Baroness Primarolo
Main Page: Baroness Primarolo (Labour - Life peer)(9 years, 11 months ago)
Commons ChamberRead Full debate Read Hansard Text
Philip Davies
If the Minister would like to intervene on me again and tell me his view of the English housing survey and how much weight should be put on the figures, I would be interested to hear that. The survey has, in just one set of tables, completely undermined the case for the Bill.
Given that the smallest figure that had a category—non-payment of rent—was 18,000, we can deduce that the number of households with tenants who were asked to leave because they had complained about problems with the property has to be substantially less, because it was the fourth category down in the “other” section. The figure must therefore be considerably less than 18,000. That figure also relates to people who have been asked to move from a household in the past three years, so this represents a three-year figure, not just a one-year figure. We know that the figure is very small, but, whatever it is, it will include tenants who have complained but who did not have a genuine complaint, because the complaints in the survey were never verified.
In fewer than 18,000 households were tenants renting in the private sector asked to leave because of a complaint made about problems with their property. Even if the figure were 18,000, that would amount to only 0.7% of all households where the tenant left their rented property in the past three years. That means that fewer than 6,000 households a year were affected. We do not know the exact number, because the figures are too small to be helpful, as the statistician behind the English housing survey confirmed.
Another way of looking at this is provided by the Association of Residential Letting Agents, which has said of retaliatory eviction:
“A recent poll undertaken by possession specialists, Landlord Action, suggests it could be the reason behind around 2% of landlord possession claims.”
It is also important to consider that, according to the English housing survey for 2010-11, only 9% of tenancies ended at the request of the landlord. Based on those two pieces of research, we can conclude that the figure we are talking about is 2% of that 9%. So, according to the best evidence we have, retaliatory evictions might occur in only about 0.18% of tenancies, yet we are told that it is essential that we pass this Bill today. Given that the English housing survey suggests that there are currently almost 4 million tenancies in the UK, that 0.18% would equate to approximately 7,120 tenancies ending in retaliatory eviction.
Richard Lambert, chief executive officer at the National Landlords Association, has said of retaliatory eviction that
“it should not be confused with using the no fault possession procedure to end a tenancy, which in the vast majority of cases is the final resort, not a response to a request for repairs or because landlords are out for revenge. We don’t talk about any other service provider seeking revenge from their customers and there is no reason to suspect landlords are any different. Sarah Teather’s private member’s Bill is aimed at tackling a perception of the ‘worst case scenario’, which is not the experience of the majority of renters who rely on private housing. There is a lack of hard evidence to support a need for the changes proposed”.
How well do the official figures that I have given to the House tally with the claims being made by those in favour of the Bill? Not very well—
Madam Deputy Speaker (Dame Dawn Primarolo)
Order. The hon. Gentleman has been talking for a very long time on the same point. He has made the point very eloquently, but he is in danger of repeating the same point continuously by drawing on different comments from elsewhere. He is now repeating himself and—dare I say it?—repetition can sometimes get a bit tedious. This comes under Standing Orders, so I hope, given that there are others waiting to speak, that he will acknowledge that he has made his point and conclude his remarks.
Philip Davies
I shall stay in order, Madam Deputy Speaker. I recall, back in 2005, when I was first here, the then Member for Hendon spoke for three hours and 17 minutes on a—
Madam Deputy Speaker
Order. Whether a contribution in the House is in order or not is measured not by time but by whether it continuously repeats a point or argument. However good the hon. Gentleman’s memory might be, the fact is that I am in the Chair now and I have given him my ruling. It is the content of a speech, not its length, that is the measure. He has made his point, so perhaps he will move on to another one. I do not want him to keep going over the same ground.
Philip Davies
I am absolutely not going to go over the same ground, Madam Deputy Speaker. I am going to compare the official figures with those given by the campaigning organisations that have asked for this Bill to be introduced, because they simply do not tally.
Shelter, which has been making a lot of noise on this subject, says on its website that last year 200,000 renters faced eviction just for speaking out about bad conditions. The official figures are nowhere near 200,000; Shelter has just picked a figure out of thin air and decided to run a campaign on the back of it. In the briefing note for this Bill, Shelter says that more than 200,000 renters have been evicted or served notice in the past year because they complained to their local council or their landlord about a problem in their home—that is simply not true. I am confused: is Shelter saying that 200,000 renters faced eviction, that 200,000 were either evicted or served a notice, or that 200,000 were evicted and many more live in fear of eviction? I do not know which it is, but I am certainly not sure that that is true. The Liberal Democrat Lord Stoneham has said that every year 300,000 tenants are evicted after making a complaint to their landlord about the state of their home, so we have fantasy figures inflation about this. I am not sure where the figures come from, and I would be very interested to know, but that is 150% of Shelter’s worst-case scenario of 200,000 people being evicted.
Philip Davies
Absolutely. The official figures are there; but the Government have just decided, presumably because an election is coming and the Minister thinks he might get a few cheap votes out of it, to ignore the evidence Paul Shamplina of Landlord Action has said that Shelter is
“engaging in a lot of guesswork”
on the figures. He said that the Government statistics show that last year there were 170,000 possession claims issued—the Minister might want to confirm that these are his Department’s figures—of which 113,000 were for the social sector. So that just leaves 57,000 in the private rented sector, 23,000 of which were through a hearing route—section 8—and 34,000 of which were through the accelerated possession routes. He says that
“most of the time tenants may not know the reason”
why a section 21 notice is issued, because it is the landlord’s prerogative. Does the Minister want to confirm that that is the case and so those figures from Shelter are just completely wrong?
Landlord Action also carried out a survey of landlords who had served section 21 notices, finding that 28% of landlords said they had served a notice because their tenant was in rent arrears, with 2% advising that their tenants had asked for repairs to be carried out so they served a section 21 notice. It could be argued that those were retaliatory evictions, but the precise details are not known. The Competition and Markets Authority also notes that the database it analysed in preparing its review of lettings did not identify retaliatory eviction as a problem of any significance at all.
Given all that, we could be forgiven for being completely confused and wondering what the reality of the situation is. Helpfully, however, the Government have been answering parliamentary questions on this subject. My hon. Friend the Member for Plymouth, Sutton and Devonport (Oliver Colvile) asked how many section 21 notices were served in each of the past 12 months and in each of the past five years. The Minister of State, Department for Communities and Local Government, my hon. Friend the Member for Great Yarmouth (Brandon Lewis) said:
“The Government does not collect this information.”
But he went on to say that the serving of such notices was
“like any other termination of a contract…a private matter between the landlord and tenant.”
That raises the question of why the Government now do not seem to think it is a private matter between the landlord and the tenant, and seem to have figures that they did not have when the question was asked.
My hon. Friend the Member for Plymouth, Sutton and Devonport also asked what records the Department keeps and what criteria they use to define retaliatory eviction. Again, the Minister replied that none of that information is collected centrally. Having looked at that some more, it seems that my assessment of the situation chimes with what previous Housing Ministers have said. My right hon. Friend the Member for Welwyn Hatfield (Grant Shapps), now Conservative party chairman, when he was Housing Minister, referred to the English housing survey and gave the figures I have used today. He was using those figures as the official Government figures. If they are the official Government figures, why does the Minister not accept them? Why are the Government now trying to pretend that a YouGov poll is more important and worthwhile than the official figures that his predecessors used when discussing the matter?
The hon. Member for Eastleigh (Mike Thornton) asked earlier this year, on 28 April—
Madam Deputy Speaker
Order. Okay, Mr Davies, under Standing Order No. 42, a Member may be called to order for
“tedious repetition either of his own arguments or of the arguments used by other Members”.
That is now what is happening with regard to the reference to evictions in the Bill. The Member has been speaking for nearly an hour. I am directing the Member to make his closing remarks now. Otherwise, I will require him to take his seat so that we can hear from the other Members who wish to participate in the debate. Is that clear?
Philip Davies
Well, your position is clear, Madam Deputy Speaker. I was not sure that the Chair had positions, but your position is clear.
Madam Deputy Speaker
Order! Sit down, Mr Davies. That is an outrageous challenge to the Chair. Your speech is now finished. I call Mr Christopher Chope.
Lyn Brown
On a point of order, Madam Deputy Speaker. At the beginning of his speech, the hon. Member for Shipley (Philip Davies) referred to his own accidental property ownership. I, too, must take this opportunity to put on the record a quarter share in a property that we now rent out. I apologise to you and to the House for not having done so at the beginning of my contribution and for therefore having to do so on a point of order.
Madam Deputy Speaker (Dame Dawn Primarolo)
Order. Mr Chope, I know that you were not trying to be mischievous and the Minister also knows that. We should put that on the record and you can proceed with your comments.
Mr Chope
Thank you, Madam Deputy Speaker.
Having heard the Minister say that a local authority “ought to” be able to do this in two months, I could not agree with him more, but my concern is what happens when a local authority does not do what Members think it ought to do. We have already heard many examples of areas in which local authorities are already falling down on their statutory duties. Nothing in the Bill sets out a timescale within which a local authority has to act in response to the requirements set out in the Bill. If the Minister thinks that two months is reasonable for the whole process, we should be able to incorporate that time scale in the Bill, perhaps through amendments in Committee. Perhaps such amendments will be tabled by the Government.
In each paragraph in clause 1(4), we should specify that the relevant local housing authority must decide within, say, two weeks. There are four parts to the process, so if the Minister thinks that two months is a reasonable time for those four activities, two weeks for each would equal eight weeks. Each of those decisions by the relevant housing authority would therefore have to be taken within the two-week period or be deemed to be a negative decision. That would be a necessary protection for the landlord and, if the tenant has a genuine concern, it would be an opportunity for him to be assured that if something is wrong in the house that he is occupying it can be put right in a reasonably short time. I would be happy to give way to the Minister if he thinks that my interpretation of the need for such an assurance to be included in the Bill is reasonable and the Government would be willing to take it on board to meet the concerns that I have expressed. I note that the Minister has not responded.
The hon. Member for Brent Central said—and I agree with her—that a heck of a lot of people are tenants in properties whose landlord is falling down on the responsibility to keep the property in good repair. Those responsibilities can already be enforced by the existing law, especially the provisions of the Housing Act 2004. That Act deals with the enforcement of housing standards. It defines two categories of hazard. In section 5, the local authority is under a statutory duty with regard to category 1 hazards. Under the title “Category 1 hazards: general duty to take enforcement action”, the Act states:
“If a local housing authority consider that a category 1 hazard exists on any residential premises, they must take the appropriate enforcement action in relation to the hazard.”
For category 2 hazards, local authorities have the power to take enforcement action. We know that in many cases local authorities are not exercising those powers. That is par for the course and there is nothing that we can do about it.
We know also that in many areas local housing authorities are not exercising their statutory duties, which means that they are letting down the tenants whom they purport to want to assist. Because local authorities are failing to exercise their responsibilities, they are permitting—through their lack of intervention—a larger number of properties to be in disrepair than should be the case. That is unacceptable.
Madam Deputy Speaker (Dame Dawn Primarolo)
Order. Mr Thornton, I am afraid that the rules, and fairness of debate, mean you at least have to stay to hear the answer from the hon. Member for Christchurch (Mr Chope), having put that point to him.
Mr Chope
I am grateful to you for trying to restore some decorum, Madam Deputy Speaker,. I know the hon. Gentleman is new and forgive him that, but he asked me if I would give way; I gave way to him, and then he took the opportunity to insult me. I do not mind: I have been insulted by Liberal Democrats before, and I am sure Liberal Democrats will continue to insult me in the future, but we should not engage in ad hominem arguments, neither should we ignore the fact that this Bill is controversial. It may be supported by 60 Members who are present today, but it is not supported by a lot of other people. I think it is important when considering legislation such as this that we think through the full implications, so that it does not result in a diminution of the private rented sector, as was the case when I first came into Parliament in 1983.
Mr Chope
I am most grateful to the hon. Gentleman, who knows that although that my hon. Friend the Member for Shipley and I have been preventing his Bill from going through without debate, I have written to my constituents and others to say that I believe his Bill should also be a Government Bill, as it was promised by the Government—
Madam Deputy Speaker (Dame Dawn Primarolo)
Order. I am sure that the hon. Member for Poplar and Limehouse (Jim Fitzpatrick) is grateful for that clarification, but I would be grateful, Mr Chope, if we could return to debating this Bill and not other Bills. I know that you probably still have more to say.