Rugg Report

With almost 2.6 million homes in England being rented from over half a million private landlords, In January 2008 Yvette Cooper commissioned an independent review to look at what problems tenants and landlords face and what works well in the sector.

OCT 2009 Julie Rugg and David Rhodes from the Centre for Housing Policy at York University headed the review and have now published their findings

Introducing a light touch licensing system for landlords and mandatory regulation for letting agencies. The 2004 Housing Act did implement legislation with regard a person being "fit and proper" such an extension of this licensing may see an individual losing their right to manage or Let property. Such a scheme would impose a mandatory licence with a permit fee and act like a driving licence - with points being deducted. At present ALL landlords in Scotland require a licence.

Introducing a new independent complaints and redress procedure for consumers, to help end long drawn out disputes. This would be financed by licence fees.

Tax changes to encourage good landlords to grow, including changes to stamp duty to encourage them to buy more properties. The report does highlight the need for the Government to encourage landlords to grow the business of letting and for landlords to consider it as a business. Also in favour of tax relief on improvements to provide incentive to modernise property.

Looking at ways for the PRS to be more accommodating towards households on lower incomes, including considering more support for landlords prepared to house more vulnerable people. The inference of the report appears to be that tenants should have a choice between private and Social Housing. At present this is price prohibitive and the security of tenure less favourable than Social Housing. This probably explains the reference to the Law Commissions desire to increase the minimum term of an AST from its present 6 months. The only way such social inclusion will arise is if Local Housing Allowances rise. Possibly re-introduce the Rental Deposit Assistance from the Social fund that was abolished in 1988. This Social Freedom of choice is referred to as 'Equalising Rental Choice' in the report.

Local authorities taking steps to better understand the sector and support good landlords whilst tackling poorly performing landlords and promoting tenants' rights. If a licence is introduced the council will have the power to issue points against the licence. Such a system would see many councils lose their licences - but no doubt the social rented sector would be exempt from such scrutiny. [as like other rules]. The Report rightly highlight that tenant satisfaction is higher in the Private Rented Sector than in the social rented sector.

A possible MOT 'Home Condition Certificate' for properties payable by the Landlord.

• The AST Ceiling increase has now been implement - With effect from 1 October 2010, The Assured Tenancies (Amendment)(England) Order 2010 (SI 2010/908) increases the high rent threshold from £25,000 to £100,000. read more