A new vision for the PRS in Wales?

Earlier this year, Tai Pawb gave evidence to the Senedd’s Local Government and Housing Committee inquiry into the Private Rental Sector (PRS). We were also incredibly lucky to have the Committee visit our Gwent Boost project to hear from our Tenant and Landlord Champions about their experiences of the PRS. As the Committee’s report is published, our Policy Manager, Dave Rowlands, shares some of his thoughts on the challenges in the PRS, what they’ve had to say and what needs to be changed

The PRS makes up around  17% of all households in Wales, an increase of 45,000 households since 2011. While the Government has set ambitious targets to build social housing, over the last few years the PRS has become increasingly competitive. Rents have risen meaning too many people have faced barriers to accessing it. A  2022 survey by Shelter Cymru showed that 37 per cent of landlords in Wales say they do not, or prefer not, to let to tenants on benefits. As the Committee Chair responded on the publication of the report: “Unfortunately, this Committee heard far too much evidence of people unable to find a stable home because they were on benefits, couldn’t afford huge up front deposits or had a pet. This discrimination, and the many other barriers in people’s way, must be addressed as soon as possible.  This chimes with experiences from our Gwent Boost project. As one person told us, “The truth is that anyone who earns less than about £22,000 a year simply cannot afford to live in the private rented sector in 2023.”  But it’s not just about cost – there are multiple barriers facing people trying to find a home. Jeff, one of our tenant champions, felt that after being handed his notice, for his family, “…trying to find a new home for us all was so hard; it was hurdle after hurdle with each barrier being bigger than the last and you never knew when you’d gotten over the last one.”  

We know in particular that those who face the biggest inequalities in society often find these replicated in trying to access the PRS. As well as availability of suitable homes, these include a lack of accessible homes; challenges around adaptations; difficulties getting properties with Guide Dogs; barriers around competitive applications processes that favour those with more money; and additional letting requirements around credit history and guarantors mean the majority of refugees experience homelessness on having their status to remain confirmed.    

So, what has the report identified can be done to overcome these barriers-  and in particular for people who face the biggest barriers? 

• Training and education for landlords and tenants on grant schemes for housing adaptations 

• A register of accessible housing accommodation in the PRS (as well as social homes) to allow potential tenants to better identify their needs. (Tai Pawb has long called for a greater emphasis on data around the accessibility of homes across Wales). 

• Review guarantor requirements and requests for rent in advance. 

• For tenants who face no fault eviction, two months’ compensation be paid to tenants to aid their search for a new home.  

In the longer term, the Committee also recommended: 

• The Welsh Government establishes a vision for the PRS 

• A fitness for human habitation ‘MOT’ as part of the licensing process for Rent Smart Wales 

• The introduction of a Welsh Household conditions survey, which Tai Pawb has supported in the past 

The future 

Moving forward the Welsh Government’s long awaited White Paper on a right to adequate housing will hopefully set forward opportunities to review not just our Private Rental Sector, but our housing system as a whole. While the report contains many exciting and interesting proposals, which can help many people in Wales, the challenge will as ever be how to deliver them, where to find investment and the resources and will and capacity to implement the changes.