English: In Scotland currently, and under the proposals being consulted on for England, there are grounds where tenants who are not at fault can still be evicted with only two months' notice, such as when the landlord wishes to sell the property or move into it themselves. Under our proposals, in all circumstances, other than when the landlord is seeking possession for a specified breach of the contract, the tenant or contract holder will be entitled to a minimum notice period of six months. Ultimately, I consider the length of time that someone has to find a new home is more critical than whether or not the landlord has a reason to seek possession. Therefore, under our proposals, even where a landlord intends to sell the property or live in it themselves, contract holders will have much more time to make the necessary arrangements for themselves or their dependants, such as their child's school or for those they care for, and to find a property more suited to their needs. It would also give those who are able to do so more time to save, and those who are less able more time to engage the necessary support and assistance. I have also considered how best to maximize improvements to the private rented sector at the earliest opportunity. It is my view that, to do this, we need to ensure the many benefits of the Renting Homes (Wales) Act are implemented without further delay. I'm sure I need not remind Members that, since the legislation was passed, we have been held back on implementing it due to the need for court systems to be changed. Having now reached a solution, I am keen to press ahead with full implementation by the end of the current Assembly term. I will shortly be writing to every Member, reminding them of the positive changes for every tenant in Wales as a result of this Act, but I want to set out some of the main ones now. The Act will improve security by replacing the current complex areas of housing law with a fairer and simpler legal framework. It will also require landlords to issue a written statement of their occupation contract, which clearly sets out the rights and responsibilities of landlords and those renting from them. The Act will also provide other benefits, such as setting out the landlord's obligation to ensure the dwelling is fit for human habitation. Here, regulations can be used to prescribe specific matters and circumstances to which regard must be had, for example including requirements for electrical safety testing, smoke alarms and carbon monoxide detectors. These are provisions that will make it easier for a contract holder's dependants or relatives to succeed to a - there are provisions; excuse me, Deputy Presiding Officer, I've got my tongue in a twist. There are provisions also that will make it easier for a contract holder's dependants or relatives to succeed to a contract. Those in supported accommodation will also, for the first time, have a clearly defined set of terms underpinning their occupation, helping them to understand and enforce their rights. To help ensure abandoned properties are re-let as quickly as possible, the Act also specifies a new procedure for the possession of abandoned dwellings. There are, therefore, two strands to our plans to improve security before the end of the Assembly term: to implement the renting homes Act and to provide further protections for contract holders when subject to a section 173 notice, which is the matter upon which we have just consulted. Returning to that consultation, I am pleased to say that over 850 people or organisations responded. Responses were weighted heavily on the side of the landlords and agents, which is understandable, given the direct link we have to them through Rent Smart Wales. But whilst we did receive some responses directly from individual tenants, we are aware that organisations such as Shelter Cymru ran their own consultations to formulate their response as well. I'm not surprised by this level of interest because how a landlord can seek possession, and the impact any resulting eviction can have on tenants, has always been an issue that generates strong feelings. I'm therefore pleased by the level of response, and officials have been meeting with key stakeholders to gather further views that can be considered alongside the analysis of consultation responses. Ahead of that consideration of the responses, there are two important things to remember. Firstly, whilst it is not my intention to remove section 173 entirely, the changes being proposed, if implemented, would remove the incentives for landlords to use it in the same way that they use section 21 of the Housing Act 1988 now. I expect this to significantly limit the circumstances in which it can be used. This is because the changes would mean that, if tenants pay their rent on time, look after the property and are not breaching any terms of their tenancy agreement, then they will have significantly increased security of tenure - twice as much, in fact, as there would be 12 months' security at the outset rather than six. They will also no longer have the constant worry of potentially needing to move with only two months' notice. The second important thing to remember is that landlords will retain their ability to seek possession where there is a breach of the contract, including in the case of rent arrears or anti-social behaviour. The Renting Homes (Wales) Act already contains the necessary provisions, and the consultation did not propose extending notice periods in these circumstances. Deputy Presiding Officer, we've already done a lot to ensure the private rented sector is well regulated and able to offer high-quality homes to those who choose to rent. But there is more that can, and should, be done. That is why we are committed to providing greater security for tenants, and I believe that my proposals do just that. Should they be enacted, their impact will be kept under review so that we can identify the impacts of the policy on the rental market, whether it has improved security for contract holders and whether further change is needed. Diolch.
Welsh: Yn yr Alban ar hyn o bryd, ac o dan y cynigion yr ymgynghorir arnyn nhw yn Lloegr, ceir sail pryd y gall tenantiaid nad ydynt ar fai gael eu troi allan o hyd gyda dim ond dau fis o rybudd, megis pan fydd y landlord yn dymuno gwerthu'r eiddo neu symud i mewn iddo ei hun. O dan ein cynigion ni, o dan unrhyw amgylchiadau, ac eithrio pan fydd y landlord yn ceisio meddiant am dorri elfen benodol o'r contract, bydd hawl gan y tenant neu'r deiliad contract i gael cyfnod rhybudd o chwe mis o leiaf. Yn y pen draw, rwyf o'r farn bod y cyfnod o amser sydd gan rywun i ddod o hyd i gartref newydd yn fwy allweddol na pha un a oes gan y landlord reswm i geisio meddiant ai peidio. Felly, o dan ein cynigion, hyd yn oed pan fo landlord yn bwriadu gwerthu'r eiddo neu fyw ynddo ei hun, bydd gan ddeiliaid contractau lawer mwy o amser i wneud y trefniadau angenrheidiol ar eu cyfer nhw eu hunain neu eu dibynyddion, fel ysgol eu plentyn neu'r rhai y maen nhw'n gofalu amdanyn nhw, a dod o hyd i eiddo sy'n fwy addas i'w hanghenion. Byddai hefyd yn rhoi mwy o amser i'r rheini sy'n gallu cynilo, ac i'r rhai sy'n llai abl i gael y cymorth a'r gefnogaeth angenrheidiol. Rwyf hefyd wedi ystyried sut orau i sicrhau'r gwelliannau mwyaf posibl i'r sector rhentu preifat cyn gynted ag y bo modd. Yn fy marn i, er mwyn gwneud hyn, mae angen i ni sicrhau y caiff manteision niferus y Ddeddf Rhentu Cartrefi (Cymru) eu gweithredu heb oedi pellach. Rwy'n siŵr nad oes angen i mi atgoffa Aelodau, ers pasio'r ddeddfwriaeth, na allom ni ei gweithredu oherwydd bod angen newid systemau'r llysoedd. Gan y daethpwyd i ganlyniad nawr, rwy'n awyddus i fwrw ymlaen i'w gweithredu'n llawn erbyn diwedd y tymor Cynulliad presennol. Cyn hir, byddaf yn ysgrifennu at bob aelod i'w hatgoffa am y newidiadau cadarnhaol a fydd yn dod i ran pob tenant yng Nghymru o ganlyniad i'r Ddeddf hon, ond rwyf eisiau nodi rhai o'r prif rai nawr. Bydd y Ddeddf yn rhoi mwy o sicrwydd drwy ddisodli meysydd cymhleth presennol y gyfraith dai â fframwaith cyfreithiol tecach a symlach. Bydd hefyd yn ei gwneud hi'n ofynnol i landlordiaid gyhoeddi datganiad ysgrifenedig o'u contract meddiannaeth, sy'n nodi'n glir hawliau a chyfrifoldebau landlordiaid a'r rhai sy'n rhentu ganddynt. Daw buddion eraill yn sgil y Ddeddf hefyd, megis nodi rhwymedigaeth y landlord i sicrhau bod yr annedd yn addas i bobl fyw ynddi. Yma, gellir defnyddio rheoliadau i nodi materion ac amgylchiadau penodol y mae'n rhaid rhoi sylw iddynt, er enghraifft cynnwys gofynion ar gyfer profion diogelwch trydanol, larymau mwg a synwyryddion carbon monocsid. Mae'r rhain yn ddarpariaethau a fydd yn ei gwneud hi'n haws i ddibynyddion olynu - mae darpariaethau; esgusodwch fi, Dirprwy Lywydd, mae fy nhafod i mewn cwlwm. Mae darpariaethau hefyd a fydd yn ei gwneud hi'n haws i ddibynyddion neu berthnasau deiliad contract eu holynu ar gontract. Bydd gan y rheini sydd mewn llety â chymorth hefyd, am y tro cyntaf, gyfres o amodau wedi'u diffinio'n glir yn sail i'w preswyliaeth, a fydd yn eu helpu i ddeall ac arfer eu hawliau. Er mwyn helpu i sicrhau y caiff eiddo gadawedig ei ail-osod cyn gynted â phosibl, mae'r Ddeddf hefyd yn nodi gweithdrefn newydd ar gyfer meddiannu anheddau gadawedig. Felly, mae dwy elfen i'n cynlluniau i roi mwy o sicrwydd cyn diwedd y tymor Cynulliad hwn: gweithredu'r Ddeddf rhentu cartrefi a rhoi amddiffyniadau pellach i ddeiliaid contractau pan fyddant yn destun hysbysiad adran 173, sef y mater yr ydym ni newydd ymgynghori yn ei gylch. Gan ddychwelyd at yr ymgynghoriad hwnnw, rwy'n falch o ddweud bod dros 850 o bobl neu sefydliadau wedi ymateb. Landlordiaid ac asiantwyr oedd y rhelyw o'r rhain, sy'n ddealladwy, o gofio'r cyswllt uniongyrchol sydd gennym ni â nhw drwy Rhentu Doeth Cymru. Ond er y cawsom ni rai ymatebion yn uniongyrchol gan denantiaid unigol, rydym ni'n ymwybodol bod sefydliadau fel Shelter Cymru yn cynnal eu hymgynghoriadau eu hunain i lunio eu hymateb hwythau hefyd. Nid wyf yn synnu bod diddordeb o'r fath oherwydd mae'r ffordd y gall landlord geisio meddiant, a'r effaith y gall troi allan yn sgil hynny ei chael ar denantiaid, wastad wedi bod yn broblem sy'n ennyn teimladau cryfion. Felly, rwy'n falch gyda'r ymateb a fu, ac mae swyddogion wedi bod yn cyfarfod â rhanddeiliaid allweddol er mwyn casglu safbwyntiau pellach y gellir eu hystyried ar y cyd â'r dadansoddiad o'r ymatebion i'r ymgynghoriad. Cyn ystyried yr ymatebion, mae dau beth pwysig i'w cofio. Yn gyntaf, er nad yw'n fwriad gennyf ddileu adran 173 yn llwyr, byddai'r newidiadau a gynigir, pe caent eu gweithredu, yn cael gwared ar y cymhellion i landlordiaid ei defnyddio yn yr un ffordd ag y maent yn defnyddio adran 21 o Ddeddf Tai 1988 ar hyn o bryd. Disgwyliaf i hyn gyfyngu'n sylweddol ar yr amgylchiadau lle y gellir ei defnyddio. Y rheswm am hyn yw y byddai'r newidiadau yn golygu, os yw tenantiaid yn talu eu rhent yn brydlon, yn gofalu am yr eiddo ac nad ydynt yn torri unrhyw delerau yn eu cytundeb tenantiaeth, y bydd ganddyn nhw gryn dipyn yn fwy o sicrwydd deiliadaeth - ddwywaith yn fwy, yn wir, gan y byddai 12 mis o sicrwydd ar y cychwyn yn hytrach na chwech. Hefyd, ni fydd ganddynt y pryder parhaus y gallai fod angen iddyn nhw symud gyda dim ond dau fis o rybudd. Yr ail beth pwysig i'w gofio yw y bydd hi'n dal yn bosib i landlordiaid geisio meddiant os torrir y contract, gan gynnwys yn achos ôl-ddyledion rhent neu ymddygiad gwrthgymdeithasol. Mae Deddf Rhentu Cartrefi (Cymru) eisoes yn cynnwys y darpariaethau angenrheidiol, ac nid oedd yr ymgynghoriad yn cynnig ymestyn cyfnodau rhybudd yn yr amgylchiadau hyn. Dirprwy Lywydd, rydym ni eisoes wedi gwneud llawer i sicrhau bod y sector rhentu preifat wedi'i reoleiddio'n dda ac yn gallu cynnig cartrefi o ansawdd uchel i'r rheini sy'n dewis rhentu. Ond mae mwy y gellir, ac y dylir, ei wneud. Dyna pam yr ydym ni wedi ymrwymo i roi mwy o sicrwydd i denantiaid, a chredaf fod fy nghynigion yn gwneud hynny'n union. Os cânt eu gweithredu, caiff eu heffaith ei adolygu'n barhaus fel y gallwn ni weld beth yw effeithiau'r polisi ar y farchnad rentu, p'un a yw wedi rhoi mwy o sicrwydd i ddeiliaid contractau ac a oes angen newid pellach. Diolch.