Renters’ Rights Bill

Baroness Jones of Moulsecoomb Excerpts

Tuesday 4th February 2025 Lords Chamber

[Baroness Jones of Moulsecoomb (GP)]

My Lords, I, too, declare my interest as a vice-president of the Local Government Association. I offer a very warm welcome to the noble Baroness, Lady Brown of Silvertown, and the noble Lord, Lord Wilson of wherever it was—

[Noble Lords]

Sedgefield.

[Baroness Jones of Moulsecoomb (GP)]

Sedgefield—unforgettable, obviously.

I want to point out to the noble Earl, Lord Leicester, that he is not going to beat me in a competition between who has more in common with the noble Lord, Lord Wilson, because my grandfather was a miner in south Wales. In fact, he was killed in a mining disaster, the largest there has ever been in Britain. I also grew up on a council estate until I was 18 years of age and left home for college.

I love so much about this Bill. It ends no fault evictions, it helps to protect tenants from damp and mould and it makes it easier for renters to keep pets. I support those things 100%. Of course, the Government have responded well to suggested amendments, such as stopping excessive demands for rent up front. I am even hopeful that the Minister might give me a positive response to an amendment which I will table later, tabled by my colleague Carla Denyer MP in the other place, which talks about the needs of people with disabilities, both visible and invisible. It would be absolutely wonderful to get something in the Bill to improve the situation for disabled renters in the private rented sector, and to send a message to those landlords who lock them out of the sector that it is not acceptable that so many people struggle to get permission for the most basic of adaptations, or face discrimination in renting in the first place.

The Bill is not perfect, but it is the kind of legislation I was hoping this Government might put forward, and I would like to suggest some big ideas about what the Government should do next. The big things that are missing, and the main reasons why many young people are choosing to vote Green instead of red these days are rent controls and an end to the right to buy. We need a living rent to match the living wage. This would be similar to the living wage scheme that we Greens proposed and got the Mayor of London, Ken Livingstone, to agree to 24 years ago.

There would be a national commission to decide the living rent with input from local authorities and mayors. It would examine factors like local income in different areas, the size of properties and local market conditions, plus the condition of the properties themselves. We should not have a situation where an estimated one in 10 tenants is spending 60% of their income on rent.

With rents going up rapidly year by year, this is not just an issue of a few hotspots; rents went up by over three times the rate of inflation last year. The question is: why? How does that happen? I have heard all the arguments about it being due to population growth and shortage of supply, but, when you look at the actual figures for the last few decades, you find that housing supply is not just keeping pace with but increasingly outstripping household formation. The houses have been built, but they have ended up in fewer hands; that is the root of the problem with our housing market.

Rents have gone from being 10% of income to an average of around one-third of income. One clear reason why the brakes have come off rents in the private sector is right to buy and the decline in social housing. Rents have risen rapidly, along with the country’s benefits bill. If the Government want to increase the supply of housing, why do Ministers not take up the challenge: invest in social housing and “build, baby, build”. Why do Ministers not invest in a future of good-quality social housing that cannot be sold off, thereby creating decent homes for the younger generations, who are increasingly worried that they may never have the security and quality of life that their parents’ generation had?

The long-term solutions to rising rents are: ending the chokehold on supply from greedy developers who are land-banking, and dealing with the property speculators who buy ghost flats in London and leave them empty all year. While the Government are thinking through what steps they can take to deal with these rich property developers, who restrict the housing market to get even richer, Ministers can and should act to reform the rental market with sensible and locally sensitive limits on what people can charge.

The inequality of housing has become a huge generation divide, as other noble Lords have said. Some 11 million people are renting. We have one generation—going on two generations—who, unless decisive action is taken by this Government, will never be able to earn enough to have a mortgage and are straining to afford their rent. That is not to mention the sharp rise in the number of families with children staying in temporary accommodation for more than five years.

This Bill will definitely help—there is no doubt about that—but, equally, it does not touch the roots of the problem. I would like to hear from the Minister whether social housing is a high priority. I have asked questions on the issue of housing, and in response Ministers talk about affordable housing. I am not talking about just affordable housing; I care very much about social housing. That is where I grew up for my first 18 years and I think other people deserve that as well. So I urge Ministers to consider the steps needed to fix our housing crisis, just as we would all expect from a concerned Labour Government.