Building a Better You
Property Elite’s sole aim is to build better property professionals - supporting your career every step of the way, whether you are an AssocRICS or RICS APC candidate or a MRICS or FRICS Chartered Surveyor simply seeking engaging CPD.
We provide a wide range of training and support, so why not find out more on our website about how we might be able to support you? We work with candidates across all RICS APC and AssocRICS pathways, routes to assessment and geographic regions.
Don’t forget to sign up online for your free 15 minute AssocRICS or RICS APC consultation, including a review of your referral report if you have been referred. You can also book your bespoke training or support services directly through our eShop.
Not sure about signing up? Make sure you read what our recent successful candidates have to say in our Testimonials.
What is this week's blog about?
In this week’s blog, we take a look at some of the key points of the Agriculture Act 2020.
Essential reading for RICS APC candidates on the Rural pathway, as well as candidates on other pathways involved with rural or agricultural property or land.
When does the Act take effect?
The Agriculture Act 2020 came into law on 11 November 2020. This followed the Agriculture Bill 2019-2021, which was published in January 2020.
You can read the full text of the Act here.
What is the Agriculture Act 2020?
The Agriculture Act 2020 makes key changes to the Agriculture Acts of 1986 and 1993, primarily in relation to the challenges posed by Brexit. The proposals will be formalised within future Statutory Instruments.
The key measures include replacement agricultural support schemes and new approaches to farm payments and land management, together with wider measures to provide benefits to the agricultural markets and supply chain.
What are the aims of the Agriculture Act 2020?
To increase competitiveness
To increase productivity
To increase the use of technology
To produce fairer returns
What are three of the key measures?
Replacement financial support system for the Basic Payment Scheme and Countryside Stewardship with the Environmental Land Management Scheme
Food security reporting
Changes to Agricultural Holdings Act (AHA) 1986 tenancies
What financial support system will replace the Basic Payment Scheme and Countryside Stewardship Scheme?
At present, the Basic Payment Scheme (BPS) provides financial support to the farming industry based on the quantum of land farmed. These are also known as direct support payments.
The BPS is being phased out between 2021 and 2027, with payments being delinked to the amount of land occupied or farmed between 2024 and 2027. Farmers may be offered a lump sum payment scheme in 2022, in lieu of annual BPS or delinked payments from 2024.
The Countryside Stewardship Scheme will be available until 2024, with new applications being accepted until the end of 2023.
New schemes are being introduced by the Agriculture Act 2020. This includes the Environmental Land Management Scheme, new grants and a new approach to farming regulation and enforcement.
In 2021, the first changes will include:
Removal of greening rules, e.g. crop diversification, Ecological Focus Areas (EFA) and permanent grassland retention
First reductions to the BPS, based on set percentages and payment bands
Improvements to cross compliance rules, e.g. targeting high risk areas
Additional schemes and grants introduced, which will be funded through reduced BPS payments, e.g. Farming Investment Fund and Slurry Investment Scheme
Existing schemes improved
Further consultation will be undertaken to consolidate the changes within future Statutory Instruments.
What is the Environmental Land Management Scheme (ELMS)?
Under the ELMS, farmers and land managers will enter into paid agreements to deliver the following 'public goods':
Clean and plentiful water
Thriving plants and wildlife
Environmental hazard protection
Reduction of climate change
Environmental beauty, heritage and engagement
The ELMS will, therefore, provide a renewed focus on the UK’s net carbon 2050 goal, as well as supporting the rural economy and working towards DEFRA’s 25 Year Environmental Plan.
The ELMS will include three individual schemes:
Sustainable Farming Initiative – farmers will be paid to manage their land in an environmentally sustainable way, based on a set of standards. It will pilot in 2021 and launch in 2022
Local Nature Recovery – this will support local nature recovery and environmental priorities. It will pilot in 2022 and launch in 2024
Landscape Recovery - this will support long-term projects to support landscape and ecosystem recovery, e.g. tree planting or salt marsh restoration. It will pilot in 2022 and launch in 2024
What will happen to food security reporting?
The Government will have a duty to report to parliament in relation to food security. This will commence in 2021 and be required on a 3 yearly rolling basis.
What changes will affect Agricultural Holdings Act (AHA) 1986 tenancies?
The Agricultural Holdings Act 1986 was a consolidating act that regulated existing and new agricultural tenancies, until the introduction of the Agricultural Tenancies Act 1995. The aim of the AHA was to provide long-term security and protection to tenants who invest or grow crops on agricultural land.
Tenancies created before 31 August 1995 are classed as AHA 1986 tenancies. As the Act provided for both security of tenure and succession, there are still a significant number of AHA tenancies in existence. It is not possible to create new AHA tenancies, except in very limited scenarios.
The Agriculture Act 2020 makes a number of key changes affecting AHA 1986 tenancies:
Rent review – an explicit disregard has been introduced, relating to any written agreement requiring a tenant to pay for a landlord’s (productivity) improvements to the holding. The choice of third party appointment bodies has also been broadened to include the RICS, Central Association of Agricultural Valuers (CAAV) and the Agricultural Law Association
Succession - the minimum age for an application for succession to be made upon retirement has been removed. Previously it was set at the age of 65
Tests – the Commercial Unit Test has been removed and the Suitability Test has been replaced with the Business Competency Test
County Council Holdings – AHA tenancies can only be terminated when the tenant reaches pensionable age, rather than the prescribed age of 65 previously
Change of use and alterations – a tenant can request that a landlord varies the tenancy to allow for a change of use or alterations, promoting farm diversification and access to Government funding schemes
How can we help?
Don't leave it too late to book your submission feedback and review, APC question pack, e-mock interview or 1-2-1 mentoring. We also provide a full submission editing service, including proof reading and word count reduction, as well as revision quizzesand revision guides.
We offer a range of short and long-term support packages in our eShop, including our popular Monthly Mentoring and Kick Start packages. These can include an RICS APC or AssocRICS Counsellor in certain circumstances.
Head to our blog archive to access even more free CPD and AssocRICS and RICS APC training and support.
Download your free AssocRICS and RICS APC resources, including e-books and revision quizzes.