VAT (Listed Properties)

Anneliese Dodds Excerpts

Wednesday 4th March 2020 Westminster Hall

[Anneliese Dodds (Oxford East) (Lab/Co-op)]

I thank the hon. Member for South Thanet (Craig Mackinlay) for securing today’s debate, and for his work in the all-party parliamentary group on listed properties to highlight the issues faced by people who own such homes. This interesting and well-informed debate has made it clear that the treatment of construction work is one of the most complicated areas of VAT law, where there is a lot of confusion that produces, no question, a lot of transaction cost and issues for people interested in trying to repair their homes.

It has cropped up a little in the debate that there are still certain circumstances in which the 5% VAT rate applies to construction work on listed properties. VAT relief may be possible for VAT-registered contractors on a conversion of a non-residential property into a dwelling; where a domestic property has been empty for two years prior to the work; for conversions where the number of residential units changes and becomes more intensive; where there are changes to introduce mobility aids for the over-60s; and for changes linked to a social purpose, for example if social housing is put in listed properties. Zero per cent. VAT also applies to certain kinds of work for disabled people. All those reliefs are targeted; they ensure that properties do not go unused and can be properly adapted for elderly and disabled people.

The debate has been about whether we need a targeted change in relation to repairs to listed properties. On a bit of a tangent, there was a little discussion about VAT on the installation of energy-saving technologies. I agree with the comments of the hon. Member for Glasgow Central (Alison Thewliss) in that regard—she was spot on. The comments by the hon. Member for Bath (Wera Hobhouse) about the listing system in Bath and what it has achieved were very interesting, but I question whether a high cost for introducing energy efficiency and renewable energy is unique to the listed sector.

Others mentioned their personal circumstances; I live in an ex-council property that cannot have cavity wall insulation because it does not have cavity walls. The only thing that could be done would be to clad it in brick, which would be pretty expensive. I will not say that that is of the same complexity as many of the changes that might be needed in listed properties, but we need to look at energy saving overall.

[Wera Hobhouse]

rose—

[Anneliese Dodds]

I am not implying at all that the hon. Lady would be against broader changes for other housing, if that is why she wants to intervene. I know that she is a champion of those schemes in Parliament.

When it comes to this specific relief, I share the concerns of the hon. Members for Arfon (Hywel Williams) and for Glasgow Central about the impact of the changes on low-income areas—also picked up on by the hon. Member for South Thanet—and the lack of a level playing field between new build and existing listed buildings. Again, because of the existing relief system, if they have been lying unused for a couple of years, or if they are conversions from industrial use, they would already be covered by reductions.

I have a question for the Minister about another aspect of the current regime: I understand that there is a zero VAT rate for substantial reconstructions of listed properties if they proceed from a shell. I would like him to tell me whether HMRC has done any work to consider whether that might have led to the kinds of activities that, sadly, are too well known to us as MPs, whereby a listed property ends up having a strange fire at some point and its insides are gutted. It would be interesting to find out whether HMRC has done any work on that.

There have been a lot of changes to VAT over recent years. Any further changes need to be extremely well evidenced and justified. VAT is the third biggest revenue raiser of the different kinds of tax. We need to consider the dead-weight from proposals of this sort and whether they are appropriately targeted. I accept that reducing VAT probably would be an incentive for additional repair work, but we need to consider whether that is the right mechanism. I was pleased to hear the hon. Member for South Thanet compare this proposal with the system for churches, which does seem to be appropriately targeted. We would need to look at that in relation to questions about, for example, repairs in low-income areas or among people who do not have the means to make such changes.

On the hon. Gentleman’s comment about the reduction in the number of firms that can carry out specialised repairs to listed properties, we have seen a reduction in the number of small building firms generally. It could be that that is correlated with what has happened more broadly in the economy. That is a worrying development whatever part of the building trade it occurs in, but we may need to parse the reasons for that reduction, which may be tied to the general state of the property market and the recovery from the financial crisis.

Finally, I am sure the Minister is sick of me saying this, but we need a better evidence base generally for whether tax reliefs perform what they were set out to do. We have figures for about only 111 of the around 326 tax expenditures that are set out by the Government; it is likely there are more that are not covered. Bodies such as the International Monetary Fund state that we should have as much scrutiny of tax reliefs as we have of spending proposals. I think that is sensible. Although I accept that applying for a grant scheme requires bureaucracy, claiming many of those tax reliefs requires an accountant, which is an additional cost for people. We must consider carefully whether the proposed relief would be appropriately targeted.

Again, I congratulate not just the hon. Member for South Thanet but all Members who participated in the debate. I found it illuminating, and I hope that the Minister provides answers to some of the questions that were posed.

--- Later in debate ---

[Craig Mackinlay]

I thank all Members who took part in the debate. I want to clarify one area: the Minister said that a lower rate of VAT applies to certain energy-saving measures, but, according to my understanding of the types of properties under discussion, that is available only to those in receipt of a broad range of benefits. I understand that the lower rate is not available to those not in receipt of benefit.

[Anneliese Dodds]

My understanding is that there is still a reduction but it relates to the labour-materials ratio in the cost of the overall installation. There is a question about how many schemes fit within that, and the answer is possibly not very many.

[Craig Mackinlay]

I thank the hon. Member, who has clarified that it is a complicated area. I thank the Minister for his comments. Dare I say it, but I think I will be disappointed next week.

Question put and agreed to.

Resolved,

That this House has considered VAT on listed properties.