Issue link: https://maltatoday.uberflip.com/i/1518643
maltatoday | SUNDAY • 7 APRIL 2024 8 OPINION Tackling overcrowding in the renting industry AS part of the proposals amending the rental sector, Housing Minister Roderick Galdes issued guidelines on the maximum number of occupants in every household. The government proposes that the amount of people allowed to share an apartment will not exceed two tenants per bedroom. For residences that have more than three bedrooms, an addi- tional bathroom will also be required in order to house more than six people. Before I delve into the proposed standards, it is imperative to under- stand the Maltese context. The Private Residential Leases Act, which was introduced in 2020, was a leap forward for regulating the rental industry. Prior to this, the rental sector was unregulated with landlords inform- ing tenants that they are not renewing the contract just days before the expiry. The current law outlines that both tenants and landlords have rights and duties. For example, if a tenant or a landlord wishes to terminate a con- tract, they must give prior notice so that the tenant can find another place to live, or the landlord can find another tenant. Contracts must be registered and are checked for several essential claus- es such as the address, the amount of the rent, the amount of deposit and the start and end date. These are basic regulations that were not even in place prior to 2020. Another successful aspect of the law was the introduction of an arbitration panel, which has jurisdiction on dis- putes under €5,000 between tenants and landlords. While much needs to be done from our end as a union to inform and edu- cate tenants on their rights and how to file a proper dispute, the panel has been vital to ensure that tenants get their de- posit back and are not overcharged on their ARMS bills. It has also been help- ful for landlords in cases where tenants damage the property. However, despite the successful as- pects of the law, there is still abuse in the sector. Abuse which is led by some landlords who overcrowd their properties to maximise profits, at the expense of the safety and sanitation of their tenants and their neighbours. Although there are laws, the remit given to the Housing Authority had to expand. Introducing these clear stand- ards will improve not only the wellbe- ing of tenants but also of our neigh- bourhoods and communities. Despite introducing standards, the affordability and stability of the sector still need to be addressed. Both land- lords and tenants have mentioned that they want more to be done to stabilise the sector. However, there has been disagree- ment on how to achieve this. We are sure that in the coming years, as we sit and discuss further with both the min- istry and landlords, we will come to an agreement to ensure longer contracts become the norm in the sector. However, this disagreement cannot stop us from introducing the better standards being proposed by the gov- ernment. The discussion on possible amend- ments to the di fermo period, the pos- sibility to mandate and incentivise longer contracts are important and must be held. But in the meantime, all stakeholders agree that we must desperately stop overcrowding and so these amend- ments, should pass immediately. Introducing clear and enforceable standards in the rental sector is wel- come, particularly by the most vulnera- ble in society who are often pushed into horrendous conditions. There is still much more that needs to be done in the sector to bring it up to par with European standards, but we're sure further discussions with all stakeholders, coupled up with scientif- ic studies of the sector, will continue to reap positive changes to the industry which will not only benefit tenants but also the economy in general. Removing overcrowding is the first step towards introducing standards in the renting industry. Matthew Attard is president of Solidarjetà, a Maltese Trade and Tenant Union Matthew Attard Both tenants and landlords have rights and duties