How many of us are there?
In 2015 the Office for National Statistics found 69,100 private renters in Islington– that’s more than a quarter of the borough. The current figure is probably higher, considering how much the housing crisis has deepened since then. So there are plenty of private renters to campaign with.
If renting is so bad, why don’t private renters just buy a house?
Because in Islington, the average home costs 16.4 times the average annual income- a number that has doubled over the last ten years
Why can’t they get a council house then?
Because there are currently 20,733 households waiting for a council house in Islington. This is the longest waiting list in London.
Looks like we’re stuck in the private rented sector then. What’s it going to cost?
Monthly median average rents for Islington, recorded by the Valuation Office Agency, are below. Remember, these figures don’t include fuel or council tax bills:
Room in a shared house: £708
Studio flat: £1,083
One bedroom flat: £1,517
Two-bedroom flat: £1,950
Three-bedroom flat: £2,448
House with four or more bedrooms: £3,098
That’s a lot. I guess that means a lot of private renters have to claim housing benefit to stay alive then?
Yes – 3,064 people in Islington claim housing benefit to help cover their rent.
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 monthly LHA in Islington depends on which part of the borough you live in, and the different rates are:
Central London (e.g. Clerkenwell, Finsbury)
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
Inner East London (e.g. Canonbury)
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
Inner North London (e.g. Barnsbury, Holloway)
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
Outer North (around Upper Holloway and Crouch Hill)
Shared Accommodation Rate: £490.14
One Bedroom Rate: £1067.04
Two Bedrooms Rate: £1296.45
Three Bedrooms Rate: £1595.62
Four Bedrooms Rate: £1894.79
Can I talk to someone at the council about problems with my private landlord?
Yes. Unlike some London councils, Islington has a dedicated phone line for private renters: 020 7527 3001. Compared with other London councils, this is pretty good.
Also, Islington People’s Rights has a long history of providing excellent service in the borough. Their evening sessions provide a rights-based approach to housing issues, at
St Luke’s Community Centre,
90 Central Street, EC1V 8AJ
t. 020 7549 8181
How about the Environmental Health team – do they help private renters?
Yes. In fact, Islington has 12 environmental health staff. They deal with things like damp, mould, infestations and hot water.
Do private landlords in Islington have to get a licence?
All councils in England and Wales have to license Houses in Multiple Occupation. Islington Council has also introduced an additional licensing scheme around Caledonian Road and Holloway Road, which applies to many shared homes not covered by the mandatory scheme.
Flats in purpose-built blocks are not included in the national scheme and Islington Council is keen to ensure that standards are met in these rented homes, as elsewhere. Islington Council also requires HMOs in purpose-built blocks to be licensed. And a licensing scheme for all privately rented homes, of any size, operates in Finsbury Park ward. This is because council receives more complaints about rented homes in this area than any other.
Does Islington Council run a private letting agency for private renters?
Some councils are starting to run non-profit letting agencies for private renters, to help private renters avoid the extortionate fees and bad practices of high street letting agents. Islington Council now runs Islington Lettings.
Does Islington council have a Private Rented Sector (PRS) forum, where private renters can discuss ways to make private renting better?
Islington Council is influenced by the borough’s landlords at the quarterly landlords’ forum, but unfortunately there is no private renters’ forum at the moment.
Councils have significant powers to prosecute landlords who break the law.
How many criminal landlords has Islington prosecuted?
The Residential Environmental Health team have carried out the following no. of prosecutions in the following years against landlords and agents of privately rented accommodation
2014/15- 6 prosecutions
2015/16- 5 prosecutions
2016/17- 5 prosecutions
2017/18- 6 prosecutions
Who else should I talk to about making private renting fairer in Islington?
Every council is divided between Councillors, who are elected politicians, and non-political officers, who are appointed to do a particular job. In Islington, these people might be useful to talk to:
Councillor Jenny Kay
Private Renters Champion
e.
t. 020 7527 3090 (PA)
Town Hall
Upper Street
London
N1 2UD
Councillor Mick O’Sullivan
Chair of Housing Scrutiny Committee
e.
t. 020 7527 3090 (PA)
Town Hall
Upper Street
London
N1 2UD