Housing (Right to Buy) (Limits on Discount) (England) Order 2024

Earl of Effingham Excerpts

Tuesday 10th December 2024 Lords Chamber

Moved by

[The Earl of Effingham]

That this House regrets that the Housing (Right to Buy) (Limits on Discount) (England) Order 2024 (SI 2024/1073), laid before the House on 30 October, will reduce the number of social tenants who can purchase their property, undermine home ownership and cut new house building.

Relevant document: 7th Report from the Secondary Legislation Scrutiny Committee (special attention drawn to the instrument).

[The Earl of Effingham (Con)]

My Lords, this statutory instrument will reduce the number of qualifying secure tenants who have the opportunity to buy their rented home at a discount. This will reverse our record in the period 2012 to 2024, which enabled almost 160,000 sales under the right-to-buy scheme. On our watch, the right-to-buy discount was incrementally increased. In 2012, the maximum cash discount went up significantly from regional levels of between £16,000 and £38,000 to a new national level of £75,000. In 2013, the maximum was propelled further in London to £100,000, and from 2014 the maximum discounts rose annually, in line with the percentage change in the consumer prices index. The current maximum discounts available are £136,400 in London and £102,400 outside London.

Our aim is to move towards a scenario where people own their own home and are less reliant on local authorities. Being able to buy your own home is a critical feature of social mobility. It allows people to acquire an asset which translates into wealth, which can then be passed on to the next generation, which in turn gives more opportunities in life. The Government have cut the maximum discount to between £16,000 and £38,000, which means that secure tenants of local authorities who want to buy their home will have to pay materially more for their property.

The Ministry of Housing, Communities and Local Government has released a policy paper on the review of the right-to-buy discounts which showed that sales will be reduced by 25,000 over five years. By the department’s modelling, under the previous Government’s rules 35,000 people would be able to buy their social housing by 2029, but under this Government’s new rules that figure would only be 8,500. That means that 26,500 people will potentially miss out. The Government’s own modelling has shown that there would be 7,000 sales annually to 2031 if our rules were kept. However, that number will shrink to 1,700 per year under this Administration’s new rules. That means an average of 5,300 people per year will not be able to buy their home under the new restrictions.

The Government are clearly looking to create an environment where the local authorities are able to channel a larger proportion of receipts from social housing sales into building new social housing. In July 2024, the Government increased the flexibility on how councils can use their right-to-buy receipts to accelerate the delivery of replacement homes. The caps on the percentage of replacements delivered as acquisitions, and the percentage cost of a replacement home that can be funded using right-to-buy receipts, have been removed. Local authorities can now combine right-to-buy receipts with Section 106 contributions. We understand that these flexibilities will be in place until the end of 2026, subject to a review. Furthermore, the Government in the Autumn Budget stated that councils will no longer be required to return a proportion of the capital receipts generated by the sale of the home to His Majesty’s Treasury.

We appreciate that the Government are looking for ways to build more affordable housing. However, we do not think that this should be achieved at the expense of aspiring home owners who are saving to purchase the home they have lived in for, in many cases, a considerable amount of time.

The Government believe that fewer social houses in local authorities is indicative of a problem. We would argue that creating a system that results in an ever-increasing number of social homes on the local authorities’ books is unsustainable. To clarify, we absolutely must make provision for the most economically vulnerable and in need, so that come rain or shine they have a roof over their heads. But the endgame should be to help people stand on their own two feet, independent in their own home, which they themselves have purchased. I beg to move.

[Lord Shipley (LD)]

My Lords, I declare that I am a vice-president of the Local Government Association. Back in 1980, when the right to buy was brought in, I was in favour of it in principle, because it devolved power and responsibility from the state to the individual. It seemed to me that it would lead to greater investment in homes if more private cash was spent on upgrading the country’s housing stock. I did not support selling off social housing without any replacement, always urging for one-for-one one replacement. But that never happened, and worse, around 40% of those homes sold ended up in the private rented sector, with higher rents pushing up the housing benefit bill.

Paragraph 5.5 of the Explanatory Memorandum is very clear in its explanation of this statutory instrument. It says:

“The Government’s objective is a fair and sustainable right to buy scheme that protects existing social housing stock whilst ensuring that secure tenants who have lived in, and paid rent on their homes for many years, retain the opportunity to own their home. This statutory instrument will directly support that objective”.


The two key words seem to me to be “fair” and “sustainable”. It is fair that those who have paid rent for many years should be able to benefit from their rent being seen as a form of deposit, and this statutory instrument will still enable them to do so.

Back in 1980, it was only fair that council tenants of long standing should not be excluded from the benefits of inflation on the capital asset they were renting. But the situation is very different today. Discounts have got bigger. Housing for social rent has been neglected. There is a massive affordability crisis in buying a home for those on lower incomes as prices have continued to rise steeply. Yet rented housing—private or public—is nowhere near enough to meet demand from those unable to buy, and more people than ever are homeless.

It is inappropriate to allow the current right-to-buy system to continue without amendment. Indeed, in Scotland and Wales, right to buy has been scrapped altogether. That is not what the Government are doing in England. They are cancelling the possibility of extending the right to buy to housing association tenants, but the right to acquire, which has a lower level of benefit, will continue to be available.

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We had an extensive debate on housing in your Lordships’ House just last Thursday, when there was broad agreement across the House that we needed a generational change in the delivery of housing to meet the aspirations of a generation that has been locked out of housing. For some, that aspiration is owning your own home; for them, we will be introducing a mortgage guarantee scheme. For many others, that aspiration is secure social housing. Our Government are focused on both.

[The Earl of Effingham (Con)]

My Lords, I want to thank all noble Lords who have contributed to this debate, as well as the Minister for her feedback.

As she mentioned, just three business days ago, we debated housing supply and homelessness in your Lordships’ House. Please let me briefly flag some valuable and relevant contributions from that debate.

The noble Baroness, Lady Smith of Llanfaes, said that young people tell her that

“they fear they will never own their own home”.—[Official Report, 5/12/24; col. 1330.]

The noble Lord, Lord Snape, added that

“it is unfair, particularly on the younger generation, that house ownership has become so difficult”.—[Official Report, 5/12/24; col. 1336.]

I agree with the noble Baroness, Lady Smith, and the noble Lord, Lord Snape. I believe that this SI makes it much more challenging for everyone, both young and old, to get on the housing ladder and benefit from property ownership, creating not a house but a home that is their own. On that, I would like to test the opinion of the House.