England: Changes to tenant rights!

Renters Reform Act – rental market reform

The government's proposed changes to rental rules, prepared under the leadership of Michael Gove, Secretary of State for Housing, are expected to be announced today. The changes were foreshadowed in May's Queen's Speech (Queen Speech 2022) and aim to strengthen tenants' rights in England.

Among other things, the bill includes measures to make it easier to get permission to keep a pet in a rented property. The reform also aims to prevent landlords from evicting tenants without cause.

Pets allowed – tenants will have the right to live with their pets

Can't find a rental because you have a cat or dog? Good news for pet owners – the government's planned regulations are set to abolish the blanket ban on pets, which is currently widely applied by landlords and letting agents.

It's well-known that having a four-legged friend waiting for you at home has a beneficial effect: it lowers stress and anxiety, prevents depression, provides companionship, and encourages exercise and play, which can significantly improve overall health. Children growing up with pets develop better, are more active, and learn empathy and responsibility. Pets are also an invaluable companion for older people who often spend a lot of time alone.

That's why the government has decided to ensure tenants have the opportunity to live in rented properties with their pets without hindrance, which has often been difficult to achieve until now. 

Refusal of pet consent based on a reasonable ground

Landlords will have to provide a "reasonable ground" if they wish to refuse a tenant the ability to keep pets in the home. Even after a landlord presents such a reason, tenants will have access to mediation if they believe the refusal is unjustified. This means landlords will be legally obliged to agree to a tenant living with their four-legged friend.

Want a pet at home? You'll need to meet additional conditions

Tenants will still be liable for the costs of any potential damage caused by pets living in the property. Landlords may also require the tenant to purchase additional insurance to cover these losses. Currently, the maximum deposit a landlord can request is limited to the equivalent of five weeks' rent, so insurance would provide additional protection. Chris Norris, a representative of the National Residential Landlords Association (The National Residential Landlords Association – NRLA), stated: "Our biggest concern has always been that the law, as it stands, prevents landlords from requiring insurance to cover the significant risk of damage to property by pets. We welcome reports that the government has listened and responded positively to our concerns".

Ban on "no-fault" evictions

Another change will be to prevent so-called "no-fault" evictions (no fault eviction), meaning without giving a reason, based on Section 21 of the Housing Act 1988. Landlords wishing to evict a tenant will now have to cite and prove specific breaches of the tenancy agreement committed by the tenant. Other grounds for eviction, as listed in Section 8 of the Housing Act, may also be used. The eviction procedure based on this regulation is to be streamlined. A new Landlord's Rights Advocate is also to be introduced, whose duty will be to mediate in disputes between landlords and tenants.