housing, London, property, real estate, society, Uncategorized

Smart Ways to Slash Your Energy Bills Today

You will have heard about the recent increase in the UK energy price cap. Around 4%, And you will have got the usual advice about moving to fixed price tariffs. Maybe saving you £150 a year on the increased cost. Big deal! In this article we focus on some practical ways in which any householder can make a significant reduction in their energy bills simply by reducing their energy usage to what they actually need. Remember that 400 years ago no- one in the UK had even heard of fossil fuels. Yes there were fewer of us. Under 9 million. And remember that in 1650 most working families lived in a single room. And their diet was whatever they could pull out of the ground. Probably quite healthy by today’s standard. Only rich people ate meat. So you didn’t even need an oven. Just something to boil the peas. Or heat the kettle. If you got too cold you might throw a log on the fire. Or just wrap up.

For me, the biggest contribution to reduced electricity use has been the transition from tungsten filament to modern low energy light bulbs. An 85% saving in energy costs. And do you remember those horrible halogen light bulbs which became part of that transition? The blinding white light? Like a pair of car headlights shining in your face. So now we’re all low energy.

I’m not tempted to take up the £7,500 government grant to replace my gas boiler with a heat pump. It feels too much like an emerging technology. Like being asked to invest in a brick phone. I’m just not going to go there. And even heat pumps burn energy. Replacing gas with more expensive electricity. And I’m not sure it would even work. So I’ll wait until something better comes along. And I’m not rushing out to buy an electric car. I can’t remember the last time I filled my car with petrol. It spends most of its time parked up. I only use it occasionally to stop in seizing up. Living in London, means I am able to use my freedom pass to get about. Combining my freedom pass with a senior rail card makes travel very affordable for me. It only cost me £10 to get from West London to Southend. How cheap is that? Even if I didn’t have a freedom pass, I might still choose to use public transport where it is possible and afforable to do so and maybe purchase a network rail card , which is available to anyone. So I don’t understand why the government isn’t doing more to get people out of their cars and use public transport. What did Rachel Reeves do instead in her first budget? Increase the cap on bus fares from £2 to £3. Not 5% or 10%. But a whacking 50% increase. A £3 bus cap may not sound much. But it’s £6 for a return trip. And £12 if there is two of you. Well that’s really going to encourage bus usage!

Nor am I going to install solar panels on my roof. It’s too much of a fire risk. Like charging an e-bike in my back bedroom. How do I know that it’s going to be correctly installed? And what is the real saving? The thing about solar electricity is that it cannot be stored. It is electrical energy which is being produced when we least need it. And yes – I know that plug-in solar panels have just come on the market. But it feels too much like a toy. Even at a cost of £400 for the equipment, the trickle of energy it would produce would take me 5 years to get payback. And I don’t understand why renewable electricity cannot be stored? In the final part of this article I’m going to list out those simple ways in which you can cut your own energy bills. Here they are

  • Don’t keep your central heating on ‘constant’. Time it so that it only comes on when you need it. Maybe for an hour in the morning and again later in the day. Just to take the chill off. You can always put it on for an extra hour if you need it. But don’t keep it bubbling away.
  • Set your living room thermostat to 20°. Does it really need to be hotter? It means your heating will only come on when you really need it.
  • If, like our ancestors, you spend most of your life in a single room, do you need to heat the whole of your house? Maybe invest in an oil-filled radiator for that room. It will only cost about 50 pence per hour to run even if you are running it full blast. Less if you set the thermostat correctly so that’s it switches off at room temperature.
  • Leave your car parked up and use public transport where it is practical and affordable to do so. Avoid the hassle of pay by phone parking when you go into town. I recently treated my adult sons to a network rail card giving them a 1/3 discount on off-peak travel. I still think that the £40 discounted fare is too much for an off-peak return trip for two adults traveling from Farnborough to London Waterloo. But it’s better than £60. And I hate to think what it would cost at peak times.
  • Microwave, microwave, microwave. Instead of using a conventional oven. Even for things which you are not supposed to microwave, like fish. You can always finish it off in the frying pan. Microwaves use a typical 85% less energy than a conventional oven.
  • If you are unlucky enough to have an oil fired central heating system and have seen a 100% increase in cost since Trump’s war with Iran. My advice? Just switch it off. You’ve probably got an immersion heater if you need hot water for a bath. So use that when you need it. But remember to switch it off.

Uncategorized

Shared Ownership Leaseholders: New Protections Explained

Britain’s quarter million shared ownership leaseholders may be feeling that that little bit more secure with the coming into force of the Renters’ Rights Act 2025 on 1st May 2026. The same with apply to any other leaseholder whose annual ground rent had escalated to more than £1,000 in Greater London or £250 elsewhere. Before the changes took effect, any of those leaseholders could have been thrown out of their properties if they fell behind in their rent by as little as 2 months. This was because annual ground rents above the £250 [£1,000] threshold were technically classed as assured tenancies under the Housing Act 1988, which meant that a ground landlord could end the tenancy on grounds of rent arrears by serving notice under Section 8 of the Housing Act 1988 instead of going through a long-winded forfeiture process.Shared ownership leases which had not staircased to 100% were always caught within this trap because the rental element would always exceed the assured tenancy thresholds.

The change does not mean that shared ownership leaseholders or for that matter any other leaseholder cannot be evicted for rent arrears. It just means that the ground landlord has to go through the full forfeiture process which applies to all residential leases and which will always give a tenant relief against forfeiture if they can make up the rental shortfall and reimburse associated legal fees. What the Renters’ Rights Act did was to take any fixed term residential lease for more than 7 years outside the assured tenancy regime.

Shared ownership means that the residential leaseholder does not own their property outright until they have staircased to 100% but instead owns only their share in the property and pays a social rent on the remainder. The purpose of shared ownership is to enable anyone who cannot afford to buy outright, a means of getting on the housing ladder.

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Renters’ Rights Act 2025 – It’s Arrived!

Christmas has come. Shorthold tenants are now sitting tenants. You can live there as long as you want to. Just as long as you pay your rent and are neighbourly. Except if your landlord had already served the section 21 notice on you before the end of April 2026. Then it’s just about waiting to see if possession proceedings are issued before the 1st August 2026 cut off. If those possessions proceedings have been issued, it may then take a couple of weeks before you even find out about it. Because a congested civil court system is going to become even more stretched with thousands of landlords issuing their section 21 claims before the statutory cut off. Then there’s the bailiff’s appointment to carry out the actual eviction – which potentially could take much longer. Because bailiffs are going to be very busy.

Being a sitting tenant does not mean that your continued occupation is guaranteed. Because even under the new rules, a landlord can still initiate an eviction process if they can prove a genuine intention to sell the property with vacant possession. But that’s going to be a long-winded process.

For those landlords who are staying in the market, get a reputable letting agent. Someone who is up to speed with the changes. Even if you have to pay a little bit more for that quality of service They will be the people on whom you will be relying to protect your interests. Between now and the end of May 2026, there is work which they need to attend to, to protect you from big financial penalties.

It’s also going to be a busy time for your local council. Especially their homeless team. Everyone who has received a section 21 eviction notice before the 30th April 2026 cut off is going to need somewhere else to live. But only those former tenants with a ‘priority need’ (for example those with children or a serious health condition) can be guaranteed somewhere to live, even if it’s only bed and breakfast. So there’s going to be lots of business for hoteliers.

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housing, Law, Uncategorized

I’ve received a section 21 eviction notice from my landlord. What can I do?

If you occupy your home under an assured shorthold tenancy, you may be amongst the thousands of people who have received from your landlord a section 21 eviction notice before the Renters’ Rights Act 2025 takes effect on 1st May 2026. On that day the law changes. Tenants who previously could have been evicted on as little as 2 months notice will then have lifetime security of tenure. Landlords will only be able to evict a tenant if they can prove to a judge that they have legitimate grounds to do so. What this means is that many buy-to-let landlords are trying to get out of the market before the law changes on that date. So what do you need to do if you are a tenant who has received a section 21 eviction notice?

  • Sit tight. At least for the time being. A landlord who evicts you, still has to go through the process of getting a possession order through the courts, even though there is currently an accelerated process for doing this. And even after a court order has been obtained, the only way which a landlord can forcibly evict a tenant is by engaging the services of a bailiff, which itself can take months.
  • if you have received a section 21 notice but your landlord has not issued court proceedings against you before a 1st August 2026 cut off date, the Section 21 notice will lapse and the landlord will have to start the whole process again. Only this time round, you will be a sitting tenant. It means that the only way your landlord will be able to evict you is if they can convince a County Court judge that they have legitimate grounds for ending your tenancy. A process which could take up to a year, given the current delays to the court system in the UK.
  • If you have children living with you, or are pregnant, or are old or have a serious health condition, your local housing authority may have a duty to ensure that you are not left out on the street. In other words, homeless legislation regards you as someone having a ‘priority need’ for rehousing. So don’t forget to get in touch with your local council as soon as possible.
Law, real estate, Uncategorized

Renters’ Rights Act 2025 – What it means for local authorities.

The Renters’ Rights Act 2025 goes beyond the abolition of assured shortholds and section 21 no-fault evictions. It also introduces a raft of measures intended to re-balance the legal relationship between residential landlords and their tenants at a time of housing crisis. 

Standing behind these reforms are the districts and unitaries which will have the difficult job of policing the new legislation. 

Indeed, the reason why new investigatory powers were brought into effect on 27th December 2025 was to give those councils a four-month head start to get their enforcement policies in place before the grand launch of the new legislation on 1st May 2026. Other key structural changes introduced by the 2025 Act, include:

  • The abolition of fixed term residential tenancies, which means that tenants can vacate on giving as little as 2 months prior written notice to the landlord;
  • Increased regulation of tenancy documentation;
  • An obligation on landlords and letting agents to quote a fixed rent when marketing a proposed residential letting and not being allowed to accept anything more than the quoted rent;
  • Increased restrictions on the amount of money which landlord can ask by way of advance rent;
  • A 12 months moratorium on re-letting, in circumstances where a landlord relies on one of the new non-fault grounds to recover possession in circumstances where they intend to sell the property or occupy for their own purposes.
  • A prohibition on discriminating against prospective tenants who either have children or are on benefits. Whilst this does not prevent a landlord from carrying out a financial assessment on a prospective tenant, state benefits must not be treated less favourably than other private income.
  • It is also made illegal for a landlord to ‘bluff’ a tenant into vacating by pretending to rely on a ground for possession which they cannot substantiate

Just to complicate things further, the 1st May 2026 launch will not apply to all residential lettings. Only those in the private rented sector. Social lettings will for the time being continue to be governed by the existing regime until the reforms are extended to social landlords later in 2026. It means that for the time being there will be two separate tenancy regimes running side by side.

The cost of getting it wrong

For private landlords and letting agents who get it wrong, there will be no second chances. There will be no warning letters. Only financial penalties. Nor is the new enforcement regime intended to be complaints-led.

Government guidance asks local authorities to be proactive in the enforcement of the new tenancy legislation and make full use of the investigatory powers and financial penalties which are made available to them. Local authorities will be incentivised to do this by being able to keep and recycle financial penalties into more enforcement.

Within the legislation there are at least three separate financial penalty regimes and a maximum range of penalties from £4,000 up to £40,000 depending on the nature and seriousness of the breach. The government also encourages councils to use financial penalties in preference to prosecution where it is possible to do so. Some circumstances giving rise to financial penalties require proof on a balance of probabilities whilst the most serious require proof beyond reasonable doubt. In each case, the process is the same.

The council will investigate and issue notice to the landlord or letting agent proposing a penalty of a certain amount and giving an opportunity for representations to be made. On the expiration of the period for representations, the council will serve notice of its decision. The landlord will then have a right of appeal to a first-tier tribunal until the order becomes final.

New investigatory powers already in force enable councils to ask questions, enter business premises and seize documents.

Will the new legislation work?

The Renters Rights Act 2025 does not exist in isolation. Its success is dependent on a courts and tribunal system which actually works. The abolition of the accelerated possession procedure now means that all possession claims will have to go to a court hearing, where the landlord will need to prove its case. Taking account of the time needed to get to a possession hearing followed by a bailiff eviction, that eviction process could take up to a year. Add to that the longer lead-in times introduced by the 2025 Act for all grounds of possession, save those based on antisocial behaviour.

It also means more work for first tier tribunals, who will be tasked with adjudicating appeals against fixed penalties. And of course it means more work for local housing authorities tasked with enforcing the new regime. This workload could increase in 2027 when the government introduces its expected landlord registration scheme, which councils will also be required to police. By 2035, the government is also expected to have introduced its Decent Homes Standard for all residential lettings.

How will it affect the Lettings Market?

The speed at which the legislation is being introduced and the fact that it applies retrospectively, means that many private landlords may not even have a chance to get out of the market. Any landlord who has not served their section 21 notice before 1st May 2026 and issued possession proceedings by the cut off date of 31st July 2026, will be caught by the new regime. We could also see a growing professionalisation of the residential lettings market, as small residential landlords drop out and are replaced by larger professional landlords who are better able to navigate the new legislation. It could also provide opportunities for social landlords to replenish their housing stock as more ex-rental properties come onto the market.

We could also see the re-emergence of avoidance schemes, such as company lets. Or private landlords choosing to lease their properties through intermediaries, such as local authorities or housing associations, who can then shoulder those landlord responsibilities and guarantee a return of vacant possession at the end of the lease. End

First Published in Local Government Lawyer – March 2026

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V. Charles Ward Is a senior property lawyer with HB Public Law and the author of Housing Regeneration: a plan for implementation. He is also the author of The Renters’ Rights Act: a practical guide, which is being published through Taylor and Francis and will be released later this year