Housing and Planning Bill

Debate between Baroness Gardner of Parkes and Lord Palmer of Childs Hill

Tuesday 9th February 2016 Lords Chamber

[Lord Palmer of Childs Hill (LD)]

My Lords, I support Amendments 2 and 7, and draw the Committee’s attention to my entry in the register of interests as a director of the Property Redress Scheme, one of the government recognised organisations.

Amendment 2, in the name of my noble friend Lady Grender, draws attention to the fact that this House and the other place do not consider legislation in a holistic fashion. We seem to consider one amendment to one piece of legislation without looking at the unintended consequences of that legislation, as identified by Amendment 2. Yes, we should address rogue landlords, however one describes them, but that will have an effect on the tenants of the relevant properties. The tenant who makes a complaint will have some protection in terms of getting rehoused, but the property may contain a number of tenants, including those who have not made a complaint against the landlord who is banned. If the property is no longer available for letting, those tenants will become homeless. My noble friend drew attention to the transfer of the relevant property to other people who are not specified in the Bill. What then happens to the tenants? We do not know that because we are not adopting a holistic approach to the legislation. The noble Baroness, Lady Gardner of Parkes, said that we do not have consolidation Bills. We have unintentional effects because of that.

Amendment 7 was spoken to by my noble friend Lady Bakewell. The problem is that we pass legislation without considering sanctions. The sanctions are to be imposed by local authorities, which are having their grants reduced and are looking for ways not to spend money rather than to spend it. Amendment 7 proposes that local authorities which are proactive in implementing the legislation should retain the relevant financial penalty. When the Minister replies, will she say whether the Government have had discussions with trading standards departments, environmental health departments and housing departments on how they will implement this part of the legislation to ban rogue landlords? I know of only one London borough—Camden—that has a really active trading standards officer dealing with housing, but the rest do not have the finance to cover this area. Therefore, I hope that some research has been carried out with local authorities in England to determine whether these restrictions will bite where they need to.

[Baroness Gardner of Parkes]

My Lords, I support Amendment 7. I appreciate what has just been said, but certainly my view is that one of the big problems with all these housing issues of overcrowding and everything else is that the local authorities cannot afford to implement the enforcement and inspection measures that are constantly necessary. Indeed, at a later stage in the Bill I intend to bring forward an amendment to enable them to charge more for planning applications for these enormously expensive huge underground developments which many people find very inconvenient. The person who applies for planning permission for a simple little underground development just to give their family more space pays the same amount as the person applying to build a multimillion pound development. That is very unfair. The proposed measure would enable local authorities to have a little more money to enforce their many obligations. This amendment is valuable in that respect.

Localism Bill

Debate between Baroness Gardner of Parkes and Lord Palmer of Childs Hill

Wednesday 7th September 2011 Lords Chamber

[Baroness Gardner of Parkes]

My Lords, I apologise for my delay in getting back to the Chamber. I had jobs that I simply had to do in the House.

It is important to consider the impact of this in terms of the Delegated Powers and Regulatory Reform Committee, of which I am a member. I wonder whether these are the sort of powers that that committee is very opposed to giving, because they are too wide and would mean that the Government could do pretty well whatever they wanted. I have clear memories of, I believe, the Wilson Government introducing rent controls, which had a disastrous effect. They appeared to work temporarily but were a terrible failure after that. Everyone found that their rents jumped up terribly, which was worse than if they had increased gradually. I have reservations on those two grounds and should like the Minister to take them into consideration.

[Lord Palmer of Childs Hill]

My Lords, I shall speak to Amendment 93 which, for the accountants here, follows Amendments 91 and 92. Most of the points relating to the tenancy relations services dovetail clearly with the other two amendments in the group. Amendment 93 requires all local housing authorities to provide a tenancy relations service. This proposed new clause would establish a statutory duty on each local housing authority to provide such a service, and its focus would be to foster good practice in the private rented sector.

The tenancy relations officer’s work will include taking steps to promote awareness of rights and responsibilities on the part of both landlords and tenants; conciliation and negotiation between the parties in the interests of resolving disputes; and, where necessary, assisting in the enforcement of duties and in the prosecution of landlords for the criminal offences of harassment and illegal eviction. I received a helpful reply from the noble Baroness, Lady Hanham, about this point. The sum total from the Minister was that there is no need to legislate because local authorities already carry out such activities and duties.

I am sad to say that not all local authorities do that. With the cuts that are taking place in local authorities at the moment, they will perform these even less if there is no statutory duty so to do. Within the private sector, it may surprise some noble Lords that there is harassment and illegal eviction. There is a need to protect tenants from criminal offences. The legislation for homeless persons in properties without protection is very strong.

A tenancy relations service is needed. I shall give two examples from the past couple of weeks which occurred to me as a local councillor. A guy living in rented accommodation came to see me. He is being harassed by his landlord and it is a situation where one ethnic group is against another. He complained to the local authority and the police, both of whom told him to go away. There is no proof. I say to this man, “Go and find somewhere else to live. If it is that uncomfortable, it is probably insoluble”. The guy cannot find somewhere else to live because he needs a deposit and a guarantee.

The second case again took place in the past two weeks. A woman in this north-west London borough says that she cannot find a one-bedroom flat to rent because all landlords want a guarantee and a deposit, and they do not want her because she is on housing benefit. The idea that there is no need for a tenancy relations service is living in a bubble of Westminster which does not understand what happens in reality. Other legislation of this Parliament will put people into private accommodation without any choice and there will be a greater danger of tenants being put under intolerable pressure. Those people need a tenancy relations service which is statutory and not just voluntary. People go to their local housing association or local council but they are not helped if they are not a priority case and the council does not see a way to help them.

The noble Baroness, Lady Hanham, said that there are Citizens Advice and various other organisations. At the moment, they are under extreme pressure. People are queuing up. The bureaux are not answering the telephone. They have service level agreements with their local authority. They are well meaning and they help, but I find that there are many people who they do not help. Therefore, I hope that the Minister will find a means of incorporating a tenancy relations service within the amended legislation, which would dovetail well with the comments made by my noble friend Lord Shipley.