How many private renters are there in?
In 2016, according to the Office for National Statistics, there were 73,400 private renters in this borough. By 2020, this figure had increased to 94,100 private renters. Guess it won’t be too hard finding other private renters to campaign with!
Why don’t private renters opt towards buying a house?
Because in Hackney, the average home costs almost a whopping 16 times more than average resident based earnings- a rate that is far too high for many private renters to afford!
What about getting a council house?
Well, in 2021, there were 13,440 households waiting for a council property in the borough- up from 11,238 households reported by the Office for National Statistics in 2016.
Due to social housing shortages, the wait time for a council property can take many years, even for those who are in urgent need of social housing. For those in the ‘general’ band there is an estimated wait time of 24 years for a two-bedroom home!
Looks like we’re stuck in the private rented sector. What’s it going to cost?
With the current housing crisis, there’s a chronic shortage of affordable housing in Hackney, this has a profound impact on private rent prices.
In the 12 months leading up to September 2022, according to the Office for National Statistics, median (average) monthly rents for Hackney were:
Room in a shared house: Currently NA
One bedroom flat: £1,450
Two bedroom flat: £1,750
Three bedroom property: £2,350
Four bedroom property: £3,050
Covering the costs
Considering the figures above exclude bills and council tax, the costs for private renters in Hackney are high. Findings from the English Housing Survey (2019-2020) indicate that private renters in London spend an average of 42% of their household income on rent.
The figures are staggering. That means a lot of private renters will have to rely on Housing Benefits to cover the costs right?
Yes – 9,227 private renters needed housing benefits in Hackney to cover their rent in 2015.
Unfortunately, the data hasn’t been updated to reflect more recent times but considering the rising cost of living and exponential rents, this figure is expected to be higher.
And does housing benefit cover it?
No. The Local Housing Allowance (LHA) is the maximum amount of housing benefit you can get, regardless of whether you’re a private renter (renting from a private landlord) or a social renter (renting from the council or a housing association). The amount payable depends on which part of the borough you live in. In 2021, the monthly LHA in Hackney is:
Inner North London (e.g. Stamford Hill, Stoke Newington)
Room in a shared house: £638.26
One-bedroom flat: £1280.45
Two-bedrooms flat/house : £1585.65
Three-bedroom flat/house: £1914.73
Flat/house with four or more bedrooms: £2572.92
Inner East (South Hackney)
Room in a shared house: £591.50
One-bedroom flat: £1280.46
Two-bedroom flat/house: £1585.65
Three-bedroom flat/house: £1914.73
Flat/house with four or more bedrooms: £2508.03
Central London (e.g. Shoreditch)
Room in a shared house: £668.16
One-bedroom flat: £1280.46
Two-bedroom flat: £1585.65
Three-bedroom: £1914.73
Flat/house with four or more bedrooms: £2572.92
Can I talk to someone at the council about problems with my private landlord?
Yes! Unlike some London councils, Hackney has a specialist advice team for private renters, so they are trained to help you. Contact them via email or telephone 020 8356 4866.
There’s also up-to-date information for private renters on the Hackney Council website.
The council must keep lists of good and bad private landlords, right?
As part of their 2017 campaign for Better Renting, Hackney Council will be publishing a register of properties and landlords, including a list of convicted landlords.
Hackney council supports the London Landlord Accreditation Scheme (also known as the London Rental Standard). Unfortunately, this is only a voluntary scheme, so most landlords don’t sign up to it. Those that do sign up don’t face very many checks – and besides, private renters are rarely in a position to choose between an accredited landlord and a non-accredited one.
Do they record Section 21 (no-fault) evictions in the borough?
No. But they should. Perhaps they’re waiting for a campaigner to tell them to.
Do private landlords in Hackney have to get a licence?
Some councils, like Newham, have been able to make all private landlords get a licence so they know who the local landlords are and what sort of state their properties are in. It’s a bit like driving a car: you have to get a licence so you don’t risk damaging others when you’re driving it.
In Hackney, as everywhere else, all homes where five or more people who are not all part of one family share facilities such as kitchen or bathroom, the property must be licensed. But Hackney has not renewed any of of the Additional or Selective licensing schemes which were introduced in 2018 and then, ended in 2023, unfortunately.
Does Hackney council have a Private Rented Sector (PRS) forum, where private renters can discuss ways to make private renting better?
In the first quarter of 2017, Hackney consulted with private renters at a series of forum meetings and then, quite clear on what needs to change, launched the Better Renting campaign in July. The campaign includes
Fairness for tenants
Seeking longer terms tenancies, a ban on ‘no DSS’ advertising and an end to tenants’ liability for paying letting agents’ fees.
Tackling ‘rogue’ landlords
Hackney is promoting a more robust, fit and proper landlord regime and publishing a register of properties and landlords, including a list of convicted landlords, in an attempt to stop landlords from renting out properties in unfit condition.
More affordable rents
Hackney upholds that rent increases should be capped at the rate of inflation so that rents are at least predictable.
Know that councils have powers to prosecute landlords who break the law. Unfortunately, in the current system it takes lots of time and money to do this using the criminal courts, so some councils don’t do it.
Hackney Council’s 10 steps to better private renting for tenants and landlords campaign launched in February, 2015, is working to put pressure on the government to agree to the introduction of a national ban on rogue landlords; mandatory installation of fire and carbon monoxide detectors; and action on retaliatory evictions.
How many criminal landlords has Hackney Council prosecuted in the last five years?
We don’t know yet. Perhaps a local campaigner should make a Freedom of Information request to find out: www.whatdotheyknow.com
You can get involved and sign Hackney Council’s petition on 10 steps to better private renting for tenants and landlords.
Who else should I talk to about making private renting fairer in Hackney?
Every council is divided between councillors, who are elected politicians, and non-political officers, who are appointed to do a particular job. In Hackney, these people should be able to help:
Councillor Sem Moema
Cabinet Advisor for Private Renting and Housing Affordability
email:
Councillor Susan Fajana Thomas
Cabinet Member for Community Safety and Regulatory Services
email: