Written evidence submitted by Mrs Brenda Mellors [RRS 038]

PRIVATE LANDLORD STATEMENT FOR GOVERNMENT INQUIRY

SEPTEMBER 2022

We are long standing members of the National Residential Landlords’ Association

We have been landlords in the private rented section for 22 years renting good quality housing to diverse tenants including families, disabled, retired, those on Universal Credit or other benefits.

We are dismayed at the anti-landlord rhetoric and bias – some of it from the Government- when we are helping them with housing stock and should be supported. Landlords have been selling up steadily since George Osborne phased out tax relief on mortgage interest a few years ago and there is an exodus now due to this reform plus the Energy Efficiency requirements in two years time. We own several older solid walled properties which need to be exempted as it would be impossible for them to achieve an EPC of D or above but that’s another problem.  Back to Section 21 reform….

There are many types of tenants of course and we treat them with respect and work with them if they incur hardship or difficulty – in fact respect works both ways.

I am conscious there are ‘bad’ landlords out there who’s activities are questionable and they need to be closely scrutinised but in my experience there are many more ‘bad’ tenants from whom good and decent landlords need protecting.  It could be a good idea for a Landlord Register but I fear that if the Local Authorities run it it will turn into a money making exercise (like licensing) and not be fit for purpose as it would need monitoring by specialists and would turn into a bereaucratic nightmare.

In our experience over this good length of time we have had many problems with tenants from late or non-payment of rent, withholding rent when unreasonable demands aren’t met, trashing and destroying property, accumulating rubbish and anti-social behaviour.  We are owed thousands of pounds by tenants plus having to bring the property back to a lettable state following their departure often leaving all their unwanted rubbish and furniture behind.

We try to reason with tenants but for reasons of their own and the tenants’ knowledge of the protection of the ‘system’ they cause enormous financial and practical problems for landlords who simply want to provide a decent property and receive rent in return.

The problem of housing shortages is serious and needs to be addressed as Local Authorities are advising tenants to stay where they are until evicted by the bailiffs often resulting in tenants receiving CCJs and all the stress entailed with the eviction process. Most tenants cease paying rent (if they’ve not done previously) so the landlord is left with no property and no rent. 

In many instances it’s a waste of time trying to retrieve arrears through the courts as the debtors don’t or won’t pay and the process is long, slow and fruitless.

A good number of landlords only own a small number of properties and most have mortgages so encounter financial hardship and often arrears themselves due to lack of income from their investment.  Some are ‘accidental’ landlords owning one inherited property and have no experience in property so have to employ specialists at great expense to gain possession causing even more financial problems and stress.

It is essential that there is a vehicle for removal of tenants. Section 21 isn’t perfect so some reform is welcome. However possession should not be made more difficult if the landlord has to take back the property for personal reasons, there are non-resolvable serious rent arrears and anti-social behaviour.

I suggest a separate Court dealing only with Housing claims held by specialist judges conversant in dealing with these matters. It’s always urgent from both sides that disputes are resolved quickly enabling both tenants and landlords to move on with their lives and provide a home to people in need which the Government can’t provide.

July 2022