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The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Rishi Sunak)
It is a pleasure to serve under your chairmanship, Dame Cheryl. I start by congratulating the hon. Member for Westmorland and Lonsdale (Tim Farron) on securing the debate. He is my constituency neighbour, and I know that it is often difficult for him to live in the shadow of beautiful North Yorkshire. However, he did a commendable job of explaining how his constituency plays a good second to North Yorkshire, and I pay tribute to him for that.
The hon. Gentleman has raised second home ownership regularly, both with me and in the House. His passion for and knowledge of the subject is well known and was firmly on display this morning. Second home ownership is a particular concern for his constituents, who live in an authority that ranks seventh in England in terms of the proportion of second homes. He knows that I have a local familiarity with concerns about second home ownership, with a particularly high prevalence of it in the Yorkshire Dales national park.
Residents living in areas where second homes constitute a significant proportion of the housing market can find themselves facing a particular set of challenges. Some believe that second home ownership exerts pressure on the affordability and availability of housing for local residents. It is also perceived to present a hurdle for aspiring first-time buyers looking to put down roots in their home community. Furthermore, vacant second homes can have an adverse impact on community cohesion and the long-term viability of local services and amenities.
However, we must not lose sight of the benefits that second home ownership can bring, or the possible diverse reasons for purchasing a second property. Second homes can boost local economies and tourism and provide employment opportunities, while also encouraging regeneration. In some cases, individuals may not use local services for parts of the year but will continue to contribute to their upkeep through the payment of council tax, freeing up local resources to benefit the local community. The Government are not in the business of being directive when it comes to an individual’s choice of where to purchase property.
There may be various reasons for second home ownership. Although second homes and holiday homes are often conflated, second homes may be properties in use to enable an individual to access employment in the local area. That said, the Government recognise that second home ownership can present various challenges, which is why we have taken various steps to mitigate them. I would like to spend some time outlining those and address the hon. Gentleman’s specific points as well.
The first issue is the second home council tax discount. Under the coalition Government, working in partnership with the hon. Gentleman’s party, we empowered authorities to vary or remove entirely the second home council tax discount, in the light of local circumstances. Local authorities have made extensive use of that change: 94% of second homes no longer receive any discount, and that is the highest proportion in the past five years.
The second step was the empty homes premium. Under the coalition Government, we also worked with the hon. Gentleman’s party to introduce a discretionary empty homes premium of 50% on properties that have been empty and substantially unfurnished for two years or more. This year, 299 out of 326 billing authorities charged a premium on almost 62,000 empty homes. We recently took that further, with cross-party support to put in place legislation to enable a 100% council tax premium to apply when a property has been left empty for more than two years, and for higher premiums for longer timeframes. I am sure that that will be another valuable tool for authorities to use in addressing their local housing market, including empty second homes.
Tim Farron
I apologise for interrupting; I am very grateful for what the Minister has said. Will he acknowledge this point? I can tell him that in a constituency such as mine, the number of empty homes is in the hundreds and the number of second homes is in the thousands. Surely, therefore, the action needs to be taken at least as much on the latter as on the former.
Rishi Sunak
I very much take the hon. Gentleman’s point, but I point out that I am going through a range of measures and that in different parts of the country second homes and empty homes can actually be conflated. London, for example, is a slightly different case, as he will know, and I appreciate that in Cumbria and my constituency it is not necessarily the case. However, what I referred to is part of the toolkit that local authorities can use to tackle this particular issue, and it demonstrates the Government’s progress in the general area of ensuring that homes are available for those who need them in the areas that they want to live in.
The third step along the path was to tackle the issue of holiday homes and business rates. Second homes are not the same as holiday lets, but in some circumstances a second property is purchased as holiday-let accommodation and, in the case of holiday-let accommodation, properties are assessed for business rates, rather than council tax, if they are available for short-term lets for 140 days or more per financial year. Any property registered for business rates may qualify and, indeed, is likely to qualify today for small business rate relief.
Concerns have been expressed by many local authorities and hon. Members, including the hon. Member for Westmorland and Lonsdale and the right hon. Member for North Norfolk (Norman Lamb), that some second home owners may be exploiting what has been termed a loophole to reduce their local tax liability by declaring that a property is available for let, but making little realistic effort to let it out, potentially giving them access to small business rate relief and thereby meaning that they pay no rates or council tax whatever. It is only right that genuine holiday-let businesses can apply for the relief to which they are entitled, and we should not overlook the genuine benefits that short-term lettings can bring. However, I and the Government take extremely seriously any suggestion of council tax avoidance. That is why, following a commitment in the last Budget, we have launched a consultation on the local tax treatment of holiday lets; it runs until 16 January.
The hon. Gentleman mentioned the example in Wales, and he was right to do so. It informed my thinking as we designed the consultation; indeed, the questions posed in the consultation are very much suggestive of an approach that has been adopted in Wales. I am pleased that the hon. Gentleman has already been encouraging his constituents to respond to the consultation, and I know that he supports the measures referred to in the consultation to strengthen the criteria under which holiday lets are liable for business rates.
The fourth measure to tackle the problem that we are discussing involves stamp duty. Moving beyond council tax, the Government have raised stamp duty rates for those buying additional homes. Since April 2016, anyone purchasing a second home has paid a stamp duty charge three percentage points above current rates. There were more than 300,000 first-time buyers in the past financial year alone; that is an increase of more than 5% on the year before.
Tim Farron
The Minister is being generous with his time. I acknowledge that what he refers to is an important and welcome move by the Government, but of course the money raised goes to the Exchequer. The communities that suffer as a result of this issue are the local communities. At the same time, they have seen a 40% reduction in local government funding. Therefore, if we are taxing—however we do it—those who are fortunate enough to have a second home, surely the money should be spent in the communities that suffer.
Rishi Sunak
I agree with the hon. Gentleman, and actually the next thing that I will talk about from the toolkit of things that the Government are doing is community housing plans and how the Government are directing the centrally raised money specifically into communities, such as his and mine, that have a high prevalence of second homes. But before we get on to those details, I will finish on stamp duty. It is worth noting the other significant support for first-time buyers in the form of the total removal of the need to pay stamp duty on homes worth up to £300,000. That will benefit many people in the hon. Gentleman’s constituency. The Government will also consult in January on a new stamp duty land tax surcharge of 1% on non-residents buying residential property in England and Northern Ireland, to help to control house price growth and so help to ensure that residents of the UK can get on the housing ladder.
As the hon. Gentleman said, money should be channelled back into local communities, and I am pleased to tell him that that is exactly what is happening. The Government’s community housing fund has allocated part of the additional revenue raised from the higher stamp duty rates to areas with the potential to deliver community-led housing. That specifically includes areas, such as his and mine, with high rates of second home ownership. The community housing fund will make £163 million available across England between April 2018 and March 2020, and has already provided funding for numerous schemes since 2016. I think that this addresses the hon. Gentleman’s idea of a council tax premium to generate funds. This is already happening in his own constituency: £2.36 million has been allocated to South Lakeland District Council in the first year of the scheme, in recognition of its position as one of the authorities with the highest density of second homes and most affected by issues of local affordability. The money included £90,000 towards sheltered housing in Windermere, funding for the Helsington Community Land Trust to provide additional homes in Brigsteer, and salary funding for a community-led housing officer post. I am sure that those schemes will be warmly welcomed by the hon. Gentleman and others across South Lakeland, and I look forward to seeing how the local authority plans to use the remaining grant that it has to support further such schemes.
The final issue is neighbourhood planning. The planning system now enables local residents to put in place neighbourhood plans that manage second home ownership—notable is the one in St Ives. It is right that local residents should have the opportunity to express their views on the design of their areas, including the second home ownership of new builds, and ultimately to approve neighbourhood plans via a referendum. I am pleased to say that more than 700 such plans, including a number across the wider Lake district, are now in force.
I want to touch on the hon. Gentleman’s point about planning. I hope that he will forgive me: as I am not responsible for planning policy, I cannot answer him directly, but I spoke this morning to my hon. Friend the Minister for Housing, who is responsible for planning and who is looking forward to his meeting with the hon. Gentleman. I hope that the hon. Gentleman can raise that particular issue with my hon. Friend. I am aware that the current case law around planning says that decisions on planning applications can be made only on the basis of a land use planning consideration. It is not clear that case law says that a switch from a primary home to a second home constitutes such a change, but the hon. Gentleman can discuss that with my hon. Friend.
To conclude, I am sympathetic to the issues raised by the hon. Gentleman. He makes a powerful case in representing his constituents and highlighting second home ownership constructively and positively. Although it is important to recognise that second home ownership can take different forms and deliver benefits, the Government recognise the potential issues faced by communities with a high proportion of second homes. That is why the Government have put in place the wide-ranging measures that I have set out. I hope that the hon. Gentleman agrees that although the dynamics of individual choice and local housing markets are complex and best addressed at local level, the Government have been proactive over the past few years and, indeed, very recently in playing our part to help to address the issues. I look forward to continuing the conversation on this issue with the hon. Gentleman, his colleagues and others and with local authorities and communities so that we are doing everything we can to ensure that our local communities remain thriving, vibrant places that we are all proud to call home.
Question put and agreed to.