Social Housing (Regulation) Bill [Lords]

Helen Morgan Excerpts

2nd reading
Monday 7th November 2022 Commons Chamber

[Helen Morgan (North Shropshire) (LD)]

On behalf of the Liberal Democrats, I too welcome the Secretary of State back to his position. I also broadly welcome the Bill. Above all, I congratulate everyone who has campaigned so effectively for these improvements following the terrible tragedy of the Grenfell fire, more than five years ago now, on their tenacity and tirelessness. However, I must repeat the question asked by Members on both sides of the House: what has taken the Government so long? Providing fairness and accountability for people living in social housing should have been a much higher priority, and we would have liked to see the Bill much, much sooner.

I want to say something about local government funding. The pandemic has significantly increased the financial pressure on local authorities, and that is being exacerbated by rampant inflation and high interest rates. While everyone is committed to improvements in the rights of tenants in social housing and their ability to hold their landlords to account, there is an urgent need for clarity on how that will be delivered and funded, given the stressed state of many council budgets. It is essential for the Government to find ways of filling the funding gap for local authorities to ensure that the most vulnerable people are protected.

At the beginning of the pandemic, the Conservative Government promised that no one would lose their home as a result of it, but now there are nearly 1.2 million people on council housing waiting lists. According to research carried out for the Local Government Association and its partners, every pound invested in a new social home generates £2.84 in the wider economy, with every new social home generating a saving of £780 a year in housing benefit. It makes sense to allow councils freedom to deal with the social housing need in their communities, and I urge the Minister to consider this as a matter of urgency.

A study published last December by the National Housing Federation found that one in five—about 2 million—children in England were living in homes that were cramped, unaffordable or unsuitable, and that 8.5 million people in England were facing some sort of housing need. However, that urgent need is not being met by the provision of new social housing in England, not least because local authorities do not retain 100% of the proceeds of houses sold under the right to buy.

As a brand-new MP at the beginning of this year—and with an inbox full of emails about social housing issues—I was astonished to learn, on meeting members of my local housing association, that homes bought by tenants under the right to buy were often immediately let by their owners into the private rented sector. When there are nearly 12 million households on social housing waiting lists, that is, in my view, a failure of policy. Measures to support home ownership should not lead to a reduction in the overall number of affordable social rented homes. Any loss of social rented housing risks pushing more families into the private rented sector, as well as driving up housing benefit rents and spending, and compounding the homelessness crisis. I therefore urge the Secretary of State to allow local authorities and housing associations to retain 100% of the proceeds of houses sold under the right to buy, in order to maintain and build the stock of social housing as appropriate for the needs of their communities.

We have discussed the urgent and pressing issue of the cost of living crisis on many occasions recently in this place. It seems that the Government have missed an opportunity to ensure that homes provided in the social housing sector are not unnecessarily expensive to heat or unnecessarily cold to live in. Moreover, about 21% of our carbon emissions come from our inefficient homes, of which social housing is often the worst offender. On the basis of personal experience, I can testify that the windows are easily the most problematic element.

In 2015, the Conservatives abandoned the Liberal Democrats’ zero- carbon homes policy, as a result of which 1 million homes have been built that cost more to heat and emit more carbon dioxide than they need to. So where are the provisions in the Bill to retrofit our social housing with insulation, and ensure that newly built social housing is warm and affordable? While including energy efficiency in the regulator’s objectives is a welcome step, it is clear that more could be done to reduce fuel poverty and help us achieve our net zero objectives.

There are some other items on my wish list—they may be for future legislation, but I would like to mention them. Along with colleagues on both sides of the House, I want to hear a firm commitment to ending no-fault evictions of those in both private rented accommodation and social housing. I also want the dangerous cladding that still affects much of the social housing stock to be dealt with as a matter of urgency, and I want to see an extension of the safeguards applying to faulty electrical appliances to online marketplaces, so that we can ensure that a terrible tragedy like Grenfell does not happen again because of unsafe appliances in people’s home.

In conclusion, the direction of travel in the Bill is certainly welcome, albeit a little overdue, and I urge the Secretary of State to work with parties across the House to improve it further.

Social Housing (Regulation) Bill [Lords]

Helen Morgan Excerpts

Report stage
Wednesday 1st March 2023 Commons Chamber

It is regrettable that the Government have chosen to not support Georgia’s law. I urge the Secretary of State and the Minister to think again today, and I commend new clause 7 to the House.

[Helen Morgan (North Shropshire) (LD)]

I apologise to you, Mr Deputy Speaker, and to the hon. Member for Dulwich and West Norwood (Helen Hayes) for mishearing the names earlier. I add my support for Georgia’s law, and draw the attention of the House to the fact that I have recently been appointed as a vice-president of the Local Government Association.

I rise to speak to new clause 9 and amendments 41, 42 and 43, which stand in my name. On Second Reading, I put on record that my Liberal Democrat colleagues and I welcome the Bill. We will be supporting it, despite the fact that it has taken a long time to arrive, and we also broadly welcome the amendments tabled by the Government today. The amendments that I have tabled and will speak to today are intended to improve the legislation in the spirit of co-operation, and to ensure that there is fairness and accountability for people living in social housing and that, ultimately, everyone has a decent and safe home to return to at the end of each day.

Data from Shelter estimates that there are over 270,000 homeless people in the UK, and that a significant cause of those cases is a lack of social housing provision. Tragically, many people who become homeless find that there are no available social homes, and are often placed on long waiting lists for safe, permanent accommodation. Sometimes, they have nowhere to turn to other than charities, relatives or, indeed, their local Member of Parliament. Housing issues are one of the biggest and, frankly, most upsetting topics in my casework, and I know that my experience is not unusual among colleagues.

Amendment 41 would give the regulator the additional objective

“to safeguard and promote the interests of persons who are or who may become homeless”

due to a lack of social housing provision. On its own, that measure would not eradicate homelessness, but it would create an additional focus on finding a solution to what is an unacceptable situation. This country has a chronic shortage of social housing, which is forcing families to live in dangerous and unsuitable conditions. Just this week, while I was out canvassing in my constituency, I chatted on the doorstep to a lady whose daughter uses a wheelchair, but they do not have any level access to their house. Her need has been assessed and she is in the gold band, at the top of the list for an alternative, but there is simply nothing available in North Shropshire at the moment that meets her family’s requirements. I have been dealing with a similar situation in relation to a constituent with breathing difficulties whose flat has just been treated for mould. Again, she has been given the right priority for a move with her family, but no suitable alternatives are available.

With nearly 1.2 million people on social housing waiting lists, it is not surprising that we all have examples in our casework such as those I have cited. I have spoken previously in this place about ensuring that when social housing is sold under the right to buy, the housing association or local authority receives 100% of the sale proceeds, in order to increase the likelihood of maintaining social housing stock at at least current levels. Such an amendment would be outside the scope of today’s Bill, but amendment 42 would require the regulator to provide a report to the Government about the adequacy of social housing stock, and to

“make recommendations to the Secretary of State on how to ensure that the provision of social housing is…sufficient.”

It would mean that this House has the opportunity to understand the state of our social housing stock, and to hold the Government of the day to account in ensuring that that stock is adequate.

Amendment 42 would also require the regulator to report to Government on progress with the removal of cladding and, again, make recommendations to ensure that progress is finally being made on that critical issue for people living in social housing. The tireless campaigning by so many after the Grenfell tragedy is the reason we are all here today debating this Bill. In my view, the Bill is a good opportunity to make sure that the necessary steps are being taken to ensure that social housing is safe and that progress is properly scrutinised. I do not think that these measures are onerous in nature. They would provide valuable information to the Government, and I hope that the Minister will consider accepting amendment 42, which I intend to move formally later.

Moving on to amendment 43, I note that in its current form, the Bill presents a discrepancy in notice periods before the Regulator of Social Housing conducts a survey. The registered provider of the premises is granted 48 hours, while the tenant is given a notice period of only 24 hours. Amendment 43 would ensure that registered providers and occupiers of the premises were treated equally. A similar amendment tabled by colleagues in the other place had cross-party support. The amendment would help to ensure parity in the relationship between tenant and housing provider and would not place an additional onerous requirement on any party, so I urge the Minister to consider adopting it.

The Bill has been brought forward as a result of the terrible tragedies at Grenfell and, more recently, the harrowing death of Awaab Ishak. I welcome the Secretary of State’s intention to prevent a repeat of such incidents in the future. New clause 9 would allow the Government to ensure that the Bill achieves its objectives and improves the safety and quality of social housing both in its own terms and in comparison with the safety and quality of housing in the private rented sector. I echo the comments of the hon. Member for Salford and Eccles (Rebecca Long Bailey) on that point. The new clause provides an opportunity to identify areas for improvement and unforeseen consequences of a change in the regulatory environment.

My Liberal Democrat colleagues and I welcome this legislation. We fully support the objective of empowering those living in social housing to ensure that their homes are decent and safe, and we have put on record our view that we would have liked to have seen the Bill sooner. I urge the Government to adopt new clause 9 and amendments 41, 42 and 43. It is my view that they would improve the legislation in a manageable way and ensure that we improve not only the condition, but the availability of social housing and that we hold the Government of the day to account in making these improvements happen in reality.

[Siobhain McDonagh (Mitcham and Morden) (Lab)]

I rise to support new clause 8, which stands in my name and that of a number of other Members. The amendment is simple. It would make the regulator responsible for ensuring that local authorities enforce the homelessness code of guidance for temporary accommodation. It proposes that local authority housing departments are inspected in the same way as schools and children’s social services departments are inspected by Ofsted to ensure that the standard required by the guidance is being met and that families who have been accepted as homeless, but cannot be placed in a permanent home due to shortage, are provided with suitable temporary homes.

Temporary accommodation is defined formally as being provided to people who are either awaiting the outcome of a homelessness application under section 188 of the Housing Act 1996 or waiting for an offer of suitable permanent accommodation. I find it hard to believe that any Member of this House who represents a constituency in London, the south-east, Manchester, Birmingham or Newcastle is not aware of the sort of accommodation in which homeless families are often placed in an emergency. With access to permanent social housing and private rented properties at an all-time low, councils are under extreme pressure to find temporary accommodation. The best national estimates we have are that around 1.6 million households are waiting for social housing. Over the past 40 years, the overall social housing stock has declined by 1.4 million homes.

In my authority of Merton—not known for being under the extreme pressure of other London boroughs—last year the council only had 72 two-beds, 34 three-beds and two four-bedroom units to offer all year. At the same time, the number of families in temporary accommodation has risen by 41% since April, from 243 to 343 households. Merton is not alone or unusual. Most London boroughs count their homeless families in temporary accommodation in the thousands. Tonight, there will be 99,270 families, including 125,760 children, sleeping in temporary accommodation at a massive cost of £1.6 billion. That is an increase of 71% between 2012 and 2018, and a further increase of 41% between 2018 and 2022. Hard-pressed local authorities are seeking out ever more temporary accommodation that is uninspected and further away. The code of guidance specifies the nature and location of temporary accommodation. We all know that those are laudable aims, but they are not being met.

Throughout my speech, I will provide examples of where the code of guidance has specific standards that are not being met in practice. I want to make it clear that I do not blame councils for the situation they find themselves in. They are in a bind: they do not have access to enough social housing units, their funding has been consistently cut, they do not have access to the number of environmental health officers they need, and they have a never-ending list of homeless families that they are desperate to house. This is a toxic mix with tragic consequences.