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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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Prince Andrew’s Pitch@Palace branded ‘crude attempt to enrich himself’ as Chinese spy documents set to be released

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Prince Andrew's Pitch@Palace branded 'crude attempt to enrich himself' as Chinese spy documents set to be released

Prince Andrew’s efforts to make money from his Pitch@Palace project have been branded as a “crude attempt to enrich himself” at the expense of “unsuspecting tech founders”, as new documents may shed more light on what he and his team have been attempting to sell.

Today is the deadline for documents to be released relating to Prince Andrew‘s former senior adviser Dominic Hampshire and his interactions with the alleged Chinese spy Yang Tengbo.

In February, an immigration tribunal heard how the intelligence services had contacted Mr Hampshire about Mr Yang back in 2022. Mr Yang helped set up Pitch@Palace China, a branch of the duke’s scheme to help young entrepreneurs.

The alleged Chinese spy, Yang Tengbo, has links with Prince Andrew
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The alleged Chinese spy, Yang Tengbo, has links with Prince Andrew

Pic: Pitch@Palace
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Yang Tengbo. Pic: Pitch@Palace

Judges banned Mr Yang from the UK, saying his association with a senior royal had made Prince Andrew “vulnerable” and posed a threat to national security. Mr Yang challenged that decision at the Special Immigration Appeals Commission (SIAC).

Since that hearing, media organisations have applied for certain documents relating to the case and Mr Hampshire’s support for Mr Yang to be made public. SIAC agreed to release some information of public interest. It is hoped they may include more details on deals that he was trying to do on behalf of Prince Andrew.

So what do we know about potential deals for Pitch@Palace so far?

In February, Sky News confirmed that palace officials had a meeting last summer with tech funding company StartupBootcamp to discuss a potential tie-up between them and Prince Andrew relating to his Pitch@Palace project.

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The palace wasn’t involved in the fine details of a deal but wanted guarantees to make sure it wouldn’t impact the Royal Family in the future. Sky News understands from one source that the price being discussed for Pitch was around £750,000 – there are, however, reports that a deal may have stalled.

Photos we found on the Chinese Chamber of Commerce website show an event held in Asia between StartupBootcamp and Innovate Global, believed to be an offshoot of Pitch.

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Who is alleged Chinese spy, Yang Tengbo?

Documents, released in relation to the investigations into Mr Tengbo, have also shown how much the duke has always seen Pitch as a way of potentially making money. One document from 21 August 2021 clearly states “the duke needed money at the time, and saw the relationships with China through Pitch as one possible source of funding”.

But Prince Andrew’s apparent intention to use Pitch to make money has led to concerns about whether he is unfairly using the contacts and information he gained when he was a working royal.

Norman Baker, former MP and author of books on royal finances, believes it is “a crude attempt to enrich himself” and goes against what the tech entrepreneurs thought they were signing up for.

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He told Sky News: “The data given by these business people was given on the basis it was an official operation and not something for Prince Andrew, and so in my view, Prince Andrew had no right legally or morally to take the data which has been collected, a huge amount of data, and sell it…

“And quite clearly if you’re going to sell it off to StartupBootcamp, that is not what people had in mind. The entrepreneurs who joined Pitch@Palace did not do so to enrich Prince Andrew,” he said.

Rich Wilson was one tech entrepreneur who was approached at the start of Pitch@Palace to sign up, but he stepped away when he spotted a clause in the contract saying they’d be entitled to 2% equity in any funding he secured.

He feels Prince Andrew is continuing to use those he made a show of supporting.

He said: “It makes me feel sick. I think it’s terrible – that he is continuing to exploit unsuspecting tech founders in this way. A lot of them, I’m quite grey and old in the tooth now, I saw it coming, but clearly most didn’t. And a lot of them were quite young.

“It’ll be their first venture and you’re learning on the trot, so to speak. So to take advantage of people in such a major way – that’s an awful, sickening thing to do.”

We approached StartupBootcamp who said they had no comment to make, and the Duke of York’s office did not respond.

With reports that a deal may have stalled, it could be a big setback for the duke – especially with questions still about how he’ll continue to pay for his home on the Windsor estate now that the King no longer gives him financial support.

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UK in talks with Brazil over ‘potential sale’ of two Royal Navy amphibious assault ships

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UK in talks with Brazil over 'potential sale' of two Royal Navy amphibious assault ships

The UK is in talks with Brazil over the “potential sale” of the Royal Navy’s two amphibious assault ships that are being ditched to cut costs, the Ministry of Defence has confirmed.

Defence experts said the fact HMS Bulwark – which has only just received an expensive refit – and HMS Albion are being flogged off underlines the pressure on the defence budget even though Sir Keir Starmer keeps talking up his promises to boost expenditure.

The two warships can be used to deploy Royal Marines to shore – a vital capability at a time of growing global threats.

News of the possible sale was first revealed in Latin American media.

One report said the Royal Navy and Brazilian Navy had signed an agreement that would see the UK giving information to the Brazilians on the state of the two ships prior to any purchase.

Asked about the claim that the UK would sell the assault ships to Brazil, a Ministry of Defence spokesperson said: “We can confirm we have entered discussions with the Brazilian Navy over the potential sale of HMS Bulwark and HMS Albion.

“As announced in November, both ships are being decommissioned from the Royal Navy. Neither were planned to go back to sea before their out of service dates in the 2030s.”

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James Cartlidge, the shadow defence secretary, appeared to question the wisdom of the move.

“At Defence orals [House of Commons questions] on January 6th Defence Secretary John Healey said: ‘HMS Bulwark and HMS Albion were not genuine capabilities’,” Mr Cartlidge wrote in a post on social media.

“They’ve just been sold to Brazil.”

Matthew Savill, the director of military science at the Royal United Services Institute, said the plan to sell the vessels demonstrates there “is still life in both these ships”.

He said: “The fact that the UK is prepared to sell off useful amphibious capability – which could be used in evacuation operations or other cases where air transport is difficult – shows just how tight finances are even with the promised budget increase.

“The replacements for these ships are still several years away and won’t be available until the 2030s.”

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Mr Savill added: “As an aside, Brazil will probably have greater amphibious capacity than the UK, having previously bought HMS Ocean, the UK’s helicopter assault ship.”

HMS Albion and HMS Bulwark entered service two decades ago.

Both are currently held at lower readiness having not been to sea since 2023 and 2017 respectively.

HMS Ocean, a helicopter-landing vessel and once the largest warship in the Royal Navy, was sold to the Brazilian Navy in 2018 after 20 years in service.

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Boy saved from burning car after M6 crash caused by suicidal ex-RAF pilot, inquest hears

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Boy saved from burning car after M6 crash caused by suicidal ex-RAF pilot, inquest hears

A workman saved a seven-year-old boy from a burning car in the aftermath of a deadly crash caused by a suicidal ex-pilot, an inquest has heard.

The schoolboy’s rescue came following the collision on the M6, which killed former RAF man Richard Woods and four others, in October last year.

Last week a coroner ruled that Woods, 40, took his own life by deliberately driving his Skoda the wrong way down the motorway while drunk and hitting a Toyota Yaris head-on.

The driver of the Toyota, Jaroslaw Rossa, 42, was also killed, along with his two sons, Filip, 15, and Dominic, seven, and his partner Jade McEnroe, 33.

Cockermouth Coroner’s Court heard on Thursday that Ms McEnroe’s son was also in the car but survived after workman Gavin Walsh came to his rescue at the scene, which was near Tebay services in Cumbria.

In a statement to the inquest, Mr Walsh said he was a passenger in a transit van travelling to Scotland when he witnessed the crash.

He jumped out of the vehicle and used a jack to smash the rear windscreen of the Toyota and pulled the boy out of the burning vehicle.

Mr Walsh said: “We really did try, I can assure everyone we did our best. We only had minimal time.

“I saved a life that day and I hope never to witness anything like that again.”

He added that he has never stopped thinking about the boy, and said: “I hope we will meet again one day and I will give you a massive hug.”

At the time, the family were returning to Glasgow from a trip to Legoland in Windsor, Berkshire.

The inquest heard that Wood, who was travelling at a speed of at least 65mph, would have been charged with manslaughter had he survived.

Recording conclusions of unlawful killing, Cumbria assistant coroner Margaret Taylor said: “I found that Jaroslaw, Jade, Filip and Dominic died as a consequence of the unlawful acts of another driver.”

The inquest heard how Mr Woods, from Cambridgeshire, had served a distinguished 14-year career in the RAF and was a flight instructor for BAE Systems at the time of his death.

Jade McEnroe and son Arran. Pic: Cumbria Constabulary
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Jade McEnroe. Pic: Cumbria Constabulary

Dominic and Filip Rossa. Pic: Cumbria Constabulary
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Dominic and Filip. Pic: Cumbria Constabulary

In Ms Taylor’s record of inquest, Mr Woods was said to have been experiencing “a number of stressors in his life” and had a “history of harmful use of alcohol”.

Following the crash, he was found to be nearly four times over the legal drink-drive limit and a two-thirds empty bottle of gin was found in his car.

On the day of his death, concerns had been raised over his behaviour at a work conference near Preston in Lancashire.

Mr Woods failed to return to his seat after lunch and was later spotted driving erratically and swerving across three northbound carriageway lanes on the M6.

After pulling onto the hard shoulder, he then proceeded to U-turn and drove southward on lane three.

Filip, Dominic and Jaroslaw Rossa. Pic: Cumbria Constabulary
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Filip, Dominic and Jaroslaw Rossa. Pic: Cumbria Constabulary

Detective Sergeant Deborah Story, from Cumbria Police, told the inquest that Mr Woods would have been prosecuted on four counts of manslaughter had he lived.

She said hypothetical charges of murder were considered by detectives but not thought appropriate because of a lack of information that Mr Woods knew the family or anything that provided a link between them.

Ms McEnroe’s parents, Marie McEnroe and George McNellis, told the coroner they thought it was “murder”.

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A statement from the mother of Filip and Dominic, and the ex-wife of Mr Rossa, Kamila, was read out at the inquest.

She said Mr Rossa, known as Jarek, was born in Poland where they became a couple and went on to have three boys.

He loved playing computer games and had “lots of friends”, she said, and worked at the Wagamama restaurant in Silverburn, Glasgow.

She said she was “devastated” over the deaths, adding: “Our lives will never be the same.

“I am heartbroken at the passing of my beloved angels Filip and Dominic.”

Marie McEnroe said her daughter, a spa therapist, had been in a relationship with Mr Rossa for about two-and-a-half years.

She said Jade had been a “brilliant mother” to her only child, was “really happy” with Mr Rossa and it was “lovely chaos” when all the boys were playing together.

Ms McEnroe added: “Life changed forever that day”.

Ms Taylor praised the “selfless acts of bravery” from those in the aftermath of the collision, including Mr Walsh, who she said went towards the burning car “without hesitation for his own safety”.

The coroner added: “Without his swift response, Jade’s child would also have perished.”

Addressing the bereaved family members, she said: “Your loss is unimaginable but you have conducted yourself with dignity and I thank you for that. I wish you strength for the future.”

Anyone feeling emotionally distressed or suicidal can call Samaritans for help on 116 123 or email jo@samaritans.org in the UK. In the US, call the Samaritans branch in your area or 1 (800) 273-TALK.

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