Stamp Duty Land Tax (Temporary Relief) Bill

Andrew Griffith Excerpts

2nd reading & 2nd reading: House of Commons
Monday 13th July 2020 Commons Chamber

[Dan Carden]

I heard someone say, “We need to build more houses” and that is absolutely correct. But of course, we support anything that stimulates the housing market and jobs in the supply chain thereafter.

Eight hundred thousand fewer people under the age of 45 own their own home today. This Government have been in power since 2010. Home ownership is at its lowest level in a generation. The Prime Minister has repeatedly pledged to “level up” the country. But the benefits of this cut will be concentrated in London and the south-east.

Estate agent Savills identified the local authorities that will see the biggest fall in tax receipts as a result of the change. Wandsworth, Bromley and Wiltshire will see falls of £40 million, £35 million and £29 million respectively. Rightmove estimates that the average saving in the north-east will be just £646, compared with £15,000 in London. Once again, the Government seem to be prioritising the needs of London and the south-east over those of the rest of the country.

[Andrew Griffith (Arundel and South Downs) (Con)]

Will the hon. Gentleman give way?

[Dan Carden]

I will not because I want to make some progress. I know I am taking up a lot of the time in this debate.

The Government should be taking action to remedy the housing crisis, as part of a wider plan to solve the economic crisis, but as the Bill stands, we cannot be confident that it will do much at all for first-time buyers, never mind the millions facing a housing emergency. It may remove a disincentive to move house and temporarily increase transaction volumes, but of course house sales are currently depressed for other reasons, such as the difficulty of getting a mortgage, people not thinking that their job is secure and huge uncertainty about future house prices.

That is why we propose an amendment to help us to understand the full impact of this cut in stamp duty across the sector. It is a straightforward amendment, which will ensure that we get a clearer picture of how that stamp duty holiday will work for different groups. If the Government believe in transparency in policy making, they have nothing to fear by backing the amendment.

A change as significant as this should not be introduced without a mechanism for assessing how it works and who benefits most. When it comes to the housing sector, Government should be focused on the almost 5 million people in housing need across Britain today. We are in the midst of a housing emergency—an emergency created by decades of underinvestment in affordable social housing. The impacts are stark and have been exacerbated by the covid-19 pandemic, with many people forced to shield and isolate in wholly inappropriate living conditions. The Government should bring forward emergency legislation to provide protection for those who get into arrears as a result of loss of income during the covid-19 crisis. They should change the law to prevent no-fault evictions and change the law on arrears so that people in the rented sector—both social and private tenants—are given breathing space without the threat of eviction if they are unable to pay rent as a result of the crisis. Instead, millions fear the lifting of the ban on evictions on 23 August. Labour’s priority is in investment in social housing, not more support for second home owners.

--- Later in debate ---

[Matt Western]

I thank the hon. Member—I would perhaps describe him as a friend—for that point. Yes, it is the purchaser who pays, but the person who is selling will probably be buying too, such is the chain of sales in the sector. I therefore do not see it as a one-off benefit. It will be a benefit throughout the chain.

I fear that this move is not in tune with the wider public mood. Actually, they want to see more support for those on lower incomes. Perhaps the £1.3 billion that would have been yielded could have been used to better purpose.

Looking at the relative inequality of the past decade, it seems we have not learned from the last economic crisis. That is underlined by figures from the Resolution Foundation, which show the change in median household wealth between 2008 and 2018. The average household saw a loss in wealth of 2% in the west midlands, 12% in the north-east and 13% in the east midlands, while in London the average household gained 78%.

For me, there is an issue with the second homes sector. Previously, a second home owner or buy-to-let landlord would have paid an additional 3% stamp duty surcharge, which would translate into a figure of 8%, rather than 5%. These changes mean that anyone looking to buy a second home at between £250,000 and £500,000 will pay just 3%. Coming back to a point that was made earlier, we need to know the scale of the issue. What proportion of transactions are for second properties? In the last 12 months, 34% of all purchases were made by second home owners. That has to be a concern, because it affects the market to the detriment of first-time buyers.

[Andrew Griffith]

I understand the hon. Gentleman’s concerns about rewarding behaviour that was going to happen anyway, but does he accept that the identical criticism could be levelled at a scrappage scheme, which I believe he has advocated?

[Matt Western]

I understand the hon. Gentleman’s point, but he will know that the automotive sector has been frustrated for many months. Many buyers in the automotive sector are holding off because they do not know whether they should be buying a petrol car, a diesel car, an electric vehicle, a hybrid or whatever. A lot of people have held off changing their vehicle because of the huge changes brought about by the transition in that sector. That is why it is important to the automotive manufacturing sector that we help buyers change their vehicle. All that is happening at the moment is that the purchasing decision is being stalled ever longer. It is not the same in the housing sector.

This £1.3 billion could have been used to fund local authorities, which are seeing a financial hit of £1.2 billion as a result of covid, and to help them through these difficult times.

The Institute for Fiscal Studies has concluded that first-time buyers may be worse off as a result of these proposals. The stamp duty threshold for first-time buyers is currently £300,000, whereas the average price of a property is just £208,000 across the country. That means that most are unlikely to gain from the hike in the threshold from £300,000 to £500,000.

--- Later in debate ---

[Andrew Griffith (Arundel and South Downs) (Con)]

It is a pleasure to follow not only my hon. Friend the Member for Kensington (Felicity Buchan) but so many of my colleagues who were elected for the first time in December 2019.

I warmly welcome the scrapping of stamp duty for purchases of up to £500,000. With average house prices of about £450,000 in Arundel and South Downs, that will help some but not all my constituents directly. However, everyone will benefit from the resulting boost to the economy—the construction industry, painters, decorators, plumbers, electricians, brick makers, timber merchants, furniture and removal companies, and my hard-hit local garden centres, growers and landscape designers—and, because the supply chain stretches across the whole country, the whole Union will benefit.

The measure is temporary, but after such an excellent debate and such warm words from our colleagues, I wonder whether I can tempt the Minister to settle on this particular piece of fiscal real estate more permanently. In fact, we could make it an early down payment on the vital work to come of simplifying the tax system that he has inherited—a system that, despite the honourable and herculean endeavours of HMRC, is essentially broken.

According to the World Bank index, the UK is a creditable eighth in the world for the competitiveness of our tax rates, but a rather less competitive 27th for ease of understanding and paying taxes. That is no surprise with a tax code that now runs to more than 10 million words. Along with my Front-Bench colleagues, we have an excellent Chancellor with a sharp intellect and a ferocious work ethic, but it would take him a whole year to read it—by which time it would be Budget time and, like Sisyphus, he would have to start all over again.

What better time is there to start a crusade for fairer, flatter and simpler taxes, and I note the comments made by my hon. Friends the Members for Runnymede and Weybridge (Dr Spencer) and for Keighley (Robbie Moore)? What better place to start than a tax that does for housing transactions what the window tax did for windows? It is wrong to think of stamp duty as a modest percentage of the price: although the purchase price of a property can be spread over 20 or 25 years, stamp duty has to be paid in a lump sum up front, so it is much more like a deposit, which is the biggest hurdle for generation rent. At a time when interest rates are at all-time lows, it is about not affordability but access to up-front capital. In that sense, we can think of stamp duty as a tax on social mobility. If someone has capital, or their family does, they can quickly pass go, but if their bank of mum and dad—or perhaps just mum or just dad—happens to be empty, getting on or moving up the ladder is much harder.

It is not as if the housing market was working perfectly, even without the Bill. Prices are out of reach for first-time buyers while empty-nesters are penalised for downsizing. Planning permissions are already in place for more than a million homes—all that the nation will ever need—but those homes are not getting built. Labour tax raids on pension savings destroyed confidence and channelled savings instead into buy-to-let. The planning system incentivised developers to build homes in exactly the wrong places, because that is where the arbitrage is the greatest. Intervention is heaped on intervention, so that, like a teenager’s carpet, we can no longer see the original pattern. I shall return to that subject on behalf of my constituents in West Grinstead, Adversane and Henfield, whose lives are being blighted by the prospect of inappropriate and unsustainable developments.

Finally, let us remember that the rate of tax is a floor, not a ceiling. If the hon. Member for Liverpool, Walton (Dan Carden), the shadow Chancellor or any of their supporters wish personally to pay more, that is a right that we on the Government Benches would never seek to deny them. I know that the Minister would be happy to let them know the details for where to send the cheque. Now is a time to be bold and decisive and to act fast. The Bill and the measure in it fully meet that objective, and I am proud to support it.