Asked by: Lord Truscott (Non-affiliated - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government what assessment they have made of the European Commission's European Affordable Housing Plan, published on 16 December, specifically its proposals for empowering regional and local governments to regulate short-term rentals that contribute to housing shortages.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
The Government recognises that excessive concentrations of short-term lets can impact on housing availability and affordability and place pressure on local services.
We have abolished the furnished holiday lets tax regime, meaning landlords will no longer be incentivised by the tax system to make their properties available as short-term holiday lets rather than longer-term homes. From 31 October 2024, higher rates of Stamp Duty Land Tax on additional dwellings increased from three to five percentage points above standard rates. The Renters’ Rights Act includes a provision to prevent landlords from evicting tenants simply to convert properties into holiday lets.
In addition, the Department for Culture, Media and Sport is progressing a national registration scheme for short-term lets. We are also empowering Mayors to introduce a visitor levy on short-term overnight accommodation in their region and continue to consider whether further powers are needed for local authorities.
Asked by: Lord Truscott (Non-affiliated - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government what plans they have to procure 1 million extra rental properties that are estimated by the National Residential Landlords Association to be required by 2031.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
In our Plan for Change, we have set an ambitious milestone of building 1.5 million new homes across all tenures in England in this Parliament. At the Spending Review, we announced £39 billion for a successor to the Affordable Homes Programme over 10 years from 2026-27 to 2035-36. For further information, I refer the noble Lord to the Written Ministerial Statement published on 2 July (HLWS770).
The government is committed to supporting the Build to Rent sector. We are unlocking nearly £2 billion in additional lending through the Private Rented Sector Guarantee Scheme and have announced a £700 million extension to the Home Building Fund to help deliver more homes alongside institutional investors, including those provided by Build to Rent operators.
Asked by: Lord Truscott (Non-affiliated - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government what assessment they have made of whether local authority selective licensing for residential properties will duplicate the private rented sector database in the Renters' Rights Act 2025; and what assessment they have made of the impact of each of those schemes on costs for landlords and tenants.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
Selective licensing and the Private Rented Sector Database have different purposes. Unlike the Database, selective licensing schemes aim to target specific local issues by enabling more intensive proactive enforcement strategies.
We recognise the need to keep requirements for landlords proportionate and fair. While Database registration brings some additional requirements, we are committed to ensuring these remain reasonable.
We will continue to review the use of selective licensing as we develop the Private Rented Sector Database – refining the way the two systems work together.
Asked by: Lord Truscott (Non-affiliated - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government when they plan to implement all of the provisions of the Leasehold and Freehold Reform Act 2024.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
I refer the Noble Lord to the Written Ministerial Statement made on 21 November 2024 (attached) HLWS240 which sets out further detail on implementation of the Leasehold and Freehold Reform Act 2024.
Following a robust defence from the government, the High Court comprehensively dismissed challenges brought to the Leasehold and Freehold Reform Act 2024. We warmly welcome the Court’s judgment.
The reforms that were challenged will make it easier and cheaper for leaseholders to extend their lease or buy their freehold by removing the requirement for marriage value to be paid; and capping the treatment of ground rents in the valuation calculation at 0.1% of the freehold value.
Valuation rates used to calculate the enfranchisement premium will be set by the Secretary of State in secondary legislation. We will consult on valuation rates and commence the relevant provisions as soon as possible. Primary legislation will be required to rectify a small number of specific flaws in the 2024 Act before the Act’s enfranchisement provisions are commenced.
Asked by: Lord Truscott (Non-affiliated - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government whether there will be exemptions for listed buildings under the proposed new energy performance certificate regulations.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
Currently buildings protected as part of a designated environment or because of their special architectural or historical merit are exempt from the requirements to have an energy performance certificate insofar as compliance with minimum energy performance requirements would unacceptably alter their character or appearance.
We have recently consulted on EPC Reform and we are proposing that all heritage buildings are required to have an Energy Performance Certificate. The act of obtaining an EPC does not have any effect on the building materially and even if obtaining an EPC were to bring a heritage building into scope of the Minimum Energy Efficiency Standards, there are relevant exemptions if consent by the relevant authorities cannot be obtained, or if any of the recommendations on the EPC that need to be made, devalue the property by more than 5%. We would plan for this to be further balanced by ensuring EPC recommendations are tailored appropriately to consider the nature of the buildings.
Asked by: Lord Truscott (Non-affiliated - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government whether secondary glazing and infrared heaters are included in energy performance certificate (EPC) assessments; and if not (1) why, and (2) what consideration they have given to including secondary glazing and infrared heaters in EPC assessments in future.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
The Energy Performance of existing homes is assessed through the model known as the RdSAP, which enables EPC assessors to record instances of secondary glazing so this can contribute towards a higher EPC score for the dwelling. Infrared heaters are currently treated as a standard direct electric heater under this methodology. Although infrared heating is not modelled as its own category, the Government acknowledges its potential to offer efficiency benefits over other direct electric heating appliances. The ‘Appendix Q’ process enables the recognition of additional technologies such as infrared heating and manufacturers or industry groups can pursue that route for recognition in RdSAP subject to the completion of appropriate testing.
Asked by: Lord Truscott (Non-affiliated - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government whether they still intend to abolish marriage value in lease extension calculations.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
I refer the Noble Lord to the answer given to Question UIN HL 3047 on 10 December 2024.
Asked by: Lord Truscott (Non-affiliated - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government what consideration they have given to restricting or banning estate agents from collecting rent commission one year in advance, in line with the proposed restriction on landlords requesting upfront rent payments as set out in the Renters' Rights Bill.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
There are already protections in place to ensure that both tenants and landlords are treated fairly by letting agents. This includes the Tenant Fees Act 2019 which bans most letting fees and caps tenancy deposits paid by tenants in the private rented sector.
In addition, the Renters’ Rights Bill will prohibit landlords from requiring more than one month's rent in advance from tenants looking to secure a tenancy. This unfair practice can encourage prospective tenants to stretch their finances to the limit or prevent them from accessing the private rented sector altogether.
This measure does not apply to the fee structures agreed between landlords and property agents.
Asked by: Lord Truscott (Non-affiliated - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government how many affordable homes were built in 2024; how many are planned for (1) 2025, and (2) 2026; and how many for the duration of the current Parliament.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
The number of new affordable housing delivered in England by new build/acquisitions is published here Live tables on affordable housing supply - GOV.UK
We are committed to delivering the biggest increase in social and affordable housebuilding in a generation. The government will set out details of new investment to succeed the 2021-26 Affordable Homes Programme at the Spending Review, which will deliver a mix of homes for sub-market rent and homeownership, with a particular focus on delivering homes for Social Rent.
In addition, the provision of affordable homes will be supported by our ‘Golden Rules’ for Green Belt development which mean that housing can only be built on Green Belt land if developers deliver high levels of affordable housing. We will also strengthen planning obligations to ensure that new developments provide more affordable homes.
Asked by: Lord Truscott (Non-affiliated - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government what plans they have to remove restrictions on short-term lets for residential flats following the provision in the Renters' Rights Bill to introduce periodic tenancies.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
We have no plans to remove restrictions on short-term lets for residential flats. The Renters’ Rights Bill includes a provision to ensure landlords will not be able to evict tenants simply to turn the property into a holiday let. We are considering what additional powers we might give local authorities to enable them to respond to the pressures created by short-term lets.