Labour is moving forward with plans to prohibit landlords from rejecting renters based on their parental status, including pregnant women. Housing Minister Matthew Pennycook expressed that this practice is “completely unacceptable.” Under the proposed Renters’ Rights Bill, landlords and letting agents found guilty of this discrimination could face fines of up to £7,000.
“If landlords think they can evade this bill, they are mistaken,” Pennycook stated. While landlords can appeal fines through a tribunal, repeated offenses could lead to multiple fines. The Renters’ Rights Bill returned to Parliament for its second reading on Wednesday, a month after its initial introduction. It also seeks to eliminate no-fault evictions, and the bill is expected to become law soon.
In 2019, the Conservative Party promised to reform private renting to ensure housing security for 11 million people in England. However, their Renters’ Reform Bill introduced in 2023 was not passed due to time constraints before the election.
Labour’s bill will specifically target discrimination against renters with children. The fines proposed by Labour are significantly higher than those in the Conservatives’ legislation.
Protecting Pregnant Renters
The new rules would support individuals like Maria (a pseudonym), a 39-year-old private renter from London. She believes she has faced discrimination during property viewings due to her pregnancy. Maria, who is expecting her first child in three months, needs to find a new home after receiving a Section 21 “no-fault” eviction notice earlier in her pregnancy.
“I’ve been trying to hide my baby bump,” Maria said. “When agents see me, they say the homes I want aren’t ‘suitable’ for me or make comments like, ‘those stairs will be too difficult for you.’”
“It’s madness and really terrifying,” she added. “What am I supposed to do? As a single pregnant woman, I feel at the bottom of the pile.”
Some landlords may prefer not to rent to pregnant women or those with children due to fears about difficulties with eviction or property damage. Similarly, individuals relying on state support like housing benefits may face discrimination because landlords worry about their potential needs, but these assumptions are often unfounded.
Pennycook responded to Maria’s experience, stating that Labour aims to ban discrimination against renters with children and those receiving benefits. He noted, “I’ve seen this issue as a constituency MP. We want to target ads saying, ‘No people on benefits’ and prevent intentional discrimination in person.”
Under the Renters’ Rights Bill, landlords who continue to discriminate could be reported to local councils and fined.
Existing Laws and Enforcement
While discrimination against these groups is technically illegal under the Equalities Act 2010, enforcement has been challenging. Pennycook indicated that councils could impose fines of up to £7,000 on landlords for such practices. Multiple fines could be issued for ongoing violations.
“We believe these fines will deter landlords and send a clear message that these practices are unacceptable,” he stated.
Addressing No-Fault Evictions
Pennycook did not specify when the ban on “no-fault” evictions, a major cause of homelessness, would take effect but indicated that summer 2025 is a target following the bill’s passage. The previous Conservative Government argued that Section 21 evictions could not be banned until reforms were made to the county court system.
Currently, landlords can evict renters with just two months’ notice. The new legislation will protect renters from eviction for 12 months after starting their tenancy. After this period, landlords will need to provide four months’ notice for legitimate reasons, such as selling the property or moving in themselves.
Another key change in the Renters’ Rights Bill is that all private landlords must register with the Government through a new portal. Councils will be able to fine landlords up to £7,000 for non-compliance. Repeat offenders could face fines of up to £40,000, criminal charges, or even banning orders preventing them from renting out properties.
Pennycook emphasized that there would be consequences for landlords who operate outside the law. “If they try to serve an eviction notice outside the system, it won’t be legally valid,” he added. “We are confident this bill will eliminate rogue practices.”
Concerns About Rent Increases
Advocates for renters support the proposed legislation. Ben Twomey, CEO of Generation Rent, said the law provides essential protections against arbitrary evictions and will improve living conditions. However, he urged Labour to do more to shield tenants from rising rental costs, which contribute to poverty and homelessness.
Twomey suggested that Pennycook should offer compensation to tenants evicted through no fault of their own and impose limits on rent increases.
Private rents continue to rise above inflation, with average UK private rents increasing by 8.4 percent from August 2023 to 2024, according to Office for National Statistics data. Although Labour will not introduce rent control, the bill includes measures to stabilize rents by limiting increases for existing tenants.
Pennycook stated that the bill would help address rental costs by regulating how and when rent increases occur. Landlords could raise rents once a year in line with market rates, provided they give tenants two months’ notice. Renters would also have the option to challenge excessive rent increases through tribunals.
He believes these provisions will protect tenants from eviction due to sudden rent hikes, which could otherwise lead to effective evictions without proper notice.
“Good landlords have nothing to worry about with this bill,” Pennycook asserted, adding that it would create a more stable and secure rental market.
Support from Landlords
Representatives from the private landlord sector generally support the bill. Chris Norris, policy director for the National Residential Landlords Association, noted that most tenants enjoy good relationships with their landlords, and this should be the standard across the sector.
In response to reports regarding his friendship with Luke Sibieta, a researcher at the Institute for Fiscal Studies, Pennycook addressed concerns about the independence of a report on the potential benefits of introducing VAT to private school fees.
Pennycook, who was reportedly Sibieta’s best man at his wedding, dismissed the idea that their relationship compromised the report’s objectivity. “I find that notion laughable,” he stated. “It’s ludicrous to suggest the Institute for Fiscal Studies would compromise its independence due to a personal connection.”
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