Renters' Rights Bill (First sitting)

Jacob Collier Excerpts

Committee stage
Tuesday 22nd October 2024 Public Bill Committees

[The Chair]

Jacob Collier is next.

[Jacob Collier (Burton and Uttoxeter) (Lab)]

Q How far do you think the Bill will go to give renters greater security and stability?

Tom MacInnes: We welcome it as an organisation. We think it improves renters’ stability. It gives a bit more power to the renters. There is more that could be done—for example, there is stuff around the two months’ notice only being required after a four-month period. To repeat some previous points, there is a bit about landlords selling their properties and the evidence required. If the evidence landlords needed to provide was increased, we think that there would be a reduction in the misuse of that ground and an increase in stability for renters. We do think the Bill makes a difference and increases stability, and if a change could be made in enforcement, it could do even more.

Renters' Rights Bill (Second sitting)

Jacob Collier Excerpts

Committee stage
Tuesday 22nd October 2024 Public Bill Committees

[The Chair]

Order. I am going to bring in Jacob Collier because we are running out of time.

[Jacob Collier (Burton and Uttoxeter) (Lab)]

Q You have spoken about your members being responsible landlords, and a previous witness said the Bill would raise the bar for good landlords. What are your thoughts on the national landlord database and how that will raise the standards?

Judicaelle Hammond: It might help. We see that database as a way of increasing transparency for both tenants and landlords. Our plea would be: let us do it effectively, and let us ensure that we have an IT system that works and is not basically a massive white elephant. An awful lot of that data is already available in other places. Can that system be built using the available data, rather than having a completely different program that requires quite a lot of time and money?

[The Chair]

Rachel, you have half a minute for a quick question.

--- Later in debate ---

[David Simmonds]

Q Thank you; I suspect that that is exactly the issue.

I have a final point. A number of the witnesses today have made a point that clarity about what is permissive versus what is required is a significant issue for their organisations. In particular, we heard about that in respect of the ombudsman, the tribunal and the courts.

I am interested in hearing your thoughts about how this process evolves, and your degree of openness about bringing a higher degree of clarity, either through a greater degree of transparency about what may well find its way into the guidance given to those different organisations, or through those areas that you feel are more appropriate to becoming part of the Bill and then the Act itself.

Matthew Pennycook: On the database and the ombudsman, through this Bill we broadly mirror the provisions in the previous Government’s Bill, in the sense that the powers in the Bill are broad framework powers. A lot of the detail will come forward in secondary legislation.

There was a debate when we considered the previous Bill, which I think we will return to because it is a worthwhile one, about what prescriptive requirements, if any, you put in the Bill for either the database or the ombudsman. In general, my sense is there is a lot of value in putting most, if not all, of that detail into secondary legislation in a way that allows us to ensure over time that the database and the ombudsman evolve properly with changes to the sector, so you would not want to get too prescriptive. But we can tease out in the debates—I hope we do; we have today—the type of thing we expect the ombudsman to do, and the full range. The Housing Ombudsman made clear that there is a “must” and a “could” on the ombudsman side. Similarly, there is a skimmed and a full-fat version of what you might include on the database.

As I have said, some of my contributions indicate that I think the database in particular could be an incredibly powerful tool. We should therefore be thinking through what we might include on it that would help tenants to assess who is a good landlord and who they should be comfortable signing a tenancy agreement with, and give local authorities the relevant information they need to bear down properly on disreputable and particularly criminal landlords. I am happy to be relatively open about that. We can be, and I hope are, fairly open in some of the debates about the type of things we and our constituents might like to see in secondary legislation.

[Jacob Collier]

Q I am a younger Member of the House. My generation feel that we are locked into renting, with many people unable to save in order to get on the housing ladder. How do you see the Bill making renting more stable and affordable, so that young people can build up the savings we need?

Matthew Pennycook: That is a good question. Like a lot of the debates we have had today, it is slightly out of the scope of the Bill, but you are right to ask it in the sense that the Bill is one part of the Government’s agenda for changing the housing system. There are lots of things we have to do on the home ownership side. You will know from our manifesto that we are committed to a permanent and more comprehensive mortgage guarantee scheme and a first dibs for first-time buyers scheme. In general, the Bill will hopefully empower renters by giving them greater protections, rights and security so that they can stay in their homes longer, build lives in their communities, avoid the risk of homelessness and, in many cases, by bearing down on unreasonable within-tenancy rent hikes, have the opportunity to save, which many do not have at the moment.

In answer to your question very specifically, the Bill is part of a wider agenda and touches on the supply issues we have debated. The Bill is not our answer to affordability in the private rented sector, and it cannot be. There are things that go beyond the scope of the Bill. However, in terms of the security, stability and certainty it provides for private renters, who are mainly at the top end of the market but would have, under better circumstances, the chance to save and buy a first home, the Bill will help in a number of ways.

[Mr Amos]

Q I want to ask about service personnel housing, which I raised in the debate on Second Reading. I will go on to ask about the danger of more properties becoming short-term holiday lets—Airbnb-type things; I have a genuinely open mind on that, and I am interested in the Minister’s views on it.

On service personnel housing, I think the Minister’s position from the debate on Second Reading was that the Ministry of Defence is looking at it and different circumstances may apply, which would mean that a different form of decent homes standard would be needed. If the decent homes standard is yet to be published, and could potentially be less onerous than the one for the social housing sector, could it not also be applied to MOD housing so that our serving personnel get decent housing?

Matthew Pennycook: I do not think there is a huge amount I could add to what I said on Second Reading. We think there are particular characteristics of MOD accommodation that make it difficult to translate the approach we have in mind for driving up standards in the private rented sector and to align that with a wider push on the social housing sector. The MOD are taking forward that work. Yes, there are conversations between officials and Ministers about the crossover, how we might align standards and what the difference is, but I think it is for MOD to take that forward. We think there are good reasons to treat it slightly separately. I can address the short-term lets point, if you would like.