Commercial Rent (Coronavirus) Bill

Janet Daby Excerpts

2nd reading
Wednesday 24th November 2021 Commons Chamber

[Ruth Cadbury (Brentford and Isleworth) (Lab)]

I thank the Minister for his speech and for introducing the Bill. Let me reassure the House that I hope to make a slightly more cohesive speech then the Prime Minister managed on Monday when he spoke to the CBI about the Government’s approach to business, but Members are welcome to intervene if I do start making car noises or talking about Peppa Pig.

We generally welcome the Bill, and it will be welcomed by retail businesses up and down the country, because it creates an arbitration process for disputes between landlords and commercial tenants on rent arrears caused by enforced closure during the lockdowns, and also the subsequent impact on businesses’ income and their ability to meet their outstanding rent demands, including outstanding service charges. It also restricts enforcement action for the recovery of rent arrears debt through the county courts for six months.

We accept the need for a fair arbitration process that deals with commercial rent arrears, and the need to ensure that that process works. There are some aspects on which we will seek further information, but before I come to them, I want to address the context in which this short and specific Bill is being introduced. Until this morning, we understood that it was to be a joint Bill between two Departments. It will not surprise the House to know that, as a shadow Levelling Up, Communities and Housing Minister, I shall be responding to the Minister as though he were the Communities Minister, because there are a number of aspects of communities and levelling up that I wish to address.

[Janet Daby (Lewisham East) (Lab)]

My Lewisham East constituency has among the largest number of small businesses in London. Brilliant councils such as mine, the Borough of Lewisham, can only go so far in supporting small businesses, especially when their budget has been cut by the huge amount of 63% since 2010. What businesses across our country really need is the Government to see them through this very difficult ongoing period, and they need a recovery plan in place.

[Ruth Cadbury]

My hon. Friend is absolutely right. This Bill is specific and closely drawn and, as I will go on to say, there are a lot of other challenges still outstanding for businesses and the communities in which they sit that the Government need to be working on as well.

We of course recognise how tough the last 20 months have been for so many businesses and the pain of the pandemic has impacted across the economy, but it has been particularly hard on small businesses, especially family-owned businesses which are anchored in their communities—businesses that have spent years, even decades, doing the right thing such as supporting their staff and investing in their skills, and putting back into the local area. There are countless examples of businesses who have always done the right thing, and who saw a downturn after they followed public health regulations and they closed.

I of course acknowledge the support that the Government provided for businesses during the pandemic —bounce back loans, VAT deferrals, rates relief, the furlough scheme, and the rents-based schemes—but too many businesses missed out on many of these schemes: those refused loans because their bank was not on the Government-approved list; or supply-chain businesses to sectors such as hospitality whose customers were required to close but they were not. They missed out.

Despite the relief schemes, many are still struggling; loans and VAT deferrals still have to be repaid, and those not yet making a profit are still required to pay their bounce back loan. Labour has sought to amend the rules so that a business has to repay its loan only when it is making money. The pain has been particularly hard on small independent businesses and family-owned businesses, which are anchored in their communities, and many sectors—such as the arts and events, and, particularly in the constituency of my hon. Friend the Member for Feltham and Heston (Seema Malhotra), travel and tourism—still face great uncertainty for months and years ahead.

On businesses that could not cope and had to close, in too many areas there are now vacant windows; there is no demand to take on the vacant premises. Of course the pandemic is not solely to blame for retail premises remaining vacant for long; the change in our shopping habits towards more online and less in-person has a major part to play, and in areas where a large proportion of people are impacted by the triple whammy of rising costs of living, the cuts to universal credit and the permanent or temporary loss of jobs, it is no wonder that retail businesses are particularly struggling when too many people have not enough money left over in their pockets at the end of the month.

The commercial rent arrears built up for businesses that had to close during the lockdowns are only one part of the challenge facing businesses across the country, so although we welcome the Government’s taking action through this Bill, there is still so much more that they could do. For a start, they must address our outdated business rates system, under which similar sized shops pay vastly different rates and revaluations.

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[Matt Rodda (Reading East) (Lab)]

It is a pleasure to speak in this important debate. I welcome the Bill but want to echo the words of my hon. Friend the Member for Brentford and Isleworth (Ruth Cadbury) by raising a series of important questions about how it will operate, in particular whether the Government’s desire to set up the arbitration work so quickly is realistic given the pressure on the business and public sectors at this time. I also want to draw the Minister’s attention to a number of related points that I wish were dealt with in the Bill, in particular physical retail businesses being treated fairly in comparison with online businesses.

At the outset, I want to put on record my support for our small businesses: they are the lifeblood of our economy and it is vital that all political parties support them. As the Reading and Woodley MP, I am currently running a campaign asking our residents to nominate their favourite small business, and I encourage other colleagues to do the same, because it is important for us to show our support for the small—and indeed the large—business sector after what the country and the world have just been through.

I would like to raise the issue of retail in Reading, and to encourage the Minister to look into the wider issue of the balance of Government policy in favour of online retail versus physical retail. As a London MP, he might know that Reading is the retail centre for central southern England. Retail generates thousands of jobs in our community, many of which are highly skilled, long-term jobs. People enjoy their work deeply and are passionately committed to retail. As my hon. Friend the Member for Brentford and Isleworth rightly said, the role of retail in place-making and establishing vibrant town and city centres is fundamental. I would like to ask the Minister, when he responds to the debate and in his further consideration of the Bill, to remind the House of the work that the Government are doing to level the playing field between online businesses, which seem to have so many advantages these days, and physical businesses. Physical businesses are referred to in the Bill, which deals with the issue of rent arrears, but I believe that there is much more work to be done and I urge him to address that when he speaks.

In particular, I would like to draw the Minister’s attention to an issue that I have mentioned to him before, and for which I believe he has some sympathy. That is the need to have physical bank branches in local centres. This issue has been raised in relation to rural communities, but it is also an issue in many urban and suburban areas and in larger villages.

[Janet Daby]

My hon. Friend’s comments are also pertinent to my area, where we have seen so many local banks close. That has caused a great issue for people in my local community, because they now need to travel further to different parts of the constituency and the borough, and the queues are longer. For older people and people who find it difficult to move around freely, this adds an additional burden, as well as having to wait longer in the queue. I am really frustrated by it. It is a serious issue when local banks have to close, because it has such an impact on so many people in our community. The Government really need to see what more they can do to support local banks. I really hope that local banks are listening to my hon. Friend’s speech and to what I have just said.

[Matt Rodda]

I thank my hon. Friend for her comments. She has stolen part of my speech, but she has done so very graciously.

Branch closures are an issue in suburban areas, as the Minister knows well. Travel times can be considerable at busy times of the day, and there are access issues for elderly and disabled people. Another important point that I am sure my hon. Friend the Member for Lewisham East (Janet Daby) would have made had she had the chance is that many small businesses are still receiving their takings in cash and they need to bank that cash safely. They want to be able to go to a physical bank to do that. I understand that the Department is doing some interesting work looking at pilots for shared services for banks in rural areas, and indeed there is a pilot in Essex. Perhaps the Minister can update the House later when he speaks on this important issue. It is of great concern to many local small and medium-sized enterprises in Reading, Woodley and many other areas across the country and I hope that he will be able to address it. I also hope that he will encourage the banks to work together to ensure that there is interoperability of IT systems and other back-office functions so that they can support each other and support our small businesses. They really should be focusing on this important issue at this time.

I would also like to draw the Minister’s attention to some related points, some of which have been mentioned by my hon. Friend the Member for Brentford and Isleworth. It is important, as we consider how to support small businesses at this difficult time, to look at the issue in the round and consider other aspects of support that the Government should in my view be offering. First and foremost, there are small businesses, many of which are micro-businesses, that missed out during the pandemic, and I would like the Government to look again at the issue of those businesses that were left behind. They include those that were set up in all good faith at the start of the pandemic but did not have three years of accounts and were therefore unable to claim any support. There are a number of other worthy and worthwhile groups that deserve further attention from the Government, and I ask the Minister to address the matter when he speaks later. This is a matter of huge significance to many of my constituents. I have had constituents in tears while speaking to me about this issue on the telephone, but unfortunately I was unable to offer them any help because of the limitations of Government policy.

In addition, I would like the Minister to speed up the work on business rates. We are calling for the current system to be scrapped. My hon. Friend the Member for Leeds West (Rachel Reeves) has spoken powerfully on this issue. It is deeply unfair that physical businesses are being asked to pay high levels of business rates while other competitor businesses in out-of-town locations or online are not being asked to pay the same level of business rates. That cannot be right, and it is not fair. I hope that the Government will address this point, and that the Minister will address it later today.

I would also like to pick up on the importance of rail and other transport infrastructure. The area that I represent is very lucky to be the western terminus for Crossrail, and we are already seeing enormous transformational change across the Thames Valley—and, I am sure, in Kent and Essex as well—as better rail connectivity brings people into town and city centres. Many towns and cities are being rebuilt significantly because of this investment, and if this is good enough for the south of England, I hope the Minister will urge his colleagues to think again about HS2 and the number of cities and towns that have been left on one side as a result of the Government’s announcements earlier this week.

We can see the benefits of the infrastructure in our parts of the country, and we would like other towns and cities around the country to share in the regeneration renaissance that comes from sound investment in public transport leading to better connectivity. That investment spurs retail and the leisure and hospitality industry, and it is also crucial to sectors such as IT and other knowledge-based sectors of the economy. We have huge growth in that area in the Thames Valley, with businesses relocating to Reading purely because of its connectivity, and I urge the Minister to treat the north of England in the same way that previous Governments, including the Labour Government prior to 2010, treated the south.

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[Sarah Olney]

That is exactly right, and it is the point I am trying to make. Every context and every business is different. The business owners will have faced different challenges, and the environment in which they trade will have faced different challenges. The hon. Gentleman has already spoken about hospitality businesses facing significant challenges, and it is difficult to see how we can have one set of guidance that covers the viability of every kind of business of every size and every sector.

[Janet Daby]

In that same vein, small businesses, and even large businesses, have seen a surge in energy costs and product costs. Does the hon. Lady agree that there is increasing financial pressure on businesses?

[Sarah Olney]

I absolutely agree. We see a maelstrom of different pressures on businesses at the moment, and many of my retail businesses are experiencing difficulty in getting stock for a number of different reasons, many of which will be familiar to Members. There are increased energy costs, and we are still facing quite an uncertain Christmas.

Hospitality businesses across the country are keen to open their doors to Christmas parties, but there is still a lot of uncertainty about the public health situation, which will prevent many of them from being able to make the revenue they would expect. That will obviously have an impact on their ability to pay their debts. As the hon. Member for Brentford and Isleworth (Ruth Cadbury) said, it is not just their rent debts; they have VAT bills, rates bills and loans to repay. There are so many different debts mounting up as a result of lockdown, and there is still a great deal of uncertainty, coming from a number of different sources, on whether businesses can count on the revenue to service all those debts. There are a lot of pressures facing businesses.

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[Seema Malhotra (Feltham and Heston) (Lab/Co-op)]

It is a pleasure to wind up this debate, although I am sorry that the Minister has both had to open and close.

I want to recognise some of the contributions to this debate. My hon. Friend the Member for Chesterfield (Mr Perkins) and the hon. Member for Richmond Park (Sarah Olney) raised the important definition of viability and the considerations around it. My hon. Friend the Member for Lewisham East (Janet Daby) mentioned how we need to make sure that all our businesses are supported through the pandemic and into the recovery, which will continue at different paces for many businesses. My hon. Friend the Member for Reading East (Matt Rodda) also talked about the wider context and about supporting and championing businesses, which Small Business Saturday will be doing in the run-up to 4 December. It was eye-opening to be out with them in Southampton earlier this week. This is important in the context of what we are discussing today.

As my hon. Friend the Member for Brentford and Isleworth (Ruth Cadbury) said at the beginning of the debate, Labour supports this important Bill, although we are surprised it has taken this long to introduce it following the announcement in the summer. We need to talk about the context because the growing cost of business will have an impact on how businesses pay back their rent. We have had an important set of contributions on the urgent need for reform of business rates, which the Labour party has also called for, and for it to be considered alongside a much fairer taxation system to bring in a much more level playing field between online businesses and businesses in our communities.

We are having this debate in an important week, as we know that business needs the Government to be on its side—perhaps the Minister will not be able to say anything about that. That is an incredibly important part of how we go forward and work towards the recovery—we are just at the beginning of that. The Prime Minister’s embarrassing speech to the CBI at the start of the week was an issue because confidence in the Government is knocked when the Prime Minister does not give a speech that suggests they understand the challenges businesses are facing and the crucial nature of getting the recovery right to make sure that it is sustainable.

The Bill will legislate for a binding arbitration process to be used where business landlords and tenants cannot agree on how to deal with outstanding rent arrears. It also expands on existing restrictions on enforcing business rent arrears to ensure that they cannot also undermine the arbitration process, which will be in place for six months from Royal Assent. As we have heard from hon. Members, the covid pandemic has hit businesses hard, affecting disproportionately those at the frontline in our high streets and communities, which have been forced to close or restrict trading from March last year.

Labour recognises the need for a fair arbitration process to deal with commercial rent arrears. That is why we will scrutinise the legislation in detail in Committee, having raised some of those broader concerns today, to ensure that the proposals are effective and accessible, and fairly balance the interests of relevant parties. Our principle is that no otherwise viable business should face the significant burden from rent arrears without due arbitration and a burden-sharing process. The guiding principle must also be focused on fairness and on the long-term interests we have in British businesses and supporting them to provide much-needed employment across the country.

Labour has also called for the Government to help ease the covid debt burden faced by firms across the country by creating a British business recovery agency. The reason why we would want to convert the bounce back loan scheme into a student loan-style arrangement is so that businesses would have to start repayments to the British Business Bank only when they are making money. It is important that we have an integrated set of policies on business recovery so that we do not deal with one aspect while there are crises in other areas of life for businesses.

[Janet Daby]

My hon. Friend is closing this debate brilliantly. Does she agree that this week we have been reminded of how much businesses need a responsible Government, who take speeches to the CBI very seriously?

[Seema Malhotra]

I thank my hon. Friend for her contribution. I had referenced that and she makes the point powerfully; it is important that we have a Government taking their responsibility to business seriously and showing the nation that they are doing that. The Prime Minister’s speech did more for the sales of Peppa Pig than for supporting business recovery across our country.

Rent debt is a heavy burden for landlords and commercial tenants, and we need a solution that will be in the interests of both. This is a big issue and although we do not know its full scale, the Bill’s impact assessment—the Treasury analysis—notes that the total amount of deferred rent liabilities could be about £9 billion by March next year. That is why we need a policy solution that is fair, fast, trusted, affordable and accessible, so I hope that the Minister will be able to tell us how confident we can be that the system will be in place and what the next steps will be to ensure that.

Labour also called for action on rent debt and the wider business costs in the summer. The Minister will know that before then. I had met UKHospitality, the British Beauty Council, the Federation of Small Business, the Night Time Industries Association and many of those stakeholders to discuss the ongoing commercial impact of covid. Those stories, which he and I still hear, showed the strain on and perseverance of those who have fought against the odds to keep going. As has been highlighted by the 3 million excluded campaign, far too many had been excluded from Government support and still struggle.

Luke Hersheson, a renowned hair stylist who is backing the “Save Our Salons” campaign, said earlier this year:

“In March this year my salons will have been closed for 260 days out of 365. Running a business for more than two thirds of a year with no income at all is incredibly challenging. When the tap is turned off salon businesses are still paying landlords, they’re still paying utility bills, insurance costs and subsidising furlough pay.”

That is a powerful statement about how businesses were struggling and yet were still wanting to do their bit in the community and support, at the frontline, our communities in getting through covid.

Ensuring that viable businesses are able to survive into the future is part of the responsibility of the Government. Members have discussed how small businesses are the backbone of our economy. We see that in all our constituencies—my constituency has more than 5,000 small businesses. We know that the almost 6 million small businesses across the country account for 99.9% of the business population, three fifths of employment and about half of the turnover in the private sector. As the Minister alluded to, many that will be affected and which may need to draw on the scheme in this Bill may well be women-led businesses and ethnic minority-led businesses. Perhaps he will tell us how he is going to make sure that the opportunities provided by this legislation will be known about by those who might need them. How is the ability to seek a reference for arbitration going to be made known to businesses at the frontline in our communities, so that they do not get to the end of six months of struggle and find that it is too late? It is crucial for our recovery to make sure that that is understood and we have that ongoing partnership between the Government and business large and small. We are going to need that to make sure that our economy starts to fire on all cylinders, which is what we want to see, in a recovery that is sustainable. We want to start to see a recovery that generates the profits and then the taxes to sustain our economy.

The challenge of dealing with rent debt that has accumulated is particularly acute because businesses are also having to deal with a wave of rising costs. Government incompetence led to Britain being harder hit than other countries by the supply chain crisis, ongoing issues and steep rises in energy prices. Those are huge blows to businesses as they approach Christmas, which should be the time when they are hoping to claw back profits in order to make up for stresses earlier in the year. The cost-of-living crisis has also seen consumer confidence knocked, as we know. Last month, it dropped to its lowest level since April, thus reducing consumer spending in all our communities. That has been compounded by the inexplicable decision by the Government to cut universal credit for 6 million families in October—returning just a small part of that was not good enough. In my constituency, this will take £18 million out of the local economy. The Government’s jobs tax, which the Opposition oppose, is also due to come in right at the time when debt protections ease and businesses are expected to pay back costs they could not afford during lockdown.

The Minister will be aware that all of those compounded pressures will cause a potential crisis for businesses come next April. We know that not all sectors of the economy will recover fast. That point was made by my hon. Friend the Member for Brentford and Isleworth. Aviation, travel and tourism, and parts of hospitality will recover at a slower pace. These measures are set to be in place for six months from Royal Assent. It will be helpful to know how Ministers plan to review whether an extension of a further six months will be required and how they will bring those considerations to the House.

The Bill strikes an important balance between the duties of tenants and of landlords and builds on the code of practice for commercial tenancies that was announced in the summer and revised most recently in November. Will the Minister respond to the points raised about how the viability of businesses is to be determined? A key task for arbitrators under the Bill will be to assess how viable businesses are. There are some relevant comments in the code of practice, but the Minister will understand the Opposition’s concern about what qualifications we can expect arbitrators to have so that they can make that assessment. How will the panel of arbitrators be pulled together? What will be the criteria for and what scrutiny will there be of their capabilities? What does the Minister really mean by “a viable business”? Over what time period will viability be assessed, given that different sectors will continue to recover at different rates? Has the Minister considered a simplified appeals system in case there are disagreements about arbitration decisions? Will he comment on the consistency of the arbitration framework? There is currently no great detail on it and there is a risk that different arbitration bodies and arbitrators will take different approaches to cases, resulting in inconsistent decisions.

Businesses are facing a difficult and now costly recovery from the pandemic, with rising costs coming downstream. I am sure the Minister will want to assure the House that he will make sure that the arbitration process is affordable. What plans do the Government have to make sure that the fees do not preclude access for those who need support?

The Bill is welcome, but it is narrow in respect of addressing the overall issues that businesses face and will continue to face as we recover from the pandemic. It will be a slower recovery for some sectors than for others. The Bill provides necessary support for businesses with their rent debt if agreement has not been reached, along with an arbitration process, which must be fair and implemented quickly. If the Conservatives really cared about business health, they would use this opportunity to go much further in the provision of support in respect of business rates reform and the other costs and supply-chain issues that are hitting businesses and consumers hard.