Stuck Between a Rock and a Hard Place: SDLP Youth Plans to Address the Belfast Renter Crisis.

By Caitlín Small

The SDLP youth wing, led by Fiachra McCarney-Savage, has launched a new policy document regarding growing concerns about the mistreatment of HMO occupants.

The “Know Your Rights” policy document focuses on familiar areas: the Holylands, Stranmillis and Botanic, where NI’s HMOs are most common yet remain largely underregulated. Those living there tend to be the most vulnerable: students (the majority) and immigrants.

The Policy document arrives as renters in NI watch their protections go unimplemented, and legislative gaps become even more glaring. As such, SDLPY calls for parity with the Renters’ Rights Act 2025 (applicable in England & Wales) and the introduction of “Awaab’s Law”, which would require landlords to address issues such as mould and damp within a strict, legally binding timeframe. Ultimately, where you rent should not determine the rights you are granted.

Another central aim of the document is to shift the burden from those unequipped to carry it, to bodies with the means to provide education. Inspections into the state of rented homes typically follow a lodged complaint, whether to your local MLA or Belfast City Council. However, for first-time renters, international students or immigrants unaware of correct housing standards, issues may go unchallenged and unchanged.

It is easy to place the blame on these individuals for the state of their living arrangements, but the reality is that landlords and property managers inspect properties as tenants change and, to be crass, the walls could be falling in around them.

Despite this, however, the typical landlord or property manager’s routine is to withhold the previous tenants’ deposits and then proceed to not use any of that money to repair damages: a lovely dinner at the Margot is much more appealing. Reminds me of a certain property manager in the Queen’s Quarter.

Bleach only goes so far in a house haunted by shoddy boilers, leaky ceilings and poor insulation.

In NI, there exists a limited number of HMO property permits… think similar to alcohol licences, and typically, until an HMO ceases to exist, no new properties can attain the functional title. This is a stark change from the 80s and 90s, when licences were practically passed out like sweets and functioned semi-independently from the Council.

So why the change in attitude?

Well, the average HMO does not maintain a high property value in Belfast. Most rest on the poorest streets and are some of the oldest occupiable buildings. Also, for example, if my flat of 4 weren’t in an HMO, the rates paid out would be doubled if we lived across two separate flats. So… it’s sometimes a bit of a lose-lose situation for anyone who is not the occupier.

Now, with increased HMO regulation, but a failure to act on it, student HMO occupiers are stuck between a rock and a hard place. Instead of holding landlords to account, new student accommodation is being built. The facilities are good and new, but priced extortionately. So, shafted in every single direction we look, what can we do?

Well, those with the means typically ascend ranks and obtain that new-build flat, a small price to pay to avoid mould sickness. But for the mere mortals who cannot, single-glazed windows, rising damp and rotting skirting boards must suffice. Lord knows the landlord will not go out of their way to amend such issues.

In conversation, Fiachra also spoke of his troubles with illegal letting fees, an issue swept under the rug all too often. Letting agents cannot charge tenants administration fees or payments for professional services that the agent carries out on behalf of the landlord. If you have been charged a “Premium Referencing Fee” like Fiachra, you may be entitled to reclaim the money.

It is commendable that SDLP Youth are taking the initiative to create institutional change for those who have to live in these conditions and are unaware of their rights.

Alas, to be cynical, as always, it is an incredible shame, however, that bodies with structural power will not. Our MLAs have constituency offices on the doorstep of these issues. Matthew O’Toole’s office sits on University Street, and Deirdre Hargey’s office is perpendicular to Agincourt Avenue, which contains some of the most run-down houses I have ever encountered. They are aware of the issue and handle many complaints, but act only to put a band-aid on it.

Perhaps this is unsurprising when councillors belonging to these parties are HMO landlords themselves, and do not want to make their lives any harder, despite subjecting people to squalor [1].

The Youth Wing offers hope at a time when attitudes towards HMOs are growing increasingly antagonistic, even though they are a last resort for students. Optimistically, this will promote change for the better, as we develop a better grip on our rights and call for parity with legislation in England and Wales.

References

[1] https://www.belfastlive.co.uk/news/belfast-news/censured-former-belfast-councillor-finally-23395148