Council officers patrolled the streets of north London son over the weekend to identify and take action against unlicensed landlords.
The law states that every landlord who rents out a property in Brent must have a licence, except for properties located in Wembley Park.
Council officers went door-to-door across targeted areas, checking whether properties were free from serious health or safety hazards and taking enforcement action against unlicensed landlords.
“This law exists to protect people from landlords who put them at risk by ignoring safety standards, cramming too many people into one home, or failing to carry out essential repairs” says Councillor Fleur Donnelly-Jackson,responsible for housing in the borough.
“Every landlord in Brent is legally required to have a licence to rent out their property. This law exists to protect people from landlords who put them at risk by ignoring safety standards, cramming too many people into one home, or failing to carry out essential repairs.
“We know that poor housing conditions can be extremely stressful and harmful to people’s health and wellbeing. No one should have to live in damp, overcrowded, or dangerous conditions while their landlord looks the other way.
“That’s why we’re using targeted intelligence to focus our patrols on streets where we suspect landlords are renting without a licence. This is about protecting our residents and making sure landlords take their responsibilities seriously.
“Responsible landlords play a vital role in providing quality homes and helping to ease the housing crisis – we won’t let rogue landlords ruin the reputation of those doing the right thing.
“If you’re a landlord in Brent and you’re breaking the law, we will find you and you will face prosecution and hefty fines.”
Earlier this month two brothers were fined £20,000 and put on the rogue landlord database after failing to get licensed as landlords.
Officers found 15 people crammed into a seven-bedroom property when they turned up at the home in Ilmington Road, Kenton, following a tip-off from a neighbour.
The Parliamentary diary now shows that the so-called Committee Stage where the Renters Rights Bill is examined in detail will continue in the Lords until May 14.
There are three additional committee dates in total – May 6 and 12 as well as May 14 – although it is possible that not all of those dates will be required.
Once this stage is concluded later this month, the Bill is expected to rapidly complete its passage through the Lords and then return to the Commons.
Both Houses must agree on the exact wording of the Bill
A Bill may go back and forth between each House until both reach agreement – however, the Commons is very much in charge, especially with the government’s substantial majority, and the Bill is expected to be passed well before MPs begin the summer recess on July 22.
Much of the Lords committee’s time is spent considering amendments, such as these supported by the National Residential Landlords Association:
Allow landlords to use the new student possession ground in all student homes, not just HMOs;
Introduce a minimum six month tenancy period;
– Improve the new rent increase process by allowing the Valuation Office Agency (VOA) to filter out spurious challenges of fair rent increases;
Safeguard landlords if the tenant does not pay the initial rent after the tenancy is signed;
Review the impact of the Renters Rights Bill on the private rented sector.
However, even if the Lords do vote to include these amendments, they will still need the support of the government when the Bill returns to the Commons.
Propertymark says that if the Bill is enacted in its current un-amended form, it will require substantial changes to how agents and their landlord clients operate, including:
Section 21 evictions will be abolished, meaning agents will no longer serve no-fault notices. Instead, landlords must rely on revised grounds for possession (e.g. for rent arrears or misconduct), so agents will need to guide clients through the proper legal processes for regaining possession when necessary;
Open-ended tenancies: Fixed-term tenancies are being replaced by a new periodic tenancy regime. Letting agents will need to adjust tenancy agreements and advise both landlords and tenants on the implications of open-ended tenancies – for instance, how landlords can regain possession under the new rules and how tenants can give notice;
Rent increase safeguards: Stronger protections against unfair rent increases are part of the Bill’s aim. Agents may only be able to raise rents once per year under the proposals, and excessive increases could be challengeable. This will require agents to implement compliant rent review practices and keep clear records to justify changes;
Private Renters’ Ombudsman and Portal: All landlords will be required to join a new private rented sector Ombudsman scheme and register their properties on a new digital Property Portal . In practice, letting agents are likely to handle these registrations and membership obligations on behalf of landlords. Agents should prepare for additional administrative duties to ensure every tenancy is registered and any disputes can be resolved through the Ombudsman;
Higher property standards: The Bill extends the Decent Homes Standard to private rentals , meaning minimum standards for property condition will be enforced. Agents will need to work with landlords to carry out any necessary improvements and ensure properties meet the required standards (for example, regarding safety and state of repair) before letting them out.
Market activity remains resilient despite the recent stamp duty increase, with most buyers who missed the deadline still proceeding.
Properties entering the market this month saw their average asking prices rise by 1.4% (or £5,312 in monetary terms) to a new record of £377,182.
According to Rightmove's analysis, this marks the first monthly price record since May 2024, with asking prices and activity typically higher during the Spring season.
In a sign of continuing market resilience, this month’s price increase is larger than the average April increase of 1.2%, despite the number of available homes for sale remaining at a 10-year high for the time of year. Whilst a seasonal increase in asking prices is a positive sign for the health of the market, new sellers need to be cautious of the high competition for buyers that they may face when setting their asking price.
Rightmove’s research shows that homes that are priced realistically from the start of marketing, rather than reduced later, are more likely to find a buyer, and in less than half the time on average. Meanwhile, the latest snapshot of market activity suggests that the stamp duty increase in England on 1st April hasn’t deterred most movers going through the sales completion process, and that new buyers and sellers still feel confident to enter the market.
Tarrifs
Over the last few days, the effects of President Trump’s tariff announcements have been unfolding. It’s too early to tell what the repercussions may be on the UK property market, but one potential impact of the announcements is that mortgage rates could drop more quickly, boosting buyer affordability.
“We’ve seen our first price record in nearly a year, despite the number of homes for sale being at a decade-high," explained Rightmove property expert, Colleen Babcock.
"The increased choice seems to be bringing more movers into the market, with both buyer and seller numbers up as the market remains resilient. Confidence from new sellers is a good sign for the overall health of the market, but they do need to be careful when setting their asking price.
She added, "The high level of supply in the market right now means that buyers are likely to have plenty of homes in their area to choose from, and an overpriced home will stick out for the wrong reasons. Our research also shows that getting the price right the first time is key. Homes that don’t need a reduction in price are more likely to find a buyer, and to find that buyer in less than half the time.”
Stamp duty
Since the stamp duty increase, the level of agreed sales falling through has remained steady. This indicates that there has been no major pull-out from agreed deals by first-time buyers and home-movers who were unable to complete before the tax rise. The last-minute rush to complete sales from those who were fortunate enough to be able to beat the deadline means that the queue of buyers waiting to complete their purchase has eased by nearly 24,000 or 4%. It’s the first time that this queue has dropped during the month of March since the pandemic in 2020, though it has now started to tick up again.
Buyer demand across the regions
Overall, across the full month of March, new buyer demand was 5% higher than at the same time last year, and the number of new sellers coming to market was 4% higher. However, these are overall averages, and some segments and sectors of the market are faring better than others. In particular, there is a North and South divide in both price and buyer demand trends.
The majority of the Midlands and Northern regions, as well as Wales and Scotland, are seeing above-average increases in demand versus last year, and all have seen new price records this month. By contrast, the higher-priced South West and South East are seeing smaller increases in buyer demand and prices. London appears to be an outlier; despite being the only region with fewer buyers enquiring than at this time a year ago, average asking prices in London have also reached a new record this month, driven by inner London.
With London typically being more exposed to the impacts of geopolitical tensions, as well as currently seeing weaker demand trends, we may see this price trend fall back.
The full impact of President Trump’s tariffs will be felt over the coming weeks and months. As it stands, if the Bank of England opts for further and faster rate cuts, starting in May, this could lead to mortgage rates reducing more quickly than anticipated. Average mortgage rates remain high, and the current average five-year fixed mortgage rate of 4.72% is only slightly lower than the average of this time last year, which was 4.84%.
“It’s important to remember that among records and national trends, Great Britain’s housing market is made up of thousands of diverse local markets, each uniquely responding to market changes and world events," continued Babcock, adding, "London, for example, is likely to see greater knock-on effects from US tariffs than the rest of Great Britain, while Northern regions appear to be performing more strongly post-stamp duty rise.
She concluded, "It’s difficult to predict what the next few months will bring, but if mortgage rates reduce more quickly, it would be a helpful boost to buyer affordability.”
Industry reactions
Tom Bill, head of UK residential research at Knight Frank, comments, “The recent tariff turbulence underlines why sellers need to be realistic when setting asking prices, particularly in a market where supply is rising more quickly than demand. The economic backdrop is bumpy, but downwards pressure on mortgage rates as financial markets increasingly price in the risk of an economic slowdown will be positive for demand. The risk is that tariffs prove to be inflationary and start putting upwards pressure on borrowing costs, but we still expect modest single-digit house price growth this year as needs-based buyers drive demand.”
Nathan Emerson, CEO of Propertymark, said, “It is encouraging to witness the housing market continue to deliver growth, despite the increasingly complex economic challenges we face at the moment. Although the rush from many people in England and Northern Ireland to beat Stamp Duty threshold changes has now concluded, we are now progressing into the spring and summer months, which typically deliver strong momentum for the sector.
“We remain in a position where inflation is on a potential uneven footing, and this may impact any decision the Bank of England might make regarding interest rates when they next meet on 8 May.”
Jeremy Leaf, north London estate agent and a former RICS residential chairman, says, “Attack is the best form of defence for some sellers.
“In our offices, we have also noticed many want to tough out the loss of the stamp duty concession last month, keep asking prices up and letting the market find a new ‘normal’.
“Others are recognising that the inevitable drop in demand must be reflected in a modest fall in prices, at least in order to generate viewings and offers. That is to say nothing of the impact on confidence due to domestic and international economic uncertainty. Fortunately, most are sitting on their hands hoping this will pass, which is helping keep fall-through rates and renegotiations to a minimum.”
Tomer Aboody, director of property lender MT Finance, says, “So far this year it has been a positive few months for the housing market with transaction levels improving, although still below pre-pandemic levels. This comparatively subdued activity illustrates how big an impact higher interest rates have had on the market and sentiment.
“All eyes are on the Bank of England to see whether there will be a further reduction in May, with any assistance here likely to boost activity now that the stamp duty concession has ended. Indeed, buyers may await further reductions before making their move."
A prominent housing market analyst has suggested President Donald Trump’s tariffs have a silver lining after all.
In response to the latest house price index Tom Bill, head of UK residential research at Knight Frank, says: “As buyers adapt to higher rates of stamp duty, the positive news is that US trade tariffs announced last week have put downwards pressure on borrowing costs as markets price in an economic slowdown.
“The Bank of England is now expected to cut rates three times this year rather than twice. The risk is that tariffs ultimately prove to be inflationary and the spillover effects mean upwards pressure on mortgage costs in the UK. For now, the spring market feels steady although the prospect of a tax-raising autumn Budget will throw more uncertainty into the mix later this year.”
Bill’s comments came following data from the Halifax showing that UK house prices fell by 0.5% in March, a drop of £1,575.
Despite this, the annual growth rate remained steady at 2.8%, with the typical UK property now valued at £296,699.
Amanda Bryden, head of mortgages at the lender, says: “House prices rose in January as buyers rushed to beat the March stamp duty deadline. However, with those deals now completing, demand is returning to normal and new applications slowing. Our customers completed more house sales in March than in January and February combined, including the busiest single day on record. Following this burst of activity, house prices, which remain near record highs, unsurprisingly fell back last month.
“Looking ahead, potential buyers still face challenges from the new normal of higher borrowing costs, a limited supply of available properties to choose from, and an uncertain economic outlook.
“However, with further base rate cuts anticipated alongside positive wage growth, mortgage affordability should continue to improve gradually, and therefore we still expect a modest rise in house prices this year.”
High profile agents have generally reacted calmly to the dip in prices – although do not necessarily agree that more rate cuts are on the horizon.
Jeremy Leaf, north London agent and a former RICS residential chairman, comments: “Although the small reduction in house prices noted last month has continued, activity still held up relatively well as the figures will not cover transactions which completed before the deadline to take advantage of the stamp duty concession. There’s no doubt that many purchases were brought forward as a result so we might have expected to see more impact in the data.
“Buyers and sellers who missed out on the stamp duty savings had the choice to stay put, keep to previously-agreed terms and continue with their move or try to re-negotiate in an attempt to find some middle ground. The last option has proved the most popular in our offices. However, worries about short-and-longer term economic prospects both here and abroad, have been driving that decision-making (or lack of it) over the past few weeks at least.”
And Jason Tebb, president of OnTheMarket, adds:”The housing market continues to shake off external economic concerns demonstrating remarkable resilience, with good levels of activity and interest, particularly ahead of the end of the stamp duty concession. Recent base rate cuts have done much to provide a boost to confidence and activity in the market. With the stamp duty savings now behind us, further rate reductions from the Bank of England would be timely, providing much-needed impetus as the year progresses.
“The relative steadiness of house prices suggests that affordability is keeping a lid on values with buyers not prepared to pay inflated amounts. Sellers keen to take advantage of what is traditionally a busy spring market should seek advice from an experienced agent to take into account local market nuances and price accordingly if they wish to achieve a timely sale.”
Nathan Emerson, chief executive of Propertymark, remarks: “This house price reduction will be a huge disappointment to many sellers hoping to make gains on a house sale to climb up the housing ladder, but it could also be an opportunity for aspiring homeowners to take advantage of the slight reduction in house prices and take their first step, or next step, onto the housing ladder.
“Hopefully this month on month dip is only temporary. The spring and summer months normally spur on a flurry in housing activity, especially at a time when there are many competitive mortgage deals out there right now as a result of the reduction in interest rates last year.
“However, with housing playing a vital role in the UK economy, international events could jeopardise the Bank of England’s target of a 2% inflation rate, which may thwart their ambitions to reduce interest rates further. The housing market must remain stable ahead of the Bank of England’s next decision on interest rates in May.”
