How many private renters are there in the London Borough of Redbridge?
In 2015, the Office for National Statistics identified 84,800 private renters in Redbridge! The current figure is likely to be even higher, as more people move out from inner London, seeking less exorbitant rents.
If renting is so bad, why don’t private renters just buy a house?
Because in Redbridge, the average home costs 11.35 times the average annual salary, home ownership is out of reach for most people.
Can they get a council house then?
There are currently 7, 901 households on the council’s housing waiting list in the borough. Most of these are likely to be living in private rented accommodation and some families will be in (even more) temporary accommodation, unfortunately.
Looks like we’re stuck in the private rented sector then. What’s it going to cost?
Monthly average rents for Redbridge, recorded by the Valuation Office Agency, are:
Room in a shared house: £500
Studio flat: £750
One bedroom flat: £900
Two-bedroom flat: £1,200
Three-bedroom flat: £1,500
House with four or more bedrooms: £1,900
These figures don’t include fuel bills or council tax; that’s just the rent!
That’s a lot. I guess that means a lot of private renters have to claim housing benefit to stay alive then?
Yes. 10,183 private renters in Redbridge claim housing benefit to cover their rent- that’s a higher figure than for than council tenants.
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 housing allowance in Redbridge depends on which part of the borough you live in. As of 1 April 2024, the rates are:
Outer East London (e.g. Wanstead Flats)
Room in a shared house: £559.78
One-bedroom flat: £1196.69
Two-bedroom flat: £1396.16
Three-bedroom: £1670.41
House with four or more bedrooms: £1944.67
Outer North East London (e.g. Woodford, Hainult)
Room in a shared house: £548.34
One bedroom rate: £997.27
Two bedroom rate: £1246.57
Three bedroom rate: £1495
Four bedroom rate: £1795.08
Redbridge council offers general advice on finding private rented accommodation, which includes tips on where to look and how to deal with agents and landlords
Can I talk to someone at the council about problems with my private landlord?
Redbridge Council recommends first contacting your landlord about any problems with the property. The council provides a letter template here so that you can write to your landlord.
If you don’t receive a response or if your landlord refuses to do repairs, contact 0208 554 5000
Do private landlords in Redbridge have to get a licence?
Like all councils in England and Wales, Redbridge requires landlords to license larger Houses in Multiple Occupation (HMO). Redbridge goes further to ensure safe conditions by licensing all properties rented by three or more people who are not all members of the same family and who share a kitchen, a bathroom or a toilet.
From September 2023, a new borough-wide Additional licensing scheme extends licensing to all HMOs with three or more tenants forming two or more households. As of April 2024, every home rented from private landlord in
Barkingside
Chadwell
Churchfields
Clementswood
Cranbrook
Fairlop
Goodmayes
Hainault
ldborough
Ilford Town
Loxford
Mayfield
Newbury
Seven Kings
South Woodford
Valentine’s or
Wanstead Village Ward
should now be licensed, irrespective of the number of people who live there.
If you live in any of these areas, you can check whether your home has been licensed here.
Licensing is part of the landlord’s job. Renters never have to pay for the property licence. If your home is not licensed when it should be, it’s the landlord’s fault, not yours.
Does Redbridge Council run a non-profit letting agency for private renters?
The council does have a private sector lettings scheme, but it’s for people whom the council has a legal responsibility to house.
Does Redbridge Council run a PRS forum where private renters can discuss ways of making private renting fairer?
At the moment, Redbridge only has a landlord forum. Private renters are encouraged to get involved in the residents’ housing panel, though.
How many criminal landlords has Redbridge Council prosecuted?
Between January 2021 and May 2023, Redbridge Council issued 38 civil penalty fines to unlicensed landlords for offences related to health and safety hazards and issues relating to disrepair; inadequate fire protection; overcrowding and poorly-managed waste disposal arrangements.
Total fines are estimated to exceed £170,000
Who else should I talk to about making private renting fairer in Redbridge?
Every council is divided between Councillors, who are elected politicians, and non-political officers, who are appointed to do a particular job. In Redbridge, this person might be useful to talk to: