancy as the main cause of their homelessness or risk.
Stress from insecure housing affects job prospects and health outcomes. It can lead to mental health problems and difficulty sleeping, and it can contribute to physical illness, too, particularly in children. It is astonishing how under-regulated the private rented sector is. The decent homes standard is not applied, and neither is Awaab’s law, which sets clear legal expectations about the timeframes within which landlords must take action to make homes safe where they contain serious hazards. By passing this Bill, we will fix both those loopholes.
More than one in five of my constituents in North West Cambridgeshire are private tenants, and the chaos in the sector affects all age groups. The stereotypical renter is often portrayed as younger, but let us not forget the significant proportion of older people and pensioners who rent in the private sector—there are more than 1,000 in North West Cambridgeshire, according to data from the last census.
The Bill will tackle the sector’s problems head on. It means strengthened rights to challenge unreasonable rent increases. It means an end to rental bidding, to landlord anonymity and to frightening, sudden and unjustifiable section 21 evictions. The Conservatives failed to protect private renters despite promising action for so long, so I am particularly pleased that we are introducing the Bill so soon into our time in office.
The Bill’s measures build on the Government’s plan to create a housing sector that works for all, regardless of tenure. Manifesto commitments to make housing more affordable, to support first-time buyers and to prioritise the building of new socially rented homes are exactly what we need, and I look forward to the publication of the Government’s long-term housing strategy, which will set out these objectives in more detail.
I know how important this Bill will be for my constituents in North West Cambridgeshire. They deserve stronger rights and protections and, above all, security of housing, and we will deliver that.
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