The English Private Landlord Survey (EPLS) is an essential resource for understanding the private rented sector in England. Conducted by the Ministry of Housing, Communities and Local Government (MHCLG) with support from TDS, this large-scale, representative survey captures insights from over 9,000 landlords and letting agents. It offers a unique and valuable perspective on the sector, particularly as the landscape continues to evolve under the proposed Renter’s Rights Bill currently making its way through Parliament. The latest statistics were published on December 5, 2024.
Tenancy Changes: A Tenant-Driven Dynamic
The latest EPLS findings reveal an important insight: the majority of tenancies end because tenants choose to leave. Almost half (44%) of landlords reported that their most recent tenancy ended because the tenant gave notice at the end of a periodic tenancy. This aligns with data from the TDS Charitable Foundation's Voice of the Tenant survey, which highlights that tenants usually move due to changing needs and personal circumstances, such as a new job or relationship.
Section 21: Use and Alternatives
Section 21 “no-fault” evictions remain a focal point of the Government’s reform plans. The EPLS sheds light on their use: while 70% of landlords who evicted tenants in the past two years relied on Section 21 notices, the overall prevalence of evictions is low, with only 6% of landlords reporting they had evicted a tenant in the past two years. When landlords did evict tenants, common reasons included concerns about property care (43%) or rent arrears (42%).
As the Renter’s Right Bill proposes abolishing Section 21, landlords will rely on new and reformed grounds for possession under Section 8 of the Housing Act. Section 8 notices, already used by 26% of landlords, allow landlords to reclaim properties where tenants have breached tenancy terms, such as failing to pay rent or engaging in anti-social behaviour.
The Renters’ Rights Bill will also introduce changes to Section 8, allowing landlords to regain access to their properties for a broader range of reasons. These include selling or redeveloping the property, or if the landlord or a family member chooses to move in.
Challenges to Landlord Confidence
Despite the low usage of Section 21, the EPLS highlights potential challenges to landlord confidence. Over a third (38%) of landlords expressed unwillingness to rent to tenants receiving housing support, including Universal Credit. Of these, 59% cited concerns about the perceived risks associated with the proposed removal of Section 21.
This apprehension points to broader concerns about the sector’s ability to accommodate vulnerable tenants. Delays in court proceedings for repossessions, though affecting a minority, have a significant impact on landlords’ perceptions of risk.
Supporting a Resilient Sector
As reforms progress, maintaining landlord confidence is crucial to ensuring a healthy, accessible private rented sector. Policymakers should consider landlord concerns, particularly around enforcement mechanisms and court efficiency, and evaluate how the reforms may affect landlords’ willingness to rent to households on lower incomes.
The EPLS data underscores the complexity of balancing tenant protections with landlord confidence. While reforms like abolishing Section 21 will improve security for renters, they must be coupled with robust systems to resolve disputes efficiently and fairly.
About TDS
The Tenancy Deposit Scheme is the largest tenancy deposit provider (by value) in England and Wales. Our government-backed Insured and Custodial offerings protect over 1.8m deposits.
The Tenancy Deposit Scheme is part of The Dispute Service (TDS), the leading tenancy deposit protection and resolution service provider in the UK making life easier for tens of thousands of agents, landlords, developers, and millions of tenants and homebuyers. TDS is a not-for-profit company with offices in Hemel Hempstead, Glasgow, and Belfast.
For more information visit www.tdsgroup.uk
The views expressed in this content are solely those of the author alone and do not necessarily represent the views of TDS, its officers, or employees.
