Property Agents: Regulation

Debate between Lord Foster of Bath and Baroness Swinburne

Thursday 18th April 2024 Lords Chamber

[Baroness Swinburne (Con)]

I thank the noble Lord for his comments and for his work, which I have acknowledged. I am grateful also to noble Lords on the committee for their recent work on this important topic. Ministers are considering its recommendations and will respond in due course. Training programmes are currently available, and. I suspect that this question will come up time and again. In respect of the legislation that we are currently talking about, I have no doubt that I will be having those conversations with the Minister, my noble friend Lady Scott, in the coming days and weeks.

[Lord Foster of Bath (LD)]

My Lords, given the clear, widespread support for the introduction of an independent property agents regulator, first proposed by the indefatigable noble Lord, Lord Best, some five years ago, can the Minister explain why, having had five years to think this through, it is not now possible, as she seems to suggest, for the Government to include it by way of an amendment to the Renters (Reform) Bill? That way, they would provide what more or less everybody in this House and outside it are keen to see.

[Baroness Swinburne (Con)]

I understand the frustration. I believe that all of us in this House and in our wider communities would like to see more professional-quality work being done in this sector and that we all want to drive up service standards for buyers, sellers and renters—whoever they may be—interacting with the system. It is important that we get it right; measures are coming up in the leasehold and freehold Bill and certainly in the private renters Bill, both of which will be before this House over the next few weeks. Therefore, there are opportunities for us to put forward specific measures that we felt were a priority in the leaseholder space and the private rental space.

Housing Crisis: Rural and Coastal Communities

Debate between Lord Foster of Bath and Baroness Swinburne

Monday 24th July 2023 Lords Chamber

[Baroness Swinburne (Con)]

I will come to my levelling up contribution shortly, and if it has not satisfied the noble Baroness at that point, I will happily come back in writing to her.

With regard to those communities in Devon, particularly when it comes to social housing supply, please know that we have listened and are taking everything into consideration as we look to level up prosperity and opportunity, as well as bolster community cohesion. We recognise that rural areas have more limited affordable stock than other places. As well as the affordable homes programme, my right honourable friend the Secretary of State for Environment, Food and Rural Affairs has announced £2.5 million of funding to provide a network of rural housing enablers across England, which will help to identify development opportunities and secure the support of local communities. Homes in rural protection areas are also exempt from both the right to acquire and the right to shared ownership schemes.

We are therefore introducing measures to strike the right balance between boosting local tourist economies and the availability of affordable homes for local people, giving councils the power to apply a council tax premium of up to 100% on second homes through the Levelling-up and Regeneration Bill, and introducing higher rates of stamp duty for second properties and new measures to close the tax loopholes on holiday lets—alluded to by a noble Lord—that came into force in April.

With respect to the regulating of holiday lets, we propose to introduce a planning use class for short-term lets and a registration scheme for all such properties. The consultations on these have just closed and we will give an update in due course. Through the Renters (Reform) Bill we will change the way that the short-term lets market interacts with the private rented sector. By abolishing no-fault Section 21 evictions, as well as removing the existing ground (3), landlords will be unable to evict a long-term tenant to convert their home to a holiday let and maximise profit during the peak summer season. We do not think that it is right that landlords can do this and we will end the practice.

Turning to the planning reforms, alongside having enough homes to go around, we want to see them well designed and in keeping with their surroundings—a particular priority for rural and coastal communities. We are proposing planning reforms to create a quicker, modernised planning system that will be to all these communities’ benefit. These are all set out in the Levelling-up and Regeneration Bill and in a consultation on changes to the National Planning Policy Framework that ran earlier this year. In this, we specifically explored opportunities to unlock small-scale sites as well as strengthening the significant untapped potential of community-led development to meet housing need in rural and coastal areas. We are carefully considering the consultation responses—there were nearly 26,000—and hope that our response will provide some real potential for positive outcomes for our countryside and seasides.

Turning to the infrastructure levy, we launched—

[Lord Foster of Bath (LD)]

I apologise for interrupting, but before the Minister moves on, can she explain why the Government are thinking of introducing powers to enable local councils to control STLs but are not thinking of introducing similar powers to help councillors to control the number of second homes that do not become STLs?

[Baroness Swinburne (Con)]

I thank the noble Lord. I will note back to the comments about the registration scheme for short-term lets, which will capture many of those that are being used for—

--- Later in debate ---

[Lord Foster of Bath (LD)]

I apologise, as I know that time is very short, but short-term lets is one issue. I have already welcomed what the Government have done. However, there are a quarter of a million second homes and growing that do not get converted into short-term lets and are not covered by the current proposals. What will be done about the growing number of second homes that will not become short-term lets?

[Baroness Swinburne (Con)]

I will need to get my noble friend the Minister to respond to the noble Lord in writing on that specific issue.