Clive Betts
Main Page: Clive Betts (Labour - Sheffield South East)
Andrew Stunell
No, that is not correct. Let us be clear that the tenure standards will provide specific protection for the vulnerable. We have already said that in our response to the consultation, and the consultation responses themselves show that the vast majority of landlords will provide longer terms.
Mr Clive Betts (Sheffield South East) (Lab)
Does the Minister have any practical examples? He has talked about long waiting lists for family houses, but there are actually long waiting lists for pensioners’ accommodation, too. If a couple in their 60s, whose children have left home, were on a flexible tenancy, the local authority could ask them to move. If no pensioner accommodation was available, as bungalows are in very short supply in many areas, that couple could be forced to move into a block of flats where the majority of people were young single people or young couples with a completely different lifestyle. Is that the sort of situation that he envisages? If not, will he say precisely where in the guidelines it states that the regulator will stop a local authority or housing association doing that?
Andrew Stunell
The tenure standards will set that out, the housing strategy of the local housing authority will reinforce it and the tenancy policy of the provider, if it is not the housing authority itself, will also set it out.
I want to make some progress and move on to a second issue that is, I know, of real concern to Members: the provisions on homelessness. Much of the debate on our homelessness proposals started off from the proposition that landlords of private rented property are a rogue sector and incapable of offering decent quality accommodation to those families who might benefit from it. I made it clear in Committee, as has my right hon. Friend the Minister for Housing and Local Government on a number of occasions, that the draft legislation includes a number of safeguards that together provide reassurances that an offer of private accommodation would be made only when it is reasonable to do so and when the accommodation is suitable for the needs of the household.
It is important to go back to why we are making the changes in the first place. It is not because we want to make the plight of homeless families worse, but because we want to make their situation better. In London, the average stay in temporary accommodation of resettled homeless families before they get a permanent offer of social accommodation is two years. The impact of that time on schooling, quality of life, health and stress is not acceptable and needs to be tackled. I agree with the hon. Member for Westminster North (Ms Buck) that this probably is not a countrywide problem, and I suspect that my hon. Friend the Member for Burnley (Gordon Birtwistle) does not have the problem, because he has 2,500 empty houses to begin with, but in places of high housing stress it is a real problem. That is why we are making these proposals.
In Committee and elsewhere, hon. Members have raised a number of concerns about the homelessness measures. Some of those focused on standards of accommodation in the private rented sector, the interplay that there might be with housing benefit changes and related issues of affordability. There were also concerns about the location of those private rented sector homes, and whether there might be some loophole in creating intentional homelessness. I want to respond to each of those points in due course.
Andrew Stunell
I understand that that would be very welcome, but at the moment I am not convinced of the need for councils to follow that rule. I remind my hon. Friend that ALMOs are completely the creatures of local government, but the tenant participation in ALMOs is a positive feature. The ALMO covering my constituency works well and is well regarded, but even so it is a matter for the local authority. It is not appropriate for a Minister or the Secretary of State to get in the driving seat, but it is right for us to give careful consideration to the guidance, particularly on the ballot point.
Mr Betts
I follow the hon. Member for St Austell and Newquay (Stephen Gilbert) in his request for a ballot in all cases, because that would give us the security of a proper consultation. Changing so fundamentally the management of a tenant’s home is almost as important as changing its ownership, and we should give weight to that. If the Minister is not prepared to go that far, but is simply going to look at “ballot in, ballot out”, which at least would be a step forward, and again at the guidance on consultation, will he have a real look at how the guidance might be underpinned statutorily so that, before an ALMO is allowed to be changed and moved back into a local authority, the Secretary of State can insist that real consultation takes place and tenants’ views are listened to? That does not happen at the moment.
Andrew Stunell
Yes. It is important that we review the guidance—I just said that we should do so—and it would be an unusual local authority that disregarded it. I undertake to reflect further on the best way forward, and I hope that my hon. Friends and the hon. Gentleman feel that that is a step forward which allows them not to press their amendments today.
My hon. Friend the Member for Manchester, Withington (Mr Leech) has tabled new clause 26, which relates to a specific situation for fully mutual housing co-operatives. By a quirk of the legislation, they are caught by the houses in multiple occupation requirement for licensing and, sometimes, planning permission. The Department has been lobbied by the Friendly Housing Action campaign group to secure an exemption for fully mutual housing co-operatives, and I am very sympathetic to the campaign, as such organisations were never intended to be caught by the licensing provisions.
We have to be careful to ensure that in granting an exemption we do not inadvertently allow other categories to slip through the loophole, so I am asking for further advice on how we might achieve that. I hope to return to the issue at a later stage, so I hope that my hon. Friends will not feel the need to press new clause 26 to a Division.
I thank the hon. Member for Plymouth, Moor View (Alison Seabeck) for new clauses 25 and 24, which she and her hon. Friends have tabled. They both relate to cases in which courts made decisions that the common-sense man would not have expected. New clause 25 refers to a situation in which the housing allocation scheme was perverted—I think that is the right word—by an officer, and consequently the courts decided that, because of the nature of the current legislation, it was not possible to recover the properties that had been misallocated. I am certainly minded to take some steps in the right direction. The Secretary of State for Communities and Local Government recently launched a 10-point plan for tackling council fraud, and that included vetting staff. I hope that that means that it is very unlikely that the situation will recur, but we are going to look at how we might move forward. On a rather significant technical point, the place where Opposition Members have chosen to insert the words means that the provision would apply only to Wales; I suspect that that is not what they really meant to do.
New clause 24 deals with a situation where a death was concealed at the transfer of a tenancy and therefore a vital time line was missed and it then proved impossible to correct that. The new clause changes the time limit restrictions so that when a local authority seeks to repossess a property, the date at which it became aware of the change in circumstances, rather than the actual date of the circumstances, will be relevant. I fully accept the point drawn to our attention. We will explore the issue in more detail and talk to various local authorities and representative bodies with a view to tabling a Government amendment in the other place. I hope that the hon. Lady feels that that is a helpful way for us to proceed.
I cannot be so consensual on other amendments tabled by the Opposition. I do not want to detain the House unduly, but I must say that we have a considerable mixture of amendments of one type or another, to which I will perhaps respond in my final 16 seconds, if that is how it turns out. Some of them are direct negatives of our proposals in the Bill, some are wrecking amendments to one degree or another, and some are quite seductive in their tone, if not their impact. Several of them duplicate safeguards that are already in the Bill or even in legislation as it has stood for some time.
Some of the amendments seem to be based on an Opposition view that social landlords are even worse than they think private landlords are, with their principal business being to get people out of their homes as quickly as possible. Of course, that is not the primary purpose or intention of social landlords, which is to provide suitable accommodation for those who need it, as will continue to be the situation in future. Other amendments seem to be more about whipping up misunderstanding among vulnerable families than about making a contribution towards solving the heartrending problems of homelessness.
I urge hon. Friends and other Members to support the Government’s sensible and thoughtful proposals and to reject the many temptations offered by the Opposition.
Annette Brooke
If the hon. Gentleman does not mind, I would like to be brief so that my colleagues can get in.
I want to put on record my concern about the two-year tenancies. True, it is said that they will be exceptions but there is a big “but” once we start using the term “exceptions”. The Liberal Democrats want this issue to be revisited in the House of Lords. It is incredibly important to get it right.
Let me briefly address the homelessness issue. Having a roof over one’s head by having something in the private sector might be a good option. However, the point has been made—and I have to go along with it—that we must look at all the individual circumstances such as whether there has been domestic violence and whether there are children in the family who have to be able to access their current school. If they have experienced trauma, it is important that they stay in their school.
As yesterday, time is incredibly short and we are left with very important issues to address, which will affect people’s lives, and we have no time to get to the bottom of them. That is why it is so important that as we pass this Bill to the other place, we do so with a lot of questions.
Mr Betts
May I begin by congratulating my hon. Friend the Member for Plymouth, Moor View (Alison Seabeck) on her effective criticism of the Government’s proposals on security of tenure? Her comments were excellent and I thoroughly support them.
I also give credit to the hon. Member for Brigg and Goole (Andrew Percy), who made some very perceptive comments. The reality is that people will be dragged out of their homes at the end of a flexible tenancy and told, “That is no longer your home.” If people resist, they will be dragged in front of the courts and evicted. That is what is going to happen; there is no getting away from that. He was absolutely right to say that it changes the status of the offer that is made to someone at the beginning of a tenancy from offering them a home that will be theirs for as long as they want it, as long as they abide by the tenancy rules, to offering them a temporary residence. With that temporary residence comes the risk of temporary schooling, temporary communities and all the problems that the hon. Gentleman rightly identified, such as lack of community stability and the possibility of simply creating estates of people on benefits who are moved out as soon as they get off benefits and get a job because their tenancy is then brought to an end. That is not the sort of arrangement that I want to see.
Jeremy Corbyn
I absolutely endorse what my hon. Friend is saying. Is there not a strange contrast here in that Parliament is apparently about to vote to take away permanent tenancies for new council tenants but the Government would not dream of doing the same thing for owner-occupiers or others in our society? Why should we demote council tenants to this level of insecurity?
Mr Betts
My hon. Friend makes a very good point. These measures are changing the status of council tenants, downgrading them almost to second-class citizens. That is what this effectively means, and it is creating a form of welfare housing. There will be people who are so desperate for security that they will over-extend themselves in trying to become owner-occupiers, which could lead to real problems. I say to the Liberal Democrats that they should not hide behind the idea that the measures are all right because existing tenants will not be affected or because local authorities will have to choose whether to go for these forms of tenancies. The reality is that, currently, as long as people abide by the rules, they cannot be evicted from council or housing association properties—they cannot have their tenancy ended by their landlord—but under the Bill that will be possible, and if Liberal Democrats vote for the provisions, they will be allowing that to happen.
Let me say one thing about the homelessness provisions. It might surprise some to hear that I am not, in principle, against local authorities being able to discharge their homelessness responsibilities by making an offer in the private rented sector, but I do want to see clear safeguards. If a house becomes available in my constituency, where some areas have very limited social housing, it is by no means apparent to me that someone who has just become homeless should get that property as opposed to someone who has been in the private rented sector waiting on a housing list for six years. However, if an offer is made, it has to be made with the standards of the private rented property being approved by the local authority, with the landlord or their agent being part of an accredited scheme—probably with regular inspections to make sure that the property is kept to a reasonable standard—and with a minimum tenancy length. I would certainly want those conditions to be included.
Finally, let me address new clause 3, which is in my name. I heard the Minister’s comments but I still feel that a ballot is the best way of ensuring that the views of ALMO tenants are really taken into account and that we do not simply have consultations in which the tenants say one thing and the local authority does another, which are already happening. A ballot is the best way forward, but if the Minister is saying that the same process that was used to set up an ALMO should be used to dismantle it, he must firm up the guidance and make it a statutory obligation for local authorities to comply with that. I see him nodding, and that is very good.
Andrew Stunell
I did give that assurance; we certainly are going to take a very close look at the point that the hon. Gentleman is raising.
Mr Betts
The Housing Minister has said that he is prepared to have a meeting with me and other officers of the parliamentary all-party group on arms length management organisations. The information we have got from the National Federation of ALMOs, with which we recently had a very good meeting, shows that, in a number of cases, local authorities have simply been flouting the correct processes. Councils are saying, “We are going to get rid of your ALMO; it doesn’t matter what you say—it’s going.” They are then putting factually inaccurate reports to housing committees. They are not offering people a real choice in the consultation, they are not explaining the facts, and they are not presenting balanced arguments. They talk about saving money on the general fund as one reason for getting rid of ALMOs. They do not refer to the new proposals on self-finance or the Government’s reforms.
All those facts are being kept from tenants in unbalanced, one-sided consultations. I hear what the Minister says. I shall not press the new clause, and I look forward to further discussions with him and his colleagues about the best way of constructing the measure to get the best deal for ALMO tenants and to ensure that in the end they make the decisions which affect their homes.