Industry News


Judges to rule on whether tenants have right to keep a pet


Judges will be asked to rule on whether private landlords can “reasonably” deny a tenant’s request to keep a pet, under sweeping reforms to the private rented sector. Landlords can currently deny tenants who


ask if they can keep pets, while others have charged additional premiums, or a “pet rent” as it is sometimes called. Te Renters (Reform) Bill “requires


landlords not to unreasonably withhold consent”, leaving a new ombudsman for private renting, and ultimately the courts, to decide what is reasonable. Te Government has previously said that


refusal could be reasonable if a pet was “clearly too large for a small property” or if another tenant in a shared house had a pet allergy. But it expects tenants and landlords will “simply have a discussion about what is reasonable”. Renters groups say most landlords do not


allow pets, in part because of fears of claw damage. It has meant some renters face a difficult choice between giving up their pets or facing homelessness. Te Renters Reform Coalition, which


represents tenant groups, wants a new right to keep pets, regardless of the landlord’s view. It said: “Once a tenant signs an agreement, it is their home.”


“If they want to have a pack of Great Danes live there, that should be their right, but they will also be liable for any costs if the dogs tear the place up,” said Tom Darling, the coalition’s campaign manager.


Te shake-up in the balance of power


between England’s 2.3 million private landlords and their 11 million tenants proposed in the much-delayed Renters Reform Bill will be considered by MPs, aſter it was included again in the King’s Speech. Te National Residential Landlords


Association is calling for “comprehensive guidance” on when landlords can refuse animals, and fears “tenants and landlords will be in a state of limbo, with the prospect of inconsistent judgments by the courts”.


Student maintenance loans almost entirely used up by rent


S


tudents are increasingly taking on paid work to cope with the cost of living while at university, as accommodation costs take up


almost all the average maintenance loan received by students in England. Students are illegally doubling up in rooms and


working, according to student housing charity Unipol, which researched the issue with the Higher Education Policy Institute (Hepi). In the last two years, average student rents


have gone up by 14.6%, while maintenance loans have risen by just 5.2%. Te Department for Education said concerned students should ask for help. In a statement, it said: “Our student


finance system ensures that the highest levels of support are targeted at students from the lowest-income families. If students are worried about their circumstances, we urge them to speak to their university.” Average annual rent for students in England is £7,566, while the average maintenance loan received by students is expected to be £7,590 for the current academic year – leaving them with less than 50p a week to cover other essentials. It is generally accepted that student rents should account for no more than 30% of their income, Students can borrow up to £9,978 a year for


living costs (£13,022 in London), but only people with household earnings under £25,000 are eligible for the maximum amount. Outside of London and Edinburgh the study


found that students in Bristol pay the highest average annual rent outside the capitals, up by 9% over the past two years to £9,200. Exeter is not far behind at £8,559 (+16%), followed by Glasgow, which has seen the biggest rise in rent over the two- year period, up more than 20% to £7,548. “Te student maintenance system is broken,” said Martin Blakey, Unipol’s chief executive. “Students


8 | HMMDecember/January 2024 | www.housingmmonline.co.uk


and parents need urgent and practical solutions to delivering affordable accommodation.” Nick Hillman, director of Hepi said: “Compared


to years gone by, we are now at a crisis point. Across most of the UK, the official levels of maintenance support simply do not cover anything like most students’ actual living costs.” Hepi and Unipol are calling for the student


finance system to be reformed, rebranding the maintenance loan as a “contribution to living costs”, and emphasising the importance of parental contributions”. A spokesperson for Universities UK, which


represents 142 universities, said: “Universities will continue to support students, but we need government to help address this. Te 2.8% rise in maintenance support announced for students in England is inadequate and will not cover the real-terms cut to maintenance that students have experienced since inflation began to rise.” Te National Union of Students (NUS) has


also argued for maintenance loans to be brought into line with inflation, as a recent survey found most full-time students are working part-time while studying. “Poorer students are forced, in effect, to attend


university part-time,” said Chloe Field of NUS UK. “Tey must juggle their studies with paid work in order to simply eat and put a roof over their heads. “We are now at the point where accommodation


costs are pricing students out of certain universities, which will have disastrous consequences for students from poorer backgrounds being able to access education.” Te rise in student accommodation costs comes


as rental prices more generally increase across the country. Research in September found that the average cost of renting a home rose by 12% in the year to August – more than the increase between 2015 and 2019.


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