Bob Blackman
Main Page: Bob Blackman (Conservative - Harrow East)
Bob Blackman (Harrow East) (Con)
It is an honour and a privilege to follow the hon. Member for Wythenshawe and Sale East (Mike Kane). I think that I speak on behalf of the whole House when I say that his speech, which was his first from the Opposition Benches, was both witty and excellent. I am sure that those on the Government Benches join me in wishing him many happy years—on the Opposition Benches.
I am pleased to have the opportunity to participate in the debate, which has been led so well by the hon. Member for Sheffield South East (Mr Betts), who is an excellent Chair of the Communities and Local Government Committee. He guided the production of last year’s report and, indeed, our reply to the Government’s response. I draw the House’s attention to my entry in the Register of Members’ Financial Interests.
There are some 9 million people in the private rented sector. As we have heard, that sector is now larger than the social rented sector and, in many years, it will catch up with the so-called owner-occupier sector. Those who talk about owner-occupation should remember that most people who buy a house do not actually own it. They have borrowed the money to buy the house, but it will be 25 or 30 years until they can say that they own the property in which they live.
Sir Peter Bottomley (Worthing West) (Con)
I do not want to distract my hon. Friend from his speech, but may I bring to the House’s attention recommendation 37 of the report, which deals with data quality? It cannot be found in any of the English housing statistics the proportion of homes that are leasehold, which is something that gives rise to a whole set of problems. Martin Boyd of the Leasehold Knowledge Partnership estimates that the number is 5 million, but those homes do not get much attention, so perhaps the Select Committee will examine what more needs to be done in that area.
Bob Blackman
I thank my hon. Friend for that intervention, and the Committee will have to examine that matter further.
In the borough that I have the privilege of representing, there are twice as many privately rented homes as there are properties owned by registered social landlords. That dwarfing of the social rented sector gives rise to a series of problems. In London, and especially the outer London suburbs, owners no longer sell properties, but vacate them and rent them out privately. The properties are often rented as houses in multiple occupation, but without them being registered as such, which creates the problem that many single individuals are renting properties collectively. Such people are often young men from eastern Europe who live together in one big house. There are many properties in which beds are rented out for eight hours a day, meaning that three individuals will occupy one bed in a room in sequence when they are not fulfilling their jobs and roles in society.
The HMOs in this country that are registered are few and far between, so I want the Government to put in place much more stringent registration requirements for HMOs. There are only 89 registered HMOs in my borough, but I could take Members to a single ward in Harrow in which there are more than 89, but they are unregistered, and therefore unlicensed and unregulated. As the report shows, we clearly need to deal with the problem of standards, and the Government need to take more action on the registration and regulation of HMOs.
That takes me on to the problem of beds in sheds, because the fact is that unscrupulous individuals are using relatively high rents and high demand for housing—throughout the country, but especially in London—to force people to live in substandard accommodation. I made a long speech about the private rented sector in the pre-Christmas recess debate. I will not repeat some of the points I made about the condition of properties and the problems in the sector, but I commend what Slough council did to draw up a heat map of its borough to ascertain the number of properties in which it was likely that there were bed in sheds. My own borough, Harrow, was not given Government money for the purpose but has just done a heat map of the area. We discovered 329 properties with buildings outlying or adjacent to the main house that are occupied. I am told that, as a result of the exercise, the police have also found a number of cannabis farms, which are another threat, not only because the domestic properties in question are no longer available to rent, but because cannabis farms lead to illegal trade. Clearly we need much stronger government intervention and much stronger Government support for local authorities to ascertain all the unscrupulous landlords who are not registered with anyone, but who are cramming people into substandard accommodation and ripping them off in the rent they charge.
During the debate, we have heard about the problems caused by the lack of stock, but we should be clear: it is a scandal that the last Labour Government presided over the lowest level of housing development since the 1920s. The reality is that planning permission was granted for relatively few properties and, sure enough, few properties have been completed in the past three years because of the lack of investment and the failure of the Labour Government to make it happen. I commend the Under- Secretary of State for Communities and Local Government, my hon. Friend the Member for Keighley (Kris Hopkins), and his predecessors for taking action to encourage new housing development, which will lead directly to improvements not only in the private rented sector but in all sectors of the housing market.
During the stages of producing our report, the Committee looked at evidence from a wide variety of sources. One of the concerns expressed was about the regulation of managing agents, and I want to draw out the absolute scandal of the charges that unscrupulous managing agents levy not only on landlords but on applicants for rental properties. Frequently those charges are excessive, going beyond reasonable costs, and are levied multiple times, as the agents charge both the landlord and potential tenants. For example, we heard evidence of hundreds of pounds being charged for credit checks that, broadly speaking, would cost between £8 and £10 to conduct. That is a scandal. There is a need for clarification and more regulation in that regard.
In certain areas, the bureaucracy involved in registering is also a problem. The borough of Newham has introduced a policy of registering every single private rented property and requires landlords to fill out the same complicated form for every single property they rent out. The Select Committee has not yet had a proper answer from the Government about whether that is actually a requirement. I would welcome the Minister stating his view, not necessarily at the Dispatch Box tonight but in the future, that people do not need to do that. If the landlord in question is a large-scale, reputable landlord, the simple fact of registering their ownership of a property in the borough should be sufficient, but there is no reason why a small-scale landlord—one with, say, fewer than 10 properties—should not fill in the necessary forms and register properly, because it will need to be checked and verified that they are acting in a particular way.
I remind colleagues that for most landlords in the private rented sector, the yield on capital employed is in the order of 3% or 4%. Most people who rent out property privately are not necessarily doing it for the income—the review—they gain, but for capital growth. At present, interest rates are historically low.
Jeremy Corbyn
I am interested in what the hon. Gentleman says. Where a former council property, which has often been bought with a very large discount historically, is let out at five or six times the rent charged by the appropriate local authority, that bears no relationship whatever to the capital employed and, frankly, is just plain greed.
Bob Blackman
Clearly there are issues around where there is greed and where there is not. I am coming to a particular issue that is of importance to the sector.
Given that the yield is relatively low—an average of 3% to 4% is true across London and may be true across the rest of the country as well—and given that that money can be borrowed at perhaps 3% or 3.5%, a single half of a percentage point increase in the Bank base rate would lead to an increase of almost 20% increase in the amount of money people are paying their lenders for their mortgages. Think of the effect of that on rents. Given that the yield is only 3%, imagine if there were a 20% or 25% increase in what landlords must pay in interest rates for their mortgages. The effect of that would be enormous on rents. It would have a knock-on effect on the housing benefit bill because, in many cases, housing benefit is paid to those in low-paid jobs, particularly in areas of London. That will be a clear concern in the coming weeks and months.
One of the things that I would stress—it is important that we send out this message—is that it vital that we have a Government who continue to bear down on interest rates and maintain reducing the deficit as key. That is one of the reasons why we cannot let the Opposition have any say in Government or on housing policy.
The final issue that I want to raise briefly is the key issue of the length of tenancy that applies. One of the key issues from our report was that we should have longer tenancies and more settled arrangements for families children in schools who are building up a community of interest, rather than potentially having families evicted after a six-month shorthold tenancy. However, that must go hand in glove with the ability of landlords to be able to evict tenants who do not pay their rent or who badly misbehave. That has to be one of the things where we will need intervention. We need the Government to take action to promote longer tenancies, and we need more responsibility from landlords and from tenants. We then need applicable rates where rents will rise with inflation so the position is more flexible for everyone in the housing market. We need lenders to recognise that longer tenancies are to their benefit, and to the benefit of their borrowers and of the people who reside in the properties.
Landlords will always say that a good tenant is worth keeping and worth keeping happy. A good tenant will say that they are happy in a property, that they want to stay and that they want a long-term relationship with the landlord. Bad tenants who do not pay their rent or who misbehave or cause antisocial behaviour clearly need to be evicted, and quickly, at the least possible cost to the landlord. If we can get some answers from the Minister tonight on those issues, that will be of great help to the sector and the rest of the market.
Finally, we have to be clear that this is a market. If we intervene in a market, it can have untold consequences and possibly consequences that one was not anticipating. This is one of the areas where we have to proceed carefully because we do not want to distort a market and cause further problems. With certain targeted interventions comes the potential for improving the market and for improving the lot of tenants and landlords combined.