I rented my first property in Malta back in 2009. A two-bedroom seafront flat, with a wraparound terrace and sea views. Granted, it had no lift and some of the furniture in it was older than me, but for the affordable sum of €250 per month I certainly wasn't complaining. Fast-forward eight years and that same property is going for €700. According to the photos, it is still pretty much identical to when I left it, the 80s’ furniture has aged in much the same way as myself (it looks a bit tired and worn out around the edges) and I'm sure I spotted an ornamental teapot I left in the kitchen by accident the best part of a decade ago.

Just browsing the numerous property listings on Facebook I am struck by just how much it costs to rent a simple one bedroom flat and I wonder how individuals or families on a low income can afford it. With the minimum wage at around €750 per month and the cost of utilities and food at higher levels than many of our EU counterparts, one wonders how long these prices can continue to rise before Malta finds itself in the throes of a housing crisis.

So, what has caused this increase? A lot can be attributed to Malta's ascension to the EU and the subsequent influx of expatriates moving to Malta to work in the flourishing iGaming and Financial Services industries. These sectors offer highly paid positions and foreign workers are often seconded here with accommodation included in their package meaning the price of lodging often doesn’t touch their salary. While previously this was limited to Sliema, St Julian’s and Swieqi, this trend has now spread the length of the island, from Marsaskala to Mellieha, and in today’s market you will be hard pushed to find anything under €500 a month.

Of course, every landlord has the right to rent his property for the amount he sees fit and the very basis of a free market is a supply and demand culture with freedom to name your price. However, I do not support greed in the form of increasing a tenant’s rent by €400 per month because the government say they will build a university nearby within two years. At some point, someone needs to consider those that cannot afford to keep up with these prices and question what will be done to help them. Should the government introduce better rental subsidies, build more social housing, fix the rise in rental prices in line with inflation, or raise the minimum wage? The answer is probably a combination but implementation is sure to be met with hesitance from property owners, landlords, and politicians.

But it is not just rental costs that are causing disruption among residents. With most current legislation in favour of the landlord, there is little to protect tenants from unscrupulous lessors who think the deposit is a non-refundable fee for the privilege of renting their property. The function of a deposit is to cover the costs of any damage, utility bills or the possibility of the tenant absconding before the end of the contract, but it is quite apparent that this system is being abused. Yes, there are bad tenants but there has been an increase in reports of landlords taking up to two months’ rent in advance, not refunding money that is owed, and demanding large amounts for mysterious damages that suddenly appear weeks after the tenant has departed. Perhaps we should consider a scheme like the UK where all rental deposits are placed in a government-backed tenancy deposit scheme (TDP), the landlord never actually handles the cash, and in the case of a dispute it's held in the TDP until the matter is resolved by independent mediation. Surely, the implementation of such a simple procedure would protect all involved and cause no inconvenience for law-abiding individuals on either side.

Which brings me to the final hurdle. You've scoured the pages of Facebook for your €800 studio flat in Gzira, you've paid two months deposit up front to a landlord who assures you he will definitely refund you all of it on the day you move out, and you're good to go. But what about water and electricity? Many tenants are being hit with such extortionate bills that some are being forced to use pay-as-you-go coin meters (which are illegal if your landlord is charging more per unit than ARMS), and others are being asked to part with large sums of money for bills they never see.

In much of Europe, when you move into a property you open an account in your name with the service provider and set up a direct debit to settle your bill at the end of every month – it really is that simple. In Malta, ARMS have set two tariffs for properties- the residential rate, and the higher, domestic tariff. On moving into a property, your landlord should present you with a document to sign, notifying ARMS that you are residing there and allowing you to benefit from lower utility rates. Unfortunately, a large number of landlords are not giving tenants this option as they are unwilling to declare that there are tenants residing in their property. One can only speculate why a landlord wouldn't want the authorities to know about this additional income, but it is resulting in a situation where tenants are being held to ransom, threatened with eviction, and facing discrimination if they dare to broach the subject.

The issue was brought to light when a group of 100 EU citizens presented a class action suit against ARMS Ltd which culminated in the announcement that as of January 2017 tenants would no longer need a landlord’s permission to transition to the lower rate. Unfortunately, when a group of residents arrived at ARMS office a few weeks ago, to transfer their tariff they were met with looks of bewilderment from ARMS staff. While ‘Up in Arms’ have been advised that the new system will be up and running soon, one has to ask why it took over six years, numerous court visits, the involvement of the EU, and online petitions to get to this stage. Why should a tenant, foreign or otherwise, be penalised because their landlord doesn't want to declare that they are leasing the property?

These are just some potential problems that a tenant in Malta has to contend with. Many law-abiding lessees are finding themselves paying over half a month’s salary in rent, losing deposits, and forking out 30 per cent more than homeowners on utility bills at the behest of dodgy landlords. It is no surprise that a number of activist groups have sprung up on Facebook such as ‘Up In Arms’ – headed by Patricia Graham, who seeks to ensure that utilities in Malta are at a fair and affordable rate for all. There is also ‘Rental Rip-Off- Malta’, set up by Craig Willmott who calls for action to help those who are finding the increase in rental prices unaffordable. A petition started by Mr Willmott which asks for government intervention in regulating the rental market has surpassed 600 signatures, and a poll on another news site suggests that over 60 per cent of their readership agree. A quick look at these groups and their members show that they are both EU nationals and Maltese citizens, proving that the current situation is affecting the whole country – not just those with a foreign passport.

There is no easy solution to this, as there are many different facets of society that need addressing. Issues like the minimum wage, the cost of living, and stricter laws for tax evasion, are all things that require consideration but so far, no powers-that-be seem to be prepared to take steps to solve them. The reality of the matter is that the number of local and foreign individuals renting property is going to continue rising, and as a response, new policies and regulatory frameworks need to be created to provide support to all stakeholders. With every other aspect of commerce subject to stringent regulation and enforcement, it is time that one of the biggest industries on the island – the private rental market – is brought into line as well. Landlords that lease properties need to do so legally and in a manner which protects them, their investment, and their property, but at the same time the system must provide tenants equal levels of support.