Private renters need respect

Why landlords and the law need to stop treating tenants as second-class citizens.

In England alone, 3.4 million or one in six households are in privately rented accommodation, up from 2.4 million in 2005.

These figures are reflective of the fact that it’s harder for wannabe first-time buyers to get a foot on the property ladder, thanks to sky-high house prices and the overwhelmingly large deposits that are now needed to secure a mortgage.

Yet it appears that many private renters are treated as second-class citizens, both by landlords and the law.

The assured shorthold tenancy, widely used within the private sector, provides tenants with little security – normally a fixed term of just six or, if you’re lucky, 12 months. And once the fixed term has ended, the landlord can get rid of you as long as he gives you just two months’ notice.

But with the average age of the first-time buyer in the UK ever increasing, the private rental sector needs to change to reflect the needs of the market in terms of longer-term letting. The last place I rented I stayed for five years and for many people I know it’s the same. After all, it’s a hassle to move, so if you find somewhere you like why would you not stay put?

I figure the longer I stay, the fewer the landlord’s rental voids. But in my experience, landlords are no more loyal to long-serving tenants than they are to ones who are there for just six months. I’ve been treated by landlords as if they’re doing me a favour by allowing me to live in their property in the first place, conveniently forgetting that it’s actually a business deal – I pay you rent, you allow me private use of your clean, inhabitable, and well-kept property.

Instead, what I’ve found is that landlords are happy to have tenants pay their buy-to-let mortgages but heaven forbid we demand timely repairs in return, or want to decorate.

I am a working professional in my thirties and me and my fellow private renters are sick and tired of being treated like students. We want longer leases, we want more part-furnished and unfurnished properties so we’re not stuck with sticky-to-the-touch mis-matching furniture from the 70s. We want to be able to decorate without this being seen as a reason to make deductions from our rental deposits.

In many European countries, long-term leases of unfurnished properties are the norm. Unfortunately, this is not the case in the UK. So private tenants being treated like second–class citizens is simply reflective of a society where renting is seen as a waste of money, something you do simply because you cannot afford to buy. Because of course everybody wants to own, right? Wrong.

I don’t want to own. I’ve got to be realistic – I simply can’t afford it at this point in time. So it benefits me financially that someone else is responsible for the upkeep of the property. But, like many private renters, I do want a good deal - in many cities, not least London, tenants pay over the odds for properties in shocking conditions. I also want repairs made in a timely fashion. Simple demands you may think. But, unfortunately, often hard to come by.

So where do you, as a private tenant, go for advice when it comes to a dispute with your landlord? Firstly, read your tenancy agreement. It should detail your rights, expectations and obligations regarding the property. Knowledge is power and any dispute may be easily sorted once your landlord is aware you know your stuff.

Housing and homeless charity Shelter has a wealth of information on its website and offers a free advice line on 0808 800 4444.

You can also contact your local Citizens Advice bureau for free legal advice. And see if your city or town has a local law centre. It may be able to help as well.

Finally, when it comes to a dispute put everything in writing. Make notes of any phone conversations you have with your landlord as well. This documentary evidence will help in case the matter ends up in court.

Comments

[xxxx]

Don't landlords have insurance in case things go wrong though?

[Steve]

I have been a landlord now for 25 years and have had some nightmare tenants. They move in, then after a couple of weeks the trouble starts. Constant loud music day and night, has my phone ringing at one in the morning from angry neighbors. Then the rent stops and finally after you have had the expense of going to court with an eviction you find your nicely decorated house totally wrecked. It is not all money in the bank believe me. If I get some good tenants I hang on to them like gold dust. There is no point in having a two month void with no rent , when with a little bit of cooperation you can keep the present ones.

[Mark]

I have been a private tenant in four different properties over a period of 20 years or so. I am of the continental view that renting is good.
I have always left a property better than when I moved into it, after all any improvements are for my benefit initially.
Here in Northern Ireland longer lets are quite normal and much cheaper than Britain. Example 4 bed detached with 2 bathrooms, 3 reception rooms and detached garage - £550 per month including rates of £83 per month(we don't have council tax). That's 30 miles/minutes from Belfast (the main employment conurbation)and 5 minutes from large shopping centre, schools etc.
I'm not tied to the property because of negative equity or it won't sell, I can move whenever I want and I don't have the overhead of running repairs and maintenance. I only need contents insurance, the landlord is obliged to insure the building. It's checked every year for electrical safety and the boiler gets serviced all at the landlords expense.

[tina]

Some landlords though dont value of good tenants.They fast forget how the house did looked before you move in, and when u want to move out they complain about things there were before u moved iN.
What Do u expect i decorate or paint walls...it is not my house.
I am paying rent for that u fix around everything what is broken.Sorry if wallpapers looked exact the same liked i moved in, were srached in one place,dont u expect me to replace all wallpapers for you my dear landlord!
U should thank for me that i replace bed which broke down while i lve in,
But no..u complain that is it is nor the same bed.I should listen to my friend,just leave that bed,and take my new out.
Landlords are so bad when they need to give your deposit back,they find a lot reasons not to do so.

[tina]

I am waiting time for the excange of the contracts..and i would be happy finally move in in my own house!
I so want to move out from the rented house..i hate to rent!
I want to change smth in the house which i rent, but i sit and think ..for what??I wont get paid money back from the lanlord,still be paying the same rent.
Lanlords shouls consider to do at least cosmetic decoration or fix problems within the house.

Could u imagine,when the heating broke..i wait almost month while he fix it,how many times need to tell..hey lanlord do smth about it..
And still the heating is not fixed for sure,still he need to spend some money to replace one detail more..
Guess what i hope i wont be here...

[D]

I have been renting for 5 years since I moved out of home. Unfortunately after living in a house for 2 years my previous landlord wanted to sell it so we were given our notice and now 2 years later in our current house the same thing may be happening again! It is expensive to keep having to move and inconvenient. I do envy the security of buying but in the current market we do not have a deposit and as half our wages go on rent and bills we don't have the opportunity to save anything either! The only way we will ever get on the property ladder is via inheritance which is a sad but true fact for many young people today

[tina]

maybe some people dont know that they could buy first home with the co-ownership, u even dont need a deposit

[Mary]

I'd like to know which Co-Ownership trust etc doesn't need a deposit .
I would love my own home and would cherish it dearly!
One of my wishes before I leave this mortal toil is my own large garden which I could plan and plant up!Then open it up on the Yellow pages for charity.
But because I am an older lady I could never be able to have a mortgage. Because of my age...Unless I won the lottery!!
Then my garden would become a reality!!But we can all have dreams and wishes.

[Mary]

Hi I must add that I do live inrented at the moment and have for the last three/four years. I look after my home really well.But it has been a very scary time with my landlord. They have such a hold over you that sometimes gives them a right to be rude and offensive towards you Or treat you a second class citizen.
I also would love to decorate my bedroom .One wall to make it pretty and special.
But not allowed to do this!! The plaster may come off the wall??
I keep this house really clean and tidy and especially the garden.
Which is hard landscaped.So only growing my beloved plants in pots and veggie boxes. Which I do.
But its not the same as having your own home.Feeling really secure.
That your not going to be thrown out etc. It's very scary and my nerves have become badly affected by my landlords attitude.
Never mind.I know there are worse things out there!
I do try to be optimistic.
But I would just love the security of my own home, for at least the rest of my life.
I am now a mature older lady.
Hopefully one day all you folk renting will have your dreams realised, I hope so.

[Naphtalia]

Hi! Naphtalia here. Thanks for all your comments.

Just today (Tues, May 31), Halifax released the results of a survey which found that two-thirds of young people believe they will never get on the property ladder.

While property website Rightmove says rental searches are up two-thirds compared to two years ago but available rental stock is down by a quarter.

So a boom time for landlords - not so good for tenants, however. Even more reason to more respect and tigher housing laws for privtae renters.

I watched a great Channel 4 documentary at the weekend about how the British came to view homeowning as a right.

Watch it here:
http://www.channel4.com/programmes/home-stories/4od#2930821