1. Housing and the Renting Homes proposals
Understanding the key issues and ideas

2. Session objectives:
To establish some of the key issues in Welsh housing
To consider the Welsh Government’s proposals for the private rented sector
To look at ways that Welsh students’ unions can empower students to influence the agenda

3. Group discussion
What do you see as the key issues in housing for your students?

4. Key recurring issues Poor property standards High housing costs
Anti-student sentiment
Tenant exploitation
The Welsh Government’s proposals seek to address mainly the latter set of issues, with potential for impact on the first

5. Upcoming changes
National Assembly for Wales granted the ability to make new primary legislation in 2011
In relation to the private rented sector, it has already introduced plans to bring in:
Mandatory registration and licensing of private landlords and letting agents
Local authorities will be required to administer and enforce this
This is due to come in in autumn 2014

6. Wales agent and landlord licensing scheme (WALLS)
All landlords required to register within one year of start date
Fees will be around £50
Penalties for failure to register
Landlords must pass a suitability test
Landlords or managing agents will have to be licensed and undergo training
Letting agents must be a member of a recognised professional body and two thirds of staff must have passed training

7. Current consultation: Renting Homes White Paper
Intended as a response to:
The growth of the private rented sector
The complexity of the legal frameworks
The lack of clarity of relationship between tenants and landlords and the problems this can cause
The differences between renting from different types of provider
The poor reputation of the private rented sector

8. Renting Homes White Paper: Goals
Greater flexibility and choice
Creating a level playing field within and between sectors
Making the private rented sector more sustainable
Balancing the promotion of mixed housing
Simplification of existing legislation
Clarification of the contractual relationship between landlords and tenants
Ensuring reforms do not have unintended consequences

9. Current consultation: Renting Homes White Paper
Based on five year research by the Law Commission and calls for changes from housing experts, tenants and the legal sector
Expected to be considered by National Assembly in 2015
Current consultation closes on 16 August

10. Current tenancy types Secure tenancies Introductory tenancies
Demoted tenancies
Assured tenancies
Family intervention tenancies
Assured shorthold tenancies
Rent Act tenancies

11. Proposals for new tenancy types
Secure contract: based on local authority secure tenancy, to be used mainly by local authorities and housing associations, more security of tenure
Standard contract: similar to current AST for use in the private rented sector, proposed to also be for institutions, less security of tenure
All contracts will be required to be in written form, in plain language and will only be allowed to include set terms

12. Renting Homes White Paper: Anti-social behaviour
Proposes to include a ‘prohibited conduct’ term in every rental contract to ensure tenants are aware of their responsibilities to landlord and neighbours
Includes anti-social behaviour, hate crime and domestic violence and any ‘conduct that is capable of causing nuisance or annoyance’ to others in the locality
Breaching can trigger possession proceedings, which exceptionally could begin on the same day as the landlord gives the possession notice

13. Renting Homes White Paper: Anti-social behaviour
Potential concern as to how this might impact on ‘novice householders’ –
i.e. could it lead to students being evicted for being noisy on one occasion?
Recognise need to develop guidance on what it means and how it can be enforced e.g. mandatory/discretionary

14. Renting Homes White Paper: Domestic abuse
The ‘prohibited conduct’ term would also cover domestic abuse.
Prevents tenants needing to end tenancy to evict perpetrator of abuse
Enables landlord to evict one tenant and leave others in the property

15. Renting Homes White Paper: Joint tenancies
Enables one tenant to leave tenancy without automatically ending the tenancy for all
Currently can leave tenants vulnerable if landlord does not offer a new tenancy, or wants to change the terms e.g. rent levels
Enables landlord and/or tenants to seek a replacement tenant

16. Renting Homes White Paper: Renting by young people
Proposes levelling up rights for 16 and 17 year olds, to be equivalent to those of 18 year olds

17. Renting Homes White Paper: Landlords’ repair obligations
Ensuring that all obligations are written into all rental contracts
Requiring landlords to ensure there are no serious health and safety hazards
Some questions as to how this will be enforced

18. Renting Homes White Paper: Further proposals
Standardising succession rights
Removing mandatory eviction for serious rent arrears from housing association tenants
Abolishing the “six-month moratorium” on ‘no fault’ evictions i.e. where lease has expired and landlord chooses not to renew
Dealing with abandonment (where tenants walk away from a property)
Keen to promote social lettings agencies and co-operative housing

19. Current consultation: Renting Homes White Paper
Responding to the consultation:
Online:
Post: Renting Homes White Paper,
Housing Policy Division,
Welsh Government,
Rhydycard, Merthyr Tydfil,
CF48 1UZ

20. Things to consider…
How far do you think these proposals will go to improve the experiences of student tenants in Wales?
Do they address what you consider to be the key issues for your students?
Are there any issues of concern or things you would seek to change?

21. Private rented sector campaigning: Get data
Private rented sector housing survey
Housing focus groups - good qualitative data
Other Unions and NUSW/NUS UK reports on housing for comparison
Advice Centre statistics

22. Private rented sector campaigning: Lobby
Once you've collected data, share it with: - County and Town Councillors - HMO Office - Letting Agencies - Assembly Members (regional and wales wide) - Ministers (Housing in particular!) - MPs for the local and surrounding area - Newspapers (student media, local, Wales-wide) - University Accommodation Office - Vice Chancellor and Pro-Vice Chancellors - NUSW and NUS UK - Other Unions

23. Private rented sector campaigning: Bringing about results
It won't happen overnight, but the key is to keep the momentum of the campaign going and fighting for change to students. It’s taken 9 months for Aberystwyth to get where it has today with its campaign.

24. Private rented sector campaigning: What did we do?
Met with AMs
Wrote lots of letters, updating on progress
Submitted petition to Welsh Assembly - delivered petition in person on Senedd Steps (big impact)
Lots of tweets of success

26. Private rented sector campaigning: Education
Our focus has been to counter negative press on shortages of accommodation and rushing into signing contracts:
No agencies at Freshers' Fayre Housing Fayre
Attending University's Accommodation Talks
Contract checking service - Private Sector/Housing Guide
NUS, Shelter, Citizens' Advice Bureau
Giving information packs to students who are queuing outside letting agencies.

27. Private rented sector campaigning: Work with the council
Wards
HMO Office (enforcement)
Town and County
Planning and Full Council Meetings
Landlord Forum
Landlord Steering Group

28. Private rented sector campaigning: Get involved
Renting Homes Bill:
We held our own student consultation in Aberystwyth to encourage them to have their say on the Bill.
YouTube video is available - Feel free to use this!
Courses: - Landlord Accreditation Wales course - Unipol - Shelter

29. Private rented sector campaigning: Top Tips
Be persistent
Stick with the students
Liaise with other Unions, NUSW and keep people up to date with progress
Educate yourself (Unipol etc)
Celebrate your wins
People may give you slack, but keep picturing your goals and a better time for students

30. Taking housing forward
Attend NUS/Unipol training
Participate in NUS housing research
Keep in touch:
@ColumMcGuire