Houses in Multiple Occupation

Ashley Fox Excerpts

Thursday 25th June 2026 Commons Chamber

[Emma Lewell (South Shields) (Lab)]

Thank you very much, Madam Deputy Speaker, for granting me this debate.

South Shields is a beautiful constituency, with our gorgeous coastline matched only by our friendly, lovely locals. Houses in multiple occupation are buildings or flats in which two or more households share a bathroom, toilet or cooking facilities. It is important to make the distinction, when discussing HMOs today, that I am not discussing supported accommodation, which provides much-needed care, supervision and support for those in need, nor am I discussing student accommodation or blocks of self-contained flats. This debate is also not about well-managed HMOs, because in South Shields they are not the majority of our HMOs, nor is this about stigmatising residents of HMOs, who, without a room in an HMO, would be homeless and literally have nowhere else to go. It is also not about asylum seekers in temporary accommodation. We have a welcoming community in South Shields, and have never turned away anyone in genuine need or seeking protection from conflict, war or persecution.

The fact that HMOs are used as a substitute for good social housing or supported living environments is a result of the failure of successive Governments to build enough affordable homes. It is a false economy, though, to saturate an area with HMOs instead of focusing on building good-quality social housing. I know the Government are taking steps to address this, but progress is painfully slow.

I have been to visit some of our HMOs in South Shields, and they are absolutely shocking. People living in HMOs deserve better, and my constituents putting up with the badly run HMOs blighting our community deserve better, too. In South Tyneside, we have approximately 60 HMOs, 51 of which are in my constituency. That accounts for 85% of the total across our small local authority. However, since a licence for an HMO is needed only if there are five or more people living in it, we really do not know how many they are. Smaller HMOs are not accounted for in the figures. Answers to written questions to the Ministry of Housing, Communities and Local Government have also said that the Government have no idea how many HMOs there are, nor do they know how many have been closed due to licences not being properly adhered to.

But I live in my constituency. It is my home, and as all MPs do, I speak with my constituents regularly. We know and we see that the number we have in South Shields is unmanageable. In one street, there are properties housing nearly 100 HMO residents. In some streets, nearly every other property is an HMO. This is heavily concentrated in two parts of my constituency, Beacon and Bents, and West Park. We are all completely fed up of the crime, antisocial behaviour, violence, theft, damage to property and drug paraphernalia on our streets. We are fed up of drug addicts and alcoholics wandering around, exposing themselves and leaving excrement on our streets. We are fed up of the noise and the violence, the general rubbish and the rats, and the decline of our overall environment that is common to some of these HMOs.

I remember talking to one lady who said that she and her neighbours no longer let their children play out in the front garden or street. The last time they did, a drunk with his head split open tried to approach their little girls. This is not the South Shields that I grew up in. Streets that were once lined with grand houses leading down to our beautiful coast and into the town centre now feel unsafe to walk down for me and those of us who are proud to call South Shields our home.

[Sir Ashley Fox (Bridgwater) (Con)]

I thank the hon. Lady for obtaining the debate. In the town of Bridgwater, we have had an increasing number of HMOs being developed. It leads to an enormous number of vehicles trying to park on a single road, it changes the nature of an area, and the council seems powerless to stop it. Does she agree that local authorities need additional powers to restrict the number of HMOs in any particular area, and furthermore, that permission should be required for HMOs with fewer than five people?

[Emma Lewell]

The hon. Member pre-empts what I am going to talk about later in my speech. I am also going to explain what we actually did in South Shields: residents and I forced our council to do exactly what he suggests.

The character and history of our housing is being demolished before our eyes. Housing is being chopped up by greedy developers who want to make money off the back of vulnerable people. These are streets I have known my whole life, and it is heartbreaking that this has been allowed to happen. It is impacting the quality of people’s daily life, house prices and community cohesion. Residents and I are totally fed up of it. We spent years working together to try to get the council to stop new applications and increase inspections. Every single time, we were tied in knots when it came to the legislation, and were told, “Nothing can be done. It’s just the way it is.” Last year, on 3 November, I presented a parliamentary petition on behalf of the people of South Shields demanding action, and that the council use the powers that it had to stop the proliferation of HMOs. I also asked in that petition for the Government to strengthen legislation in relation to the monitoring of HMOs, so that the badly run ones could be closed down quicker. Two days later, the council decided to implement what we were asking for: a borough-wide article 4 direction. That meant that regardless of the size of a property, planning approval would be needed.

--- Later in debate ---

[Matthew Pennycook]

I will give way in a second, but let me briefly mention resources, which are really important.

It is vital that councils have the capacity to take action where needed. That is why we have provided £18.2 million in 2025-26 and £41.1 million for 2026-27 to support the new enforcement responsibilities that local authorities have taken on under the Renters’ Rights Act 2025. We plan to establish a more sustainable funding system for enforcement in the private rented sector over the longer term based on future database revenue fees, but, again, I want to understand the challenges that particular local authorities are facing in that respect.

[Sir Ashley Fox]

rose—

[Matthew Pennycook]

Let me just give way first to my hon. Friend the Member for South Shields before I come to the hon. Gentleman.

[Matthew Pennycook]

I do not have that information to hand. I am more than happy to follow up in correspondence with my hon. Friend, as I said. I will bring that data, and any further data we have available, to any meeting that we might have on this subject.

[Sir Ashley Fox]

I suspect the answer to the hon. Lady’s question is “very few indeed.”

The issue in my Bridgwater constituency is that Hinkley Point C—a nuclear power station—is being constructed a few miles away. Many thousands of good workers have come to the town—their number will peak at around 12,000 in the next couple of years. The local council needs the power to restrict the number of HMOs in any particular street or district. Clearly, there is a housing need, so one understands why landlords convert those houses, but the resulting economic pressures bring a change upon the nature of certain areas. Councils need the power to restrict the concentration of HMOs.

[Matthew Pennycook]

Councils have that power. I do not know off the top of my head whether the hon. Gentleman’s local authority has consulted on and put in place an article 4 direction, but if it has not, I strongly encourage him to make that case so that his local authority makes full use of its powers.

This is the crucial point. Are the powers in place inadequate—in which case let us have that conversation among hon. Members—or are individual local planning authorities unable or unwilling, for whatever reason, to exercise properly the powers that they have? If that is the case, we need to understand what more they need in the way of resources, support and guidance to be able to do so.

Let me briefly touch on social and affordable housing. As my hon. Friend the Member for South Shields rightly said, the ultimate solution to ensure that we have enough housing supply in any given area is to build enough homes of all tenures, including social and affordable homes. She has welcomed our new £39 billion 10-year social and affordable homes programme, the largest long-term investment in social and affordable housing in recent memory. Our ambition is to deliver around 300,000 homes over the lifetime of that programme. As she knows, our target is for at least 60% of the homes delivered to be for social rent, to provide the genuinely affordable homes that families need in her area and others.

We are also taking decisive action to reinvigorate council house building, including a new 10-year housing rent policy, and we have reinstated rent convergence. That will strengthen councils’ capacity and confidence for building new homes. We are taking action to reform the right to buy, including returning right-to-buy cash discounts to between £16,000 and £38,000. Again, as my hon. Friend the Member for South Shields knows, we will go further in implementing the next phase of reforms through our Social Housing Bill, which is making good progress in the other place. Its measures include allowing councils to keep 100% of the receipts generated by right-to-buy sales, with increased flexibilities in how they can be spent.

We are already seeing many the fruits of many of the reforms that we have put in place. Data released just this morning by Homes England and the Greater London Authority in respect of affordable housing starts and completions shows that starts are up 26% and completions are up 8% on 2024-25, and we are delivering the highest number of social rent starts since 2010-11.

My hon. Friend the Member for South Shields mentioned the national scheme of delegation. We are modernising how planning committees function, and we have been very clear about the case for doing so. We want to ensure that in exercising their democratic oversight, planning committees are focused on the applications that require member input, not on revisiting applications and decisions that have already been taken.

We published a working paper on this in December 2024, and we carried out extensive engagement following that. We formally consulted twice on the reforms, once in May 2025, on the principle of a two-tier system with some decisions delegated to planning officers, and once in March 2026, on the draft regulations and guidance. We are to debate those guidelines next week.

I will gently push back on my hon. Friend’s contention that local voices and objections are cut out. Nothing in those regulations will stop local residents objecting to applications or registering their discontent, but we do think that on a certain set of applications, it is right that expert planning officers make the decisions.

I also just make the point that schemes of delegation are in place across most local authorities in the country. The problem is that there is huge variation, which is creating issues in the planning system. We want to streamline that with a simple set of rules across the country and a national scheme.

[Matthew Pennycook]

I am happy to sit down and run my hon. Friend through the instrument in lots more detail than I can give from the Dispatch Box, but it is the case that the national scheme of delegation does not specify HMOs in particular. However, development not covered by the HMO permitted development right will fall into schedule 1 of the regulations relating to the national scheme of delegation, where those decisions will be delegated to expert planning officers. As I said, we want to ensure with these reforms that planning committees, and their valuable time, are focused on the most controversial applications where their democratic oversight is best placed.

[Sir Ashley Fox]

I am grateful to the Minister for being so generous with his time. One reason why so many HMOs are required is the lack of social housing, certainly around Bridgwater. I have had developers approach me who have completed a private scheme, and they want housing associations or a charity to take those social houses off their hands, but they have not got the funds to do it. I have raised this with the Minister before, and he told me that he set up a register to match housing associations with developers who have social housing to effectively dispose of the units. Could he update us on how successful that register has been?

[Matthew Pennycook]

The register was successful in its aims in terms of providing operators with a chance to submit uncontracted, unsold section 106 units. Roughly over 4,000 units were put into that clearing service, which closed on 1 June. Through the policy intervention we made, we encouraged local authorities to consider how best to get those units moved, cascading to market sale in instances where they felt that they needed to do that. But that small number, which is far below the estimates we heard from some quarters, is a sign that some of the problem is working itself out. We are providing registered providers of affordable housing with greater financial capacity through our rent settlement, rent convergence and all the interventions we are making. Those measures are allowing them to buy more section 106 units and get those stalled schemes moving.

To conclude, local planning authorities already have powers to restrict the proliferation of HMOs. They already benefit from or can deploy licensing powers to ensure that HMOs are safe and well managed, and they do have, we believe, robust powers to ensure that landlords of HMOs comply with all relevant regulations.

As I said, I am very interested to hear from hon. Members about particular cases where they think that their local authority is not able to enforce the regulations that already exist, and of instances of actors circumventing that system—I was very interested in the example that my hon. Friend the Member for Bexleyheath and Crayford gave. Those are the types of things we want to work through. If it transpires through those examples that the regulations are lacking in some way, we will take that into account. I have made it very clear that we keep the regulation of HMOs under review to ensure that the system works in the way that we want to see it work.

Question put and agreed to.