Supported Accommodation: HMOs

Jim Shannon Excerpts

Wednesday 11th November 2020 Westminster Hall

[Steve McCabe (Birmingham, Selly Oak) (Lab)]

I beg to move,

That this House has considered the conversion of family homes to houses in multiple occupation for supported accommodation.

It is a pleasure to see you in the Chair, Mr Efford.

I want to make it clear that I have no problem with permitted development when it comes to individual homeowners adding a conservatory, a granny flat or an extra bedroom for an unexpected addition to their family, but I cannot believe that it was ever intended to allow developers to destroy existing family homes and create unregulated hostels, solely for profit.

I represent an area that is already plagued by developers adding extra rooms to family homes left, right and centre. Their actions have lowered the number of homes available for young families in the Selly Oak area and created properties that—once the student population for whom they were originally conceived makes greater use of the rapidly expanding supply of customised accommodation—will have a value only as unregulated hostels, which are more commonly described as supported or exempt accommodation. That is a real problem in my part of Birmingham and many other towns and cities across the country.

That destruction of family homes through conversions under permitted development is bad enough, but what consideration have the Government given to how the problem is likely to be exacerbated by their latest proposals to allow the addition of up to two extra storeys on dwelling houses and purpose-built detached flats? It seems like the perfect recipe for a rash of jerry-building on a scale previously unimaginable.

When I recently consulted my constituents about the Government’s proposals for reforming our planning laws, 97% told me that they wanted more power to seek redress against developers who breach or ignore existing planning laws. They want a deterrent against rogue builders and developers who are destroying their communities. Some 93% also want a right of appeal against applications that have a significant impact on a local residential area and change of use applications that are likely to have a similar effect.

[Jim Shannon (Strangford) (DUP)]

This is a very important issue. For me, the big issues are vulnerable people and supported accommodation. Does the hon. Gentleman agree that for something to be classified as supported accommodation, the support workers must be on the ground? Therefore, the buildings must be suitable and accessible, not simply to the vulnerable individual, but to their family and indeed the families residing in the area. There must be a point of contact to protect the vulnerable tenant and the local neighbours.

[Steve McCabe]

I totally agree with the hon. Gentleman, and in fact I will touch on that point later in my speech.

My constituents say that because they are fed up with seeing perfectly good family homes destroyed by those who insist on converting them with the sole intention of turning huge areas of Selly Oak into little more than dormitories. The first target for that activity is students, who are a lucrative source of income as they are short-term tenants who are unlikely to make too many demands about repairs. As I said, students are increasingly being enticed to move to more modern, customised accommodation, leaving the owners saddled with large and unattractive houses in multiple occupation.

Unsurprisingly, those owners are looking for financial pickings elsewhere, and they have found them in what we tend to call support supported or exempt accommodation. My experience is that most of that non-commissioned accommodation is anything but supportive. It has become a gold mine, enabling Government money to roll in for houses in which vulnerable people from a variety of backgrounds are packed in like sardines.

In theory, supported housing refers to any scheme in which housing and support services are provided jointly to help people live as independently as possible. The sector covers a range of accommodation types, including group homes, hostels, refuges and sheltered housing. Much of that accommodation is excellent, and the providers should be applauded, but supported housing can be provided by a wide variety of bodies, and not all are as reputable as we might hope. Exempt accommodation, as the name implies, can be provided by non-metropolitan councils, housing associations, registered charities and other bodies, and it is exempt from normal licensing requirements and checks.

Research undertaken by the Spring Housing Association, the Housing and Communities Research Group and Commonweal Housing examined non-commissioned exempt accommodation in Birmingham. It concluded that there are many thousands of individuals living in non-commissioned exempt accommodation environments that are potentially unsafe, unsuitable and not conducive to progression or growth.

One problem with exempt accommodation is that there appear to be no standards beyond the most basic. They are supposed to be buildings fit for human habitation with no hazards, and to comply with the relevant legislation regarding building maintenance and conditions. That means they can accommodate an extraordinary mix of tenants, including youngsters from the care system, people with mental health difficulties, those released from prison, and victims of domestic abuse and their children. Such people often find themselves living together in the same house.

It is not unusual to find more than one exempt property or unregulated hostel in the same street. Local residents are frequently on the receiving end of problems emanating from those unregulated hostels. Regular complaints include noise, drug use, antisocial behaviour and other unacceptable activities. Local residents are verbally assaulted if they dare to complain. My constituent witnessed a person being chased down the street by her exempt accommodation neighbour, who was wielding an iron bar.

On occasions where a property has been reported to the police or local authority, its ownership has mysteriously changed hands. The tenants are given no say over their choice of residence and frequently cannot identify the landlord—these are often desperate and vulnerable people. I was contacted by a young woman who had been advised that the property to which she had been referred was not suitable for couples with children. She was several months pregnant at the time, but none the less found herself placed in a property in need of multiple repairs. When she complained to an employee of the supported housing group responsible for the property, she and her partner were threatened with a knife.

One establishment specialised in parties during the March lockdown. There was some difficulty in establishing who owned that property, but, again, it appeared that tenants had been placed there initially in the hands of one group, only for it to be replaced by another as the complaints mounted. In Gristhorpe Road, the landlords appealed against a notice for eviction by the local council because of repeated problems. The appeal was lost, but the notice has been ignored.

In another street, there are three properties side by side. Again, ownership is unclear, but there are reports of frequent drug dealing and antisocial behaviour. Just the other evening, I learned of a group of so-called paedophile hunters who turned up to deliver their vigilante justice at a property converted to bedsits for that purpose. The police are not consulted when a property is converted with the intention of providing exempt accommodation. They, like local residents, become aware of those residing there after problems emerge.

The research to which I referred earlier concluded that there is an accountability deficit with respect to this kind of accommodation and advised strengthening the criteria for housing benefit or universal credit rent paid to providers. It also suggests that new powers might be needed for the regulator of social housing to address some of the problems.

A key issue in my area and many other parts of the country is the shortage of family homes, but I submit that the relaxation of planning laws envisaged in the current White Paper is the wrong prescription when it comes to increasing their supply. The combination of existing permitted development rules, new flexibilities and the continued disregard for planning laws is likely to only increase the problems caused by unregulated hostels.

A prevalent view in Government circles seems to be that delays in house building are a problem with the planning process. When it comes to houses, nine out of 10 planning applications receive fairly prompt approval, but approval does not equate to building. Government figures show that 2,564,000 units have received planning permission from local councils since 2009-10, but only 1.5 million homes that have received permission have been built. How do the Government account for the shortfall? Proposed changes will tip the planning process in favour of developers but ignore the problems faced by local communities. In many cases, it will result in a reduction, rather than an expansion, of much-needed family homes.

We need better regulations. We need a clearer definition of what constitutes adequate support in supported accommodation, and we need increased transparency when it comes to identifying the providers. The Ministry of Housing, Communities and Local Government needs to consider mandating the regulator of social housing, in order to develop a stronger framework for consumers and better protections across the exempt accommodation sector. Providers should be monitored regularly, and close attention paid to client-tenant feedback. I would also advocate that any property intended for use as supported accommodation should be subject to a background planning check, to ensure that it is safe and suitable for such purposes and that there is no history of breaches of planning law or unapproved extensions or building work. We also need to be clear about who is responsible for managing and supervising such accommodation, and the owner should be subject to fit and proper person checks.

We need proposals to protect existing homes, not plans to ease their conversion to HMOs or unregulated hostels. We need permitted development to be used to help people with family homes, not developers who are determined to destroy them. We need policies to encourage more affordable housing, not policies likely to reduce the supply. We need planning powers designed to support local communities and vulnerable people in need of housing, not measures that will undermine them.