Private Rented Sector

Debate between Ian Mearns and Jack Dromey

Wednesday 25th June 2014 Commons Chamber

[Jack Dromey (Birmingham, Erdington) (Lab)]

Forty years ago, I was one of those who organised the occupation of Centre Point, which was then empty. It was a protest that caught the imagination. It dominated the headlines for several days. It was against the obscene combination of a housing crisis on the one hand, with rapidly rising homelessness and Rachmanism, and office block speculation by the likes of Harry Hyam on the other hand. We then saw some welcome changes under the 1974 Labour Government, who tackled office block speculation and introduced security of tenure. I never thought that 40 years on we would be debating the biggest housing crisis in a generation. It is a crisis that is deeply damaging. It dashes the hopes of millions of people, damages the life chances of a generation of children growing up and holds back our economy.

What we now require is the utter determination necessary to make a great generational change. That is why Labour has put housing centre stage. We have done so for three reasons. First, millions of people desperately want to rent or buy a house they can afford. The gulf between supply and demand is massive and growing. I see it in the city I am proud to represent, where we need 80,000 homes to meet demand and where 33,000 are currently on the council housing waiting list. Secondly, history tells us that there has never been sustained economic recovery—after the depression, through the war and in every recession since—without a major programme of house building, both public and private. Thirdly, there is the impact of bad housing and instability on our country and our community. At its most chronic, in the private rented sector, bad housing harms health. Instability, for example, if someone has to move home frequently—those living in the private rented sector are 11 times more likely to have to move home than owner-occupiers—is damaging, including to the life prospects of kids at school.

[Ian Mearns]

My hon. Friend is making a really important point. We are not talking about statistics; we are talking about the life chances of children being disrupted because the problems in the housing market are having a direct impact on their educational prospects. They are forced constantly to move schools because of the insecurity in housing tenure for their parents.

[Jack Dromey]

My hon. Friend is absolutely right, not least because the evidence shows that if a child under five has to move home three times, that will impact on their educational attainment at school.

The wish of people to live in a house that is also their home is deeply rooted in the sense of aspiration and ambition in our country. It enables them to put down roots, contribute to their community and plan ahead, including where they send their kids to school, which is simply not possible for millions of people in the private rented sector.

To clear up what Government Members have said, Labour’s focus is on homes of all tenure: homes to buy, including our ambitious objective of reaching 200,000 homes a year by 2020; homes to rent; a new generation of social homes; innovation in self-build, custom-build and co-operative build; and catering for an ageing society by helping people to downsize, rather than by using the obscene weapon of the bedroom tax, which will be one of this Government’s first casualties when our Government come to power next May. We also want to bring all homes up to standard, including those in the private rented sector, and to complete one of the Labour Government’s greatest achievements, the decent homes programme, which brought 1.6 million homes up to a decent standard, so transforming the lives of those who lived in them.

The private rented sector is growing rapidly: it covers 9 million renters and 2 million children. In my constituency, 48% of the ward of Stockton Green is now in the private rented sector. The sector has an important role to play to meet housing need. Most landlords are good landlords, but—I repeat, but—the evidence is absolutely clear that there are problems of security and affordability, with typically 41% of average earnings being spent on rent. There are also problems of quality—35% do not meet the decent homes standard—and too many rogue landlords and letting agents. We have all seen evidence of that in our constituencies. For instance, one of my constituents, Cathleen, lived in appalling accommodation before finally, with the help of the council, getting her landlord to carry out some basic repairs, only for the landlord to then serve her notice to quit.

The situation must change. We need a different vision of the private rented sector by 2020. It should be a sector of choice, more akin to the continental model, and one that enjoys a higher reputation, with flexibility and security in equal measure: flexibility for the students on one hand, and security for families who want to plan ahead, including where they send their kids to school, on the other.

Crucially, the sector needs to attract investment big and small. My experience of institutional investors is that they are very positive about Labour’s vision of the private rented sector that we want to create. The sector needs to work not just for tenants, but for landlords: longer-term tenancies with a reliable tenant paying the rent make for a better business model, because churn costs not just the tenant, but the landlord as well.

The sector needs to be no place for rogues. I pay tribute to Labour councils all over the country, particularly Newham council, that have vigorously pursued rogues, seeking to drive them out of the business. I remember going on a raid at 7 o’clock one morning with Sir Robin Wales: we saw accommodation the kind of which I did not believe existed in London.

The shadow housing Minister, my hon. Friend the Member for Wolverhampton North East (Emma Reynolds), is absolutely right to say that we need to tackle the problems with letting agents. Most letting agents are reputable, but there are too many rogues. No letting agent should be able to charge tenants up-front fees—that should be for the landlord. My hon. Friend is right to say that we need a sector characterised by greater stability and security.

Finance Bill

Debate between Ian Mearns and Jack Dromey

Tuesday 2nd July 2013 Commons Chamber

[Jack Dromey]

I prefer to rely on statistics from the hon. Gentleman’s Government: homelessness has risen by 30% since the general election.

A teacher and a firefighter in their 20s came up to me on Erdington high street and poured their hearts out about how they are desperate to buy their own home but simply cannot get a mortgage. Evidence from Shelter has shown that typically, couples in their 20s will have to save for 11, 12, 13 or 15 years to afford a deposit. Extraordinary statistics show that the number of people between 25 and 34 who own their own home has fallen from 2 million to 1.3 million, and census figures showed that for the first time since the 1950s home ownership has fallen in our country.

I have seen the problems in the private rented sector in my constituency, such as the lady in Streetly road who had to be rescued by the council’s private tenancy team from a premises for which she was being charged a fortune in rent, but which was deeply dangerous because of faulty electrical wiring.

[Ian Mearns (Gateshead) (Lab)]

My hon. Friend makes a powerful point. One sad thing that I reflect on is that a lot of property in the private rented sector is in grossly bad condition, yet the rent is paid by the taxpayer through housing benefit. I do not for the life of me see why we do not have better regulation of the private rented sector when a vast amount of public money goes into that market through housing benefit.

[Jack Dromey]

My hon. Friend is right. We call it protection for good tenants and landlords alike; the Government call it red tape and have rejected every move since 2010 to regulate the private rented sector more effectively. No Government have done enough in our lifetime, but my hon. Friend the Member for Kilmarnock and Loudoun was right: I will compare favourably anytime the record of our Government to the current Government.

--- Later in debate ---

[Jack Dromey]

Indeed, when the former Housing Minister, the right hon. Member for Welwyn Hatfield (Grant Shapps)—a man who gives hubris a bad name—launched the new enhanced right-to-buy campaign, he said that there would be one-for-one replacement. One for nine is what is happening. In addition, as freedom of information requests have just shown, Labour councils are building council homes at twice the rate of Conservative and Liberal Democrat councils.

[Ian Mearns]

Another explanation for the loss of units under the previous Government is that, because they were investing in upgrading homes through the decent homes standard, some homes, particularly in high-rise blocks, were too expensive on a unit cost basis to improve. It was costly, but they had to be demolished. We lost units because we were trying to improve the overall stock.

[Jack Dromey]

My hon. Friend is right: tough decisions had to be made. All of us in our constituencies have seen the benefits of that decision to invest in the decent homes programme: it has transformed the lives of millions of tenants.

Why have the Government made these mistakes? They started with the catastrophic error of judgment of cutting £4 billion in affordable housing investment in 2010, which led to a 68% collapse in affordable house building. What we have had subsequently are a succession of false dawns: four “get Britain building” launches, 300 separate initiatives and thousands of press statements. I once said of the former Housing Minister that if we had a home for every press statement that he issued we would not have a housing crisis.

My hon. Friend the Member for Kilmarnock and Loudoun looked at the track record: NewBuy was to produce 100,000 homes, but thus far there have been 2,500. When the Minister comes to respond on NewBuy, he might care to refer to the recent Help to Buy announcement, when the Prime Minister ruled out, from the Dispatch Box, any question of its being used to buy second homes. I tabled a written question:

“To Mr Chancellor of the Exchequer…with which organisations or companies (a) he and (b) other Ministers in his Department have met to discuss the mechanism that will be put in place to stop people using the Help to Buy Mortgage Guarantee Scheme to purchase a second home.”

In answer, I was told that

“Treasury Ministers have met with a number of companies in the mortgage industry to discuss a wide number of issues, such as the Help to Buy mortgage guarantee scheme, including through the Home Finance Forum.”—[Official Report, 1 July 2013; Vol. 565, c. 408W.]

Has a mechanism been agreed?

--- Later in debate ---

[Jack Dromey]

We have been strong supporters of self-build. The Government have promised a great deal on self-build, but done pitifully little. The figures speak for themselves: a decline in self-build under a Conservative-led Government, compared with what happened under a Labour Government.

The simple reality is that we have seen catastrophic mistakes, a succession of false dawns and, to be frank, downright cheek—the point has already been made that sometimes the Government have claimed the figure is 170,000, when 70,000 of those homes were commissioned by a Labour Government. The comprehensive spending review last week was a missed opportunity. There are indications of a moderate uptake in house building; what we needed was a major investment programme—I will say more about that in a moment. It was a missed opportunity at the worst possible time, and we now run the risk of seeing five wasted years for housing under this Government.

Let me make some brief points about the announcement made last week. It represents a cut in investment in affordable house building, instead of the necessary ambition of approach. I would simply contrast two figures. In the final comprehensive spending review under a Labour Government, £8.4 billion was committed for the three-year period from 2008 to 2011. For the three-year period from 2015 to 2018, this Government propose to invest but £3.3 billion—less than half of what Labour proposed to invest in affordable house building.

In addition, we are seeing an approach on the part of the Government that will mean the slow death of social housing—the mistakes made in 2010, with the cuts in investment; the progressive reigning back of councils’ ability to use section 106 to insist on affordable and social housing; and, now, the Housing Minister talking about the need to convert to the affordable rent model, which is unaffordable for many people and will push up housing benefit bills. We also see the Government once again restating their determination finally to crack the problem of bringing public land to market. We have heard it all before. They have promised a great deal and delivered pitifully little.

It is little wonder that the National Housing Federation was critical of the statement, despite the Government saying that the role of housing associations would be central. The federation attacked it as representing a cut in investment. It is also little wonder that the Chartered Institute of Housing said that the statement lacked the necessary ambition. Just when the country needed a sense of urgency and ambition, the Government let the country down. That is why our amendment argues for a serious approach, designed to get Britain building. First, we have to tackle the biggest housing crisis in a generation. There should be decent homes for all, to rent or buy, at prices people can afford. Secondly, history tells us that there has never been a recovery from a depression, such as that in the 1930s, from a war or from any recession since the war without a major public and private housing programme.

That is why the shadow Chancellor has said that the Government should heed the advice of the International Monetary Fund. Were they to invest that £10 billion in a house building programme, 400,000 homes would be built, and 600,000 jobs and 100,000 apprenticeships would be created. The Government need to invest now, rather than looking beyond 2015. They need to build now, in order to get people back into work now and to bring the cost of failure and the housing benefit bill down. It cannot be right that 95p in every £1 spent on housing investment goes on housing benefit. We need to get that money shifted into bricks. Such investment would ultimately bring down borrowing as well.

[Ian Mearns]

My hon. Friend is making a powerful speech. I have to criticise the Government for the fact that if every one of their announcements on this matter had been a house, we probably would not have a housing crisis now. They have talked an awful lot about house building but, brick upon brick, it is not happening in very many places in this country.

Housing

Debate between Ian Mearns and Jack Dromey

Wednesday 5th September 2012 Commons Chamber

[Jack Dromey]

The private rented sector has an important role to play, but not on its current terms. That is why in July we launched our initiative, which was supported by the sector as a whole, to regulate letting agents. That is why we will be bringing forward proposals on effective regulation of the sector. We have to tackle the lack of stability and security, and the ever-rising rents. That is why we will bring forward proposals to ensure that the decent homes standard applies in the private sector as well as in the public sector.

[Ian Mearns (Gateshead) (Lab)]

Will my hon. Friend give way?

[Jack Dromey]

I will allow one final intervention, but I will then move on so that as many people as possible can speak in the debate.

[Ian Mearns]

Is my hon. Friend aware that he has an ally in the new Minister for Housing on the regulation of the private sector? In 2007, he tried to introduce a clause into a Bill that would have regulated private letting agents.