Renters' Rights Bill

Written evidence submitted by Mrs M Davies to The Renters’ Rights Public Bill Committee (RRB85)

1. Executive summary – main points

· No section on Duties of tenants

· No reference to the importance of ventilation

· In its present form this Bill will cause numerous tenant/landlord disputes

· It will cause many landlords to sell their properties

2. My background

· I have been a responsible and caring landlord for 30 years, recognising the importance of developing a spirit of friendly co-operation with tenants.

· However, I have now begun a programme of selling all my rental properties, such is the impact on landlords of this Bill.

3. Reason for submitting evidence

· This Bill is designed to protect tenants, with little regard to the impact on landlords. It should be amended. See 5. Recommendations.

4. Factual information

· In my experience, the majority of tenants, wittingly or unwittingly, cause damp problems, since they are unaware of the importance of ventilation, particularly during the winter.

· Tenants permanently close windows and trickle vents, dry washing on radiators or airers (clothes horses) – sometimes electrically heated – and often plug every air entry point "to keep out draughts".

· Consequently, moisture has to go somewhere, so it lands on cold surfaces and this leads to condensation, damp and mould.

· It seems many tenants have never been educated in the need for ventilation, yet it is always the landlord who is deemed the culprit and accused of letting a damp property. Indeed, in 2022 the housing ombudsman inexplicably refused to accept that damp and mould could ever be lifestyle issues.

· By providing informative notes at the start of each tenancy (see attached document), I ensure my tenants are aware of the importance of ventilation. If necessary, I provide them with a dehumidifier, although I accept that this is not the case with all landlords.

5. Recommendations for action by the Government

· Rename the Bill.

From its former title of Renters Reform Bill, it has now become the Renters’ Rights Bill, its primary aim being to protect tenants from incompetent or unscrupulous landlords. However, the title now gives the impression that the rights of landlords are of little consequence.

· Recognise that all tenants are not perfect.

It cannot be denied that there are also incompetent or unscrupulous tenants: incompetent, perhaps because they are first time renters and have never before taken care of a property; unscrupulous because they have no intention of paying rent beyond the first instalment.

· Include a section on "Duties of tenants", stressing the importance of ventilation.

· Retain the Section 21 Notice but amend it to allow tenants three months to vacate.

Most landlords have a valid reason to serve a Section 21 Notice, whether it is because of non-payment of rent, anti-social behaviour, damage to property, or because they need to sell it to access funds. Yet even this safeguard is being removed.

6. Conclusion

· In its present form the Bill is unbalanced and is certain to have unintended consequences, including higher rents, an increase in tenant/landlord disputes and the sale of many rental properties.

HOW TO CONTROL CONDENSATION

Air can hold moisture. The warmer the air, the more moisture it can hold. If moist air is cooled by contact with cold surfaces, such as walls, windows or mirrors, the moisture condenses into water droplets, known as condensation.

Mould often occurs because of condensation which, in turn, is often a result of lifestyle. It appears as pinpoint black spots, usually on the side surfaces of external walls, in corners and in poorly ventilated spaces, such as behind cupboards and wardrobes.

The control of condensation requires a combination of sufficient heating, ventilation and insulation.

Heating: By introducing low level heating, the temperature of internal surfaces will rise. This will reduce cooling of any moisture-laden air and, as a result, the amount of condensation.

Ideally, low level background heating should be continuous, as any short bursts of heat may not result in a suitable rise in surface temperatures.

Ventilation: Adequate ventilation is essential to allow moisture-laden air to escape from the home before condensation occurs. Extractor fans in the kitchen and bathroom can prove very effective in reducing condensation, especially when fitted with an effective humidistat control.

Insulation: Thermal insulation, such as loft or cavity wall insulation (where possible), draught proofing and double glazing, will help to reduce the amount of heat lost from a property. This will not only help keep internal room temperatures higher, but will also help to keep fuel bills down.

How to reduce condensation

· Do not dry clothes on radiators

· Unless they are fixed for safety reasons, pull wardrobes and furniture away from walls, and keep tops of wardrobes clear, to allow air to circulate

· Close doors and open windows when cooking

· Keep lids on saucepans when cooking

· Keep bathroom door closed when bathing/showering, always use the extractor fan, and open window (if applicable) slightly afterwards

In extreme cases, try the following:

· A dehumidifier, which extracts moisture from the air, can be bought or hired.

· Regularly wipe down surfaces affected by condensation, e.g. shower cubicles after use, to prevent mould growth.

· Mould can be removed by washing the surface with a disinfectant or a fungicidal wash. This must be used in accordance with the manufacturer’s instructions.

October 2024.