Devolution in England

Debate between Damian Collins and Mark Pawsey

Monday 2nd March 2015 Commons Chamber

[Mark Pawsey (Rugby) (Con)]

My hon. Friend is talking very eloquently about the need to devolve powers to communities. Does he agree that neighbourhood planning represents an opportunity for communities to express their preferences in respect of how they see their communities developing over time?

[Damian Collins]

I agree with my hon. Friend and believe that having a good local plan is the best guarantee a local community has that it can design its future in line with its own aspirations and ambitions. That is a process that councils work on in different ways, but I believe that a strong and robust local plan and good neighbourhood plans are a very important way of designing the services that people want and allocating them as communities want. It is something they should pursue.

I shall not take up any more time as other Members wish to speak, but I just want to reiterate the fact that I think the devolution of power from central Government to English county regions should be considered, as well as for major city regions. The major county regions such as Kent are just as capable of taking on those powers as major city regions. We should also consider creating more strategic authorities that look to centralise powers between districts and borough councils within those strategic authorities. We should look not just at devolving power from the centre but at how those local authorities might work together, and, wherever possible, at devolving further power to the communities themselves. That is the general approach we should follow. I welcome the Select Committee report and the important debate it has started.

Private Rented Sector

Debate between Damian Collins and Mark Pawsey

Wednesday 23rd January 2013 Commons Chamber

[Damian Collins]

My hon. Friend makes an important point. Of course, local authorities do already have the power to do that. As the hon. Member for Birmingham, Erdington (Jack Dromey) said, the London borough of Newham has introduced a licensing scheme across its entire area. This should not be a matter of national policy or a compulsory requirement but something that local authorities should have the discretion to enforce at their will. My concern, though, is that the enforcement of a licensing regime might put rents up, because the landlord will pass the cost on to their tenants, and might restrict the number of properties available in the market. Those concerns were also certainly raised in the consultation that Newham itself ran on the introduction of its licensing scheme.

I wonder whether there should be incentives for landlords to be more responsible in the way in which they manage and maintain their properties. Direct payments are probably a topic for debate on another day, but should not a landlord qualify for direct payments of housing benefits that give them a guaranteed income stream only if they maintain their properties at a certain level?

[Mark Pawsey]

Does my hon. Friend agree that a longer period of tenancy with greater security of income would be the exact incentive that landlords need to improve their properties?

[Damian Collins]

My hon. Friend makes an extremely important point. We should certainly consider doing that with regard to the social sector and housing benefits. I do not think that local authorities and the Government should be in the business of paying housing benefit to landlords who do not maintain their properties at a decent standard. We should not be doing that. I think that the guaranteed flow of income and the massive supply of people who are looking for accommodation give us the power to negotiate with the market and the private sector in an important way.

I would also say that private landlords who wish to rent their properties out to tenants on housing benefits should be part of an accredited scheme, run by one of the organisations that represent the housing sector, be it the National Landlords Association or another body. There should be an incentive for people to sign up voluntarily to those sorts of schemes.

The Private Sector Tenants’ Forum, which was consulted by the London borough of Newham, said that its tenants

“had some concerns—above all, that landlords should not be discouraged from letting properties and that licensing costs for landlords should not increase tenants’ rent levels. They also wondered if the regulations could be enforced effectively in practice.”

That is my one concern about the national register of landlords proposed by the Opposition. It is fine in principle but, on the ground, the local authority needs to have the resources to enforce the agreements and check the properties. I suspect that the reason why hon. Members from all parties have raised the concerns that they have about the state of properties in the private rented sector is that local authorities are not making those checks or enforcing measures against the private sector landlords. Perhaps the authority does not have the resources to do so. It would seem from what the London borough of Newham has said that it hopes that the licensing scheme will pay for some sort of enforcement, but I doubt whether that would be possible.

--- Later in debate ---

[Damian Collins]

Does my hon. Friend agree that the landlords who are happy to flout the current law on what is considered to be a decent standard of home will not be concerned about new regulations, because they will flout those too?

[Mark Pawsey]

Absolutely. Other hon. Members have made the point that councils have the powers to deal with rogue landlords. We need councils to use them. The Department for Communities and Local Government states:

“Councils already have powers to require landlords to take action to rectify hazards in their property and where landlords resist, to make and charge for improvements, and to prohibit use of the affected parts of the property.”

The question for the House is what the Government should do to encourage local authorities to make greater use of their existing powers. I hope the Minister refers to that.

Hon. Members have mentioned letting terms. Many tenants and landlords believe their agreements should be for either six or 12 months, but as we have discussed, there is no reason why they should not be longer. A longer-term agreement is often in the interests of both tenant and landlord. Many investors in residential property are in it for the long term. I accept the point made by my hon. Friend the Member for Rossendale and Darwen (Jake Berry) on the terms of buy-to-let mortgages, but not all properties are subject to those. One piece of evidence that the Communities and Local Government Committee hopes to uncover is the proportion of accommodation in the sector that is subject to such mortgages and the proportion that is owned outright by investors.

Tenants often want the greater security of a longer period. I would like the situation that exists in commercial property whereby people promote and advertise the properties available on the basis of the length of the letting term. Some landlords will always want to let for a short term, but those properties should be identified as such.

I look forward to the Committee’s work in talking to representatives of landlords, tenants, letting agents and councils, so that it can better understand what is happening in the sector, what is working well and what is working badly, the current state of the market, the different perspectives, and how the sector can be improved. However, I subscribe to the premise that regulation is unlikely to be the solution to all our problems. I will therefore have great pleasure in supporting the amendment.