Andy Slaughter
Main Page: Andy Slaughter (Labour - Hammersmith and Chiswick)
Andrew Stunell
The hon. Gentleman is right.
This process is not going to be an instant event and a miracle cure; it will happen only as re-lets take place and only then when a social landlord decides that it wants to implement flexible tenancies for some or perhaps all of its tenancies. At the current national rate of turnover, which is about 5% a year, the evolution of this will be slow. Gradually, it will lead to a better match between the needs of tenants and the housing available for them.
Mr Andy Slaughter (Hammersmith) (Lab)
The Minister is doing a very good Pontius Pilate impersonation. He is saying, “I’ll wash my hands of it and we will leave it to others.” But he is leaving it to authorities such as Hammersmith and Fulham council or Notting Hill Housing, the second biggest social landlord, which have both said that they will opt for the minimum possible terms for all tenants, including the elderly and the disabled. What he is allowing as a Liberal Democrat Minister—if that means anything—against what many Liberal Democrats are arguing in constituencies such as mine, is the removal of all the security that people, including the elderly and the disabled, have come to depend on. Will he not take a stand on this issue?
Andrew Stunell
The hon. Gentleman has not been listening, and that is perhaps not unusual. We are setting tenure standards that the regulator will be imposing, if that is the correct word, and to which local housing authorities must have regard in creating their borough-wide housing strategies. In other words, there will not be a completely unregulated market and his fears are grossly overstated.
Andrew Stunell
The tenure standards will set that out, the housing strategy of the local housing authority will reinforce it and the tenancy policy of the provider, if it is not the housing authority itself, will also set it out.
I want to make some progress and move on to a second issue that is, I know, of real concern to Members: the provisions on homelessness. Much of the debate on our homelessness proposals started off from the proposition that landlords of private rented property are a rogue sector and incapable of offering decent quality accommodation to those families who might benefit from it. I made it clear in Committee, as has my right hon. Friend the Minister for Housing and Local Government on a number of occasions, that the draft legislation includes a number of safeguards that together provide reassurances that an offer of private accommodation would be made only when it is reasonable to do so and when the accommodation is suitable for the needs of the household.
It is important to go back to why we are making the changes in the first place. It is not because we want to make the plight of homeless families worse, but because we want to make their situation better. In London, the average stay in temporary accommodation of resettled homeless families before they get a permanent offer of social accommodation is two years. The impact of that time on schooling, quality of life, health and stress is not acceptable and needs to be tackled. I agree with the hon. Member for Westminster North (Ms Buck) that this probably is not a countrywide problem, and I suspect that my hon. Friend the Member for Burnley (Gordon Birtwistle) does not have the problem, because he has 2,500 empty houses to begin with, but in places of high housing stress it is a real problem. That is why we are making these proposals.
In Committee and elsewhere, hon. Members have raised a number of concerns about the homelessness measures. Some of those focused on standards of accommodation in the private rented sector, the interplay that there might be with housing benefit changes and related issues of affordability. There were also concerns about the location of those private rented sector homes, and whether there might be some loophole in creating intentional homelessness. I want to respond to each of those points in due course.
Mr Slaughter
Before the Minister moves on, will he deal with two points regarding what he has said so far? First, how is it an improvement to go from an average two-year wait for permanent accommodation to never getting permanent accommodation and staying perpetually in the private rented sector? Secondly, I assume, but will he confirm this on the record, that in his definition of “suitable” he also means “local”? The biggest issue for my constituents is being placed far away from their friends, family, schools and jobs, outside London, based on the excuse of the cost of property. If that is for two years, it might be sustainable, but if it is for ever it will not be. Will he deal with those two points?
Andrew Stunell
Yes, I certainly will. I hope that the hon. Gentleman does not mind if I do so in sequence, but I will respond.
We need to keep a realistic view of the private rented sector and the impact of welfare reform. I recognise that there are some concerns and I am prepared to consider further the need for additional protections for homeless households placed in the private rented sector. The Secretary of State already has powers to set out in secondary legislation the circumstances in which accommodation is or is not to be regarded as suitable and to specify other matters that are to be taken into account or disregarded when determining suitability. I am prepared to consider using those powers for the provision of additional protections on standards of accommodation or other matters.
Diligent readers of the Bill will know that there are already important safeguards. Any offer has to have regard to the health and welfare of the tenant, social impacts and affordability for the tenant. Existing legislation is already clear that any loss of income outside the control of the tenant cannot create intentional homelessness. That would be unintentional homelessness and so the duty to deal with that situation would remain with the local authority. The accommodation has to be suitable, or fit for purpose. On the point that the hon. Member for Hammersmith (Mr Slaughter) made, existing housing legislation says that as far as the local housing authority is concerned location must be in the local district so far as is reasonably practicable.