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The Renters Reform Bill is back in the commons, five years and four prime ministers after it was first promised.

This time it’s Labour’s version – with the new party of government vowing to improve and complete the set of proposals the Tories pledged, then watered down, and then abandoned altogether before the general election.

Now, it is being called the Renters Rights Bill, and it aims to “decisively level the playing field between landlords and tenants”, according to housing minister Matthew Pennycook.

Here Sky News takes a look at what will be in the legislation.

No-fault evictions banned

Crucially, the legislation will include a blanket ban on no-fault evictions under Section 21 (S21) of the 1988 Housing Act.

This allows landlords to evict tenants with two months’ notice without providing a reason.

Housing campaigners say they are a major contributing factor to rising homelessness.

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One million renters forced to move

Former Conservative prime minister Theresa May made the pledge to scrap S21 notices on 15 April 2019, and it was also in her successor Boris Johnson’s manifesto.

But the Tories went on to announce an indefinite delay to the plan to ban them, pending court reforms, following pressure from backbench landlord MPs.

The early timing of the general election meant the plans were ultimately ditched, but Labour confirmed in its first King’s Speech it would build on the Tories’ legislation with a strengthened version of the original bill.

The new government will ban Section 21 evictions for both new and existing tenancies, with the new system expected to be in place by summer, Mr Pennycook said.

He told LBC that this means landlords will not be able to “arbitrarily evict any tenant with a Section 21 notice, including tenants that make complaints about things like damp and mould, rather than fix those problems”.

Landlords will still be able to evict tenants if they have a legal reason, such as if the tenant is in several months’ rent arrears or commits anti-social behaviour.

Awaab’s law extended

Awaab Ishak
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Awaab Ishak

Awaab’s Law was named after the toddler who died after exposure to mould in his family’s social rented home in Rochdale, Greater Manchester.

It proposed that social landlords will have to investigate hazards within 14 days, fix them within a further seven, and make emergency repairs within 24 hours.

Under Labour’s Renters Rights Bill, this will be extended to the private sector to ensure all landlords speedily address hazards and make homes safe.

Plans to make homes safer also include applying a Decent Homes Standard to the private rented sector for the first time.

The government said 21% of privately rented homes are currently classified as “non-decent” and more than 500,000 contain the most serious hazards.

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Social home health rules to tighten

Landlords who fail to address serious hazards will be fined up to £7,000 by local councils and may face prosecution for non-compliance, the government said.

A new Private Rented Sector Landlord Ombudsman will also be introduced to “provide quick and binding resolutions” about complaints, alongside a database to help landlords understand their legal obligations and demonstrate compliance.

Ban on mid-tenancy rent increases

The bill will also ban rent increases being written into contracts to prevent mid-tenancy hikes, leaving landlords only able to raise rent once a year at the market rate.

However, rent campaigners want the government to go further and introduce rent controls amid a spiralling affordability crisis.

Analysis of government figures by housing charity Shelter found England’s private renters have paid an extra £473 million pounds every month on rent in 2024 – an average of £103 more per month than they were paying in 2023.

Labour has ruled out rent controls, saying their plan to build more homes will bring prices down.

But the government said they will make it easier for people to challenge excessive rent hikes which could force them out.

This will be done by reforming the First Tier Tribunal so it can’t actually demand more than what the landlord initially asked for when tenants complain.

The government will also end backdated increases if the watchdog rules in the landlords’ favour, and allow rent increases to be deferred by two months in cases of hardship.

Allowing pets

Labour’s reforms will also give tenants the strengthened right to request a pet, which landlords must consider and cannot unreasonably refuse.

Activists from Shelter stage a protest in Parliament Square. Pic: PA
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Activists from Shelter stage a protest in Parliament Square over delays to the Renters Reform Bill. Pic: PA

There are currently no specific laws in place when it comes to renting with pets, but landlords can decline if they have a valid reason.

To support landlords, the Renters Rights Bill will give them the right to request insurance to cover potential damage from pets if needed.

Bidding wars crackdown

The reforms also crack down on bidding wars between potential tenants.

Bidding wars for rental properties have become increasingly common amid a chronic shortage of supply, with tenants typically paying an extra £100 a month above the asking price for their home last year, according to research by the New Economics Foundation.

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Bristol renters face frenzied competition

Labour’s bill will include a legal requirement for landlords and letting agents to publish the required rent for a property.

Landlords and agents will be banned from “asking for, encouraging, or accepting any bids” above the publicly stated price.

Similar laws have been passed in other countries facing a housing crisis, such as New Zealand.

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Tenancy reform

The bill will remove fixed-term assured tenancies, which mean renters are obliged to pay rent regardless of whether a property is up-to-standard and prevent them from easily moving out in response to changing circumstances, such as a relationship breakdown or new job.

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Instead, all tenancies will be periodic, with tenants able to stay in their home until they decide to end the tenancy by giving 2 months’ notice.

When a landlord’s circumstance changes, such as their need to sell up or move into the property, they will have to give four months’ notice instead of two.

All renters will get a 12-month protected period at the beginning of a tenancy, during which landlords cannot evict them on these grounds.

Ban on benefit discrimination

The bill will also outlaw landlords imposing a blanket ban on tenants receiving benefits or with children.

According to Shelter, one in five families have been unable to rent somewhere in England because they have kids.

Meanwhile, the English Private Landlord Survey, covering the period of 2021 to 2022, found one in 10 private renters – around 109,000 households – had been refused a tenancy because they received benefits.

While specific cases of this have been found to have breached the Equality Act in court, the new law will explicitly ban these forms of discrimination “to ensure fair access to housing for all”.

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Girl, 12, who died after being found unresponsive at psychiatric unit failed on multiple levels, inquest finds

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Girl, 12, who died after being found unresponsive at psychiatric unit failed on multiple levels, inquest finds

A 12-year-old girl who died after an incident of self-harm was failed on multiple levels, an inquest jury has found.

Warning: This story contains references to self-harm and suicide

Mia Lucas, who died in January 2024, was found unresponsive at an NHS children’s psychiatric unit after developing a rare neurological disorder that had been left undiagnosed.

The jury at Sheffield Coroner’s Court heard the girl was found at the Becton Centre, part of Sheffield Children’s NHS Foundation Trust.

She had been placed there after being sectioned while suffering an “acute psychotic episode” during an assessment at the Queen’s Medical Centre (QMC) in Nottingham.

On Thursday, the jury found that the failure to undertake a lumbar puncture at QMC before her transfer to the Becton Centre “possibly contributed to Mia’s death”.

A lumbar puncture involves a needle being inserted into your lower back to find out if symptoms are caused by a brain or spine condition.

Mia Lucas.
Pic: Family handout/PA
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Mia Lucas.
Pic: Family handout/PA

The jury also said there was a failure at the Becton Centre to respond adequately to Mia’s risk of self-harm.

Professor Marta Cohen told the jury Mia’s cause of death was “compression of the neck” but she had now added that this was caused by “acute psychosis”, which was caused by “autoimmune encephalitis”, an inflammation of the brain that can cause extreme psychiatric symptoms and is treatable.

The autoimmune encephalitis diagnosis emerged during the nine-day inquest after a pathologist revealed she had received new post-mortem results.

The revelation prompted shock in the courtroom and tears from Mia’s family members in the public gallery.

The condition was described as “complex and rare”, according to consultant paediatric neurologist Mike Taylor.

He added that there was a low level of suspicion Mia had it, while being assessed at QMC, and told the court that experts had to consider the very severe treatment side effects, which included death.

Mia’s mother, Chloe Hayes, told Sky News she was unhappy at how the Becton Centre had supervised her daughter.

Mia Lucas (right), with her mother Chloe. Pic: Family handout/PA
Image:
Mia Lucas (right), with her mother Chloe. Pic: Family handout/PA

“All they had to do was watch her. I actually never got told the truth about the attempts that Mia made [to self-harm] until after she died,” she said.

“If I’d have known the truth I wouldn’t have left Mia there. And I think she had so much to live for. I don’t think she knew what she was doing.”

In a statement, Mrs Hayes added that she wanted people to know her daughter’s extreme behaviour was only evident in the final few weeks of her life.

“For the other 12 years, she was a beautiful soul who loved life and loved her family, and that’s how we want her to be remembered,” she said, describing Mia as a “happy, fun, friendly girl who had so much to live for.”

NHS Trusts apologise for Mia’s death

In a statement, Dr Manjeet Shehmar, medical director at Nottingham University Hospitals NHS Trust, offered “heartfelt condolences to Mia’s family for the loss of their daughter”.

She continued: “We accept the coroner’s outcome in court today and apologise to Mia’s family for not identifying autoimmune encephalitis while she was in our care. While this is an incredibly rare condition and initial tests were negative, we recognise that further testing may have had an impact on her future, for which we are truly sorry.”

Dr Shehmar said that in future cases of suspected possible autoimmune encephalitis, a lumbar puncture will be performed.

The trust will also “strengthen training and guidance for staff internally and review current published evidence of acute psychotic episodes in children and young people”.

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Pic: Family handout/PA
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Pic: Family handout/PA

Dr Jeff Perring, executive medical director at Sheffield Children’s NHS Foundation Trust, said: “Our thoughts are with Mia’s family and everyone who is grieving her loss in such tragic circumstances.

“We are deeply sorry for Mia’s death and recognise the profound impact this has had on those who loved her.”

The trust has carried out a thorough review of Mia’s care and made “significant changes” at the Becton Centre, he added.

“We will continue to work with children, young people, their families and carers to listen to, learn and take action from their experiences.

“The inquest has been important to understand fully the circumstances surrounding Mia’s death. We will now carefully reflect on the evidence heard and the coroner’s conclusions to ensure we continue to provide safe and compassionate care.”

Anyone feeling emotionally distressed or suicidal can call Samaritans for help on 116 123 or email jo@samaritans.org in the UK. Alternatively, you can call Mind’s support line on 0300 102 1234, or NHS on 111.

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Budget 2025 is a big risk for Labour’s election plans

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Budget 2025 is a big risk for Labour's election plans

Day two after a budget is always an important moment.

This is when the nerds and boffins of Britain’s fiscal thinktanks assemble to deliver their snap verdict on the chancellor’s decisions.

The moment is more important than ever when, as was certainly the case this time, the budget is a big one.

So what did the Institute for Fiscal Studies (IFS) and the Resolution Foundation make of this year’s budget?

Well, as you’d probably expect, they both fell short of distilling it into a single soundbite, but in broad terms, they both sounded somewhat positive.

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Yes, there were plenty of big provisos. The head of the IFS, Helen Miller, said Labour have broken their manifesto pledge not to raise National Insurance.

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The Resolution Foundation argued that if only the chancellor had raised the basic rate of income tax instead of freezing personal allowances, it would have made the tax rise considerably fairer and more progressive.

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Treasury minister vs Ed Conway

And that’s before one gets into the criticism of some of the other bits and pieces from the red book – the structure of the EV tax, for instance (why doesn’t it try to penalise congestion?), or of the mansion tax (why not just overhaul council tax altogether?).

But for the most part, these closely-followed institutions seemed pretty supportive of this year’s budget – more so, certainly, than they were last year.

Primarily, that’s because while the last budget left only a very thin bit of headroom against Rachel Reeves’s fiscal rules, this one was far more cautious, doubling that fiscal insurance policy to just over £21bn.

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Beth Rigby challenges Sir Keir Starmer over the budget

Yet that headroom is dependent on a couple of important factors. First, that the government will hold to its promises to keep spending growth constrained towards the end of the decade. Second, that it will be able to raise all the tax revenues it’s promising in that year.

That, in turn, gets to a deeper issue with the budget. Most of the tough stuff has been put off to the final year of the forecast – namely 2029.

That year, the government will face a squeeze at the very same moment that Britons are all asked to pay more in taxes.

And, critically, that’s the very year Labour is due to face a general election. Does it really plan to fight an election off the back of a contracting economy?

Consider, too, that for all the government’s promises to get living standards growing this parliament, they are currently only forecast to rise at the slowest rate since the 1950s – save for the pandemic and energy price shock period. The economic backdrop, in other words, is hardly rosy.

Still, for the time being, the chancellor has managed to put together a budget that has bolstered her position both in her party and in her job.

Markets remain relatively sanguine – much more so than after Rachel Reeves’s first budget last year – with bond yields lower today than before the event (albeit a little higher than yesterday).

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However, this was a complex budget. And, as with all bits of complex engineering, there remains a distinct possibility of large chunks of the budget failing to work.

But since so much of it isn’t due to kick in for a few years, it may take quite a while before we find out which bits work and which, if any, don’t.

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Man arrested at Manchester airport in connection with attack at Heaton Park synagogue

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Man arrested at Manchester airport in connection with attack at Heaton Park synagogue

A man has been arrested at an airport as part of the investigation into the terrorist attack at a Manchester synagogue.

The 31-year-old was detained at Manchester Airport on suspicion of the commission, preparation and instigation of acts of terrorism after arriving on an inbound flight, police said.

It brings the total number of people arrested in connection with the incident at Heaton Park Hebrew Congregation Synagogue to seven.

Jihad al Shamie launched the attack at the synagogue in Crumpsall on 2 October, driving his car at worshippers gathering on the Jewish holy day of Yom Kippur, before attacking others with a knife and trying to storm inside.

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Manchester synagogue terrorist: what we know now

Armed police shot al Shamie after he ran towards officers “aggressively” while carrying a knife and what police feared was an explosive device – later identified as a fake.

Worshippers Melvin Cravitz, 66, and Adrian Daulby, 53, were killed, with Mr Daulby being described as a “quiet hero” who leapt from his seat to block the doors of the synagogue as it came under attack.

Adrian Daulby, left, and Melvin Cravitz. Pics: Family handout/Greater Manchester Police
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Adrian Daulby, left, and Melvin Cravitz. Pics: Family handout/Greater Manchester Police

He died from a single gunshot wound to the chest fired by an armed police officer, while father-of-three Mr Cravitz died from multiple knife wounds inflicted by al Shamie, an inquest at Manchester Coroner’s Court heard in October.

The inquests into the deaths of both men have been adjourned until February next year.

Three other men were treated in hospital for serious injuries. Two have since been released, police said on Thursday.

The deadly attack rocked the local community. Pic: PA
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The deadly attack rocked the local community. Pic: PA

An inquest into the death of al Shamie, a Syrian-born UK citizen, heard he was identified by his fingerprints and evidence, including his car, phone and inquiries with his immediate family in the aftermath of the attack.

At the hearing in October, Judge Alexia Durran, the chief coroner of England and Wales, said her provisional findings were that al Shamie died of gunshot wounds.

The Independent Office for Police Conduct found no misconduct in the police response.

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Synagogue attacker died of gunshot wounds

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In a statement on Thursday, Assistant Chief Constable Rob Potts, from Counter Terrorism Policing North West, said: “The loved ones of Mr Daulby and Mr Cravitz have been updated on this development, as have those who were seriously injured in the attack.

“Our investigation is continuing, and I would once again appeal for anyone with information that they think could assist our enquiries to please come forward.”

Police also said a 30-year-old man arrested on 9 October on suspicion of failing to disclose information contrary to S38B of the Terrorism Act 2000 remains on bail.

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