To SSP or to Furlough?

Sadly, most employers will find the time comes when one of their employee may contract coronavirus. In such a situation, is it best to Furlough or pay the employee SSP?

If your employee is on sick leave or indeed self-isolating as a result of Coronavirus, they’ll be able to get SSP, (subject to the usual eligibility conditions applying). The Coronavirus Job Retention Scheme Furlough) is not intended for short-term absences from work due to sickness. One of the main reasons for this is that the scheme places employees on Furlough in 3 week periods. Someone who is self-isolating may only need to be away from work for 14 days.

Additionally, the rules around SSP have been changed which mean if you are sick or self-isolating due to Covid-19, employers can pay employees from day 1 (rather than from the usual day 4).

Short term illness/self-isolation should not be a consideration in deciding whether to furlough an employee. If, however, you want to furlough employees for business reasons and they are currently off sick, you can do so. In these cases, the employee should no longer receive sick pay and would be classified as a furloughed employee.

You can also furlough employees who are being shielded or off on long-term sick leave. It is up to an employer to decide whether to furlough these employees.

Employers should note of course that they can claim back from both the Coronavirus Job Retention Scheme and the SSP rebate scheme for the same employee but not both for the same period of time. When an employee is on furlough, you can only reclaim expenditure through the Coronavirus Job Retention Scheme, and not the SSP rebate scheme. If a non-furloughed employee becomes ill, needs to self-isolate or be shielded, then they might qualify for the SSP rebate scheme, enabling the employer to claim up to two weeks of SSP per employee.

Which to choose therefore will depend on how long you envisage the employee being away for, but SSP should generally speaking be the primary (and perhaps more apt) choice of the two.

For any assistance with the practical working of these or any employment-related questions, please contact our Head of Employment, Ilinca Mardarescu 

5 updates on Furlough

Regular updates and new details on the Job Retention Scheme (aka Furlough) are published on an almost daily basis by HMRC currently.  

Here are some of the latest surprising, and not so surprising, developments:

  1. The good news is that the HMRC portal is now working and in the testing stage.  HMRC have stated this will be open and running properly on 20th April. They have also clarified that they expect the first payments (once they have been processed) to be paid by the end of this month.
  2. It has been clarified that directors can be Furloughed, and would be allowed to continue with any statutory duties, as long as they are not carrying out normal work for the Company.
  3. Clarification has similarly been given as to what apprentices on Furlough can do.  Essentially, they are allowed to continue training/learning but cannot provide a service or generate revenue for the company they work for.
  4. The situation regarding TUPE’d employees has been clarified.  Essentially, any employees who TUPE’d across to a new employer after 28th February will be eligible to be Furloughed.  Previously, HMRC had stated this would not be the case so this is no doubt a surprising, and welcome, clarification for some.
  5. Lastly, a change to previously published guidance is that HMRC has clarified that employers can reclaim 80% of fees.  No detailed guidance has been published as to what the term fees encompasses but as HMRC had previously stated employers would not be able to reclaim fees, the change is no doubt welcome in any event.

If you’re keen to implement a furlough, or have further questions if you have been placed on furlough. Please don’t hesitate to contact our Head of Employment Law, Ilinca Mardarescu.

What you can do on Furlough Leave

It wasn’t long ago that no-one had heard of the term “to be Furloughed”.  Now, it is one of the most common terms being used in employment law terms.

The term (which derives from the Dutch word Verlof), means to be granted a leave of absence and until recently was more commonly used for military personnel or services.  However, in these unprecedented times the Government have introduced the Coronavirus Job Retention Scheme (also known as Furlough Leave) to assist business with their staffing costs in order to prevent redundancies and job losses.  

In essence, HMRC will be paying a grant to employers for up to 80% of an employees’ wages (up to a £2,500 limit) where that employee has been asked to stay at home and not undertake any work.   

Guidance is being published on an almost daily basis as to how this will work in practice but recent guidance has confirmed some interesting (and welcome) new information in relation to voluntary work and second jobs.

Interestingly, the recent HMRC guidance has clarified that employees can start a new job when on Furlough.  This means that potentially an employee could end up earning 80% of their old salary under Furlough and then a further 100% from a new job which they take on.  It should be noted that this must still be allowed under the original contract of employment however so employees will need to check this (or seek their employer’s consent).  With the weather turning and farmers up and down the country desperately seeking help with their crops, now would be a good time for those on Furlough Leave to spend a month or two helping the nation whilst also earing themselves a little extra money.

Similarly, an employee on Furlough leave is able to volunteer.  Indeed, many in these challenging times have already started doing just this and it is heart-warming to see communities coming together and helping those more vulnerable.

There are few opportunities that many of us will have to make a real, tangible difference and impact in quite this way.  Most of us, in more normal times, need to work to earn a living. The Government’s scheme however may have a surprising outcome by allowing anyone on Furlough leave to spend a considerable amount of time volunteering and helping where it is needed most.  Social distancing is crucial right now but that doesn’t mean we can’t come together in different ways – for the good of the country.  

If you’re keen to implement a furlough, or have further questions if you have been placed on furlough. Please don’t hesitate to contact our Head of Employment Law, Ilinca Mardarescu.

Alternative Measures to Consider Before Redundancy

In today’s unprecedented climate amid coronavirus, many businesses are considering their immediate options.  Understandably for any business affected, redundancies immediately spring to mind. But there are alternatives before such drastic action needs to be implemented.

I have highlighted some below.  The list is by no means definitive – and what works for one employer will not work for another.  Each business is different.  

Preliminary measures to consider

Prior to considering any of the more drastic actions, there are a number of options employers should consider.  These include restricting recruitment and withdrawing any job offers. Restricting recruitment is easily one of the more fail safe options an employer has and even withdrawing job offers can be attractive if carried out correctly.  An employer may withdraw an offer of employment at any point before it is accepted, without having to give notice or make a payment in lieu of notice.  Once an offer has been accepted, and any preconditions attached to it met (for example, receipt of references satisfactory to the employer and confirmation of professional qualifications), an employment contract is in place, even if the employee has not yet started work. The employer is unable at this stage to withdraw the employment offer and, instead, has to terminate the contract. This will be done by giving the contractual notice or making a PILON in accordance with the contract. Loosely speaking, as an employee will not have the continuity of employment to make a claim for unfair dismissal, the notice period should be the only financial loss which the employer will be liable for.

Reducing employees’ working hours may also be attractive for all concerned if the alternatives are to be considered.  Employees’ working hours are usually viewed as a condition of the employment contract and so can only be changed with an employee’s agreement.  However, more recently (and particularly with the current challenges) employees are becoming more willing to consent to this rather than face potential redundancies.  Consultations should be held clearly explaining to employees how this will affect them prior to asking for their consent and employers considering this should take advice prior to commencing.

Overtime bans can also be considered where there is no contractual entitlement to overtime work.  Where a contractual right to overtime work is in place however (for example, under a collective agreement), the employer must obtain employees’ consent to stop offering overtime.  It should be noted that if shift patterns are affected as a result of the overtime ban, formal consultation may be required.  Employers are advised to take advice where this is being considered.

Lastly, options such as deferring any new starters, re-deployment and training or reducing non-permanent staff can also be considered.

Early retirement

Employers often offer early retirement under the pension scheme to those who volunteer for redundancies. It is important to ensure that early retirement is indeed voluntary, or it could amount to dismissal giving rise to potential claims. Ideally employers should also ensure they retain discretion as to whether or not they accept a volunteer’s request to retire early, so as not to lose valued and experienced staff members.

On seeking volunteers for early retirement, it is essential to consider the effect of early retirement on employees’ future pension entitlements and to advise employees to obtain independent financial advice on this issue. Matters to be considered include whether the pension scheme allows for early payments on early retirement, and the financial impact of early retirement (especially in final salary schemes). 

Unpaid leave

Arranging for employees to take periods of unpaid leave is another way of stopping or reducing work temporarily. 

Employees’ consent is required unless the employment contract (or collective agreement) contains a clause allowing the employer to place employees on unpaid leave. Where an employer has an unpaid leave policy which contains certain restrictions or preconditions, for example, as to length of service or the number of unpaid leaves an employee may take per year, it may decide to waive or ignore these, to encourage voluntary take-up of leave.

Holidays

As an alternative to unpaid leave, an employer could require employees to take their contractual or statutory annual holiday allowance at quiet times.  Employers must give employees adequate advance notice which will be double the amount of time that an employer requires an employee to take off (so if you are requiring an employee to take one week of annual leave, the minimum notice an employer must give is two weeks).  Although employees are entitled to their normal remuneration during the leave period, by forward planning holiday allowance, the employer may “write off” quiet times and ensure employees’ availability once business picks up.

Lay-offs

An attractive option for employers in economic downturn is lay-off.  This enables employers to lay off all or some employees during a short-term and temporary slow-down in work. Employees remain employed throughout the lay-off period which means this is an attractive option.   However, employers do not have the automatic right to lay their staff off just because trade is poor. An employer must have a contractual right to lay off, and the contract should make clear that employees will not receive their normal salary during the lay-off period.

Importantly, if the contract does not give the employer the right to lay off, then any proposal to lay off will need to be the subject of consultation with employees, and will require employees’ agreement.

Complications can arise where an employer only needs to lay off some staff, as it needs to keep the business going but cannot afford to do so in the short term with its full complement of staff. It may be necessary to go through a selection process to determine which employees are to be laid off. Any selection should be reasonable and based on similar criteria to those used in a redundancy exercise. The criteria should be as objective as possible to avoid disputes and grievances. It is also advisable to try to agree the criteria with the employees when consulting with them about a lay-off.

When seeking agreement to lay an employee off, it is advisable to explain the financial implications for the employee and to record the agreement and any payment terms in writing, as the statutory maximum payments, known as guarantee payments, are very low (the maximum an employee can get is £29 a day for 5 days in any 3-month period – so a maximum of £145.  If an employee usually earns less than £29 a day they will be entitled to their normal daily rate.)

Employers must not keep employees laid off for longer than they need to, as otherwise the employees may treat themselves as redundant and be eligible for a redundancy payment.  This means that the most an employee can be laid off for is: 

  •  4 or more weeks in a row; or
  • 6 or more weeks in a 13-week period

Where an employee is laid off for longer than this, the employee can make a claim for redundancy instead.

Note – An employee’s holiday continues to accrue during a lay-off period. If an employee resigns during a lay-off period or he is dismissed, he is generally entitled to be paid his normal salary during the notice period.

Reducing hours

Employees’ working hours are usually viewed as a condition of the employment arrangements which can only be changed with an employee’s agreement. In the past, employees may have objected to any reduction in working hours sought by the employer, and the consequential reduction of pay and benefits, but under the circumstances and amid todays uncertainty, many employees are agreeing to this in place of more drastic measures.

Hours may be reduced as a temporary measure or by way of a permanent change to terms and conditions of employment.  Again, when seeking to adopt shorter working hours, it is advisable to explain to employees the financial impact of such cuts, both on them individually (in terms of salary and benefits reduction) and on the organisation as a whole (for example, how many jobs might be saved if the measures are adopted). 

Part-time and flexible working

When adopting part-time and/or flexible work measures, part-time workers must not be discriminated against or be treated less favourably than full-time workers.  Employees with at least 26 weeks’ continuous service are entitled to request flexible working arrangements. Employers also are entitled to ask employees to volunteer for part-time and/or flexible working – both temporarily or permanently.  

When entering into such arrangements, advice should be taken in order for both parties to be clear on what is being agreed and for how long.

Ideally, employers should limit the arrangements for a period of time (with an option to extend the arrangements if necessary).  In any event, the employer should at least retain the right to terminate the arrangements by notice to cater for increase in demand once business starts to improve.

I would urge all employers to discuss the above options with their employees at this time.  Additionally, and perhaps unsurprisingly, employers should take legal advice before embarking on any of these options listed above to ensure the correct procedures are followed. 

Third Heathrow Runway Ruled Unlawful

A recent Court of Appeal ruling has dealt a massive blow to the proposed third runway at Heathrow declaring it unlawful.  This was based on the fact that ‘ministers did not adequately take into account the government’s commitments to tackle the climate crisis.’

This follows growing controversy over environmental impact the plans will have especially due to the government failing to meet the Paris Agreement guideline. Environmental campaigners, the mayor of London Sadiq Khan and several of the city’s local authorities brought a legal challenge against the government’s planning decision to approve the runway in 2018.

Lord Justice Lindblom found the policy statement written by the Department for Transport (DfT) “did not take account of government policy relating to the mitigation of and the adaption to climate change”.

“The Paris [climate] agreement ought to have been taken into consideration by the secretary of state,” one of the judges said in the ruling.

“The judgement might seem like bad news for businesses and investors in the carbon economy, who will have to reconcile their plans with the 1.5˚C limit. “But really it is good news for everyone, since all of us – including businesses and investors – depend on maintaining the conditions which keep the planet habitable,” quoted UK climate change charity’s Tim Crosland in a recent statement.

Heathrow airport now says it will appeal their case to the Supreme Court quoting:

“In the meantime, we are ready to work with the Government to fix the issue that the court has raised.  Heathrow has taken a lead in getting the UK aviation sector to commit to a plan to get to Net Zero emissions by 2050, in line with the Paris Accord. Expanding Heathrow, Britain’s biggest port and only hub, is essential to achieving the Prime Minister’s vision of Global Britain.  We will get it done the right way, without jeopardising the planet’s future. Let’s get Heathrow done.”

Finally the court said that if in the future the UK were able to propose a plan which will fit with the UK’s climate commitment then a future third runway could go ahead. For now, this is a victory for campaigners against the runway; but the Government are not giving up on their plans to see a third runway built.

Tribunal rules that “ethical veganism” is a philosophical belief.

Under the Equality Act 2010, there are a number of “protected characteristics” which form the basis of any discrimination claims.  Many are familiar with discrimination being unlawful on the grounds of race, sex or disability but in fact there are nine protected characteristics with religion or belief being one of them.

Until now, veganism was not considered a “belief” but Norwich Tribunal has now ruled that ethical veganism qualifies.  Judge Robin Postle stated that the belief is worthy of respect in a democratic society and is not incompatible with human dignity nor does it conflict with the fundamental rights of others.

This is an Employment Tribunal ruling only at this stage and therefore is not binding – and could still be appealed. However, the decision has (quite rightly) been described as “potentially significant” by the solicitors acting for Mr Casamitjana.

Mr. Casmitjana brought this case to court following claims that he was sacked by the League Against Cruel Sports, an Animal Welfare charity. And, it was because of his ethical veganism that he was fired, following a confrontation with the charity who were investing pension funds into firms involved in animal testing.

What is ‘Ethical Veganism?’

The term ethical veganism pertains to more than just a diet of no animal products. An ethical vegan believes in excluding all forms of animal exploitation from their lifestyle, meaning things like clothing, make-up, toiletries and avoiding companies with a history of animal testing.

So what does this ruling mean?

As matters stand, Ethical Veganism is now protected as a philosophical belief under the Equality Act 2010. This means that employers may be required to respect ethical veganism and make sure there is no discrimination against the ethical vegan’s beliefs.  How far this will go is yet to be seen.  Employers will be required to watch out for perceived ‘banter’ with ethical vegans on their beliefs or, the use of unethical products within the business.  But this could prove problematic in the catering business for instance.    No doubt this ruling will shape and change the HR landscape within businesses in years to come.

How Should Employers Handle Leave Requests Over Christmas

While the year wraps up for many people it can sometimes be a stressful, busy and worrisome time for employers. Christmas can always be a challenging time when it comes to leave and employees, with many staff expecting time off over the Christmas break to spend time with love ones and family. But, with some businesses potentially taking a hit in productivity and profits if their business loses the majority or all of their manpower over the festive season, it’s inevitable the question can sometimes rise ‘How should I handle staff wanting time off over Christmas?’

Restrict Holiday or telling Employees to take it.

As an employer you are entitled to restrict when an employee takes their holiday leave if it adversely affects the business, for instance in busy periods. It is also the employers prerogative to tell staff to take leave at particular times of the year should they deem fit.

If, as an employer, you want to refuse leave to an employee then it is generally accepted that you give them as much notice as possible; the minimum being as much as the leave amount requested. But remember, legally and in the interest of overall engagement of your employees it is recommended that you act fairly.

Everyone wants time off but you need people over the busy period.

Many businesses unavoidably have a busy time over Christmas, especially those in the retail sector. Firstly, it is recommended you state in your employee contract that Christmas holiday is restricted and that the employees must give at-least twice the leave period notice to ask for holiday (for instance 4 weeks before for a 2 week holiday).

Things like rotas or first-come-first-serve could be your best option. It’s important to establish an unbiased and fair system for those wanting to book holiday. Using software and good processes can help alleviate the stress of juggling many leave requests.

Ultimately it comes down to employee expectations and clarity, if you’re upfront about your situation as early as possible it will help employees come to terms with the decision, make arrangements and help alleviate a potential hit to moral.

Need to change your mind on granted holiday?

This is technically possible for an employer to do, you have the right to retract granted holiday for business critical emergencies. But, keep in mind this is firstly highly inadvisable for an employees’ contentment point of view, as well as incurring the danger of needing to pay out compensation on travel or booked holiday arrangements made by the said employee.

Tips to handle Christmas Holiday correctly:

  • Try to create a yearly rota if people are required to be in over the holiday. Or, offer the day off to some employees and swap it over the next year.
  • Actively encourage your employees to put in their holiday request as far in advance as possible.
  • Implement easy to use software or processes for submitting holiday for staff.
  • Seek a professional to help write out a clear and well-written employment contract and/or holiday leave policy, to help avoid contention and keep expectations clear.

If you’re worried about the holiday and your preparedness for it in the coming month, then don’t hesitate to call our employee law experts who can not only help you refresh your employment contracts, but also discuss potential legal issues with employees.

Big Companies Leading the Way in Employment Rights with Menopause Policy

Channel 4 is among many big employers to now introduce a ‘menopause policy’ for their employees. This is backed by MP’s who have recently called for policies such as this to become common-place.  And indeed the figures speak for themselves – CIPD research claims that women over the age of 50 are one of the fastest growing demographic in the UK workforce and that 59% of women claim to have experienced menopausal symptoms which have had a negative impact at work.  It seems clear that it’s about time companies begin to think about implementing a policy to help their affected staff.

But, what is a Menopause policy exactly?

A menopause policy aims to support employees who are experiencing menopausal symptoms, which can include hot flushes, anxiety and fatigue. The policy can help outline ways in which women can ease their symptoms helping improve their engagement, well-being and opening the discussion what can sometimes be seen as a taboo subject.

With big companies like Channel 4, Google and CIPD implementing and bringing the idea into the workplace consciousness, it is opening up critical conversations which are essential for helping and support women with their transition through the menopause.

Channel 4’s Policy for example includes things like flexible working, paid leave and adjusted working environments such as quiet and cool work spaces. These insights and actions come from regular workplace assessments to make sure the environment is just right for women dealing with menopausal symptoms.

A call to bring a Menopause Policy into the Law

With some MP’s calling for more of an understanding and widespread implementation of a Menopause Policy, like MP Carloyn Harris saying: “You wouldn’t dream of having a workplace where people weren’t entitled to certain things because they were pregnant, and it’s exactly the same for women with the menopause. I firmly believe there should be legislation to make sure every workplace has a menopause policy, just like they have a maternity policy.”

And, the CIPD putting in place a manifesto which puts to the Government statements like; “The Government should ensure that menopause is referenced as a priority issue in its public policy agenda on work, diversity and inclusion”, “The Government should nominate a Menopause Ambassador to represent the interests of women experiencing menopause transition across Government departments” and “The Government should support an employer-led campaign to raise awareness of the menopause as a workplace issue” It’s clear that this important issue is coming to light and should spur the Government to begin making changes.

Currently, the only potential claims would be for either sex discrimination or disability discrimination where the symptoms were severe enough.  This leaves women going through the menopause vulnerable at a time when they need support most.

Implementing your own policy

If you own a business and employ workers over the age of 50 who will soon be experiencing symptoms of the menopause it’s important to provide some kind of policy and/or guideline to help them with the inevitable discomforts it will cause them.

Things you can include in the policy:

  • Flexible Working
  • Paid Leave
  • Environmental Changes like cool, private rooms.
  • Implementing a ‘Menopause Champion’
  • Workplace Assessments
  • Mental Health Support

If you’re keen to implement a policy like this or need a complete overhaul of your company polices, we can assist. Please don’t hesitate to contact our Head of Employment Law, Ilinca Mardarescu.

Supreme Court Clarifies Non-Compete Clauses and Contract Severance Guidelines

Tillman v Egon Zehnder Ltd is the first employee competition case to be heard by the Supreme Court in over 100 years, establishing clear guidelines for the application of the severance principle in employment contracts and bringing the issue of restrictive covenants in modern business to the forefront.

The case’s background

Ms Tillman’s contract of employment with executive recruitment firm Egon Zehnder (EZ UK) included a non-compete clause which stipulated that she would not “engage or be concerned or interested in” any business competing with EZ UK.

EZ UK was granted an injunction to enforce the non-compete clause after Ms Tillman made clear her intentions to start working for a competitor.  However, the Court of Appeal later considered that the words “interested in” would prohibit a minor shareholding, which they found unreasonable, so held the covenant to be void. 

The Supreme Court’s Involvement

EZ UK appealed to the Supreme Court raising three issues, namely:

  1. whether a prohibition on holding shares falls outside of the restraint of trade doctrine;
  2. whether the words ‘interested in’ prohibited minority shareholding if properly construed; and
  3. whether the doctrine of severance was applied correctly.

The court concluded that:

  1. falls within the doctrine (but only on the facts of this case due to Ms Tillman’s employment as a top executive);
  2. Upon the application of the validity principle, the court determined that the Appellant was unable to provide a realistic alternative construction and on that basis considered the word “interested” to be an unreasonable restraint of trade; and
  3. Despite agreeing with the Court of Appeal’s decision to set aside the injunction, the Supreme Court considered the principle of severance in relation to the words “interested in” and held it would be possible to apply it appropriately in this situation. 

Judgment

The case generated a review of what is known as the ‘Blue Pencil Rule’.  The Court clarified that the removal of wording or a provision within a clause must not generate any major change in the overall impact.  It further ruled that it was the employer’s responsibility to establish this. The Court subsequently determined that the words “or interested in” could be removed from the clause without disrupting its general restraints.

Impact

The case is significant in revising the severance principle and establishing the criteria for its future application. This will likely prove valuable in enforcing future post-termination restrictions.  It also gives clear guidance to employers as to how they should draft non-compete clauses in contracts. The Court further considered the historical significance of the restraint of trade doctrine as one of the earliest products of common law, but it also affirmed the wider principle of allowing severance when it does not generate major change in the overall effect of the restraints.  However, the Supreme Court declined to decide on “the outer boundaries of the doctrine” suggesting this may be an area for further development in future cases.

For now, employers are likely to feel reassured by the principles set out in Tillman v Egon Zehnder – although as always, great care should be taken when drafting such clauses.

For advice on how best to protect your business interests, please contact our Head of Employment, Ilinca Mardarescu on 01753 486 777.

Homes (fitness for human habitation) Act 2018

On the 20th March 2019, a new law came into force to make sure that rented houses and flats are ‘fit for human habitation’.  Essentially, this should mean that they are safe, healthy and free from things that could cause serious harm.  This new law will help tenants and make sure irresponsible landlords improve their properties or face prosecution – landlords could be served with a penalty notice to improve and/ compensation to the tenant if found to be in breach.

The Act references a number of other acts (primarily the Landlord and Tenant Act 1985 and the Housing Act 2004) in relation to what could constitute the term “unfit for human habitation”.  This does not make it ideal for light reading but has meant that the breadth of definitions has been increased so as to cover a wider variety of matters.   There is however a further criteria which also needs to be met which states that the property is only unfit for human habitation if “it is so far defective in one or more of those matters that it is not reasonably suitable for occupation in that condition”.  Ultimately, it will be down to a Court to decide and no doubt case-law will shape these distinctions with time. An example of the matters which would be considered as defects are listed below, although it is important to note that any prescribed hazard” – which means any matter or circumstance amounting to a hazard acts as an effective catch-all and means the list below is not exhaustive.

Matters which would be considered as defects

Damp and mould growth Food safety (inadequate provisions)
Excess Cold Personal hygiene, sanitation and drainage
Excess heat Water supply
Asbestos and MMF Falls (baths, between levels, level surfaces and stairs)
Biocides Electrical hazards
Carbon monoxide and fuel combustion products Fire
Lead Flames, hot surfaces etc
Radiation Collision and entrapment
Un combusted fuel gas Explosions
Volatile organic compounds Position and operability of amenities etc
Crowding and space Structural collapse and falling elements
Entry by intruders Lighting
Noise Domestic hygiene, pests and refuse

Tenants can rely on the Homes Act immediately if they signed the tenancy agreement on or after 20th March 2019.  For those that signed before 20th March 2019, the Act will only be enforceable from 20th March 2020.  After 20 March 2020, everyone who has a secure or assured tenancy, a statutory tenancy, or a private periodic tenancy, can use the Homes Act regardless of when their tenancy began. Anyone who is still on the fixed term of a private tenancy that began before 20 March 2019 cannot use the Act until the end of that fixed term.

Furthermore, the Homes Act only applies to tenants in England and does not cover people who have ‘licences to occupy’, instead of tenancy agreements i.e. lodgers.

Exceptions the landlord is not responsible for:-

– Problems caused by tenant behaviour

– Events like fire, storm, floods (sometimes called ‘acts of god’)

– The landlord will not repair your possessions or furniture belonging to previous tenants

– If the landlord hasn’t been able to get permission or access from certain other people.

Inspection

In order to assist the landlord in fulfilling their obligations to ensure the property meets this new criteria, there is also an implied covenant that the landlord may enter the dwelling for the purpose of viewing its condition and state of repair although this is only permitted –

  • at reasonable times of the day, and
  • if at least 24 hours’ notice in writing has been given to the occupier of the dwelling.