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Posts Tagged ‘landlords’

The Renters’ Rights Bill – What it could mean for lenders?

Posted on: May 8th, 2025 by Natasha Cox

The Renters’ Rights Bill (‘the Bill’) is currently making its way through the House of Lords. While there has been growing opposition to the Bill, with over 300 amendments being proposed, the Bill could still prove to be a welcome change for lenders.

Purpose of the Bill

The Bill has been introduced to:

  • give greater rights and protections to people renting their homes
  • provide tenants with the flexibility to leave substandard properties

In short, it is intended to:

  • Reform tenancies
  • Strengthen tenants’ rights
  • Create a landlord redress scheme
  • Create a private rented sector database
  • Create a legal standard for property conditions
  • Expand enforcement powers


The potential impact of the Bill on lenders

Currently, there are two options available to recover vacant possession of a property subject to an assured shorthold tenancy, namely:

  • Serving a notice under section 21 of the Housing Act 1988 (‘HA 1988’)
  • Serving a notice under section 8 of the HA 1988

Section 21 Notice

Also known as a ‘no-fault’ eviction, this is used where a tenancy is coming up to expiry or has already expired.

As a result of Trecarrell v Rouncefield [2020], if the landlord is unable to evidence compliance with the various prescribed requirements, then simply put, they will not be granted a possession order.

Section 8 Notice

A notice under this section can be used in two situations:

– where the tenant has breached the terms of the tenancy, or

– where a lender requires vacant possession of the property for the purpose of exercising their power of sale and is bound by a tenancy postdates the loan.

Notices under Section 8 of the HA 1988 are restrictive for lenders requiring vacant possession. Many grounds under this section can be remedied and it is otherwise limited to tenancies which postdate the loan. In addition, a landlord (borrower) should have also served a notice on the tenant confirming they can rely on this ground to obtain vacant possession (albeit the court has discretion to dispense with this requirement).

 

What the reform could mean for lender’s enforcement

The reform will essentially simplify a lender’s ability to take possession of a property subject to a tenancy.

The intention is to abolish assured shorthold tenancies (and as a consequence, ‘no-fault’ eviction notices) under Section 21 of the HA 1988, and to amend Ground 2 of Schedule 2 of the HA 1988 so that it reads as follows:

The dwelling-house is subject to a mortgage and –

(a) the mortgagee is entitled to exercise a power of sale conferred on him by the mortgage or by section 101 of the Law of Property Act 1925; and

(b) the mortgagee requires possession of the dwelling-house for the purpose of disposing of it with vacant possession in exercise of that power.

For the purposes of this ground “mortgage” includes a charge and “mortgagee” shall be construed accordingly.

This means that lenders will be able to rely on this section whether the tenancy predates or postdates the loan, provided the lender requires vacant possession for the purpose of exercising their power of sale. They need no longer be concerned about evicting a tenant when they are unable to comply with the requirements for prescribed information for tenant deposits and the Deregulation Act 2015, viz. the provision of the How to Rent Guide, EPC, Gas and Electrical Safety Certificates. The main contention under the reform is that tenants will be afforded a four-month notice period, which some lenders may accept as a small quid pro quo.

It is recommended that lenders continue to ask the right questions and continue to carry out their due diligence in respect of tenancies. In terms of lending in the short term/alternative lending space, which is often time critical, such potentially arduous and frustrating requirements need no longer be so. Lenders will now have the flexibility to take a view, knowing that it will not compromise their ability to secure vacant possession should they need to enforce the terms of their loan.

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Abtin Yeganeh comments on landlord-imposed work from home bans in The Independent

Posted on: July 8th, 2024 by Natasha Cox

Senior Associate, Abtin Yeganeh, comments on landlords banning their tenants from working from home, as well as tenants’ protections in this area, in The Independent.

Abtin’s comments were published in The Independent, 07 July 2024.

“As a general rule, a landlord cannot stop a tenant from working from home as it would interfere with a tenant’s statutory right to quiet enjoyment of their property. The position is somewhat more complicated where a tenant seeks to run a business from their rental property. With that said, whilst landlords can seek to exclude a tenant’s right to work from home, The Small Business Enterprise and Employment Act 2015 (subject to several exclusions) provides that landlords cannot unreasonably refuse a tenant’s request to do so.”  

Landlord and tenant works – Construction Industry Scheme payments now made simpler

Posted on: June 13th, 2024 by Natasha Cox

In brief:

Regulations were introduced in April of this year which removed the uncertainty and complexity on which payments made by commercial landlords to tenants are covered by the Construction Industry Scheme (CIS). As a result,  the majority of such payments will now fall outside the scope of the CIS and the requirement for deductions as advance payments towards a sub-contractor’s tax and National insurance to HMRC.

The pre-April 2024 rules created a cumbersome legal and administrative obligation and the removal of these compliance burdens must be welcomed.

Legislation

The Income Tax (Construction Industry Scheme) (Amendment) Regulations 2024 (SI 2024/308)  introduced in April 2024 added a new Regulation 20A to the main CIS regulations which specify that payments made by a landlord to a tenant for construction operations in connection with a lease or agreement for lease are not contract payments and are, therefore, outside the scope of the CIS.

To fall within the scope of this exclusion, payments must meet the following conditions:

  • The payment is made by or on behalf of a landlord;
  • The payment is received by a tenant or prospective tenant (tenants include sub-tenants);
  • The payment is for construction operations agreed in connection with a lease or agreement for lease;
  • The tenant that occupies or will occupy the property will carry out the construction works themselves or contract with a third party to undertake the work; and
  • The payment must be for construction operations relating to works intended primarily for the benefit and use of the tenant that occupies or will occupy the property under the lease.

The definition of ‘landlord’ includes a person with the legal or beneficial ownership of the property, who granted the lease or who will grant the lease.

What does this mean?

Under the pre-April 2024 rules, and prior to entering into any agreement relevant to the construction operations, both the landlord and tenant were required to take legal and taxation advice in order to jointly agree and document that any payments from the landlord to the tenant regarding such construction works either fell within the exclusion for ‘reverse premiums’ in Regulation 20 of the main CIS regulations so that they fell outside the scope of the CIS – or they did not and deductions would need to be made. 

Although contributions made by a landlord towards the tenant’s own fit out works were easier to assess, it was far more difficult where a contribution was being made towards the tenant undertaking Category A fit out works. This led to some landlords being more ‘careful’ in requiring the operation of the CIS on such contributions. Tenants were being asked to take on the added cost of CIS deductions –  as well as the added administrative and cash flow burdens of having to reclaim the amounts deducted. 

The new exclusion under Regulation 20A should lead to most payments by landlords to tenants (or prospective tenants) for construction operations being defined as outside of the scope of the CIS. However,, the implications of Regulation 20A do need to be fully understood.  Most notably,is the requirement that the landlord’s payments must be for construction works intended primarily for the benefit and use of the tenant. This means that any payment which relates to works outside the property occupied by the tenant is likely to fall outside the new exclusion and will therefore remain within the scope of the CIS.

As a reminder…

The new regulations do not affect the application of the CIS to payments by tenants to landlords for construction operations. Take an example where where the landlord has agreed to undertake the tenant’s own fit out works., While these payments will continue to usually fall outside the scope of the CIS, if the tenant will be sub-letting part or the whole of the property or they are registered with HMRC as a so-called ‘contractor’, the CIS deductions would apply in accordance with  Regulation 24 of the main CIS regulations for payments in respect of property used for the purposes of the business of the tenant or another company in the same group.

If you need any advice on the Construction Industry Scheme or any other aspects of construction law, please contact our team of experts Anne Wright and Tom Pemberton.