Leasehold Reform (Ground Rent) Bill [HL]

Debate between Baroness Grender and Lord Greenhalgh

Committee stage
Monday 14th June 2021 Grand Committee

[Baroness Grender (LD)]

I will take the opportunity, since I have created so much confusion. I thank the Minister for saying that he will go back and see whether it is at least possible to specify some kind of commencement date. I would very much like to say to him that I think all sides of this House will happily work with him and his department and take recommendations if it is at all possible to specify a date in order to counter the market scepticism that I described to him. If it is at all possible to put a date by the end of this process, we would be very grateful for that move.

[Lord Greenhalgh (Con)]

Of course, as a Minister I would like to have stronger lines at this stage but it is important to recognise that we need to lay the regulations and ensure that the enforcement of this works, and there are communications challenges. However, taking that all into account, I am sure that we can reach a situation where we provide much greater clarity and we can be more specific around commencement dates. We can work towards that as the Bill moves through this House and on to the next stage.

Leasehold Reform (Ground Rent) Bill [HL]

Debate between Baroness Grender and Lord Greenhalgh

Committee stage
Wednesday 9th June 2021 Grand Committee

[Baroness Grender (LD)]

I should just like to ask the Minister to perhaps write to all Members involved in this debate to give a bit more detail about what proportion of pension funds are impacted, given that my understanding is that the pension funds are fully aware of the intention to abolish ground rents and extend that to existing leaseholders. I should still like to understand the balance of impact between the 4.5 million leaseholders and the pension funds, if that is to be deployed as a significant argument in this issue. I am very happy for the Minister to write to us later about this.

[Lord Greenhalgh (Con)]

My Lords, I shall try a second time, because obviously I did not manage it the first time. We have not made a commitment to abolish by fiat existing ground rents. We have committed to make it as easy as possible for leaseholders to enfranchise or to buy themselves out of the ground rent obligation. That of course then becomes a phased approach to the 4.5 million people who are paying ground rents. Of course, we are looking to the Competition and Markets Authority to deal with the issue of onerous ground rents. That is the policy position; the noble Baroness is implying something that we have not committed to.

Rogue Landlords Register

Debate between Baroness Grender and Lord Greenhalgh

Wednesday 26th May 2021 Lords Chamber

[Baroness Grender]

To ask Her Majesty’s Government what progress they have made towards introducing a register of rogue landlords; and how many such landlords they have registered.

[The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)]

My Lords, I declare my residential and commercial property interests as set out in the register. The Housing and Planning Act 2016 introduced a database of rogue landlords and property agents as part of a package of measures to tackle poor standards within the private rented sector. This included banning orders, civil penalties of up to £30,000 and rent repayment orders. The database went live on 6 April 2018 and currently contains 43 entries.

[Baroness Grender (LD)]

Given the Government’s original estimate that there are well over 10,000 rogue landlords and that there would be 600 banning orders a year—not seven, as is currently the case—and given that every one of these criminal and rogue landlords getting away with it means untold misery for thousands of tenants, what was the Minister’s response when he found out it was such a small number? As a Minister, what did he then do to put this right?

[Lord Greenhalgh (Con)]

My Lords, this database is not meant to be a metric of local authority enforcement work. In its current form, it is targeted at only the very worst and most persistent offenders who have been convicted of a narrow range of offences or have received two civil penalty notices within a 12-month period. I have satisfied myself that the Government have provided a lot of support regarding improving enforcement against the most egregious and rogue landlords.

Social Housing

Debate between Baroness Grender and Lord Greenhalgh

Monday 24th May 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, I have set out our programme, which is designed to increase the amount of social rented homes. I also point out that, over the last decade, the number of social homes has remained broadly static at around 4 million households.

[Baroness Grender (LD)]

Does the Minister accept that, if house prices rose by 2.1% in April—the highest monthly increase since 2004—making homes more affordable is simply not working? Those 4 million who are waiting for homes deserve a better answer. If this Government are all about levelling up, why are all the subsidies currently pushing up house prices? Would levelling up not be more achievable and better value if a greater subsidy were redirected into social housing?

[Lord Greenhalgh (Con)]

It is not all about demand-side subsidies. We have pointed out that the Government are committed to increasing the supply of affordable housing and are investing over £12 billion in the affordable housing programme over the next six years, which is the largest investment in affordable housing in a decade.

Rent Arrears: Covid-19

Debate between Baroness Grender and Lord Greenhalgh

Thursday 20th May 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, we are aware of the exhortations from many organisations, but we consider that the increase in rent arrears is not statistically significant between the two surveys. It went from 7% to 9%. We also recognise that we have provided a substantial package of support for renters during the pandemic, including legislative protections and unprecedented financial support.

[Baroness Grender (LD)]

Does the Minister accept that loosening restrictions when 353,000 private renters are in arrears risks making families homeless, particularly while no-fault evictions are still in use? Even at this late stage, will he agree to meet Generation Rent to discuss a Covid rent debt fund, enabling renters to clear their debts and landlords to claim up to 80% of income lost, all at a fraction of the current subsidies for home owners?

Levelling Up

Debate between Baroness Grender and Lord Greenhalgh

Thursday 18th March 2021 Lords Chamber

[Lord Greenhalgh (Con)]

We can be very clear that the objective of levelling up is to deal with all the issues the noble Lord raises. The metrics are clear: for instance, the performance metric that I mentioned in my previous answer concerns the

“Economic performance of all functional economic areas relative to their trend growth rates”.

[Baroness Grender (LD)]

My Lords, in answer to Clive Betts on Tuesday, the Minister, Eddie Hughes, clearly stated that the way of measuring the success of this programme will be at a general election. Is it the intention to circulate table 2H, as previously mentioned? What is the open, accessible way that the electorate will be enabled to judge whether this programme is a success—or, indeed, not a success, as some of us suspect may well be the case?

[Lord Greenhalgh (Con)]

My Lords, I refer to my previous answer: there is a series of provisional outcomes and metrics. I just pointed to table 2H as an example of one that affects my department. Those metrics are then captured by departments in their outcome delivery plans.

Rough Sleeping

Debate between Baroness Grender and Lord Greenhalgh

Tuesday 2nd March 2021 Lords Chamber

[Baroness Grender (LD) [V]]

My Lords, I thank the noble Lord, Lord Greenhalgh, for bringing us the Statement. There is no doubt that Everyone In last spring was a significant achievement. Louise Casey, now the noble Baroness, Lady Casey, wrote in her email at the start of the pandemic, after her first week in MHCLG:

“I don’t care what’s happening; I don’t care what’s going on, you’ve got to get everybody in.”


Rough sleeping was treated as an urgent public health issue, resource was prioritised and brought forward, and central and local government worked in tandem with all the charities and the hotel sector and lined up safe accommodation. This was without question a success. But, as so many witnesses to the APPG for ending homelessness made clear, these numbers are never static. Homelessness, like a river, expands and grows. Substantial boulders are the only thing that stop it at source, and those boulders start with social and truly affordable housing.

Will the Minister explain why social housing build last year was only 5,716 homes, far below both Shelter’s annual target and the National Housing Federation’s goal of 145,000 social homes per year? Tomorrow in the Budget we are expecting to see a significant subsidy, not to social housing but to first-time buyers, who will be encouraged to borrow 20% of the purchase price. Will the Minister say where that money is likely to go? What is the possibility that it will end up in the profit margins of the large developers, many of which donate regularly to the Conservative Party? To prevent an increase in the number of people sleeping rough, rapid access to secure, long-term accommodation is vital. This period, following the achievement of Everyone In, is a unique opportunity to do just that and never return to the levels that were way too high just before this pandemic.

The target date of the manifesto commitment—as was mentioned by the noble Lord, Lord Kennedy—is fast approaching, and policies need to be in place now. So surely—as the noble Lord also said—it is time to commit to a rollout of Housing First across England, instead of continuing with the pilots. The scale of current provision is 2,000 places, which falls far too short of the 16,450 places needed that were identified by the charities Crisis and Homeless Link. Can the Minister explain what is preventing the Government rolling out these successful pilots now?

It is welcome news that local authority guidance is encouraging registration of people sleeping rough with GPs, but why are the Government not following the success of some London boroughs, together with Liverpool and Oldham, which are using current JCVI guidance to vaccinate homeless people, in order to mitigate health inequalities? Some local authorities are unclear about this; will the Minister commit to clarifiying the issue? Even at the height of Everyone In some local authorities turned homeless people away. Can the Minister explain why? Does his department know why there were 2,600 people, or more, sleeping rough in October, and how many of them had no recourse to public funds?

The Statement rightly refers to research in the Lancet but not to the wider arguments used. It was clear that what was critical was the absolute refusal to resort to emergency shelters at all. So why are the Government considering using them? Large cities in the US continue to use emergency shelters, to huge detrimental effect. If social distancing is still advised next autumn, should emergency shelters not be ruled out? Can the Minister explain, in detail, in what circumstances they will be used?

The Statement refers to many of the underlying reasons for rough sleeping but fails to mention the precarious position of so many in the private rented sector. Why is that? While it is welcome that the pause on evictions has been extended, that has not stopped every stage of the process. Will the Minister acknowledge that, during the winter lockdown, 500 people were evicted from their homes and that last month 445 were either in arrears or served with eviction notices? Does the Minister agree that if the landlords’ associations and charities have united to ask for assistance, in the form of grants to tenants to keep roofs over their heads, this should be a priority to prevent homelessness?

As we continue to see the economic impact on people’s incomes, it is worrying that there is no longer-term strategy from the Government to ensure that people will be able to keep a roof over their heads. We are expecting unemployment to rise by this summer. The Government have frozen housing benefits once again. Can the Minister give reassurances that the Government are looking at ways to support people to prevent homelessness, including by helping them to avoid eviction due to arrears? Finally, is there any news on the long-awaited end to the use of Section 21, which has such an impact on vulnerable tenants?

There are many paths to homelessness. I sincerely hope that this period has been a pause and we can move forward from here. However, unless some of the problems in areas which give rise to homelessness—such as the private rented sector—are anticipated and stopped in their tracks, we will continue to see rises in homelessness.

[The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)]

My Lords, the Oral Statement relates to rough sleeping. The figures are very clear: we have seen a 37% reduction in rough sleeping—a huge reduction. There has been a reduction of 43% since the Prime Minister took office in 2019. The 2,688 statistic that was referenced by the noble Lord, Lord Kennedy, in his opening remarks, is down from 4,751 in 2017. This Government retain the ambition to end rough sleeping. I point out, too, that subsequent analysis, in December and January, shows continued reductions in the levels of rough sleeping.

One of the comments made by the noble Baroness, Lady Grender, is not correct: the Everyone In programme continues and by January had helped 37,000 people, with over 11,000 in emergency accommodation and 26,000 moved into longer-term accommodation. The programme continues to operate, along with subsequent programmes and the Protect Plus programme.

It is important to address the comments of the noble Lord, Lord Kennedy, on funding. The commitment on homelessness and rough sleeping in the 2021 budget was £700 million, and that will increase next year—since we had a single-year budget commitment—by a further £50 million, to £750 million. Significantly, within that £750 million is a commitment to a block grant of £310 million for homelessness prevention. That grant is to ensure that there are no further pressures, and to support people at risk of homelessness.

The noble Baroness, Lady Grender, mentioned the Government’s record on social housing. Social housing is underpinned by the multi-billion pound affordable homes grant, which has had record funding. We continue to be committed to build all forms of affordable housing, of all tenures, including social housing.

The Housing First pilot, which was referred to by the noble Baroness, Lady Grender, is a world-class project. It was pioneered in Finland and we are piloting it to get the policy right. It continues to be piloted in three areas—the West Midlands, Greater Manchester and the Liverpool City Region. It is important to use the findings of the evaluation, and other experiences with pilots, to inform our next steps, and we are commissioning a consortium led by the ICF to conduct a comprehensive evaluation of the programme. When you do something new like this, it is important to test what you want to expand and expand what you test, rather than hurriedly implement something and get it wrong.

We remain committed to removing no-fault evictions; that will happen as soon as parliamentary time allows, as I have said in previous answers. We recognise the underlying problems of people on our streets, and that we need to continue to address them. This Government, however, have made huge, unprecedented strides in reducing rough sleeping, and we continue to see that in the latest information that we have published.

No-fault Evictions

Debate between Baroness Grender and Lord Greenhalgh

Wednesday 27th January 2021 Lords Chamber

[Baroness Grender]

To ask Her Majesty’s Government what progress they have made towards preparing the legislation to end “no fault” evictions announced in the Queen’s Speech on 19 December 2019.

[The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)]

My Lords, we remain committed to abolishing Section 21 of the Housing Act 1988 to enhance renter security and improve protection for tenants. However, our collective efforts are currently focused on responding to the coronavirus outbreak. We will bring forward a renters’ reform Bill once the urgencies of responding to the pandemic have passed and when parliamentary time allows.

[Baroness Grender (LD) [V]]

My Lords, by all metrics, tenants started this pandemic with less savings and have lost more jobs and income than property owners, but the Government, in the name of balance, have made the callous move of including arrears accrued during the pandemic as grounds for eviction. They have therefore broken the promise that loss of income will not mean the loss of a home. Can the Minister share the data used to guide this decision? If it is not available, will he please write to me?

[Lord Greenhalgh (Con)]

Given the significant level of financial support that has been available to renters throughout the pandemic, through furlough and welfare, it is unlikely that this expansion of rent arrears would have accumulated solely through Covid-related arrears. I point out the Citizens Advice data that 250,000 renters owe landlords some £360 million.

Covid-19: “Everybody In” Scheme

Debate between Baroness Grender and Lord Greenhalgh

Monday 11th January 2021 Lords Chamber

[Baroness Grender]

To ask Her Majesty’s Government, further to the restrictions in place to address the COVID-19 pandemic, whether they plan to reinstate the “Everybody In” scheme in England to provide shelter for homeless people; and if not, why not.

[The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)]

On 8 January, the Government set out further support for people who sleep rough as part of our ongoing, world-leading work to protect rough sleepers. In the light of the new strain, we are asking all local authorities to redouble their efforts to accommodate rough sleepers, backed by £10 million. We are also asking areas to use this opportunity to make sure that all rough sleepers are registered with a GP and factored into local area vaccination plans, in line with the JCVI prioritisation for vaccinations.

[Baroness Grender (LD) [V]]

Everyone In was a success, with great leadership from the noble Baroness, Lady Casey, refusal to resort to the dangers of night shelters and all sectors working together. Should not that success be repeated? What guarantee can the Minister give that this time, with increased transmissibility and local authorities going broke, no one will be refused a safe room and a roof? Does he agree that it is no longer “Everyone In” if rough sleepers are refused emergency help in this lockdown?

[Lord Greenhalgh (Con)]

My Lords, Everyone In was a tremendous programme, which is why it continues to be in place. I would point to the fact that 33,000 people had been helped and supported to the end of November. We continue with this programme in place to build on the success that has saved many lives in the course of the pandemic.

Covid-19 Lockdown: Homelessness and Rough Sleepers

Debate between Baroness Grender and Lord Greenhalgh

Thursday 12th November 2020 Lords Chamber

[The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)]

My Lords, families do tend to squabble a bit, but that has nothing to do with the massive ambition we have for ending rough sleeping. Some £700 million has been committed to end rough sleeping with a world-class policy, a programme in three stages, and the recent announcement of a further stage of the Protect programme. Our swift action has been praised by leading stakeholders, including Shelter, Crisis, St Mungo’s and Thames Reach. The policy speaks for itself: lives are being changed for the better and I see that my colleague, Minister Tolhurst, continues to lead in this regard, under the benign direction of the Secretary of State.

[Baroness Grender (LD)]

My Lords, in the spring the Everyone In scheme was a success, but post Dame Louise Casey—now the noble Baroness, Lady Casey—who is leading and taking up that role now, not at ministerial level but in Whitehall? If emergency shelters were deemed unsafe then, will the Minister confirm that they will not be used now? With so many families who rent threatened with homelessness, does the Minister agree that universal credit should cover the median rent in every part of the country, and will the Government do what they promised at the election and get on with scrapping Section 21 evictions? Finally, why are the Government only “asking” bailiffs not to carry out evictions? They have compelled so many on so much. What is so special about the bailiffs?

[Lord Greenhalgh (Con)]

My Lords, that was a succession of questions. There is no doubt that the noble Baroness, Lady Casey, is a phenomenal force of nature. I watched how she took the troubled families programme and developed a fantastic resolve at all levels of government, and in the social and charitable sectors, to ensure that everyone worked together to tackle the malaise of the families who require a huge amount of support from the state—and then with the integration programme. We have really benefited from her work. However, we do see leadership from Ministers, including the Secretary of State, and a resolve to do something at all levels of government. We will build on that. As for the removal of Section 21, that is a manifesto commitment, and we will introduce legislation to deliver a better deal for renters, including repealing Section 21 of the Housing Act 1988, as a priority, once the urgency of responding to this dreadful pandemic has passed. I will write to the noble Baroness on the other matters.

Almshouses

Debate between Baroness Grender and Lord Greenhalgh

Thursday 22nd October 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, I point out that the Government have seen 140,000 affordable homes delivered by local authorities in rural England since April 2010, and I will write to the noble Baroness on that matter.

[Baroness Grender (LD) [V]]

Does the Minister agree that almshouses are welcome but do not fill the gap identified by the Housing Learning and Improvement Network, which projected a shortfall of 400,000 units of specialist housing for older people in the next 15 years? Can he therefore tell us how many new social—not affordable—housing units are to be created specifically for older people to avoid the unsuitable alternative, which is inevitably the private rented sector?

[Lord Greenhalgh (Con)]

My Lords, I have pointed out that there are 36,000 almshouses. However, there are 700,000 specialist supported and secure accommodation homes for people in this country. In addition, the affordable homes programme includes 10% towards specialist housing—but I will write further if I can provide any assistance on that point.

Housing: Rent, Evictions and Covid-19

Debate between Baroness Grender and Lord Greenhalgh

Tuesday 13th October 2020 Lords Chamber

[Baroness Grender]

To ask Her Majesty’s Government, further to the announcement by the Ministry of Housing, Communities and Local Government on 18 March about the complete ban on evictions and additional protection for renters affected by COVID-19, what progress they have made to ensure that “no renter who has lost income due to coronavirus will be forced out of their home”.

[The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)]

I point to my relevant residential and commercial property interests as set out in the register. There has been a six-month stay on repossession proceedings and we have established an unprecedented financial package. This includes spending over £39.3 billion on the furlough scheme and boosting the welfare system by more than £9 billion. There are now new court arrangements and notice periods of six months, except in the most serious cases, to help keep tenants in their homes over winter.

[Baroness Grender (LD) [V]]

Does the Minister accept that this is a promise that cannot be met if mandatory evictions have resumed and infections are rising? What protects tenants in tiers 1 and 2, such as Michelle in Nottingham, who says:

“Rent alone each month is £575. I lost my job in March due to the virus and am now trying to survive on universal credit but I’m getting into debt with bills and barely have anything left for food”?


How do we now keep her safe?

[Lord Greenhalgh (Con)]

My Lords, I repeat that there has been an unprecedented level of measures to support renters and we will continue to do what is needed to keep as many safe as possible, but it is fair to say that there will be cases where renters will have to potentially seek other places to live.

Housing: Rent and Covid-19

Debate between Baroness Grender and Lord Greenhalgh

Thursday 8th October 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, the Government have set out clearly a very significant investment of £12.2 billion for affordable homes, around 50% of which will be social housing and 50% intermediate homes to provide the housing ladder of opportunity. We have to recognise that what we have actually seen is a collapse in home ownership, from a peak of 71% down to 64%. It is that that we are trying to address, to ensure that we give people the opportunity to own their own home, as well as providing the social homes that this country needs.

[Baroness Grender (LD)]

My Lords, does the Minister agree that this report shows a 40-year legacy of failure to build sufficient social housing? Blackpool, for example, has two-thirds of private renters on benefits but no AHP grant funding locally to build social housing. Does he accept that levelling up will remain a pipe dream if poor quality private rentals are the only option available to people on benefits?

[Lord Greenhalgh (Con)]

My Lords, I accept the challenge that we want to see more councils building council homes. I am delighted to point to Wandsworth, “a brighter borough”, which has announced the building of 17 three and four-bedroom properties in Roehampton. There is a growing recognition among councils that they can build again and they should: that is part of their core role.

End of Eviction Moratorium

Debate between Baroness Grender and Lord Greenhalgh

Thursday 24th September 2020 Lords Chamber

[The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)]

My Lords, I first declare my interests as set down in the register. I would not characterise the situation in Wales as being radically different from that in England. There is the same six-month notice period in place for evictions and we operate under the same court system and guidance that provides protections to renters. Admittedly, the Welsh Government have announced a loan scheme, without providing any timings or details of the extent of the loan. We will look at that in due course. But I point out that there have been a considerable number of measures to support tenants at this time.

[Baroness Grender (LD)]

My Lords, yesterday, in both Houses, Ministers emphasised the urgent need for private landlords to be able to evict in cases of domestic abuse. Does the Minister accept that there are currently no legal grounds on which a private landlord can evict a perpetrator of domestic abuse? Indeed, for social landlords, who can use ground 14A, this is restricted to use only after the survivor has left and does not intend to return. Will the Minister undertake to correct the record and ensure that the Government refrain, at all levels, from pursuing this damaging and misleading argument?

[Lord Greenhalgh (Con)]

My Lords, I point out that the domestic abuse ground applies exclusively to the social sector. I will write to the noble Baroness providing clarification. This prioritisation of cases does not extend just to domestic abuse; it covers illegal occupation, fraud, egregious rent arrears, abandonment and anti-social behaviour. That is why we want to strike a fair balance between protecting the rights of landlords and of tenants.

Housing: New Homes

Debate between Baroness Grender and Lord Greenhalgh

Tuesday 8th September 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, I can assure the House that all the new policies that have been announced recently, including permitted development rights, will be kept under review, and we will see what impact that has on housing supply.

[Baroness Grender (LD)]

My Lords, has the Minister seen Shelter’s latest analysis, which says that there is a backlog of 380,000 “phantom homes” with planning permission but not completed? Does he agree that the planning reforms, which may take as long as 18 months, will not be a quick-fix for this problem? Surely Oliver Letwin’s recommendation for a much greater mix of tenure is therefore suitable, and proper investment in social—not affordable—housing is where there is a market. There is desperation as well as demand, and that should be the urgent goal.

[Lord Greenhalgh (Con)]

My Lords, I restate that there is a commitment to all forms of housing—all types and tenures—including social housing. That is one of the reasons why the borrowing cap on the housing revenue account was removed, so that we have seen a generation of councils build more homes than in the previous decade. I also point out that Sir Oliver found no evidence in his review that speculative land banking is part of the business model for major housebuilders.

Homelessness

Debate between Baroness Grender and Lord Greenhalgh

Monday 13th July 2020 Lords Chamber

[Baroness Grender (LD)]

My Lords, is the Minister aware that, according to the Resolution Foundation, private renters are twice as likely as home owners to have struggled with housing costs due to the pandemic? Why, then, in last week’s financial Statement were home owners awarded a stamp duty tax cut worth £1 billion, in addition to all the other previous measures, while the 20 million renters got nothing?

[Lord Greenhalgh]

I do not agree that renters have received nothing. The noble Baroness will be aware that we have strengthened the welfare safety net with a boost to the welfare system of over £6.5 billion, and that we have increased the local housing allowance rates to cover the lowest 30% of market rents. In addition, a budget of £180 million has been made available for local authorities to distribute in discretionary housing payments.

Social Housing

Debate between Baroness Grender and Lord Greenhalgh

Tuesday 16th June 2020 Lords Chamber

[Lord Greenhalgh]

My Lords, it is important to recognise the points outlined by the noble Baroness about the stigma around social housing and that we do what we can to ensure that so-called “poor doors” are a thing of the past. In addition, we should continue to invest money in building affordable housing, including social rented housing, so that we have mixed and balanced communities. One of the points that is always raised is the need to ensure that there is no concentration of deprivation, and having a mixture of types and tenures of housing is critical for all communities.

[Baroness Grender (LD) [V]]

Does the Minister agree with the Conservative-majority housing Select Committee, which only last week stated that the building safety fund is an inadequate response to the current “cladding nightmare” and has too many restrictions, including against social housing providers? This White Paper was promised by Boris Johnson before the last election—originally, it was to be an urgent response to the Grenfell tragedy. Three years on, does the Minister accept that this is a promise which has not been met?

[Lord Greenhalgh]

Noble Lords will not be surprised to hear that I do not agree with that analysis. The sum of £1 billion to the building safety fund is to ensure that more high-rise buildings are remediated, and in particular to provide a recourse for those who cannot use any other means than public money. The provision of £1 billion is an unprecedented sum to discharge that, and of course we are delighted that so many people had already registered with the fund within several weeks of its opening.

Covid-19: Housing

Debate between Baroness Grender and Lord Greenhalgh

Monday 18th May 2020 Lords Chamber

[Baroness Grender (LD)]

My Lords, I thank the Minister for taking questions on this Statement made by the Secretary of State last Wednesday on the restarting of the construction industry. It came as a surprise to many in that sector, given that they have continued to work throughout the lockdown. In the week before the Secretary of State’s announcement, only 37% of sites remained closed. For the smaller businesses that have been closed, this is often due to supply chain issues alone.

Given how keen the Government are to get all construction back to peak levels, can the Minister reassure us that safety in that sector is as important as in any other? What steps are being taken to ensure that low-skill workers in construction are safe and social distancing? The latest ONS figures suggest that construction worker death rates from coronavirus are double those of health workers. You have only to take your daily exercise past most building sites to see a frightening absence of social distancing. When the Minister answered a question from my noble friend Lord Stunell on 14 May, he committed to provide appropriate guidance to ensure availability of PPE and testing for the construction sector. What progress has he made? Can all construction workers now get testing?

Can the Government reassure us that all types of tenure are equal? With this Government it sometimes appears that some types of tenure are more equal than others. The Housing Secretary’s Statement talks at length about the importance of a home, but the only policies available are for owner-occupiers. People who rent need to know that their home is secure and safe. They need that assurance now. Will the Government agree to extend the current change on Section 21 evictions to give renters the security they need over a long-term period in advance of the 1 June deadline? Why did the Secretary of State not use the opportunity in this Statement to do just that? Will the Minister agree to not only maintain the local housing allowance at the current 30% of market rent but consider increasing it to help those most in need?

Is the Minister aware of Shelter projections that there will be a £55 million a month gap in rent without additional government support because universal credit is too low to cover average local rents? Does the Minister accept that the greatest danger for people on low incomes is that their rent arrears will accrue, driving them into a level of debt from which it would be hard to recover? Will the Government perhaps learn from other European nations and offer low-interest loans to help tenants through this unprecedented period?

The problems of leaseholders with extortionate ground rents have not suddenly disappeared with the lockdown. What progress is there in tackling this? Where are the shelved plans for greater protections for property guardians who are struggling to socially distance in often inadequate accommodation?

The achievement of getting as many rough sleepers as possible sheltered during this period is very significant. Anyone who has had the privilege of working with Dame Louise Casey will know how able she is at making the impossible possible, but this was also achieved thanks to monumental efforts by local authorities. Those same local authorities now need support to build social housing in sufficient numbers. Will the Minister listen to the LGA when it asks the Government to allow councils at least five years to spend right-to-buy receipts? Will they also allow councils to keep 100% of receipts?

Will the Government increase investment in Housing First projects to ensure that we do not return to the shameful levels of rough sleeping before the pandemic? Will the Government also support local authorities in their attempts to house people who have no recourse to public funds? This global problem requires a global response. Last week, the Secretary of State left responsibility for this issue firmly in the hands of local authorities. He charged them to act with humanity and compassion. Does the Minister agree that the Government should do the same?

[The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)]

A number of questions have been put; where I do not know the answer, I shall write to the noble Baroness or the noble Lord and place a copy of my response in the Library.

I shall start with the questions put by the noble Lord, Lord Kennedy. A ban on evictions is in place, which we shall review in due course once it is released. We have engaged with a number of stakeholders regarding rough sleeping. It is incredible that 90% of rough sleepers—some 5,400 people—have been taken off the streets. Engagement is happening with local authorities, charities and, as I know, the Local Government Association, to come up with a big, bold plan to ensure that these people remain in secure and settled accommodation and do not just get handed back on to the streets.

The noble Baroness mentioned being able to resume construction safely. I note the ONS figures. We know that guidance has been issued on how to restart safely, including a charter on construction safety. Over 100 construction companies have signed that charter and we look to more to do the same. Obviously, the raised levels among construction workers are not necessarily down to construction; there could be other factors such as underlying conditions. We will continue to monitor that.

We assume that access to PPE should be no problem with routine construction. Construction workers have access to testing, as do other key workers, as we reopen the economy. I note the comments around low-interest rates to tenants. I shall write specifically on that to the noble Baroness. We need to recognise that restarting construction is a key part of reopening our economy. The Government recognise that between 600,000 and 900,000 people are employed in the housing sector alone and many millions in the wider construction sector; but we understand the need to do this safely.