How many of us are there?
In 2015, the Office for National Statistics found 90,700 private renters in the borough. The current figure is probably higher, considering how much the housing has deepened since then. So there should be enough private renters to campaign with!
If renting is so bad, why don’t private renters just buy a house?
Because in Westminster, the average home costs 22.78 times the average salary. This makes it the second most expensive and unaffordable borough in London.
Why can’t they get a council house then?
Because there are currently 4,453 households waiting for a council house in the borough.
Looks like we’re stuck in the private rented sector then. What’s it going to cost?
Monthly average rents for Westminster, recorded by the Valuation Office Agency, are below. Remember, these figures don’t include fuel or council tax bills:
Room in a shared house: £931
Studio flat: £1, 428
One bedroom flat: £1,950
Two-bedroom flat: £2,600
Three-bedroom flat: £3,878
House with four or more bedrooms: £6,283
That’s a lot. I guess that means a lot of private renters have to claim housing benefit to stay alive then?
Yes – 5,227 in Westminster claim housing benefit to 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 Westminster depends on which part of the borough you live in. At the start of 2021, the rates are:
Central London (e.g. Soho, Pimlico)
Shared Accommodation Rate: £668.16
One Bedroom Rate: £1280.46
Two Bedrooms Rate: £1585.65
Three Bedrooms Rate: £1914.73
Four Bedrooms Rate: £2572.92
Inner North London (e.g. St John’s Wood, Queen’s Park)
Shared Accommodation Rate: £638.26
One Bedroom Rate: £1280.45
Two Bedrooms Rate: £1585.65
Three Bedrooms Rate: £1914.73
Four Bedrooms Rate: £2572.92
Can I talk to someone at the council about problems with my private landlord?
Yes! Westminster has a tenancy relations team, If you have problems with your private landlord, calling 020 7641 1000 (select Option 4) will take you directly to a Tenancy Relations Officer. And you can contact the tenancy relations team via e-mail:
Do private landlords in Westminster have to get a licence?
All councils have to licence Houses of Multiple Occupation (HMOs), if five or more people who are not all members of one family share a kitchen, a bathroom or a toilet.. It’s up to each borough council to decide whether to licence other privately rented homes, as well. An additional licensing scheme comes into effect in Westminster at the end of August 2021. This means that even if the HMO is in a purpose-built block of flats, if it is home to three or more people who do not form one household, property licensing applies. The licensing scheme also extends to cover single occupancy flats in buildings converted before 1991 where at least one-third of the flats are rented out.
Where licensing does apply, it is part of the landlord’s job. Renters never have to pay for the licence. If your home is not licensed when it should be, it’s the landlord’s fault, not yours.
Does Westminster Council run a forum where private renters can discuss ways of private renting fairer?
Westminster Council hosts a PRS Forum for representatives of organizations and businesses working on private rented sector matters. Renters’ Rights London attends. If there’s something you would like us to raise in there, do please let us know? And although there is a Landlords’ Forum, there is no opportunity for private renters to discuss private renting with council officers or local politicians. Perhaps a campaigner should contact them to ask for one!
Westminster council say they enforce laws which protect Westminster residents. These include laws about unlawful harassment or eviction and landlord responsibilities.
https://www.westminster.gov.uk/assistance-private-tenants-and-leaseholders#rent
How many prosecutions has Westminster Council made against private landlords?
We are still waiting for an up to date figure from the council, but we do know that the council was successful in prosecuting one of Britain’s worst landlords. She was given a Criminal Behaviour Order lasting 10 years for providing poor quality and unlicensed homes.
Every council is divided between Councillors, who are elected politicians, and non-political officers, who are appointed to do a particular job. In Westminster, this person might be useful to talk to:
Cllr. Heather Acton
Cabinet Member for Communities and Regeneration
email:
tel.: 07890 380122 (Cabinet Team)
Cllr. Adam Hug
Leader of the Opposition, Housing, Finance and Regeneration Policy and Scrutiny Committee
email:
tel.: 020 7641 2230 (Support Office)