Leasehold and Freehold Reform Bill

Debate between Eddie Hughes and Lee Rowley

Report stage
Tuesday 27th February 2024 Commons Chamber

[Lee Rowley]

My right hon. Friend is absolutely right, and the support that has just been expressed for her comments demonstrates that many of us see these issues in our constituency. As she says, it is vital that we give people who have made such sacrifices in order to achieve first-time home ownership the right to, and the greatest control over, that ownership.

[Eddie Hughes (Walsall North) (Con)]

In my constituency, Victoria Avenue (Harvest Grove) Management Company seems to be extorting money from leaseholders and not providing any of the works that it says it is providing. It is taking them to court and charging them for the benefit of having letters sent to them with invoices. Through this Bill, we desperately need to redress the balance between freeholders and leaseholders. Will the Minister see that that is the case?

[Lee Rowley]

My hon. Friend is absolutely right. He makes a very important point about transparency, which is at the heart of the service charge changes in the Bill. He makes an extremely important point about fairness. Not all companies will be doing things that are incorrect, but where they have been found to be incorrect, it is important that they shoulder their own costs.

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[Lee Rowley]

My right hon. Friend moves me on to my second point. We also recognise the strength of feeling on the vexed issue of forfeiture. The hon. Member for Greenwich and Woolwich (Matthew Pennycook) made a clear case on this in Committee, as did other Members, and I also heard a passionate and eloquent case in Committee from my hon. Friend the Member for Walsall North (Eddie Hughes).

[Eddie Hughes]

Will the Minister simply remove any opportunity for forfeiture? It is arcane and has no place in our system. I strongly suspect that would get support on both sides of the House.

[Lee Rowley]

The House sees my hon. Friend’s passion, which he demonstrated in Committee and is demonstrating again today. Both he and my hon. Friend the Member for Redditch made passionate cases in Committee.

I recognise that this is a real and significant problem, and there is a huge iniquity at stake. I have heard from colleagues, both today and previously, about why we should act, and we are currently working through the detail of the issue. We will report back to the House with more details shortly.

Finally, a comprehensive debate in Committee on freehold estates was led by my hon. Friend the Member for North East Bedfordshire (Richard Fuller). He is a committed campaigner on this issue, and I know that many other Members also have very strong views. I have also been involved in this in places such as Alderman Park and Hunloke Grove in my constituency. We understand the strength of feeling on this issue, and we are considering it further.

Leasehold and Freehold Reform Bill (Seventh sitting)

Debate between Eddie Hughes and Lee Rowley

Committee stage
Thursday 25th January 2024 Public Bill Committees

[Lee Rowley]

I thank the hon. Member for his amendment. Even though I will not be accepting it today, it raises an important question and he is right to allow us to debate it. We absolutely recognise that leaseholders who pay fixed service charges do not have the same rights of challenge as leaseholders who pay variable service charges—that is accepted and understood—but it is also the case that there are good reasons for that.

As the hon. Member indicated, the main sectors where fixed charges exist are the retirement and social housing sectors, where households are often on limited and fixed incomes, as I do not need to explain to the Committee. Leaseholders, especially those on low incomes, who pay a fixed service charge have certainty about that charge, whereas those who pay variable service charges do not. Landlords benefit from not having to consider tribunal applications but, in return, they should have a clear imperative to provide value for money.

If we were to grant the right to challenge fixed service charges in a similar way to how variable service charges can be challenged, there would be some operational and practical challenges, which is one of the reasons why we will not agree to the amendment today. For example, if landlords underestimate costs in one year, but overestimate them in another, is it feasible and reasonable to be able to challenge the reasonableness only in the year in which the costs are overestimated? Should a reciprocal ability to challenge or to recover the balance of an underestimated cost in a year, on the basis that it would be reasonable to do so, not be proposed? Landlords might move away from employing fixed service charges and switch to variable service charges, which could have unintended consequences.

Fundamentally, I share the hon. Gentleman’s view that there are challenges in all parts of service charges, and so there will be challenges within fixed service charges. The whole point of other elements of the Bill is to provide transparency and visibility of the reasoning for charges being made. For the reasons I have outlined, we are not of the view that this extension should be made for fixed charges.

[Eddie Hughes (Walsall North) (Con)]

I want to pick up on the shadow Minister’s point about ambiguity. There is no definition of what exactly would constitute a fixed charge, so there is the opportunity for flexibility or the law of unintended consequences. Given the lack of opportunity for subsequent challenge, a landlord might choose to move a charge from one column to the other. When the Minister said he would not accept the amendment today, did he mean he would give this point some further consideration in the future, or was he just being polite?

[Lee Rowley]

I am grateful to my hon. Friend for his question. Notwithstanding the tone of my responses, given the Committee’s interest I will happily write to it to make sure there is clarity on that point. I hope that, as a general and broad macro point, my comment still stands.

Leasehold and Freehold Reform Bill (Fifth sitting)

Debate between Eddie Hughes and Lee Rowley

Committee stage
Tuesday 23rd January 2024 Public Bill Committees

[Lee Rowley]

I thank hon. Members and Friends for their contributions. I will take them in turn. On the amendment, I find myself in the slightly unusual place of arguing against a Henry VIII power, as they are occasionally called and as he referred to them. As indicated, there are a number of Henry VIII powers in the Bill, and I am sure that people will have views on them when we get to them. Our colleagues in the other place often have very strong views on such powers. It is an unusual place to be, but I happily take it up.

I absolutely understand the point that hon. Members have made and the reality of what they are trying to articulate. The fact that we are making a change indicates that there are times when it is proportionate and reasonable to make changes. The reason for the Government’s not taking powers in secondary legislation—which I know, joking aside, that hon. Members would accept—is that there is a continuum for drawing or not drawing lines, and we think that this does not necessarily need to be on the line of taking powers in order to do things in secondary legislation, simply because this is a substantial change. It is being actively debated; Members are debating whether it is sufficient and, as my hon. Friend the Member for Redditch asked, precisely how it will work to improve the situation in practice. I think the Government’s preference is to keep that discussion in primary legislation. We recognise that primary legislation is always more challenging in terms of timelines and space in this place, but it is a sufficiently important change that it should be able to be debated in the way we are doing today.

[Eddie Hughes (Walsall North) (Con)]

I understand that it is appropriate to future-proof legislation and allow for flexibility, but I agree with the Minister that a substantial change has already been made. Proportionately, we are talking about the number of buildings that have already been constructed, and therefore the people that we are helping. I fully appreciate that the shadow Minister is concerned about future developers gaming the system, but in terms of proportion, it is important that we focus our efforts on the buildings that have been built.

[Lee Rowley]

I am grateful to my hon. Friend for highlighting that. The shadow Minister expressed hope that the Government would agree with some of his amendments at some point. I am afraid that I will have to dash his hope on this one. We understand its purpose, but on the basis that I have articulated, we would prefer to keep this in primary legislation. I hope that the shadow Minister might consider withdrawing the amendment.

On clause 3, as it stands, we have been clear that we want to improve access to collective enfranchisement so that more leaseholders of flats can enjoy the benefit of freehold ownership. Many leaseholders in mixed-use but predominantly residential buildings are currently prevented from buying their freehold, as hon. Members have indicated. Clause 3 amends the 1993 Act to increase that limit from 25% to 50%. This has been consulted on widely and was recommended by the Law Commission. Where residential leaseholders take up the majority of the floor space in a building, it is our view that they should be able to access the long-term security and control that comes with freehold ownership, if they choose to do so.

We recognise that this change impacts freeholders. If the leaseholders choose to buy their freehold, the freeholder stands to lose ownership of individual buildings, and that may fragment ownership of some areas over a longer timeframe. We believe that impact to be justified not only because of the significant benefit to leaseholders but because freeholders will be compensated for that loss. We do not believe, as a principle, that the single contiguous ownership of space is absolutely necessary for buildings to be managed well.

We have also heard arguments from leaseholders that they will be unable to professionally manage mixed-use buildings. Although I understand their point, through, for example, the delegation of a building’s management to an agent, that should be overcome. I accept the points made and understand the shadow Minister’s point on the difficulty of ensuring that leaseholders can be engaged to the point where they pass the threshold, whatever the number—and all numbers are ultimately arbitrary. As he has indicated, I think the Committee will return to this, but we think the clause, as it stands, is the right approach. Therefore, we resist the amendment and hope that the shadow Minister will withdraw it.

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[Lee Rowley]

I am grateful to my hon. Friend for his legitimate points. He is absolutely right that it is important that right hon. and hon. Members have an opportunity to debate at the earliest possible opportunity the complex interaction of what we may or may not choose to do with the consultation. I take his point about hypotheticals. My point was simply that there are a number of different options in the Bill. Some of them are substantially different, as my hon. Friend indicated in some of his questions last week. To go through all the elements of the potential outcomes in all of those different options would be a substantial amount of work and potentially not necessary on the basis that we are likely to choose some rather than all of them. None the less, where I have missed anything out, I will—

[Eddie Hughes]

The point being made is one of proportion. We are talking about a couple of a billion pounds versus up to £25 billion, £27 billion, which is a significant amount of money for the Government to be considering transferring, as my hon. Friend says, from one party to another. The size of the costs that might be incurred from one party to another makes it important for us to know as soon as possible.

[Lee Rowley]

I absolutely accept the potential significance of the quantum involved, which is why we all seek to be as clear as we can at the earliest opportunity.

Oral Answers to Questions

Debate between Eddie Hughes and Lee Rowley

Monday 20th February 2023 Commons Chamber

[Eddie Hughes (Walsall North) (Con)]

22. What assessment has he made of the impact on energy efficiency of the part L uplift in the building regulations.

[The Parliamentary Under-Secretary of State for Levelling Up, Housing and Communities (Lee Rowley)]

The part L uplift, which came into force in June 2022, delivered a significant improvement in energy efficiency. New homes now produce 30% fewer CO₂ emissions, and new non-domestic buildings produce 27% fewer. The uplift will act as a stepping stone to the 2025 standards, which we will consult on in due course.

[Eddie Hughes]

Is the Minister aware of a simple additive called EndoTherm, which can be added to both domestic and non-domestic wet heating systems for condensing boilers? Tests have proved that it reduces energy use and hopefully it will soon be standard assessment procedure-approved for testing. If he is not aware of it, will he meet me and Andrew Bean to discuss its properties?

[Lee Rowley]

I was not aware of it until now, but I thank my hon. Friend for highlighting it. As he knows from his time in the Department, our approach is agnostic on technology and materials, but where there are opportunities to find out more about how things are working and how we can improve things, I am happy to do so.

Ministry of Housing, Communities and Local Government

Debate between Eddie Hughes and Lee Rowley

1st reading: House of Commons
Tuesday 2nd July 2019 Commons Chamber

[Lee Rowley (North East Derbyshire) (Con)]

Thank you for this opportunity to speak in the debate, Mr Deputy Speaker, and it is a pleasure to follow my fellow Public Accounts Committee member, the hon. Member for Stoke-on-Trent Central (Gareth Snell). We debate many of these things on a regular basis. I congratulate the hon. Member for Oxford West and Abingdon (Layla Moran), who is also a member of the Committee, on having organised this debate and ensuring that it occurred. I want to talk about a couple of points, primarily about policy perspectives relating to housing and planning, which my right hon. Friend the Member for Witham (Priti Patel) also mentioned.

Before I do that, I should like to refer gently to the points raised by the right hon. Member for North Durham (Mr Jones). I do not want to get too political, but the problem with baselining everything at 2010 is that we all know in our heart of hearts that that is not the right place to start. I know that from the perspective of local government, because I was a councillor for four years before 2010 and I can recall the amount of money that was sloshing around in the system. Quite frankly, there was too much money in the system because some councils did not know how to spend it and were certainly not spending it effectively. We have to be careful when we go back to those kinds of baselines, not least because that arrangement was unsustainable on a national level and inopportune in many areas at local level.

Moving on to the policy points, I have a couple of suggestions for my hon. Friends on the Treasury Bench. One is about an issue that deserves greater attention in housing policy. The other about is fracking, which is a favourite interest of mine and which many Members are already bored by. On housing, I know from debates such as these, from discussions in the Select Committee and from watching what is happening across the midlands and the north of England that the national planning policy framework—useful though it is in many areas—is becoming a somewhat blunt tool in other parts, particularly around housing. We see the emphasis on house building, particularly in the midlands and the north, which I welcome. I welcome the 217,000 houses that were built last year and the 35,000 housing starts in the first quarter. We can also see the huge pipeline of planning permissions that has built up to an average of 350,000 a year over the past few years.

The policies are obviously working, but we have to ask ourselves whether they are becoming a slightly blunt tool. Areas in the midlands and the north are being asked to take large swathes of housing, but if we look at the best proxy for housing, which is house prices over the past 10 years or so, we see that there has been either no increase in house prices or a real-terms house price drop. I would like us to consider moving the national planning policy framework towards a more regional approach. We obviously have a problem in the south-east and around London, and it is absolutely appropriate that we should address that, but in other areas we might need to think again.

I shall move on to fracking, as I do on a semi-regular basis in this place. The reason that I bring it up regularly is that I do not think everyone in this place really understands the consequences of our fracking policy and where it might end up. If we do not understand it now, we run the risk of facing some very large bills in the future, along with the significant impact on many communities including mine, where we have a fracking application in Marsh Lane at the top of my constituency. No one in Government has ever been clear on what the purpose of fracking is.

[Eddie Hughes (Walsall North) (Con)]

One of the problems that I have considered when thinking about fracking is that if we do it at scale, the impact on the environment and the countryside will be huge, but if we do not do it at scale, the benefit will be so small as to make it not worth pursuing.

[Lee Rowley]

rose—

Oral Answers to Questions

Debate between Eddie Hughes and Lee Rowley

Monday 30th April 2018 Commons Chamber

[Lee Rowley (North East Derbyshire) (Con)]

3. What steps his Department is taking to deliver economic growth through the midlands engine.

[Eddie Hughes (Walsall North) (Con)]

5. What steps his Department is taking to deliver economic growth through the midlands engine.