Local Housing Allowance and Homelessness
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The Parliamentary Under-Secretary of State for Work and Pensions (Will Quince)
It is a pleasure to serve under your chairmanship, Mr Bailey. I, too, thank the hon. Member for Ealing, Southall (Mr Sharma) for securing this important debate, and colleagues from across the House for sharing compelling accounts.
I have been in post for only three months. It will come as no surprise to Members that both housing and, in particular, tackling homelessness and rough sleeping are passions of mine, as I have co-chaired the all-party parliamentary group on ending homelessness. I will start by saying that I get it, and I share Members’ passion for fixing it and getting it right. I work very closely with stakeholders in the field, including Crisis, St Mungo’s, Shelter and many others. Even in just the past three months, I have met with most of them and have been on several visits to see and experience the lived experience of some of those they support.
I recognise the issue, which, although I accept it is largely now nationwide, is particularly acute in certain parts of the country where there is very high demand and limited supply. I am also aware that too many people have to top up their housing from their benefits, which are designed for the cost of living. We have to put that right. I am determined to address it, and I am working very closely with the Secretary of State, who has been hugely supportive of the moves that I have made in this area.
Currently, there are no plans to extend or maintain the benefits freeze after March 2020, but specific decisions on how to uprate local housing allowance from April 2020 will form part of the discussions in support of fiscal events later this year. I will address as many points raised as possible, but I am conscious that we have a relatively limited amount of time, and that a number of them are more appropriate for a Ministry of Housing, Communities and Local Government colleague. I will certainly raise those points with my counterparts, subject to my still being in post tomorrow or the day after.
Reform to housing support was a central part of the Government’s plan to create a welfare system that supports the most vulnerable and is fair to taxpayers. To help to ensure a balance between those two elements, LHA rates are not intended to meet rents in all areas. The intention behind the welfare reform programme is that the same considerations and choices faced by people not in receipt of benefits should also be faced by those claiming benefits. The LHA policy is designed to achieve that.
Liam Byrne
It was not so long ago that, at about 2 am or 3 am, I met a man who goes by the name of “Ginge”. He sleeps in the Barclays bank lobby at Colmore Row, and has schizophrenia and bipolar disorder. Is he supposed to find the money to cover the entire rent of a home that he could move into?
Will Quince
The right hon. Gentleman refers to rough sleeping. Often people lump homelessness and rough sleeping together, but there is a huge difference between them. The Government are taking considerable action on rough sleeping. I will happily meet him, or arrange for the Housing and Homelessness Minister to do so, in order to discuss it in more detail. I know that he cares hugely about this issue, and contributes to debates on it. I share his passion. The Government are taking significant action, but he is right that we must look at LHA rates. I hope I made it clear at the outset that I am doing that with the Secretary of State, and ahead of the next fiscal event we are looking very closely at what more we can do.
Between 2000 and 2010, housing benefit expenditure rose by more than half in real terms, reaching £25 billion in today’s prices. Left unreformed, by 2014-15 housing benefit would have reached £29 billion. That was clearly not sustainable. The measure to freeze local housing allowance rates for four years from April 2016 built on reforms introduced in the previous Parliament, which saved £6 billion in total by 2015-16. Savings from freezing LHA are estimated to be around £655 million for Great Britain over the four-year period of the measure. Our reforms are part of our wider goal to move people from welfare and into work.
We recognise that some places have seen higher increases in rents than others, and have made provision to help people further in those areas, as the hon. Member for Westminster North (Ms Buck) mentioned. We have used a proportion of the savings from the freeze to reduce the gap between frozen LHA rates and the 30th percentile reference rent in the areas of greatest rental growth. Initially, 30% of the savings from the freeze were used for targeted affordability funding, but we invested an additional £125 million in that funding for the final two years of the freeze. That was based on 50% of the savings rather than 30%.
Anneliese Dodds
Has the Department conducted any kind of cost-benefit analysis of the measure’s overall impact? In practice, it is leading to additional health and education costs, and to huge impacts on families that have to be sucked up by already strapped local authorities. Has there been any kind of 360° review of the measure’s overall impact across Government, including local government, and not just on the benefits bill?
Will Quince
I have been a Minister for only three months and I keep all the policies in my remit at the Department under very close review. I regularly meet and have conversations with key stakeholders in policy areas such as this, to ensure that we are aware where policies are and are not working, and that we are alive to the issues. It will not come as a surprise to the hon. Lady that stakeholders in this area have flagged LHA rates as an issue. That is why we are looking at it very closely indeed.
The additional funding enabled us to increase 213 LHA rates—there are 960 rates in total—by 3% last year. This year, a total of £210 million has been made available: the highest amount of targeted affordability funding since its introduction in 2014. That has enabled us to increase 361 LHA rates by 3%. As a result, it is estimated that 500,000 households this year will benefit from an increase of around £250 a year.
In addition to that targeted affordability funding, the Government have provided more than £1 billion in discretionary housing payments to local authorities since 2011, which the hon. Member for Westminster North referred to. Discretionary housing payments allow local authorities to protect the most vulnerable claimants and support households affected by different welfare reforms, including the freeze to the LHA.
Will Quince
Not necessarily. They have been available since 2011, and more than £1 billion has been made available to local authorities. Quite intentionally, we allow local authorities discretion on how it is used, and they use that money and use it well. There is an underspend in a number of local authorities, but it is a tool used by many local authorities to prevent homelessness. Where individuals or families are at risk of homelessness, local authorities will use DHPs to protect tenancies.
The hon. Member for Stroud (Dr Drew) has raised the point about broad rental market areas a few times; I note his concerns about the broad rental market area boundaries in Stroud and the wider area. As with all policies, we keep that under review, and I am looking at this very closely. I hope the hon. Gentleman will appreciate that any reform of the policy would be a significant and complex undertaking, given that there are 192 broad market rental areas across England, Scotland and Wales. We should be aware that any changes to the BMRAs and their boundaries are likely to create both winners and losers, so I have to give very careful consideration to the potential impact.
The hon. Gentleman also raised a point about “No DSS”—landlords not renting to those in receipt of benefits. The Prime Minister and No. 10 have taken that issue very seriously. I attended a recent roundtable with a number of stakeholders and we are working very closely with the Residential Landlords Association. Part of the issue is mortgage lenders and insurers. More and more mortgage lenders are now reducing or removing their restrictions on renting to those in the receipt of benefits—Metro Bank is the most recent addition to that list. There are a few still to go, and we still have to tackle the insurance market, as some insurance policies still do not allow people who buy to let to rent to those in receipt of benefits. We are looking at that area closely and are working with key stakeholders, because we very much want to fix this—to break the myth and challenge the ignorant belief that those in receipt of benefits are riskier tenants than those who are not, because it is absolutely untrue.
The hon. Member for Ealing, Southall also raised temporary accommodation. With other Government Departments, we are working to assess what more can be done to address the number of people in temporary accommodation. Time spent in temporary accommodation means that people are getting help and ensures that no family is without a roof over their heads. The Government have targeted funding streams focused on reducing the number of households in temporary accommodation as part of our £1.2 billion spending plan.
Liam Byrne
While the Minister is being constructive and generous, and before he finishes, could he undertake to try to secure an explanation as to why the £211 million promised to the West Midlands Combined Authority when it was set up has not yet been paid over? Could he do that before the reshuffle?
Will Quince
The right hon. Gentleman tempts me down a road that is wholly outside my remit. That is a question for the Ministry of Housing, Communities and Local Government and my counterpart or the Housing Minister in that Department. The right hon. Gentleman knows that he has tools in his arsenal—he can write to that Minister or secure an Adjournment debate, or he could catch the Minister around the Estate later on to ask that question. If I see him, I will raise it, but I think the right hon. Gentleman might be able to find his own salvation by raising it personally with the relevant Minister.
Andrew Selous
Can I take the Minister back to the point about mortgage lenders and difficulties in lending to people on benefits? Will his officials have a look at what has happened in France recently? My understanding is that, certainly in previous years, the French Government set up a system for people on benefits and low incomes to get on the housing ladder in association with a number of French banks. We should study that to see if there are any lessons for us in the UK. Would he undertake to ask his officials to have a look at that system?
Will Quince
I thank my hon. Friend for that intervention; I was not aware of that scheme and will certainly look at it—it sounds very interesting. Subject to being in post in 24 or 48 hours, I will certainly commit to looking at that and to coming back to him with my thoughts.
Numerous Members, including the hon. Members for Ealing, Southall, and for Westminster North, my hon. Friend the Member for South West Bedfordshire (Andrew Selous) and the hon. Member for Argyll and Bute (Brendan O'Hara), all raised the issue of housing for social rent. This is also an area that I am hugely passionate about. Local housing allowance rates and debates such as this are only half of the story. We must look at how we can increase the supply of housing that is affordable to people on low incomes to create a more sustainable system over the longer term.
I am keen to continue my work with colleagues in MHCLG to support them in looking at how we can increase the supply of housing for social and affordable rent and what more my Department might be able to do to achieve that. I urge my hon. Friends and hon. Members—not that I am supposed to—to address the issue of housing supply with my counterparts in MHCLG and to lobby accordingly. It is a hugely important issue. I share the thoughts of my hon. Friend the Member for South West Bedfordshire when he says that at the heart of the route for tackling poverty, improving health outcomes and improving educational attainment and employability is a secure and stable home, and that is something that we should prioritise.
Alex Cunningham
It is going to take some time to build the houses required. In the meantime, we need the local housing allowance to be properly addressed. The evidence has shown that it is inadequate, yet in some areas there is an underspend. What is the Minister going to do to review that and to transfer the money to where there is a greater need?
Will Quince
I made it clear at the beginning that this is an area that I am looking at very closely. We are committed to providing a strong safety net for those who need it and that is why we continue to spend more than £95 billion a year on welfare benefits for people of working age. There are no current plans to extend or maintain the benefits freeze after March 2020. As I said at the beginning, specific decisions on how to uprate the local housing allowance rates from April 2020 will form part of the discussions in support of fiscal events later this year.