Asked by
To ask His Majesty’s Government what recent steps they have taken
to improve housing conditions for both social housing and
privately rented properties.
The Parliamentary Under-Secretary of State, Department for
Levelling Up, Housing & Communities () (Con)
The Government set out their ambition in the levelling-up White
Paper to reduce the number of non-decent rented homes by 50% by
2030, with the biggest improvement in the lowest-performing
areas. We are making progress in the social rented sector by
introducing a new proactive consumer regulation regime through
the Social Housing (Regulation) Bill. In the private rented
sector, for the first time, we consulted on applying a minimum
quality standard and we remain committed to reviewing the decent
homes standard.
(Lab)
From the latest English Housing Survey, the private sector has
the highest proportion of non-decent homes, at 23%, whereas the
figure is 10% in the social housing sector. While we had the
White Paper, A Fairer Private Rented Sector, last year, we are
still waiting on a renters reform Bill, which would introduce a
decent home standard for the private rented sector, as well as
ending no-fault evictions—something promised one way or another
since 2019. When will the Minister, her department and the
Government get a grip and take some meaningful action to prevent
a repeat of the tragic experience that Awaab Ishak and his family
faced in Rochdale? I note that the Government have introduced
Awaab’s law in the social housing sector, but why are they
neglecting the situation in the private housing sector?
(Con)
We are fully committed to delivering a package of reforms that
deliver our manifesto commitment to abolish no-fault Section 21
evictions, strengthen private sector renting and support both
tenants and good landlords. The reforms are a once in a
generation opportunity for change, and it is important that we
get it right. Legislation on private rented sector reform remains
a top priority for this Government and we will bring forward a
renters reform Bill as soon as we can within this Parliament.
(Con)
My Lords, further to the noble Lord’s Question, most private
landlords keep their properties in a good condition, but a
minority do not. In those cases, where the tenant complains to
the local council about a dangerous property, that tenant can be
protected from what is called “retaliatory eviction”, so long as
the council serves an improvement notice on the landlord.
However, this is happening in only about a quarter of such cases,
meaning that three-quarters of tenants are exposed to eviction
under Section 21. What can my noble friend do to ensure that more
local authorities give tenants the protection that they are
entitled to?
(Con)
My noble friend is absolutely right: local councils are
responsible for enforcing standards in the private rented sector
and have a duty to take action where they find hazards at the
most dangerous category 1 level. The Secretary of State has asked
all local housing authorities to do everything in their power to
improve the conditions for tenants and to have particular regard
to high-score category 2 damp and mould hazards when enforcing
current standards. The Secretary of State has also asked councils
to provide an assessment of damp and mould issues particularly
affecting private rented housing in their area. The department is
currently analysing their responses to determine what needs to be
done to address the issues raised by my noble friend.
(CB)
My Lords, has the Minister’s department had a chance to look at
the recommendation from the Affordable Housing Commission for a
national housing conversion fund that would finance local housing
associations to acquire from private landlords properties that
need a lot of attention? This would increase the amount of safe,
affordable, secure social housing at the same time as improving
the property, ending or reducing fuel poverty and having an
impact on climate change as well. Is this a real bargain for
government?
(Con)
I have not got an answer on that specific report, but I can say
that this Government are investing £11.5 billion in new, good,
affordable housing, £8.6 billion of which had already been
allocated. So we are looking at more good housing and, at the
same time, we are challenging to ensure that those responsible
for social housing in particular are making sure that those
houses are in good condition.
(Non-Afl)
My Lords, I declare an interest as a landlord and a former
renter. I am all in favour of a decent homes standard, but when
will the Government introduce regulation of letting and managing
agents? Some of these agencies are real cowboys. They deal in
millions of pounds and they are completely unregulated. When will
the Government stop dithering and introduce regulation?
(Con)
I do not have a timescale for the introduction, but we are
looking at this issue. We have found that some of these sectors
are self-regulating much better than they were, but we will
continue to keep an eye on this issue and forward it to
legislation if necessary.
The Lord Speaker ()
The noble Lord, , will make a virtual
contribution.
(Lab) [V]
My Lords, what additional consideration is being given to the
millions of pensioners, many living in poorly heated social
housing and rented property conditions, who, despite existing
support schemes and fearful of escalating bills, appear unwilling
to turn up the heat and too often suffer in silence? Despite the
excellent work of charities such as Age Concern, should not
further support be given to targeting this vulnerable group with
sensitive advice and even government-sponsored visitor support
programmes, perhaps through a multiplicity of agencies?
(Con)
The noble Lord brings up a very important point. As he knows, the
Government have put £37 billion into supporting all households
through this difficult economic time. Specifically for older
people, what I have been doing, personally, as a Minister for
Faith, is talking to faith and community leaders about doing
exactly this—ensuring that older people, particularly, and
disabled people, know what they are entitled to, making sure that
they get it and also stopping some of the fear that is happening.
I also thank the many warm hubs this winter that have been
opening their doors in churches and community centres in order to
look after these people and make sure they know what they are
entitled to.
The Lord
My Lords, there is an important rural dimension to this issue. In
north Devon, the vast majority of privately rented property has
been turned into Airbnb, creating a crisis in rural housing. Does
the Minister think that the ability of local authorities to levy
council tax is sufficiently robust to tackle this problem? If
not, what plans do His Majesty’s Government have to legislate to
address this problem, which is escalating every day?
(Con)
I thank the right reverend Prelate. If he looks at the LUR Bill,
he will see that we are dealing with this exact problem at the
moment. It will probably be debated next week in this Chamber and
I look forward to being able to tell him further about what we
are going to do.
(LD)
My Lords—
(CB)
My Lords—
(Con)
My Lords, I think it is the turn of the Liberal Democrats.
(LD)
My Lords, during the passage of the Social Housing (Regulation)
Bill, your Lordships’ House voted for an amendment that would
have reduced energy costs in social housing. In the other place
recently, without any explanation or debate, that amendment was
removed. Is that not a gross discourtesy to this House? Can the
Minister now explain why that amendment was removed?
(Con)
No, I do not think it is a discourtesy to the House; it is part
of the process and we will be discussing it further, I am sure,
on Tuesday, when the Commons amendments come back to the House on
the Social Housing (Regulation) Bill.
(CB)
Does the noble Baroness agree that, in those cases where the only
realistic way of having a house in appalling condition repaired
is to sue the landlord, including social landlords, in the county
courts, it is completely unconscionable that tenants should have
to wait between a year and 18 months for those cases to be heard?
What are the Government going to do to deal with the backlog in
the county courts?
(Con)
My Lords, the Social Housing (Regulation) Bill that we were
talking about earlier will deal with a lot of that problem,
particularly with Awaab’s law that has entered that Bill in the
Commons. There will be clear timescales, first, for housing
providers to respond to tenants, and, secondly, for any serious
safety defects in housing to also be dealt with in a good
timescale.
(Lab)
My Lords, I am sure the noble Baroness will agree that housing
associations are very keen to do more to regenerate existing
housing but are unable to do so without additional government
funding. Will she confirm that the Government will look to
maximise the use of the existing funding through the affordable
homes programme to support housing-led regeneration right across
the country?
(Con)
My Lords, it is the responsibility of social housing providers to
maintain their properties, and that includes regeneration, but we
have found a £30 million fund to help Greater Manchester and the
West Midlands and we will be looking at what more we can do for
the sector.
