TDS Charitable Foundation held a webinar on ‘The State of the Private Rented Sector’, which explored the findings of the Voice of the Tenant and Voice of the Landlord surveys and what they could mean for policy as the Government plans to reform the sector through the Renters’ Rights Bill. The discussion was focused on the three main issues of affordability, security of tenure and property conditions.
The webinar was chaired by Martina Lees (Senior Property Writer at The Times) and speakers included Dr Jennifer Harris, (Head of Policy, Research and Strategy at TDS), Darren Baxter (Principal Policy Adviser for Housing and Land at the Joseph Rowntree Foundation) and Samuel Hughes (Head of Housing at the Centre for Policy Studies). The event was attended by key stakeholders and policymakers from across the political spectrum.
Key takeaways from the webinar include:
Landlord and tenant characteristics
TDS Charitable Foundation’s research demonstrates that a diverse range of people live and work in the private rented sector, meaning that tenants and landlords should not be treated as homogenous groups. The panel stressed the diversity in people’s experiences, and that the sector should not be seen as universally good, nor universally problematic.
Affordability
According to the TDS surveys, 61% of landlords have increased the rent of their properties in the past twelve months, often prompted by rising costs. Meanwhile, 35% of tenants found it difficult to afford the rent last month. Participants highlighted that housing costs are a major driver of poverty.
Housing supply and access to the private rented sector
The average number of properties bought and sold by landlords was equal over the past year, according to the TDS surveys, indicating no mass exodus of landlords but also no improvement in the flow of stock into the rental market. It is therefore becoming increasingly difficult for tenants to find suitable rental properties, with 71% having experienced challenges during their last property search.
The panel discussed the importance of improving housing supply across all tenures to improve access to affordable housing and questions were raised regarding the role and importance of institutional investors. Concerns were also raised that the submarkets, such as the Housing Benefit market, may be disproportionally impacted by reductions in supply and the risk of regulatory change possibly prompting some landlords to leave the market or introduce more stringent tenant selection criteria was highlighted. The surveys will continue to track these changes over time.
Property conditions
Sixty-one per cent of tenants had an issue with the quality or condition of their rental property in the past six months. At the same time, the majority of landlords have experienced challenges associated with repair and maintenance, mostly related to cost. The panel discussed how whilst removal of Section 21 may empower some tenants to make complaints, a lack of awareness of redress process may continue to operate as barriers. The removal of Section 21 alone was thought to be insufficient to improve standards in the sector.
Landlord and tenant education
There is a lack of knowledge and awareness amongst tenants about their rights and where to go when they experience a housing issue. In addition, many landlords report difficulties keeping up with changing regulations. These issues may only increase with the introduction of the Renters’ Rights Bill.
It was suggested that information should be provided to both tenants and landlords in a range of different formats, to reflect the diversity of the sector, and that it should be effectively targeted.
The TDS Charitable Foundation’s “My Housing Issue” Gateway website, launching later this year, will also help to ensure that tenants are better informed and able to access redress. The website is designed to assist tenants to resolve their housing problems through signposting and tailored information provision.
You can view a briefing document produced for the webinar here.
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