From: JNugent73@mail.com 
  
 On 04/09/2025 11:53 AM, Davey wrote: 
 > On Thu, 4 Sep 2025 10:50:19 +0100 
 > Malcolm Loades  wrote: 
 > 
 >> On 03/09/2025 11:40, The Todal wrote: 
 >>> On 02/09/2025 11:08, Davey wrote: 
 >>>> On Tue, 2 Sep 2025 07:51:05 +0800 
 >>>> J Newman  wrote: 
 >>>> 
 >>>>> What do you all think about this new act? 
 >>>>> 
 >>>>> Key Changes 
 >>>>> 
 >>>>> 1. No more €€€no-fault€€€ evictions 
 >>>>> 
 >>>>> Section 21 will be abolished. 
 >>>>> 
 >>>>> Every eviction must go through court on a specific legal ground 
 >>>>> (arrears, anti-social behaviour, sale, family move-in, 
 >>>>> redevelopment, etc.). 
 >>>>> 
 >>>>> 2. All tenancies become periodic 
 >>>>> 
 >>>>> Fixed-term ASTs will convert into rolling periodic tenancies. 
 >>>>> 
 >>>>> Tenants can give 2 months€€€ notice to leave at any time. 
 >>>>> 
 >>>>> Landlords lose the certainty of fixed terms (e.g. guaranteed 12€€€18 
 >>>>> month contracts). 
 >>>>> 
 >>>>> 3. Rent increases restricted 
 >>>>> 
 >>>>> Only once per year, with 2 months€€€ notice. 
 >>>>> 
 >>>>> Tenants can challenge increases at tribunal if above market level. 
 >>>>> 
 >>>>> €€€Bidding wars€€€ and large upfront rent demands will be banned. 
 >>>>> 
 >>>>> 4. Ombudsman & PRS database 
 >>>>> 
 >>>>> All landlords (including non-residents) must register with a new 
 >>>>> Private Rented Sector database. 
 >>>>> 
 >>>>> Disputes will go first to a mandatory Ombudsman, which can award 
 >>>>> compensation and order remedies. 
 >>>>> 
 >>>>> 5. Property standards & penalties 
 >>>>> 
 >>>>> Stronger minimum housing standards. 
 >>>>> 
 >>>>> Fines (potentially €€7,000+) for failing to meet requirements. 
 >>>>> 
 >>>>> 6. Grounds for possession clarified 
 >>>>> 
 >>>>> Still possible to evict for arrears, nuisance, sale, family 
 >>>>> move-in, or major works. 
 >>>>> 
 >>>>> BUT everything must be proven in court €€€ adding time, cost, and 
 >>>>> risk of delay. 
 >>>>> 
 >>>> 
 >>>> It will result in the death of property rental. Where is the 
 >>>> matching Landlords' Rights Act? 
 >>>> 
 >>>> -- 
 >>>> Davey. 
 >>>> 
 >>>> 
 >>> 
 >>> 
 >>> I'm a landlord. I rent a small house to a middle aged couple (with 
 >>> her kids) who have paid rent regularly. We use an agent, who takes a 
 >>> commission but it's useful that the agent arranges periodic 
 >>> inspections, ensures we comply with statutory requirements, 
 >>> arranges any urgent repairs through reliable contractors. 
 >>> 
 >>> Now I hear that the relationship between the couple has ended and he 
 >>> will be moving out. Our agents advise us that we should insist that 
 >>> he remains on the tenancy agreement so that we can enforce any 
 >>> arrears against him as well as her. 
 >>> 
 >>> That seems very unfair, to me.  If you break up with your partner 
 >>> you should be free to move on and rent somewhere else. I wonder 
 >>> whether other landlords would disagree? 
 >>> 
 >> I'm a landlord and I disagree.  You don't say but I assume the 
 >> tenancy is a joint tenancy?  If I'm correct both incomes will have 
 >> been taken into account to check affordability.  Does the 'remaining' 
 >> partner have the income to support affordability?  If so then have a 
 >> new tenancy agreement made in just one name.  If not then the 
 >> 'leaving' partner should remain on the tenancy agreement and accept 
 >> joint liability for the payment of rent. 
 >> 
 >> Malcolm 
 >> 
 > 
 > Fine, in the ideal world. 
 > But if he won't? 
  
 Regard the current tenancy agreement as no longer valid (in the new 
 circumstances which breach it) and decline to enter into a new one which 
 the remaining adult occupier cannot afford, requiring the propoerty to 
 be vacated? 
  
 Isn't that the way that contracts usually develop? 
  
 --- SoupGate-Win32 v1.05 
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