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.
Asked by: Lord Truscott (Non-affiliated - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government, further to the Written Answer by Baroness Taylor of Stevenage on 8 January (HL3567), whether they have any target for providing social homes over the lifetime of the current Parliament.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
The Government has committed to delivering the biggest increase in social and affordable housebuilding in a generation. Our aspiration is to ensure that, from the first full financial year of this Parliament (2025-26) onwards, the number of Social Rent homes grows consistently. We will update Parliament on our progress.
We have therefore asked Homes England and the Greater London Authority to maximise the number of Social Rent homes in allocating the remaining funding from the 2021-26 Affordable Homes Programme.
My department published an update on targets in the 2021-26 Programme on 30 July 2024. We have also made a number of changes to national planning policy that are designed to support the delivery of Social Rent homes. We will bring forward details of future Government investment in social and affordable housing at the Spending Review.
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 social homes they expect to be delivered in each of the next five years.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
With regard to our work to increase the number of new social homes, I refer to the noble Lord to the answer given to Question UIN 19382 on 20th 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 whether landlords will have to pay a fee (1) to use the proposed Private Rented Sector Database, and (2) for the purposes of enforcement of the Decent Homes Standard, under the Renters (Reform) Bill.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
The Renters’ Rights Bill includes provisions for the Private Rented Sector Database to be funded through fees charged to private landlords when they register. Further details on fees will be set out in secondary legislation. We will take steps to make sure costs remain reasonable, proportionate and sustainable.
The new service will bring substantial benefits to landlords – providing a single source of information about their legal responsibilities, helping them showcase their compliance. It will also support local councils to enforce against unscrupulous landlords who undercut the responsible majority.
The Bill also provides local councils with the ability to prosecute or issue civil penalties for offences linked to Decent Homes Standard failures. Income generated from civil penalties can be used to fund further housing enforcement.
In accordance with the New Burdens Doctrine, we will ensure that, where necessary, the net additional costs that may fall on local councils as a result of our proposed reforms are fully funded.
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 abolish marriage value in property valuations.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
The Leasehold and Freehold Reform Act 2024 removes the requirement to pay marriage value in lease extensions and freehold acquisitions.
As set out in the Housing Minister’s Written Ministerial Statement on 21 November, the Government will act as quickly as possible to provide homeowners with greater rights, powers, and protections over their homes by implementing the provisions of that Act.
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 impact of large net migration on the private rented sector.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
The Government will ensure the immigration system is fair and controlled, while also being clear that net migration must come down.
The factors affecting supply in the private rented sector are complex and difficult to disentangle. As well as demographic change, they include house prices, rent levels, taxation policy, interest rates, and the movement of tenants into homeownership and social rented housing. While it is not possible to isolate the specific impact of each of these factors, it is important to recognise that the size of the private rented sector has doubled since 2002 to now be the second largest housing tenure. 4.7 million households rent privately, which is equivalent to 19% of the housing market – a figure which has remained relatively stable since 2013/14.
However, the Government recognises that the housing crisis we have inherited means that demand is currently outstripping the supply of properties available to let. This is why we will build 1.5m homes over this Parliament by taking bold action to reform our planning system, deliver a new generation of New Towns, and deliver the biggest increase in affordable housing for a generation.
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 have any plans to regulate property management companies.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
The Government is committed to ensuring that those living in the rented and leasehold sectors are protected from abuse and poor service at the hands of unscrupulous property agents.
As set out in the Written Ministerial Statement of 21 November 2024 (HCWS244), the Government is looking again at Lord Best’s 2019 report on regulating the property agent sector. As part of our response to this report, the Government will strengthen regulation of managing agents to drive up the standard of their service.
As a minimum, this should include mandatory professional qualifications which set a new basic standard that managing agents will be required to meet. We will consult on this matter next year.
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 the Decent Homes Standard is monitored and implemented.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
It is imperative that homes are decent, safe and warm. The Decent Homes Standard plays a key role in setting a minimum quality standard that all social homes should meet. The government is extending the Decent Homes Standard to apply to the private rented sector for the first time through the Renters’ Rights Bill.
In the social rented sector, landlords are held accountable for meeting the standard by the Regulator of Social Housing. Once applied in the private rented sector, local authorities will be responsible for enforcing the Decent Homes Standard.
Compliance with the Decent Homes Standard is monitored primarily through the English Housing Survey, which reports annually. The government also reviews a wider range of self-reported monitoring data provided by social housing providers.
The government will launch a consultation on an updated Decent Homes Standard next year.