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  • Property-a-holics

    S21 is going but have your say on how it goes

    Firstly, let me repeat the words I said to Richard Bilton in a TV interview I did with Panorama at my office two summers ago (an interview which lasted just seventeen seconds): “There is no such thing as NO-FAULT Eviction under Section 21”.

    There is always a reason why a landlord wants possession.  According to the survey we carried out on LandlordZone, 58% of the time it is down to rent arrears and just 0.5% are because the tenant has asked for repairs to be carried out – known as ‘Retaliation Eviction’.

    Most of the time tenants will not know the reason because landlords do not have to give one.  There has never been any specific data, but The Lettings Industry Council is calling on its members to send out surveys to their landlords and letting agent databases to find out how many Section 21s are being sent out and for what reason.

    As I have said in previous articles, from sitting in various meetings with trade bodies and landlord associations, the industry is coming together and has one clear message to the government: ‘Do not ban Section 21 until we have a clear understanding that the Court System or Housing Courts have sufficient investment to cope with the extra hearings, judges, administration and portals.  We need better education tools for tenants and an overhaul of the bailiff system so that landlords are confident they can gain possession if required.”

    This is the biggest change and threat to landlords in years.  Much greater than additional stamp duty, Section 24 mortgage interest relief or the tenant fees ban.  Whether it’s a landlord with one property, a professional landlord with a large portfolio or a big institutional investor in the Build to Rent sector, investors need confidence.

    The Fair Possessions Coalition, which includes bodies such as ARLA Propertymark, Safe Agent, the Residential Landlords Association, the National Landlords Association and Landlord Action, have filed a response statement to the government with ideas on what Section 8 should look like, with clear grounds for repossession that are unable to be exploited by criminal landlords or unreliable tenants.  We need a complete overhaul of the regulations and processes which enable landlords to repossess their properties if required.

    Banning Section 21, longer-term tenancies and introducing a Housing Court are all linked and must work together. In fact, next week, I have MHCLG coming to our offices to shadow our Landlord Action solicitors, case workers, paralegals and support staff.  We want to demonstrate the positives but also the challenges faced with the current system and offer our thoughts on what is needed for landlords in terms of better lead times, so that landlords can have confidence in buy-to-let in the future. The Ministry of Justice must invest.

    If we look at 2018 statistics from the Ministry of Justice, in total 116,500 claims were issued, 71,500 from social landlords, 22,500 from private landlord using Section 8 with hearings and 22,500 for accelerated possession proceedings. Out of the 116,500 claims, 89,000 had possession orders granted, from which 60,000 went on to have a warrant issued and 32,000 were repossessions by county court bailiffs. The ministry of Justice last year made over £7.2 million in bailiff warrant fees.

    But let’s breakdown the accelerated procedure (Section 21) figures from 2018.

    • 22,500 claims were issued
    • 18,000 went on to have possession orders
    • 12,700 went on to have warrants issued
    • 10,000 led to evictions under the accelerated procedure

    Although we don’t know the exact figures because Section 21 is “no-fault”, we do know that a lot of these evictions are still as a result of councils encouraging tenants to stay put until they are evicted because of the chronic shortage of social housing. This puts the burden back on the landlord with lost time, rent arrears and stress for both the landlord and tenant.

    So, my point is, what will happen to these tenants if Section 21 is banned? Although many Section 21 cases are down to rent arrears, this is not stated. If landlords are told to use Section 8 with a hearing and obtain a money order, the councils will then see that a tenant has incurred rent arrears and made themselves homeless, they will therefore be under no obligation to re-house them.  What impact will that have?

    In addition, I predict that Section 8 hearings will double because landlords who would previously have used Section 21 will use Section 8. This will double the amount of court time before judges that is required, also meaning that a major recruitment drive of judges to deal with the increased number of hearings will be necessary.

    I have been very vocal for many years on Section 8 and I strongly believe that when a money order is made, a County Court Judgement should be registered. This would help landlords to gauge if their tenants have had rent arrears possession cases made against them in the past and possibly save them from repeat circumstances, but I cannot see the government agreeing to this.

    The government has now launched a 12-week consultation on Tenancy Reform in England which will consider proposals to scrap Section 21, improve the court system and an alternative process for regaining possession of a property via Section 8. This change is one of the biggest reforms in the PRS for many many years. I urge as many landlords and letting agents to complete this survey and HAVE YOUR SAY NOW. I believe the number of participants in this survey will be one of the highest the government has ever received.

    CLICK HERE https://www.surveymonkey.co.uk/r/52JFF5T

    Here is a reprise of my recent Property Tribes interview on this topic:


    Founder of Landlord Action and Brand Ambassador for Hamilton Fraser

    Hi Paul,

    I filled out the survey, but I was quite unhappy that the structure of the survey is such that the decisions already appears to have been made.  Metaphorically, the survey is like telling someone; "you're going to get punched in the face.  however, you may indicate where you wish to be punched. - On the nose, mouth ,or eye socket perhaps? - your choice!"

    I do not feel particularly empowered by this survey to justify this horrid decision to remove a vital tool for landlords.


    I see Polly Neate and the Shelter crew have been bending new PM Boris's ear on this yesterday.

    As Paul Shamplina says, we must fight back with evidence and comment.

    Polly Neate, as usual, has failed to think this through.

    Getting rid of S21 may not be so bad if there are proper procedures in place via a fast housing court, but I fear that it would still be hard to get rid of "low-problem-but-pain-in the backside" tenants.

    Still, there may be ample opportunity for landlords to "game" the system to recover a property.

    Ironically for Shelter, one big set of losers will include more marginal tenants - which is why Shelter have failed to see the wider issue.

    I explain all this here in my comment piece, which also references criticism of Section 21 abolition from the pragmatic "SpeyJoe" blogger - not always known as a landlords friend. If he can see the problems this will throw up for tenants, then why not Ms Neate?


    In conclusion, landlords must get involved.

    David Lawrenson
    Private Rented Sector Advice for Landlords


    Leading tenant eviction company, Landlord Action, says that as many as 50% of Section 21 cases they handle are as a result of tenants wanting to be re-housed by the council. They believe the abolition of Section 21, and subsequent expansion of Section 8, could put thousands of tenants at greater risk of receiving a County Court Judgement (CCJ) and ending up homeless as local councils will not be obliged to re-house those with rent arrears judgements. 

    According to Landlord Action, 95% of Section 8 cases are for mandatory two months’ rent arrears.  It is unknown how many Section 21 cases are as a result of rent arrears, but Landlord Action says it is the number one reason landlords serve notice. 

    Data from the Ministry of Justice reports that there were 22,527 accelerated possession claims issued in 2018 (section 21 claims). Of those accelerated possession claims under Section 21, 10,127 resulted in evictions carried out by County Court bailiffs.

    Therefore, if landlords are forced to use Section 8 route in the future, thousands more tenants will have rent arrears judgements against them, rather than simply being evicted using Section 21. In addition, more tenants could find themselves with a County Court Judgement (CCJ), which will severely impact their future credit rating.

    Commenting on what this means for tenants, founder of Landlord Action, Paul Shamplina, says:

    Local councils will see when a tenant has a rent arrears possession order made against them so will consider that that tenant has made themselves homeless.  Therefore, the council will not be obliged to re-house them as they do at present under Section 21 accelerated procedure. If those tenants cannot get accommodation in the private rented sector and cannot be re-housed by the council, what will happen to them?”

    In addition, Paul Shamplina is concerned that the figures demonstrate that the number of Section 8 hearings will double because landlords who would previously have used Section 21 will use Section 8. This will double the amount of court time before judges that is required, meaning that a major recruitment drive of judges will be required to deal with the increased number of hearings.

    Recently, MHCLG attended Landlord Action offices shadowing the solicitors and paralegal staff to gain a greater understanding of the possession process, and what impact reforms to Section 8 and court processes could have.

    “As well as a rise in homelessness, I believe there will be many other unintended consequences following the abolition of Section 21. These will include, but not be limited to; vulnerable tenants struggling to find accommodation as landlords become more selective; a surge in Section 21 claims as landlords feel increasingly powerless and opt to exit the market.  A shrinking private rented sector will result in further rent rises for tenants. In addition, unless anti-social behaviour is tackled within the reforms, unruly tenants will have the opportunity to remain in properties for longer causing landlords and their neighbours unnecessary stress” adds Paul.

    ​The government consultation on Tenancy Reform ends on 12th October.  Landlord Action is urging all landlords and lettings agents to have their say and complete the survey as a matter of urgency.



    Unless the govt suddenly decides you can't CCJ anyone due to rental arrears. Problem solved.