Tenancies (Reform) Bill
Debate between Diane Abbott and Stephen Williams
Stephen Williams
These are guarantee schemes to enable developments to get off the ground. I am sure we would all agree that many of the problems that have been identified so far in this debate represent a minority of landlords and they are probably in the sort of properties that have been converted from large family houses. That is probably the issue in the hon. Gentleman’s constituency, where Georgian houses have been converted into bedsits and small flats; it is certainly the issue in my constituency. We need to deal with the problems in those properties, but more purpose-built private rented accommodation—that investors such as pension or insurance funds see as long-term investments—will ensure higher quality for tenants at an attractive rent.
It is important that we raise standards and improve transparency in the sector. The Government have done a lot and have a good story to tell in this area over the last few months in particular. We have worked with the industry in the development of a code of practice for those managing properties in the sector, including landlords themselves. It was published on 11 September. From 1 October, it has been a requirement for letting and property management agents to belong to any one of three Government-approved redress schemes, so that where standards do not meet expectations, landlords and tenants have an effective means of raising their concerns. The schemes are run by the Property Ombudsman, the Ombudsman Services: Property, and the Property Redress Scheme.
The shadow Minister mentioned the Consumer Rights Bill, which is under consideration in the House of Lords. We introduced provisions requiring letting agents to increase transparency around renting costs by publicising their fees prominently in their office and on their website. We hope that that provision will come into force in this Parliament. That transparency will assist with the problem of double charging that the shadow Minister mentioned, and that of extortionate charging, when agents charge over and above the actual cost of the service. As soon as the fees are transparent to everybody, much of that sharp practice will end overnight. If it does not, it will be down to constituency MPs like us, Shelter, the National Union of Students and other campaigning organisations to expose such practice so that it can be driven out of the sector. That will be a big improvement.
The Government are also committed to ensuring that private tenants know their rights and responsibilities, which is why we published a “how to rent” guide on 10 June. In September, we backed that up with a model tenancy agreement for the benefit of landlords and tenants. That tenancy agreement has been improved as a result of the Westminster Hall debate instigated by my hon. Friend the Member for Eastleigh (Mike Thornton)—he is not in his place at the moment—to which I replied. I was struck by the feeling after that debate that the tenant and the landlord should both know their rights and responsibilities. The model tenancy agreement now has a tick box so that the tenant and landlord can confirm that they have seen the “how to rent” guide, which includes coverage of safety issues in the property. The use of the agreement is voluntary, but it strikes the right balance between the rights and responsibilities of the parties and both parties can use it with confidence. After all, a tenant wants a home and a landlord wants a good tenant providing a stable income. It is in the interests of both that they embark on the tenancy with confidence on both sides. In particular, the agreement can be used when the parties have agreed to a longer fixed-term tenancy of two or three years; and it contains model clauses protecting the interests of the parties around termination, rent reviews and home business use.
Reference has been made to the resources available to local authorities to deal with the problem of rogue landlords. We have provided £6.7 million of additional resource to help local authorities tackle poor standards in that area. Specifically, £2.6 million has been allocated to deal with the mainly London-based problem of so-called beds in sheds, with a further £4.1 million to help tackle rogue landlords more generally.
Ms Diane Abbott (Hackney North and Stoke Newington) (Lab)
Has the Minister heard of the New Era estate in Hackney which was bought by US private equity billionaires who have a horrible reputation as landlords in New York? Ninety-one Hackney tenants face eviction by landlords who are not interested in providing homes: they are only interested in driving out long-settled tenants so that they can make huge profits.
Stephen Williams
I had not heard about that, but I have now and the hon. Lady has placed the matter on the public record via Hansard.
Thirty local authorities have claimed the funding that I mentioned. In 2014, the money has paid for more than 13,000 inspections of properties, resulting in more than 3,000 landlords facing further action or prosecutions, and the demolition of 140 illegal beds in sheds in gardens, in London in particular. Those are outputs over and above what councils were already doing. We will shortly publish revised guidance for local authorities on best practice in tackling poor conditions and unacceptable practice in the sector, which builds on the work of the rogue landlord programme.
My hon. Friend the Member for Brent Central referred to Jo and her collapsed ceiling. She also mentioned other evidence of how the tenant wished to replace an electric fire with a gas fire—to improve home energy efficiency and reduce fuel poverty—and how difficult it was to get the landlord’s co-operation for the installation. The hon. Member for Erith and Thamesmead (Teresa Pearce), who is no longer in her place, said that London families in particular had these problems, especially as more are now living in the private rented sector. She also mentioned unsafe cookers. My hon. Friend the Member for St Austell and Newquay (Stephen Gilbert) rightly pointed out that this is also an issue in small rural towns in Cornwall. My hon. Friend the Member for Harrow East (Bob Blackman), who is also no longer in his place—