Oral Answers to Questions
Debate between Heather Wheeler and Alison Thewliss(4 years, 9 months ago)
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Mrs Wheeler
I thank my hon. Friend for his question. Australia is a signatory to the Paris agreement, and a number of Australian states have already committed to net zero by 2050. Ahead of COP26 we look forward to working with Australia to increase its climate ambition, in line with principles that it has already agreed to.
Alison Thewliss (Glasgow Central) (SNP)
Oral Answers to Questions
Debate between Heather Wheeler and Alison Thewliss(5 years, 4 months ago)
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Mrs Wheeler
As Members might imagine, as the Minister with responsibility for veterans in MHCLG, I have taken a great interest in this matter. In London, we have data from the combined homelessness and information network—so-called CHAIN data—which gives us very good and specific data about the number of veterans who are on the streets. Similarly, the homelessness case level information classification, or H-CLIC, contains data that all councils put into it. It is still experimental, because it has been going for less than 18 months, but the latest figures show that the number of veterans on the streets is lower than it has ever been, and lower than 3%.[Official Report, 5 September 2019, Vol. 664, c. 4MC.]
Alison Thewliss (Glasgow Central) (SNP)
Home Office contractor Serco is intent on making 300 vulnerable asylum seekers homeless in Glasgow. Some have been able to get interim interdicts through the efforts of the Govan Law Centre, the Legal Services Agency and Latta & Co, but some, including a constituent of mine, have not. Will the Minister speak to her colleagues in the Home Office to stop these evictions, which will result in people being put on to the streets?
Mrs Wheeler
As the hon. Lady agrees, this is a devolved matter. However, as regards the Home Office, I will of course do so. I recall a question that was asked at Prime Minister’s questions last week about it, and I need to refer the hon. Lady to the answer given then.
Alison Thewliss
A lot of this is not actually a devolved matter, because it is to do with the Government’s hostile environment, which will make it incredibly difficult for these 300 individuals, once made homeless, to be rehoused. That is a damning indictment on this Government. Will the Minister apologise for a policy that denies people the right to a roof over their head and is actively causing homelessness in my city of Glasgow?
Mrs Wheeler
Of course, the hon. Lady is absolutely right: this is a Home Office matter. I apologise for not explaining myself correctly before. It is a matter for the Home Office, and I will refer her question to the Home Office.
Private Rented Sector
Debate between Heather Wheeler and Alison Thewliss(5 years, 11 months ago)
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The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Mrs Heather Wheeler)
It is a pleasure to serve under your chairmanship, Mr Rosindell. I thank hon. Members from across the House for their considered speeches. I congratulate my friend, the hon. Member for Sheffield South East (Mr Betts), on securing this debate. I thank him and all the members of the Housing, Communities and Local Government Committee for their inquiry into the private rented sector and for working with the Government to improve the lives of those living in it.
The private rented sector plays a vital role in providing homes across the country and is an integral element of the Government’s approach to making the housing market work for everyone. As we outlined in our response to the Committee’s inquiry, the sector has changed dramatically over the past decade. Not only has it grown to become the second largest tenure, but it also houses an increasingly diverse range of tenants. It is of great credit to those who deliver and support the private rented sector that it has managed to react to such change, and continues to drive forward improvements in quality, standards and safety.
I want to use this speech to reflect on the Committee’s report and outline some of the work the Government are delivering to ensure that everyone living in the private rented sector is able to build the life they desire. We agree with the vast majority of the Committee’s recommendations; where differences arise, they are of degree, not kind. Although I cannot cover everything in such a short time, I hope that hon. Members will see how the Government are pursuing a package of measures that will work together to improve the private rented sector. As the Committee cautioned in its report, the Government recognise that they cannot take a piecemeal approach to the sector—they must take a holistic approach to reform.
Successive Governments have shared the opinion that the rights and responsibilities that govern the private rented sector must be placed on a statutory footing. In its report, the Committee raised concerns that the volume of legislation covering the private rented sector could be creating a complex and challenging landscape to navigate, as we have heard again today.
Although the Government share the Committee’s desire for greater understanding, we do not feel that the legislation is in need of the type of root-and-branch reform that the Committee—or, indeed, the Labour party—suggests. Instead, we believe that the challenge for the Government is to help everyone understand the legislative foundations of the sector, to ensure that people can make the best use of these important protections. That is why we are structuring our work to address the key challenges that flow from our overarching objective, which is to rebalance the relationship between landlords and tenants, to deliver a high-quality, fairer and more affordable private rented sector.
To achieve that aim, we need to address a number of interconnected challenges, which the Committee also highlighted in its report: affordability, property standards, enforcement, and the rights and responsibilities of landlords, agents and tenants. I want to use this debate to set out some of the work under way to drive improvements in the sector, how this work links together and the progress made since we responded to the Committee’s inquiry.
A lack of affordable rental property can mean that tenants are forced to accept substandard or unsafe accommodation. That is not a choice that we want anyone to face, so we are working hard to improve the private rented sector to ensure that no tenant faces that choice in the future. We believe that the key to improving choice and affordability for tenants is to build more homes for rent.
To answer the question raised by my hon. Friend the Member for Hertford and Stortford (Mr Prisk), we want to build more homes. We want build to rent to continue to grow and make a significant contribution to housing supply. That is why the Government introduced the £1 billion build-to-rent fund and the £3.5 billion private rented sector guarantee scheme, to support thousands of extra homes built specifically for private rent. However, we also recognise that house building takes time. That is why we are working to improve affordability and conditions for tenants now.
We introduced the Tenant Fees Bill to protect tenants by capping tenancy deposits and banning unfair fees at the outset, renewal and termination of a tenancy. As well as helping tenants, the Bill will strengthen the hand of good landlords and agents across the UK by levelling the playing field, driving out rogue operators and ensuring that reputable landlords and are no longer undercut by those who overcharge.
Alison Thewliss
Christopher Mullins-Silverstein, who works in our Whips Office, brought it to my attention that there are quite often disputes around leaving a tenancy. For example, he had to pay for cleaners before he was allowed to leave. The landlord then disputed the fact that the cleaners had been in and done a good job, and is withholding the deposit. He has to pay for additional cleaners plus the deposit, plus an exit fee. Those fees mount up and make it more and more difficult for people to move on to other tenancies, given all the debt that they accumulate.
Mrs Wheeler
Indeed, such stories are legion. That is why we brought in the Bill. Finishing a tenancy is very important and should be done incredibly carefully on both sides, so that that matter does not arise.
It is testament to the work of hon. Members from across the House that the Bill has been so well received and supported throughout its parliamentary journey. I thank the hon. Member for Sheffield South East and the other members of Housing, Communities and Local Government Committee for their detailed prelegislative scrutiny, which served to strengthen the Bill. Although our commitment to improving affordability runs throughout our work, I know the Committee shares our commitment to improving property standards and safety.
I thank the hon. Member for Westminster North (Ms Buck) for all her work in developing and progressing the Homes (Fitness for Human Habitation) Bill. It is an excellent example of cross-party work, which will lead to meaningful progress and strengthen the private rented sector in the future. Under the provisions of the Bill, landlords will have to ensure that any dwelling they rent out is free of hazards, from which a risk of harm may arise to the health or safety of the tenant or another occupier of the property. Where a landlord fails to meet that requirement, their tenant will have the right to take action in the courts. The Bill will give the courts the power to order non-compliant landlords to take action to reduce or remove a hazard, and tenants will be able to seek compensation when landlords refuse to do so.
I will move on, because time is running out and there were so many questions from hon. Members for me to answer. I will do my very best, but if I do not manage to answer them today, I am sure I will be able to write to hon. Members later.
When it comes to the housing health and safety rating scheme—I can never say the acronym HHSRS, which I hate—the Government are explicit that one person in an unsafe home is one too many. We understand the scale of the challenge. We are taking steps to ensure that central Government set out the appropriate standards and that local authorities have the tools they need to enforce these standards. The housing health and safety rating scheme has been around since 2004, and everybody has said that it is very complicated, so we recommend a review. It is the right time to look at it, so we need to put that into practice to see how it needs to be updated. That fits nicely with the Homes (Fitness for Human Habitation) Bill, which I hope will finish its progress and become an Act shortly.
We are also acting to improve safety. In line with the Committee’s recommendations, we have announced the introduction of mandatory five-yearly checks on electrical installations in the private rented sector. We will introduce legislation for those mandatory checks as soon as parliamentary time allows. We will also give the Government response to the consultation before Christmas. We expect the outcomes of the scoping review for the HHSRS next spring—[Interruption.] I know, I got it that time. The second stage, which will also be set out in the scoping review, will follow. We expect the outcome of the review on carbon monoxide shortly, then we expect to consult on the proposed changes. An announcement on the next steps will also be made shortly.
On lockdown properties, it is absolutely unacceptable that a minority of rogue landlords exploit the housing system by converting their properties into tiny, unsuitable self-contained units so they can get a higher rate of housing benefit or rent and try to avoid the HMO licensing requirements. The Ministry of Housing, Communities and Local Government and the Department for Work and Pensions are analysing evidence of the relationship between housing benefit, housing tenure and quality. We are committed to working together to understand how we can make best use of our financial levers and existing powers to support tenants and improve the quality of housing, while ensuring value for money.
Many hon. Members have talked about the housing court, which we are very interested in taking forward. Both landlords and tenants have raised concerns about it. Effective and efficient access to the courts is vital for landlords and tenants who wish to challenge bad practice. When all the other options have been exhausted, landlords should be able to recover their properties when they have reason to do so and tenants should live in the knowledge that the court system should protect and support them where needed and not leave them lost in a sea of legal confusion.
We hope the Committee welcomes our recently launched call for evidence, which will gather views on user experience of the courts and how it could be improved. Building on the Committee’s recommendations, our proposals explore whether a specialist housing court would make it easier for all users to resolve disputes, reduce delays and secure justice for landlords and tenants in housing cases. That work not only speaks to the court experience, but cuts across the Committee’s concerns about retaliatory eviction and is a key consideration in our work on longer tenancies.
To be specific, the call for evidence on the housing court was launched on 13 November and closes on 22 January, so it is a work in progress. It is designed to understand the correct use and experience of the courts, so I am looking forward to seeing the evidence put before us when it closes.
On retaliatory eviction and section 21, our position is clear. No tenant with a genuine complaint about the condition of their property should be fearful of retaliatory eviction, which is why we have already taken steps on the matter by legislating to protect tenants from retaliatory eviction through the Deregulation Act 2015. We are also aware that the vast majority of landlords provide well-maintained properties and that, thankfully, only a small number of tenants encounter the threat of retaliatory eviction.
As set out in our recent letter to the hon. Member for Sheffield South East, despite the rarity of the practice, our commitment to protecting tenants against retaliatory eviction is undimmed—what a great word; well done to my officials for writing that. We share the Committee’s position that the Government must ensure that tenants are properly protected from that, which is why we have included the consideration of retaliatory eviction in our consultation on the barriers to longer tenancies, to ensure that we have the most up-to-date information to inform our thinking.
The consultation on longer tenancies closed at the end of August—not that long ago—and stakeholder events were held in September. We are analysing the responses and we will respond shortly. We had a large number of responses—more than 8,000—and it is important to consider them fully, and align them with the workload of our experience in the courts. Considering the volume of responses is no small feat. We are working to provide the Government response to the consultation in due course.
I will move on—I appreciate that I have to leave two minutes for my good friend, the hon. Member for Sheffield South East, to close the debate. Local authority capacity and enforcement has been a key point of the debate. From my experience in local government, I know the vital role that local authorities play in the private rented sector, particularly in enforcement. The Committee called on the Government to support local authorities to make best use of the powers available to them, and to go further, and that is what we are going to do. We have designed our enforcement tools to allow local authorities to retain the financial penalties they raise and drive them back into their teams to fund future enforcement activity, exactly as Torbay has done. Torbay has been extremely successful in enforcement work and receiving fines—indeed, it has employed another officer on the back of the fines that it has already received.
Committee members will clearly also be pleased to hear that we have launched a £2 million fund to support local authorities with their enforcement work. That upfront boost will allow local authorities to grow and refine their approach. The funding came as a direct response to my Department’s engagement with local authorities across the country at our roadshow events throughout the summer. In response, we are creating a compendium of enforcement guidance that will bring all the relevant guidance into one place, along with templates. That will form part of our national training offer to local authorities. Equipped with effective powers and armed with guidance and support, local authorities will become ever more effective in targeting their work to remove bad landlords and protect tenants.
I am running out of time, so I thank all hon. Members for an excellent debate. The way parliamentary time works means that, in effect, it has been six months since the work, and it is great that other stuff has been able to come to fruition in that time. I hope my remarks demonstrate the Government’s commitment to building a private rented sector that works for everyone, that supports good landlords to deliver the homes the nation needs and that provides safe, secure and affordable homes for tenants.
We do not shy away from the challenges facing us and we are aware that we need to support the entire private rented sector if we are going to achieve these goals—taking on Airbnb, if necessary. It is in that spirit that I thank hon. Members for their speeches and questions. I look forward to working with the hon. Member for Sheffield South East and the other members of the Housing, Communities and Local Government Committee in the weeks and months to come.
Oral Answers to Questions
Debate between Heather Wheeler and Alison Thewliss(6 years, 6 months ago)
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Mrs Wheeler
Homeless shelters will form part of the rough sleeping strategy we are bringing out at the end of June or the beginning of July. We expect there to be a sea change in how all the different parts of the social sector, the charitable sector and local government deal with rough sleeping and homelessness. I think my right hon. Friend will enjoy reading the rough sleeping strategy.
Alison Thewliss (Glasgow Central) (SNP)
On behalf of the Scottish National party, I pay tribute to Michael Martin. He was the MP for Dennistoun, where I lived, and I pass on my own and my party’s condolences to his friends and family and to the Glasgow Labour family, who will miss him very much.
I welcome the Secretary of State back to the Government. He is the third Secretary of State I have faced, which I am sure everyone will agree is a clear sign of a strong and stable Government.
Homelessness is soaring in England, but in Scotland there has been a 38% reduction over the past 10 years. The Minister recently visited Glasgow to discuss some of the projects happening in the city I represent. Will she tell the House a little more about what she learned on her visit?
Mrs Wheeler
That is a very useful question—a fiver is in the post. One of the reasons I went up to Glasgow is that, although homelessness and rough sleeping had been reducing for four years, there has been a blip and Glasgow and other areas were not sure why there has been an increase in rough sleeping, particularly in Glasgow. I was hugely impressed by the work being done on rough sleeping by the charitable sector and Glasgow City Council, particularly in implementing their own version of Housing First. Glasgow City Council and the charities are doing very innovative work.
Alison Thewliss
I thank the Minister for her kind words. I am sure the sector in Glasgow will be pleased to hear what she has learned.
Another group who struggle to get housing and therefore end up in homelessness are those with insecure immigration status, who often have no recourse to public funds. Can the Minister tell us more about what her Government intend to do to ensure that vulnerable men and women do not end up sleeping in the streets because of the policies of the Home Office?
Mrs Wheeler
The situation differs slightly in different parts of the UK. There is Government funding for projects in England that look after people who have indeterminate national status. I honestly do not know whether the situation in Scotland is a UK matter or a Scottish matter. I will have to write to the hon. Lady on that issue.