Tenant Fees Bill

Debate between Heather Wheeler and Wera Hobhouse

Ping Pong: House of Commons
Wednesday 23rd January 2019 Commons Chamber

[Wera Hobhouse (Bath) (LD)]

I, too, draw the House’s attention to my entry in the Register of Members’ Financial Interests.

The Bill has returned to the Commons in a much better state than it was in when it left. The loophole relating to default fees has now gone. The detail on default fees will be on the face of the Bill, which will specify

“a key…or other security device”.

There is much more transparency in relation to the holding of deposits, with a fairer transaction between letting agents and tenants, and the deposit levels are better aimed at people on low incomes, having been reduced to five weeks’ rent.

I listened carefully to both sides of the argument about the length of deposits. I listened to what was said by the hon. Member for Great Grimsby (Melanie Onn), but I also listened to the counter-arguments. I entirely agree with the hon. Lady that we need to protect tenants and make the system easier for them, because there is a tough world out there for people on low incomes. I also agree that we should not inadvertently disadvantage renters. As long as we do not have the number of affordable and social homes that we need, they will always be in that tough world in which, ultimately, they are at the mercy of landlords when it comes to charges. This is only the beginning of an overall improvement for renters, and I hope very much that we will continue to make changes in the law that will make life easier for them, but I also hope that we will eventually provide the number of homes that we need in order to create an entirely fair rental market.

I pay tribute to my colleagues in the House of Lords, Lord Shipley and Baroness Grender. Lady Grender initiated these proposals in a Private Member’s Bill in 2016 and, with Lord Shipley, worked assiduously with the Government to improve the Bill. I also congratulate the groups that have long campaigned for this change in the law, including Shelter, Generation Rent and Citizens Advice.

For too long, upfront costs—often rip-off fees charged to tenants by unscrupulous lettings agencies—have pushed people into unmanageable levels of debt, and sometimes into homelessness. The current system means that people, particularly those on low incomes, must pay as much as £3,000 to move, even if they will be paying a lower rent. Some have predicted that we will see a rise in rents as a result, but evidence from Scotland suggests that that is unlikely. If rents rise, the relatively small amount per month will be manageable in comparison to the extortionate amount that it costs to move.

For too long people living in the private rented sector have been treated as second-class citizens, and the Bill goes some way towards putting that right. The Liberal Democrats welcome it, and welcome the Conservatives’ change of heart. We look forward to its introduction on 1 June, with only the small regret that it has taken so long for it to reach this stage. As I said earlier, I hope that we will continue to make changes in the law to make it easier for people to rent in a fair market where there is a good number of affordable and social homes.

[Mrs Wheeler]

With the leave of the House, Madam Deputy Speaker. I shall be very short and very pithy.

I thank Members on both sides of the House for their passionate and constructive contributions to the Bill’s passage. I also thank the civil servants who have worked so hard to bring the Bill to this successful stage. We particularly wanted that to happen quickly so that the lady who is pregnant would not give birth in the Box. I have told her that if the baby is a boy, it must be called Bill!

I hope we can all agree that improvements have been made, thanks to the work of many Members on both sides of the House, and that as a result the Bill will be even more effective in delivering its promise to protect tenants from unfair charges. I hope that the assurances I have been able to give will mean that the Commons amendments will not be pressed to the vote.

Lords amendment 1 agreed to.

Lords amendments 2 to 35 agreed to.



Schedule 1

Permitted Payments

Motion made, and Question put, That this House agrees with Lords amendment 36.—(Mrs Wheeler.)

The House proceeded to a Division.

Oral Answers to Questions

Debate between Heather Wheeler and Wera Hobhouse

Monday 10th December 2018 Commons Chamber

[Wera Hobhouse (Bath) (LD)]

12. If he will make an assessment of the effect of social housing providers’ allocation policies on levels of homelessness.

[The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Mrs Heather Wheeler)]

Access to social housing is managed locally, but certain people must be given priority, including homeless households. The social housing Green Paper announced an evidence collection exercise to understand how the allocations framework is working and whether it is striking the right balance of fairness, support and aspiration.

[Wera Hobhouse (Bath) (LD)]

Two hundred and eighty-nine young people are presenting themselves as homeless in Bath and North East Somerset Council alone. Will the Minister’s Department use the current review of social housing regulation to ensure that social housing allocation policies do not lock out young people, who are especially disadvantaged by the current policy?

[Mrs Wheeler]

Yes.

Section 21 Evictions

Debate between Heather Wheeler and Wera Hobhouse

Thursday 6th December 2018 Westminster Hall

[Mrs Wheeler]

They will not go? Okay, we will find out.

The hon. Member for Bath (Wera Hobhouse) mentioned affordability. That issue is exactly the reason the Government introduced the £1 billion Build to Rent fund, and the £3.5 billion private rented sector guarantee scheme, to help support the building of thousands of extra homes specifically for private rent. We want Build to Rent to continue to grow and make a significant contribution to housing supply.

[Wera Hobhouse]

I fear that the Minister may have misunderstood what I meant. We need to build social homes for rent, because the private sector will just not build the affordable homes we need. Giving the private sector money to build homes for the private sector will not solve the crisis.

[Mrs Wheeler]

Fortunately, as I go on with my speech, the hon. Lady will hear even more good news.

We are going further, delivering the homes that the country requires. The Government are committed to building more affordable homes, supporting the different needs of a wide range of people. The Government are committed to increasing the supply of social affordable housing and have made £9 billion available through the affordable homes programme to March 2022, to deliver 250,000 new affordable homes on a wide range of tenures, including homes for social rent. Furthermore, we abolished the housing revenue account borrowing cap on 29 October. That will help to deliver a new generation of council homes. We expect it will help local authorities to double their building from around 5,000 to 10,000 homes per year by 2021-22.

Secure Tenancies (Victims of Domestic Abuse) Bill

Debate between Heather Wheeler and Wera Hobhouse

3rd reading: House of Commons & Report stage: House of Commons
Tuesday 8th May 2018 Commons Chamber

[Mrs Wheeler]

Before responding to the specific amendments, I would like to say a few words about a number of the issues that arose in Committee. Also, I am sorry that the hon. Member for Great Grimsby (Melanie Onn) did not get that original letter; I will pass it over to her in a second.

The issue of doctors charging fees for letters of evidence of domestic abuse was first raised in the other place and was raised again on Second Reading and in Committee in the House. In my response, I said that my hon. Friend the Under-Secretary, Lord Bourne of Aberystwyth, had written to the Department of Health and Social Care to raise peers’ concerns about this issue, and following our discussions I can now inform hon. Members that the Department has agreed to include in the remit for the negotiation on changes to the GP contract for 2019-20 stopping GPs charging victims of domestic abuse for the provision of letters or notes of evidence of abuse. This is a negotiation process, so the Department cannot guarantee that the General Practitioners Committee will agree to waive the fee for these services; however, I am sure Members will agree that this is a positive step forward.

I am also aware that concerns have been raised in this House and the other place about a lack of consistency in training for local authority staff to support victims of domestic abuse. I spoke at length in Committee about the new homelessness code of guidance and the emphasis it places on local authorities ensuring that local specialist training on domestic abuse is made available to frontline staff and managers. I also spoke about the funding the Department has provided to the National Homelessness Advice Service and the National Practitioner Support Service over recent years to ensure that such training is put in place. I do not want to repeat myself, but I am very pleased that I can update hon. Members about a new initiative that the Department is funding: the London training academy is being delivered by Southwark Council and will provide training for frontline housing options staff and apprentices; people can apply to go there from any council.

As part of the training, Solace Women’s Aid is providing domestic abuse champions training to 440 housing staff, and that is the figure across London alone. The focus of the training will be on ensuring housing teams understand the impact of domestic abuse, are clear about their roles in supporting victims and survivors, and are able to refer them to the specialist support they need. Again, I am sure hon. Members will agree that this is a very positive development, and that it demonstrates our commitment to ensure that local authority staff are properly equipped to support victims of domestic abuse and to respond appropriately and sensitively to their needs. I am sure, too, that hon. Members will agree that this is really good news and that the London training academy will provide a model, working with Solace, for frontline staff for how such difficult and sensitive cases should be handled. We would like to see that model filter through to all local authorities.

[Wera Hobhouse]

Women’s refuge places across my constituency, and those other places where women go in the first place, are still very difficult to find. Does the Minister accept that if funding is not provided throughout the whole supported housing sector, the Bill will be doomed to fail?

[Mrs Wheeler]

Sadly, I think the hon. Lady has misunderstood what the Bill is about. Funding for refuges and other supported housing will be dealt with by 2020 in a different vehicle.

New clause 1 calls for a review into the potential for co-operation between local authorities in England and local authorities in Wales, Scotland and Northern Ireland to include consideration of the scope to extend the provisions of the Bill to apply across the UK. I entirely understand that there will be situations in which someone wishes to escape from one part of the UK to another to get away from an abusive relationship, perhaps to put a safe distance between themselves and their abusive partner, or to move back to where their family and support networks are. I sympathise with the broad intention behind this proposal to increase co-operation between England and the devolved Administrations, and I appreciate that there will be strong support for it. This issue was raised in Committee and also during the passage of the Bill through the Lords. However, I do not believe that this Bill is the appropriate vehicle to achieve that co-operation.

Nor would it be appropriate or necessary to seek to examine the possibility of extending the Bill to make changes to the legislation covering social tenancies in the devolved nations. I do not need to remind hon. Members that housing is a devolved matter. That means that it is for local authorities—or the Housing Executive in the case of Northern Ireland—and social landlords in each part of the UK to decide whether to allow access to social housing and what type of tenancy to grant, in accordance with the law that operates in that country.

--- Later in debate ---

[Mrs Wheeler]

The hon. Gentleman is trying to entice me down a road that I will not go down. This is parliamentary legislative drafting, and there should be no reason whatsoever for local authorities to misunderstand the situation, which will obviously also be made clear in guidance. However, I thank him for giving me the opportunity to say it again. We will be issuing guidance to assist local authorities to implement the fixed-term tenancy provisions in the Housing and Planning Act 2016. To manage concerns, we can certainly look to ensure that it explains the provisions in this Bill as well, including making it absolutely clear that it applies where the victim is seeking to be re-housed in a different local authority district from the one in which her existing tenancy is situated.

[Wera Hobhouse]

The Minister is being generous in giving way. Under the 2016 Act, housing associations can choose whether to offer a flexible tenancy. What advice will the Government give to housing associations that will not have the same obligation to give a lifetime tenancy if a tenancy moves to another housing association property?

[Mrs Wheeler]

That is a slightly different clause, which I will come to in a moment. With that in mind, and taking into account the fact that amendment 1 is unnecessary for the reasons I have given, I therefore ask for it not to be pressed.

On amendment 2, I appreciate the concern of hon. Members to prevent further stress and anxiety. Survivors of domestic abuse have already suffered experiences that most of us here can only imagine. However, I do not think the amendment is necessary. The number of households likely to be granted a tenancy under this Bill that would lead them to under-occupy a property, and as a result become subject to removal of the spare room subsidy, is likely to be very small indeed.

Allocating a property that is too big for a tenant’s needs would not be in the interests of the tenant or the landlord. The tenant, if eligible for housing benefit, would see their eligible rent reduced, which would not be in the tenant’s or the landlord’s interest. It would also not be the best use of scarce social housing.

Local Authority Financial Sustainability: NAO Report

Debate between Heather Wheeler and Wera Hobhouse

Tuesday 20th March 2018 Westminster Hall

[Mrs Wheeler]

The hon. Lady makes her point very elegantly, but I prefer the dress she is wearing today to ones I might imagine.

Alongside the £150 million for adult social care support grants, there is the freedom to access £9.4 billion up to 2019-20. I make it absolutely clear that real improvements are being made in adult social care services. That is in relation to the delayed transfers that have happened and the change whereby the NHS is working so much better by working hand in hand with local government. There has been such an improvement.

Like the NAO, we recognise the importance of investment in prevention and in high-quality children’s services. That is why the Government have invested almost £250 million since 2014 to help the children’s social care sector to innovate and redesign service delivery to achieve higher quality and better value for money. We have also invested £920 million in the troubled families programme, reducing the number of children in need.

I would like to say something about our work to deliver a fairer funding settlement for local government—I do appreciate the comments from the hon. Member for Denton and Reddish (Andrew Gwynne) on this matter. We all know that we live in a changing world. Over the years, the current formula for budget allocations has served councils well, but what is right today might not be right tomorrow. The conditions that councils face, including demographic shifts in some parts of the country and new risks, mean that the system of financing local government also needs to change. We need an updated and more responsive way of distributing funding that gives councils the ability to meet the challenges of the future. That is why we are currently working with councils to undertake a review of local authorities’ needs and resources. There have been widespread calls for a thorough review, and we will deliver that.

We are committed to using the most up-to-date data available and, as far as possible, taking an evidence-based approach to both current and future demand. What we are looking to do is very important. We want to devise a new funding system that more fairly reflects modern needs. The Government aim to implement a new system, based on their findings, in 2020-21. Alongside the new methodology, in 2020-21 the Government are committed to giving local authorities greater control over the money they raise.

[Wera Hobhouse]

Will the Minister ensure that no council gets less money as a consequence of the new funding formula that she is proposing?

[Mrs Wheeler]

Much as I would love to do that, I think the safest thing I can do is refer the hon. Lady to the new funding for schools. Every single school has not had a reduction under the new fairer funding; every single school has had an increase of at least 1%.

Oral Answers to Questions

Debate between Heather Wheeler and Wera Hobhouse

Monday 22nd January 2018 Commons Chamber

[Wera Hobhouse (Bath) (LD)]

May I welcome and congratulate the new members of the team? Ending a private rented sector tenancy is now the leading cause of homelessness. Will the Secretary of State extend the mandatory licensing scheme for landlords in the private sector?

[Mrs Wheeler]

I thank the hon. Lady for her question. We are looking closely to see where certain councils have introduced this. At the moment, it is something we are keeping under review.