Housing

Baroness Grender Excerpts

Thursday 3rd November 2016 Lords Chamber

[Baroness Grender (LD)]

My Lords, I thank the noble Lord, Lord Griffiths of Burry Port, for initiating this all-important debate and his eloquent summary of the current situation. I am registered as a vice-chair of the All-Party Group for the Private Rented Sector. I think we are all agreed on one thing: we would not start from here and 30 years of lack of housebuilding, in all mixes of tenure, has led us to this point.

At the end of this chain—on the front line—are homeless young people. Once a year, the charity Depaul UK, which works with vulnerable young homeless people, has a “CEO sleepout” to raise funds and awareness. On Monday night 200 of us, including some parliamentary colleagues, slept out. Just one night on a cold slab of concrete serves as a sharp reminder of where roughly 1.3 million young people have at some point ended up; namely, sleeping rough or in an unsafe place.

I recall lobbying both the Major and Blair Governments for the charity, Shelter, about the desperate need to solve supply at that time and even then having a limited impact. All Governments at some point have had within them great advocates for the need to promote supply, particularly of social housing, as the noble Lord, Lord Horam, has shown. But it is never enough.

In the coalition Government, the Help to Buy scheme, bringing empty homes back into use through the empty homes premium, increasing support for self-build and a small increase in the building of social housing were not enough. Even if we were to close down both Houses of Parliament—no, let us close down the whole of Westminster—trained everyone in the area, reskilled them in the skills now lost to the housebuilding industry and started to build in earnest, it would still take too long for the supply of homes to meet current need. As the LGA says, we need to build a minimum of 250,000 homes a year—in the Liberal Democrats, we believe that it should be 300,000. But last year, as the noble Lord has already explained, around 170,000 homes were built.

If we would not start from here, my question for this debate is: is the private rented sector now part of the solution? According to the Financial Times, No. 10 is starting to think that it may be. Now that 20% of the population is living in this sector, with a growing number of people renting throughout their adult lives, perhaps it is. However, our private rented sector in too many cases is simply not fit for purpose, for families or for young people.

Perhaps then this is a moment when this Government should take a long hard look at security in the private rented sector. There can be small but essential changes. My own Private Member’s Bill, to make provision for the rights of renters, will be in Committee in a fortnight—all are welcome to come along. There are two central proposals in it. First, if there is to be a database of rogue landlords, and we welcome that change in the Housing and Planning Act 2016, we believe that it should be open. If a landlord is designated as a rogue landlord under the new Act, a tenant should know that. Secondly, for too long, lettings agents have been able to double-dip into fees: they charge the tenant, who has no choice when it comes to who their letting agent is, having already made the difficult choice of a place to live and the landlord they will have. Instead, lettings agents should charge the landlords only. They are the party who can shop around and make the choice about which lettings agency to use. The law has been successfully changed in Scotland with little impact on either rents or the lettings agent sector.

Yesterday, I met a 41 year-old who has just started renting near Liverpool. He has paid £300 to a lettings agent for “admin fees”, with no transparency and no explanation of what it is for. He has also paid a deposit of just under £1,000. The flat is so damp that water is seeping up through the lino in the kitchen. So what is that £300 for? It is clearly not for checking whether the place was in good order in the first place.

People who rent are faced with significant up-front costs and often very short tenures, and they have to pay more fees and find large deposits every time they move. Young people in particular have to move often, especially in London. In England, the length of a let is always so short that they face those up-front costs again and again.

If the rented sector is part of the solution, or the stop-gap between here and the vision of housing in the future that I think many of us have, it is a market badly in need of reform. Shelter has published with YouGov a detailed survey of more than 3,000 private renters and a study of the differences in legal status of renters elsewhere in Europe. It is entitled Time for Reform: How our Neighbours with Mature Private Renting Markets Guarantee Stability for Renters. The findings are fascinating. I urge the Minister to read it and use it in the current DCLG working group that is looking, right now, at the private rented sector. The report explains that we are the nation with the least stable renting laws in Europe, the only exceptions being Switzerland and Portugal. In all other countries, including Poland, Slovakia and Greece, private renters are given greater security of tenure. Eighty million renters across the countries studied rent in markets where more than a year’s minimum security from eviction without grounds is the legal norm. Both Ireland and Scotland have recently introduced these changes.

We have heard the phrase “take back control” a lot over recent weeks—it is something of a mantra—but young people renting in this country have no or limited control. When the quality is poor, it affects relationships, plans to raise children, travel to work and health. It is time for a generation that has little choice but to rent to have much greater control over how they rent.

[The Earl of Listowel (CB)]

My Lords, it is a pleasure to follow the noble Baroness with her long career in campaigning on homelessness and her detailed knowledge of the area. I too am very grateful to the noble Lord, Lord Griffiths, for securing this timely and important debate—