it's a systemic landlord. —— bad landlords. government but we know we need to re nt government but we know we need to rent caps because as it stands, tenants can still be evicted by landlords putting up the rent, buy however much they want to do that. so then in that sense, what's the point of the proposals? it's a great first step towards a housing system that works for all. but we need to see the government urgently putting other steps so that tenants are protected. would you welcome that, the fact something to stop landlords, richard, being able to simply put a brand as a way of getting around the fact section 21 notices might be banned?” getting around the fact section 21 notices might be banned? i think if you have indefinite tenancies that can only be in by going to court and you have rent controls, you return the situation to what it was in the 60s, 50s and 70s, that may have worked for the tenants but didn't worked for the tenants but didn't work for landlords over the course of the 20th century, we went from 90% of the

and the landlord didn't treat us nice. and at some point our building got on fire and he at some point, the landlord told me to go back to mexico and wait for the building to be fixed. that is a building that took like three years for everything to get fixed. and to tell you the truth i didn't know what to do and i didn't know where to go. luckily, i found a place and they helped me out. and i was surprised last week when i heard about what was going on with the rent board. i was at the meeting and i was very, very upset about that, you know, we (indiscernible) and i don't know -- i haven't heard very much about the new appointee, isbell is his last name? probably he might be good but, you know, at some point there is no time for tenants to wait for him to learn, you know, you know, the new rules and all of the stuff, because there are like way too many things going on between the landlords and the tenants and rent increases and this and that. and i think that we might be better by the fall, be a better person to take care

and they sit down with the landlord groups before they appoint a landlord rep. this policy has worked extremely well in 40 years. why did that not happen now? there was no consultation with any tenant, folks, or with the tenant community for this very important appointment. okay? that's why we're here and we have to be here because that protocol was not followed and i do not understand why it was not followed but i think that it's the reason that we are here and why we have to have this heari hearing. and it's not going to include us in the discussion? i want to say something to qualifications. i have been a tenant counselor for 19 years and i'm not qualified to be a commissioner on the rent board because i don't have legal training. the last meeting that i went to at the rent board when i listened to the discussion, i didn't understand. i had to lean over to a tenant lawyer to ask if we won or lost because i was lost in that discussion. that's all i'm saying. ii wouldnot accept that positioe i know that i'd be in over my head, you know. but the most important t

this really is not a threat to landlords who are good landlords doing the right thing.ndustry, the whole system? i think greg is comparing chalk and cheese. everything is different in germany. landlords are facing numerous blows here and again and again, they are having their —— tax reliefs cut back and they are being asked to make changes to energy efficiency. previous offers have been taken away. many landlords will feel this is one step too far. we are already seeing reductions in housing supply which impacts the poorest people most and the idea is that we transport —— transfer properties from the private rental sector to first—time buyers but it's a tiny numberof sector to first—time buyers but it's a tiny number of properties. what we need to do is build more houses and i would agree that older people are not well served by the private re ntal not well served by the private rental sector they should be in social housing. you can't blame private sector landlords for the government's consistent failure to build enough social houses and enough houses for people to buy

but landlords say the plans will make it harder to evict difficult tenants. also on the programme... shamima begum, who joined the islamic state group when she was 15, is expected to be granted legal aid, to fight for her british citizenship. the mental health crisis affecting british farming — one agricultural worker takes their own life, every week. measles cases worldwide shoot up 300% on this time last year. health officials call for higher vaccination rates. cheering and, is this the greatest ever sporting comeback? tiger woods, is back at the top. and coming up on sportsday later in the hour on bbc news... he was set to star at the world cup, but israel folau looks to have played his last game for australia following a homophobic post good evening and welcome to the bbc news at six. the threat of homelessness at short notice, hangs over the heads of millions of renters, once their tenancy agreement runs out. but a major shake up of the rental sector in england could change that. private landlords under new government proposals, would no longer be able e

landlords will have to provide concrete legal reasons for scrapping penances. or antisocial behaviour, their rent or antisocial behaviour, the government says call proceedings will be speeded up. the residential landlords association says 98% of tenancies are entered by the tenant rather than the landlord, and most property owners do not simply higher grounds or scrap contracts without a good reason. simon jones, grounds or scrap contracts without a good reason. simonjones, bbc news. more on that story and all the others on breakfast at six o'clock. this is the briefing from bbc news. the latest headlines: tiger woods has won the masters more than ten years after his last major golfing title. the bbc learns more about the drone incident that caused chaos for thousands at one of britain's busiest airports. finland faces tough coalition talks after a split poll, which saw the far right increase its share of the vote. let's unpack those stories and look at some others. what is the global media saying about them this morning? we begin with the gulf news. its main s

the balance of power in private renting has been all in the side of the landlord.nk if i complain about disrepair in my property, the next thing, a slap on the doormat, section 21. more than 11 million people live in privately rented accommodation in england. one in fourfamilies accommodation in england. one in four families with children rent. accommodation in england. one in fourfamilies with children rent. a survey suggested 75% of renters think indefinite tenancies would improve their quality of life. we are committed to consulting carefully on the technical aspects of this, around the fault eviction, where somebody is not paying the rent, is involved in anti—social behaviour, or where a landlord wants to move back into their home, that we get that law right and also provide speedy redress to give assurance to landlords, too. the government will now consult on whether to scrap section 21 notices completely, which, in effect, would create open—ended tenancies. landlords will have to provide concrete legal reasons for evicting te na nts. concrete legal reasons fo

i understand that he is a tenant himself, and has personal experience fighting against a landlord who has tried to raise his rent when his has-beens husband moved into his rent controlled apartment. while this maybe an indication that he share some tenant concerns, what i want to explore today is the depth and the breath of your knowledge in this subject area. given the importance of this position, it is incumbent on the board of supervisors to carefully examine and scrutinize the qualifications of the mayoral appointee -- of the mayor's appointee. i would love to hear your opening comments, and would love to ask questions to determine whether or not you have this substantive knowledge to be a strong member of this judicial body. before i ask you to come up, i want to see if either of my colleagues have any questions or comments. supervisor mar? no? good morning. thank you so much. >> hi, i agree with everything you just said. my name is reese, i come to this position with my own unique background and experiences, and expertise. i have a masters degree in public policy from rikers uni

if your landlord evicts you, you can end up on the street no problem.e doorstep, you get back, there's nothing you can do about it. a lot of times, you won't even get a chance to speak to the landlord. that's you on the street. nowhere else to go, what can you do? in scotland, similar rules were introduced two years ago. ministers say they hope to begin a consultation on these new proposals before the summer. sima kotecha, bbc news. the city of liverpool has been marking the 30th anniversary of the hillsborough disaster. a minute's silence was observed at six minutes past three, the time the match was stopped. 96 football fans died in a crush on the terraces during an fa cup semifinal. in sudan, protesters are continuing to camp outside the military headquarters after the country's leader of the last 30 years was ousted in a military coup. the group is demanding an end to army rule and a dismantling of the regime left behind after 0mar al—bashir was forced from power. 0rganisers of mass protests in sudan have made renewed calls the home secretary, sajid

if your landlord evicts you, you can end up on the street no problem.et back, there's nothing you can do about it. a lot of times, you won't even get a chance to speak to the landlord. that's you on the street. nowhere else to go, what can you do? in scotland, similar rules were introduced two years ago. ministers say they hope to begin a consultation on these new proposals before the summer. sima kotecha, bbc news. and we'll be taking an in—depth look at the papers with our reviewersjessica elgot and steven swinford — that's coming up after the headlines at 11:30. now it's time for the weather with chris fawkes. hello there. over the weekend sunday was just 12 across the uk. cold, easterly wind bringing chilly air from scandinavia. if we fast forward this week, wind changes direction to south—east over the next few days and we dragon warm airfrom the continent so easter weekend, temperatures in the warmest spots could reach 25, more than warm enough to melt your chocolate easter eggs. temperatures close to normal as we head through tuesday. the weather

. >>> for the first time, the the elusive landlords of the ghost ship warehouse appeared in court today. the defense wants to prove that the owners are responsible for that deadly fire and force them to testify. >> 2 investigates was the only reporter outside the courthouse today. >> eva and kai ng refuse to say anything on the witness stand today, even questioning the relationship between them and harris and derek are met up. >> reporter: avoiding cameras, two of the landlords of the ghost ship warehouse made their first court appearance thursday, more than two years after the deadly fire. eva ng arrived first, her brother, kai ng showed up minutes later. >> how do you feel this morning. >> reporter: the two along with their mother, chor ng on the warehouse that stands as a memorial site for 36 people killed in 2016. documents obtained by 2 investigates showed the earrings appeared to know more about the ghost ship than they admit. eva ng sign the lease agreement with tenant derick almena and later, documents show that kai ng were notified about issues with the building before the blaz

, and an awful lot of landlords, and an awful lot of landlords are being told that we will stay in oneour rent by half. that is a painful ask for commercial landlords. on that question, the question of rent for department stores, if they are going to survive, do landlords need to be more realistic about what is attainable in terms of rent? landlords say that companies freely entered into commercial arrangements several years ago, they knew what the rent was and they should stick to them. but relate to others —— retailers say that it has changed and landlords should take their share of the pain, too. this is not the first time a big retailer has entered into one of these kinds of restructurings, where landlords are asked to cut their rent bill. commercial landlords have had enough, so they may put up a fight. thank you forjoining us. the headlines on bbc news: police in northern ireland release new footage of the man they suspect is behind the murder of the journalist lyra mckee in londonderry. debenhams names 22 of the 50 stores it plans to close at the start of next year — putting 1,2

we were notified from the landlord he was going to sell the building. when we realized it was happening it was no longer a thought for the landlord and i sort of had a moment of panic. i heard about the small sites program through my work with the mission economic agency and at met with folks from the mayor's housing program because they wanted to utilize the program. we are dealing with families with different needs and capacities. conversations were had early in the morning because that is the only time that all the tenants were in the building and finally when we realized that meda did have the resources to buy the building we went on a letter writing campaign to the landlord and said to him we understand you want to sell your building, we understand what you are asking for and you are entitled to it, it's your land, but please work with us. what i love about ber nell height it represents the diversity that made me fall in love with san francisco. we have a lot of mom and pop shops and you can get all your resources within walking distance. my favori

the conditions that the landlord asked as we pull the appeal. given the way everything had transpired over the course, we felt hesitant without proper agreement to go ahead and pull the appeal. we are really looking for a mechanism that is put in place and assures that a proposed change is basically implemented. with that in mind, we have had discussions with the landlord, but so far, we have not come to a final consensus that basically guarantees for us, in no refutable way, that the changes will be implemented. with that in mind, and concluding, we ask you that you revoke the permit under its current form, under the conditions that a revised plan is submitted, that guarantee our parking spots. thank you for your time. >> i have a question, his or. >> sure. the plan you showed us that you agreed on, he would be happy if this board memorialize those plans. can you put them on the overhead , please. >> number 7. >> and face it as you were looking at it. no worries. could you show me. >> this one here. here we go. >> so where is your parking and s

so little -- language like that, a landlord where it's coded. i'm not sure this is going to work for you. it was like a smack in the face. like i didn't even know what to do with that. and that is -- and i'm in a privileged place. and so that's one example of the many, many ways we see coded language used. >> one of the things that i've also been hearing coming from detroit, wayne county, still very segmented communitiregated this day. 51 years after the passage of the fair housing act, what we call the detroit eight-mile walking erected to separate blacks from whites, still exists. it still is the symbol. when i drive by, it's still there. will addressing restrictive zoning policies alone eliminate fair housing concerns in residential segregation? i know it's a tough question, but it's important. >> so i would say absolutely not. it is one important tool, but it is not going to get the job done. we need to attack this on all fronts. and just changing the zoning -- there is no one magic bullet. if there were, we would have found it already. as y

year into rent subsidies a world record much of it goes on exorbitant rents like juice once some landlords hike their prices if they know the state is paying. free market britain has long neglected social housing hard to imagine it was once the nation's pride with around two hundred fifty thousand homes built per year. in twenty seventeen there were just three thousand left and that despite a rise in need. the government has just announced a new initiative but experts are skeptical demand they say is simply too high the biggest improvement is the fact that people are moving out of if we could make things better in the rest of the country. people felt they were getting what they want when that would be probably better if dealing with it. but in reality london's population increases by around one hundred twenty thousand people each year landlords can rent out flats fast regardless of how rundown or how she could they are but if you want three rooms you'll have to splash out up to eight thousand euros per week and those who can't afford that have to be flexible like emily and ben they're both

the landlord met my kids, you know, i am who i am. my partner came and visited one of those times and the landlord says, i'm not sure this is going to work for you. i'm like, it's four people in a three-bedroom house that's three levels that is walking distance to the school. language like that, a landlord where it's coded language, i'm not sure this is going to work for you, it was like a smack in the face, like i didn't even know what to do with that. and that is -- and i'm in a privileged place. and that's an example of the many, many way we see coded language used. >> one of the things i'm also hearing coming from detroit, wayne county, still very segregated communities to this day. 51 years after the passage of the fair housing act, the historic what we call the detroit 8-mile wall that was erected to separate blacks and whites still exist. it's still the symbol. when i drive by it, it's still there. will addressing restrictive zoning policies again eliminate fair housing concerns in residential segregation? i know it's a tough q

i think the landlord is here, saying he's doing his best. that's my take, and i'm more than happy to hear what other commissioners think. >> commissioner walker? >> i also sort of understand the challenges of leaky buildings in this weather that's been accelerated examan magnified. there's a lot of wind coming from different directions. i understand it's difficult to locate a leak in this process, and that seems to be sort of what's going on. i just want to remind folks that this has been going on for many years, and even though maybe now it's positioned over the storage area, it's been throughout the building, so what i -- what i -- i'm interested in and encouraging this getting fixed. it seems like there's some tension around this on both sides of the argument or the issue, so i think that i would tend to uphold this order any way, even if there is a fix in the works because it he been courag -- encourages you to understand there is a serious issue. this needs to be fixed to make the building habitable. the concern i always have in these c

laws. >> we have started working with landlords. yes, we do have that system in place. >> reporter: it's not. her office says it's not a system that's in place. >> in a statement mayor libby schaaf says the status of her departure won't be released since it's a personnel matter. they appreciate her service but someone else will be overseeing the housing department next week. >>> every day is earth day at uc berkeley's chew hall, not just today. the new building houses the school of business. he generates zero waste. one example, the food hall at the food case doesn't have chips at least in bags or any packaged granola bars. if it did, there would be no place to throw the wrappers because there are no trash bins. >> everything that's generated in chew hall, it's recyclable, come postable or usable. we're really proud of this because it means we've shifted our habits. >> everyone who enters the building has to think like a camper, like you're going on a big camping trip, and you pack out what you bring in if it's not recyclable. >> so

want landlords to have the freedom to let to whom they like.le, thinking they are less likely to pay rent, more likely to be trouble, some people say it is to do with the mortgaged restriction is not allowing them to ta ke restriction is not allowing them to take on people on benefits. landlords say they want the freedom to rent to who they like, but there are to rent to who they like, but there a re lots of to rent to who they like, but there are lots of things were not —— that are lots of things were not —— that are not lawful, you cannot say no ethnic minorities, and no gay people, and shelter would like to put this in the same category. thank you very much, and you can listen to moneybox on bbc radio a at midday today. we will be talking about bedtime stories later, you mightjust be waking up you might want to go back to bed, that is coming up soon. it isa it is a pretty miserable morning for some of us, storm hannah has arrived. it is not a major storm by any means, and some of us start the day dry, but it has already been in wales, with 8

today it started a process with its landlords who are farfrom happy process with its landlords who are are farfrom happy to cut its huge rent bill and close lots of stores. it's folkestone's biggest store, a cornerstone of the town centre. this morning, shoppers were taking in the news that it's now set to go. what's folkestone going to without it? you know, we've got no shops. so we'd miss it, wouldn't we? definitely miss it, yeah. debenhams has been here for donkeys' years, since i was a little child. it'sjust another big store closing that will remain empty. woolworths, marks & spencers, we've lost them all. will you miss it? absolutely. it's one of the most decent stores we've got in folkestone, to be honest. what a shame. what a shame, indeed. it's just one of a long list of locations from altrincham and eastbourne, to guildford and kirkcaldy, 22 stores in all, which debenhams wants to close early next year, including wolverhampton. they were celebrating its opening herejust 18 months ago. nobody likes to close stores. the difficulties in the high street are not unique to debenham

it expects to close 22 stores next year and it will try to renegotiate rents with landlords at others00 jobs are at risk. investors have been disappointed by a drop in profits at rbs, revealed a day after its chief executive ross mcewan resigned. profits before tax were £700 million down from £800 million for the same period last year. the government's facing more legal action over the way it awarded contracts to cross—channel operators ahead of a no—deal brexit. eurotunnel took the government to court saying the contracts were handled in a secretive way. it settled for a 33m payout which it agreed to spend on upgrading its operations. now p&o the ferry operator says that's unfair because it's in effect a form of state aid. let's start with debenhams, the troubled department store chain. now under the ownership of its lenders, it's identified 22 stores that will close next year as it tries to stay afloat. they include outlets in canterbury, slough and wolverhampton. the full list is on our website. debenhans has also announced that its seeking a so—called company voluntary arrangement

of the warehouse appeared in court. >> avoiding cameras two of the landlords of the ghost ship warehouse made their first court appearance. more than two years after the deadly fire. >> how do you feel this morning? >> the two along with their mother own the oakland warehouse that now stands as a memorial site. pass documents obtained show they appear to know more about the conditions of the ghost ship then they admit. she signed her name on the lease agreement with the tenants and emails show that they were notified of electrical issues. they have never been charged. two remain behind bars charged with 36 counts of involuntary manslaughter. we have been the only news agency to question the family. they have never spoken publicly. inside the courtroom the attorneys peppered the two with questions about their relationship to the knowledge of people living inside the warehouse and if they themselves were in any way responsible for the deaths. they both refused to testify continuously citing the fifth amendment right against self- incrimination. when prosecutors asked if they were going to

my work on reforming housing inspection to help responsible tenants and landlords began about 25 years ago. it was part of a reform group that included many famous san franciscans like the former director, jess cause, the san francisco apartment associations jenny neu. and the harvey milk club, and the aids legal referral panel. the person that started the first s.r.o o. collaborative was trying to decide whether to hire belbill suro are chris daily, and i suggested, why don't you hire both of them, and she did. that original program was modellied on a programodeled a d code inspection outreach. the goal was to improve living conditions in a cooperative spirit, to maintain the minimum standards of the san francisco housing code. the s.r.o. taskforce helped broaden the participation of communities with the s.r.o. clab tiffs o. collaboratives which served chinatown, central city, the mission, and the s.r.o.families. >> and the chinese progressive association is also a member of that collaborative. it totals about 20,000 san franciscans. the s.r.o o. taskforce worked with the collaborativ

they say their landlord neglected the building for years. nowueroperty v in the area are rising and the landlord wants to sell to adevelope an advocacy group just stepped in to help the tenants organize and publicize their fight. >> fighting for your rights will be scary, but they are fighting back. they know that they have the law behind them and that they have tse community. >> the ten began a red strike to try to force the landlord to see their side of things. instead of paying the building's owner, residents are putting money into an escrow account. the landlord denies the allegations but directed us to his lawyer who has not responded to our interview request. >>> for nearly 90 years, behnke's nursery has been rted in prince george's county. t's been the go-to spot for gardeners. it blossomed into one of the largest most well-known garden centers country, but that legacy is coming to an emotional end. prince george's county beau chief tracee wilkins shows us why. >> reporter: behnke nursery on routen beltsville is the kind of garden cen

the landlord wants toell to a developer. an advocacy group just stepped in to help the tenants organize and publicize their fht. >> fighting for your rights can still be scary, but they are fighting back.y they know tve the law behind them and they have the community. >> the tenants just began a rent strike to force the landlord to see their side of this issue. instead of paying the billinows r, residents are putting tlr money into an escrow account. the landlordied the allegations, directed us to his lawyer who has not yet responded to our inquiries. >>> the addition of supreme court justice k breanaugh to the george mason law school faculty is setting off student protltts. sex ass survivors on campus and their supporters are forming a new group a a response to their outrage. hhey just presented the administration w a long list of demands. our northern virgini bureau chief julie carey was at their kickoff rally today. c >> reportence of disapproval at the decision of the law school fak you will tcui on justice kavanaugh as

as opposed to te na nts homeowners and landlords as opposed to tenants so this is showing a shift, theconservatives need to appeal to younger voters. blueback short notice evictions... —— this is the beginning of the shopping list for campaigners. the fact they are such an important group now, renters, we will be hearing more about the limits of when you can force people to move out. that may have the counterargument that you are clogging up the housing market, you make it more difficult for people to sell properties and rent them out, there are more restricted. the daily mail, its headline, jihadi bride handed legal aid. this is about shamima begum who wanted to come back to the uk after being in syria that had her citizenship revoked. she is now being given legal aid. this will be unpopular with readers of the daily mail that this has happened. 0f of the daily mail that this has happened. of course, she was stripped of her citizenship i sajid javid ——by sajid javid. this sets a rather alarming political president. while this is an unpopular thing, i think it is right that she is able

this weekend in support of a referendum that would expire creates the property of large scale and landlords and turn it into social housing stock. this petition is calling for a referendum in berlin about the compulsory purchase by the city of the holdings of large commercial landlords ten such companies together in a quarter of a million apartments in the capital the biggest is. expropriation even with compensation would be a radical way to try to solve the problem of housing shortages and soaring rents. expropriating dodge of all and would be a great start we have to take back control. why expropriation what else with other means to deal with these criminals fail. and just buys up everything it wants property and profits it's not about providing homes on us was. born twenty thousand signatures are needed to trigger a referendum in berlin saturday saw a demonstration against high rents the drew tens of thousands the activists behind the petition say their initiative has some high level support. there are political parties that back us the left party many greens and some social democrats as

but those opposing the bill - including some landlords and real estate groups - say there are more viable options rather than imposing rent controls or caps. "a brand new product coming out of the ground, developers will be disincentivized to continue building more housing here in california, and we need more housing, that's really the only solution." while ab 1482 advances - many are hoping for a solution for the millions of

it is pretty clear as we heard, and secondly, this is a dispute between the landlord and the tenants. this is a contractual dispute, and we wouldn't have been here and going through the memo have taken it as mediation with the rent storage. this is the correct way of handling this. we are not expecting every a.d.u. that comes to light, for tenants to be okay with it, so we will be having situations like this, but we do want to encourage landlords before they go through the permit processing , if the tenant has issues that they will have to take it with the rent boards because you cannot evict cars or storage without just cause. this is the law of the rent ordinance, so i do not understand why we keep on facing situations where the landlords are basically breaking this law and we have to bring it all the way to you as an appeal, and sometimes we win, and sometimes we don't, so i am hoping that this body can actually shed some light on this. this is a contractual dispute and should not get to this level , that two party should resolve it at the rent boards before it comes to here. that