Housing and Planning Bill (Seventeenth sitting)
Debate between Lord Jackson of Peterborough and Gareth Thomas(8 years, 7 months ago)
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Mr Jackson
It is obviously being so cheerful that keeps the hon. Lady going.
I want to briefly add my comments to the debate. The hon. Member for Dulwich and West Norwood has experience in the field and proceeded on the basis of a very reasoned and moderate argument, with which many Government Members agree. We were looking forward—still look forward— to hearing the Minister respond in a similar vein. It is unfortunate that the hon. Member for City of Durham—she was rather sparky today and I do not know why; perhaps it is end-of-term blues—has sought to—
Housing and Planning Bill (Twelfth sitting)
Debate between Lord Jackson of Peterborough and Gareth Thomas(8 years, 7 months ago)
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Mr Jackson
I have listened to the hon. Lady’s dulcet Ulster tones all morning, but we have not made much progress. To reach a consensus in our scrutiny of the Bill, we must understand Her Majesty’s Opposition’s benchmark. She prayed in aid evidence from housing associations and said that only a quarter of them backed the proposal, but what is her policy? In principle, would she have supported a cap of £60,000? With all due respect, she has failed to answer that straightforward question for the past 25 minutes.
Mr Jackson
I absolutely agree—hon. Friend puts it in her normal eloquent and astute way. The fact of the matter is that the Labour party is letting itself down.
Mr Jackson
I will not give way for the time being. I have already been very kind to the hon. Gentleman and I will let him in in a minute.
The Labour party was quite courageous when it was last in government. For instance, it started to challenge lifelong tenancies, which was really important. That was about fairness, equity and sharing resources. That was absolutely right and I pay tribute to the right hon. Member for Don Valley (Caroline Flint), who was responsible for that when she was Housing Minister.
However, the principal reason that I oppose the amendment is that it is overly bureaucratic. It does not take into account that, in the vast bulk of local authority areas where there is social housing administered by housing associations, the differential is reasonably low and the number of people who will be impacted is low. Savills says that the figure will be around 6% but I think it is probably even lower than that. Nevertheless, it is a strong message to working people in social housing accommodation that there is an element of social equity and fairness in this process. If someone is working hard and has done well, no one is complaining, but resources are scarce and we all have a duty and responsibility to ensure that the people who need help most get it.
Mr Jackson
No. A mix of shared equity, social rent, starter homes and owner-occupation will happen across the country organically as a result of the process. Let me just give the hon. Gentleman a statistic. In 1970, about one in four people in social housing were in workless households. It was quite normal for people in places such as Barking and Dagenham—people working at Ford—to live in a council house. There was no social stigma. Decent, working people lived in council houses, and if they were lucky they bought their homes. That figure is now much higher: about 50% of people in social housing are in workless households. There has been an element of ghettoisation already. None of us supports that and everyone wants a mix of people. Some people need specialist help, including people who are elderly, people with mental health problems and people who need supported housing. We have to have that variety. The legislation will not do anything other than drive through that variety, depending on each local area.
Mr Thomas
I would have more belief in the hon. Gentleman’s commitment that those high earners should pay more than lower earners if he was not such an enthusiast for cutting the taxes of the very richest people. However, I bring him back to the example that I gave in an earlier intervention. Evidence from the Chartered Institute for Housing shows that everyone who is paid the living wage—the Chancellor’s living wage—by 2020 will be hit by these pay-to-stay regulations. Does that example not trouble him in the slightest?
Mr Jackson
The No.1 rule in politics is never believe your own publicity—I say that to the hon. Gentleman. I am inordinately proud of what the Government have done to take the number of workless families, and the number of children in workless households, to the lowest it has ever been, to cut taxes and to introduce a national living wage. I am enormously proud of that record and of where our party stands for decent working people.
Housing and Planning Bill (Eleventh sitting)
Debate between Lord Jackson of Peterborough and Gareth Thomas(8 years, 7 months ago)
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Mr Jackson
It is apposite at yuletide to say that turkeys do not vote for Christmas. Anything that puts a burden on the housing associations would not be in the best interests of their tenants. Taking issue with the hon. Lady is like wandering down memory lane. Twenty-five years ago, when I had the honour to serve as a London borough councillor, the Labour party was going through a hard-left spasm, and it was then finding it difficult to contain its antagonism towards the first iteration of right to buy. The Labour party had to pay lip service to it, but it was all about putting bureaucratic barriers in the way of tenants exercising their proper, due right to buy. Although the Labour party pays lip service to the desire for more people to own their own homes—again, I cite the figure that 86% of people say that they want to own their own home and support right to buy—I get the feeling that somehow it has not caught up with that trend.
I say that because the hon. Lady knows that the housing associations specifically made it very clear at the evidence session that we attended a week or so ago that, in respect of pay to stay, they did not have this capacity to check. It seems—bizarre as it may appear—that housing associations do not routinely check the financial bona fides of their own tenants: their incomes, their expenditure, and the basis on which they were being housed by that private entity, for the time being, or by that social entity in the form of a housing association. It seems to me that the hon. Lady has disregarded that evidence by tabling an amendment that is onerous and bureaucratic, and would have a direct cost on front-line services in terms of the provision of social housing and specialist housing.
Given the very sensible points made by my hon. Friends the Members for Thirsk and Malton and for Wimbledon, the amendment is superfluous simply because it disregards the fact that there are already regulatory and statutory obligations and duties on several bodies to ensure that money laundering does not take place. The checks and balances that the hon. Member for City of Durham thinks that we should put into legislation by means of this amendment are simply not needed, and would put an extra bureaucratic burden on housing associations. Indeed, this amendment is not good enough and, in my humble opinion, it is a wrecking amendment. Even though the hon. Lady does not suggest it, I decry the fact that housing associations, which said that they are too busy to check their own tenants’ financial bona fides for pay to stay, would still be expected under the amendment—indeed, they suggested it through the National Housing Federation—to put in place an onerous and difficult bureaucratic regime.
Mr Thomas
While the hon. Gentleman is talking about onerous burdens on housing associations, would he like to tell the Committee whether he now shares the concerns about the onerous duties under pay to stay, to which housing associations have drawn the Committee’s attention?
The Chair
Order. I think that the hon. Gentleman might not want to do that, because we are focusing entirely on the discount.
Housing and Planning Bill (Tenth sitting)
Debate between Lord Jackson of Peterborough and Gareth Thomas(8 years, 7 months ago)
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Mr Thomas
I am grateful to the hon. Gentleman. Perhaps I should caution him not to go for the expensive and well oiled lunch that perhaps is a feature of interest for him from Tuesday to Thursday. I am not quite sure that I have convinced him on this amendment and I fear that I will have to try a little harder to convince him of other issues during the course of the day.
Mr Jackson
Not necessarily to the advantage of either of our careers, I suspect. May I bring the hon. Gentleman back to amendment 146? Given that there was some debate earlier about the differentials in earnings and affordability across the country, does he not think that it is somewhat prescriptive to put a reference to key workers on the face of the Bill? The affordability of key workers in the north-east, north-west or east midlands might be entirely different from that in the south-east. Would it not be better to leave the Minister to make the appropriate regulations in respect of affordability on the issue of right to buy, rather than to put it on the face of the Bill?
Mr Thomas
Certainly when I was a Minister, I used to think that leaving it to the Minister’s judgment was sensible but, having spent some time on the Back Benches for a while, I am increasingly of the view that Parliament should try to limit the discretion that is purely at the hands of the Executive and might be outwith the full scrutiny of the Committee. I am surprised that the hon. Gentleman does not want to try to help the police, and those who work for the national health service and careworkers who cannot afford a starter home or to buy on the open market, and who therefore need affordable housing. Why can he not see it within himself to offer them protection?
Mr Jackson
I am merely being Christian and charitable in trying to assist the hon. Gentleman towards seeing the error of his ways. I believe that, if his amendment is on the face of the Bill, it may very well give rise to legal challenges between some people who say they are key workers and others who say they are not. The definition of key workers will be problematic if it is put on the face of the Bill, rather than being left to the experience of right to buy over a course of time and the Minister then laying appropriate regulations or guidelines in respect of keyworkers.
Mr Thomas
It is precisely because the hon. Gentleman is so Christian and charitable that I have decided to add him to the very small list of Conservatives whose careers I am going to champion. I strongly believe that we need to give keyworkers protection. I recognise his point about the need to get definitions right, but I think there is sufficient recognition of the case for helping those who work in our police forces and the national health service, and our careworkers, for me to push the Minister to give additional help to protect properties for such workers.
Mr Thomas
I was going to suggest that the Minister, if he has not already done so, might like to read what I am told is an excellent book by the hon. Member for South Norfolk. It is called “Conundrum: Why every government gets things wrong and what we can do about it”. Life is too short, sadly, for me to read it, but I gently suggest to the Minister that he might seek inspiration and understanding of why one should seek outside sources to validate or at least challenge the assumptions that one has come to oneself or that one’s civil servants have encouraged one as a Minister to come to. I gently say to the Minister that Opposition Members, in the amendments that we have tabled, are seeking only to do what the late Margaret Thatcher did with the Housing Act 1985. Even she conceded that there was a need for exceptions to the right to buy, and they were included in legislation, not least in the 1985 Act, as I have set out. It seems to us entirely sensible to put in the Bill similar provisions on exceptions to the right to buy. We would be helping housing associations and, indeed, helping the Government in legislative terms by making clear where housing associations stand.
Mr Jackson
I fear that the hon. Gentleman is over-egging the pudding. Surely the centrepiece of the voluntary agreement between registered providers and the Government is the portable discount concept, which retains a solid commitment to the right to buy, but at the same time allows housing associations autonomy to judge locally what is applicable to them and what it is appropriate to retain in the form of specialist housing or other types of housing. The hon. Gentleman is exaggerating the effect of the Bill, because that is the centrepiece of the voluntary agreement.
Mr Thomas
I gently suggest to the hon. Gentleman that part of the purpose of opposition is to address the question of the law of unintended consequences for any legislation that the Government propose. I gave the example of housing associations that are registered housing providers but provide all their homes in a housing co-operative format. How do they offer a portable discount to their tenants? They cannot do so. Housing co-operatives are excluded in theory under the deal, but there is uncertainty as to whether the question of a portable discount still stands, so to provide absolute clarity, for the benefit of housing associations, for registered housing providers, for the benefit of the regulator of social housing as set out in clause 58 and for the Government—to enable everyone to know where they stand—it is surely sensible to include in the Bill a certain number of exceptions.
In the context of amendment 89, it is wise, given the decline in the availability of sheltered and specialist housing for those who are most vulnerable and particularly those who are older, to put in the Bill a sensible exclusion in that respect. For that reason, tempted as I am to agree with the Minister, I cannot do so on this occasion and I intend to press amendment 89 to a vote.
Question put, That the amendment be made.
Housing and Planning Bill (Ninth sitting)
Debate between Lord Jackson of Peterborough and Gareth Thomas(8 years, 7 months ago)
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Mr Jackson
I would like to add briefly to the important point the Minister has made. Members of the Committee might have heard “World at One” a few weeks ago when it focused on high levels of immigration in the Peterborough constituency. They followed around a housing enforcement officer of 20 years’ experience, who found, in a two-bedroom house, a family comprising a mother on her own and eight children. That is pertinent because it is important to make the point that is no good for individual local authorities to collect those data if they do not cross-reference them with other regulatory and statutory bodies.
It is appalling not only that that mother was living with eight children in a slum, and a greedy, rapacious landlord was skimming money off the state and plunging them into misery; frankly, that lady should not have been in the country because she is a Slovak national. She was not exercising her EU free movement directive rights because she was not employed, self-employed, looking for work or a student. She should not have been in the UK accessing UK benefits. Over and above the housing issue, we need a much tougher and more robust regulatory framework to share information with organisations such as Border Force. I hope that we are able to do that in some way because, frankly, we want to drive some landlords out of the market, but we also want to ensure that the right people are in the country accessing the scarce public resources.
Mr Thomas
Very briefly, I want to press the point about the jurisdiction of the database. It clearly relates to England, but rogue landlords operating in the Gloucester area or on the borders of Wales might have properties in Wales. It might be similar with the border areas close to Scotland. It would be useful, as part of the Minister’s helpful commitment to look at how the database might be made even more robust, to think about co-operation with Welsh, Scottish and even Northern Irish housing authorities.
Housing and Planning Bill (Seventh sitting)
Debate between Lord Jackson of Peterborough and Gareth Thomas(8 years, 7 months ago)
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Teresa Pearce
I have given thought to that, which is why I talked about “reasonable effort”. The original amendment said that the local authority “must” consult. It now asks for a “reasonable effort”, which is open to interpretation. Of course, there are costs in doing things properly, but we are trying to rid the private rented sector of rogue landlords who commit criminal offences by keeping people in properties that are unfit and unsafe. There is a cost, but the cost of not doing something could be far higher for the local authority.
Are banning orders only a way to punish criminal landlords or are they a way to improve standards in the sector by working with landlords and tenants to drive out rogue landlords? It will be fundamental to the success of banning orders for tenants to be brought in on the process. Not all tenants will want to play a part in the process and that is fine. The aim behind the amendment is for local housing authorities to consult affected tenants, ensuring they have the opportunity to have their say. If tenants have been subject to wrongdoing by a landlord, they will be able to provide further and wider evidence to the local housing authority. The landlord may have been prosecuted for one offence but could have demonstrated a consistent disregard for the tenant’s security and safety. That could be factored in by the local housing authority in the first-tier tribunal. It works both ways. The local housing authority and the first-tier tribunal could factor in positive experiences from tenants, although I suspect that those cases will be few and far between. In all cases, it will allow for the local housing authority and the first-tier tribunal to build up a more coherent case for or against a banning order.
I hope the Minister looks favourably on the suggestion because it would make this section of the Bill work better. For those reasons, we are moving that the clause be amended to include a requirement for the local housing authority to consult directly with any tenants of the rogue landlord or letting agent against whom it is hoping to make a banning order.
Mr Thomas
I rise to support the amendment and to add one or two brief thoughts. What would my hon. Friend, who spoke to the amendment in a very consensual style, think about a local authority that has not rushed into taking action against landlords because, for ideological reasons, it does not think it should or because the burden of other legislation in this time of significant cutbacks is too much for it to prioritise taking action against rogue landlords? The amendment would create that additional bit of pressure to ensure that local housing authorities always think of the need to consult tenants on an annual basis about whether rogue landlords are in action and whether the authority should act on that.
Let us take South Norfolk Council as an example. Presumably whenever the hon. Member for South Norfolk sees housing authority staff, he sits down and talks with them at some length about self-build and custom house building. Presumably, given his importance and the esteem in which he is held, it requires a considerable effort by those staff to deal with his inquiries. What my hon. Friend’s amendment will do is gently rebalance perhaps the enthusiasm within South Norfolk housing authority to focus on the needs of tenants, as well as dealing with his concerns. As I alluded to, there might be an authority—a Bexley or Bromley, perhaps, in London—that is so pro-landlord that it cannot envisage rogue landlords operating in its space.
Given that the Minister is determined—it seems to me, at least—to adopt the nanny state approach and not allow tenants themselves to go to the first-tier tribunal, my hon. Friend’s amendment would at least force local authorities to consider whether there is a need to take action. In that sense, it would be a useful annual prod to get local authorities to do a bit more in this area.
Mr Jackson
The Committee will know that in his previous glittering political career the hon. Member for Harrow West did not get a chance to speak to the House that often, because he was the Opposition spokesman on international development, and he is certainly making up for it today.
We are trying to get a consensus. What we should realise is that good local housing authorities have a good network, and checks and balances, to know who the rogue landlords are. In the normal course of events, they have good relationships and good communication with tenant groups, community groups, local councillors and others, so I am reluctant to support a measure that is not permissive but overly prescriptive. I speak as someone who has a local authority currently going through selective licensing, which is absolutely exhaustive and first class—it is happening under the auspices of Peterborough City Council—and I also represent a seat that has a significant number of rather challenging tenants using the private sector lettings field. Therefore, I see at first hand that good housing enforcement officers are already getting out there, talking to tenants, identifying the rogue landlords and going after them. Making an overly prescriptive amendment to this clause is essentially superfluous and will not add to its effectiveness.
Mr Thomas
I have never associated the hon. Gentleman with the nanny state tendency in his party, so I wonder whether I might divert him from what is an interesting point to suggest that, as well as there being good housing enforcement agents in his own authority, there must surely be tenants who on occasion might have the capacity or the desire to go to the tribunal themselves and seek action against bad landlords. Why does he not support those tenants having the right to do so?
Mr Jackson
Not everyone would agree that I am part of the nanny state, but I am a social conservative rather than a social liberal.
Mr Jackson
It means that there are opportunities, under the Environmental Protection Act 1990, the Housing Act 2004 and now this legislation, for people to go through the proper procedures, which will stand up in a court of law or a tribunal, to identify, deal with and ameliorate the issues caused by rogue landlords. To conclude, I have to tell the hon. Gentleman that I do not think the amendment will add anything to the efficacy of the Bill. I support the Government’s clause as it stands.