Renters’ Rights Bill

Debate between Judith Cummins and Gideon Amos

Tuesday 14th January 2025 Commons Chamber

[Madam Deputy Speaker (Judith Cummins)]

I call the Liberal Democrat spokesperson.

[Gideon Amos (Taunton and Wellington) (LD)]

I thank the Minister for his constructive work with the Liberal Democrats and other parties in Committee.

For a generation cut off from the dream of home ownership who find that, after half a century of flogging off social houses and council houses—over 1.5 million have been lost since 1980—there are now basically none left, it is vital that we restore hope to millions who aspire to a decent home. As such, the Liberal Democrats support the key principle of this Bill, which is to bring an end to no-fault evictions. After the continual stop-start of the previous Government, giving tenants the security they deserve is long overdue. It is time to end once and for all the fear that any complaint from any tenant could be met with an instant eviction notice at any moment.

Of course, landlords do not generally act in such a cavalier fashion; most are good landlords, and we value them and what they bring to the market. As such, to sustain a healthy private rented sector, we have tabled amendment 10, which would extend to off-street student rental landlords the same possession laws that apply to purpose-built student accommodation. Given that fully 31% of properties on the Accommodation for Students website are one or two-bedroom properties rather than houses in multiple occupancy, as Unipol and the Higher Education Policy Institute have pointed out, that is a big chunk of the market, and one that needs to be addressed.

The need for more homes is why we have tabled amendment 2, which would particularly incentivise more build-to-rent accommodation. In Taunton and Wellington, our Lib Dem council has supported the delivery of tens of thousands of new homes; our population increased by 10% up to 2021. Our manifesto called for 150,000 social homes per year—I refer the House to my entry in the Register of Members’ Financial Interests regarding my experience as a social landlord. We clearly set out the borrowing of £6 billion per year that would make that happen, unlike the Labour and Conservative manifestos, which included no numbers whatsoever for social housing.

We need a lot of that build-to-rent accommodation also to be rent to own, so renters can accrue ownership of their own home. It is time to give a whole generation of young people who have been excluded that elusive first step on the housing ladder. Amendment 2 would therefore give a developer of build-to-rent housing the security of a fixed term of 24 months for the first tenancy. Since that was tabled, I have heard from the British Property Federation and others, and they have suggested that an initial fixed term of six months would enable them to secure the investment they need to build more and to get building. That would not undermine the general principle of moving to periodic tenancies, as build to rent is only 0.1% of the housing stock. We will not press amendment 2, but I genuinely urge the Government to take up the idea, run with it and generate more investment in new homes.

Let me turn to the interests of tenants, which have been so overlooked for so long. My constituent and friend Mike Godleman, who was disabled, died while recovering from major surgery and under the threat of a no-fault eviction notice, for no reason he could possibly work out. In part in his memory, our new clause 23 would ensure that landlords of both private and social tenancies must give permission for home adaptations when a home assessment has been carried out. If rental bidding is to be outlawed, as the Minister said, it must not be replaced by bidding up rent in advance, so our new clause 1 would limit rent in advance to two months’ rent. In that respect, I welcome Government new clause 13.

In-tenancy rent increases also need to be limited to protect tenants from exorbitant increases. The most sensible way to do this is set out in our amendment 1, which would peg increases to the Bank of England base rate. Property is a financial and investment asset, and landlords’ costs are more directly influenced by mortgage rates rather than by the general inflation and the cost of living. New clause 22, in the name of my hon. Friend the Member for St Albans (Daisy Cooper), would require landlords to pay for alternative accommodation when dwellings are unfit for human habitation.

Turning to the amendments proposed by other hon. Members, we support the proposed new clause 10 in the name of the hon. Member for Dulwich and West Norwood (Helen Hayes), which will prevent the guarantor from being liable on the death of a tenant, and we recognise that the Government have tabled new clause 15 to limit that liability, rather than end it altogether. We also support amendment 7 on the content that must be submitted for inclusion in the database. The database could be a very powerful instrument for tenants if it provides information, as I spoke about at some length in Committee. We also support new clause 6, which would give care leavers support through funding for a deposit when they move out of care. Both those amendments are in the name of the hon. Member for Liverpool Wavertree (Paula Barker).

One of the biggest concerns to landlords, tenants and local communities in Taunton and Wellington, as it is in Cornwall, the lakes and other places, is that there is no control over the number of homes being turned into holiday lets and Airbnbs. This has prompted a significant increase to about 3,000 holiday homes in Somerset—a 33% increase in short-term rentals in the south-west since 2019. Visitors of course bring welcome investment, but in some areas second homes are pricing locals out of local markets.

[Gideon Amos]

My hon. Friend is absolutely right. That definition needs to cover the breadth of agricultural workers, and I am sure the Minister has heard his point.

Liberal Democrats have long argued for a licensing system and tougher planning controls for second homes, with a new use class to cover second homes and short-term lets. Both this and previous Governments have said that they would create a new use class, so I urge the Minister to say in today’s debate whether that will really happen. Without controls, there is a serious risk of second homes proliferating if landlords do not wish to be part of a more regulated private rented sector following the enactment of this Bill. Our new clause 2 would therefore require the Government to assess properly the growth in short-term lets, and I urge the Minister to do so. In fact, I am not sure why anyone would oppose that amendment.

Finally, our amendment 3 would apply the Bill’s proposed decent homes standard to military service family accommodation. I am grateful to the Minister for taking the time to write to me on this, but the argument that a standard would not be suitable for service family accommodation does not stand up, because clause 98 allows the Secretary of State to establish whatever version of the decent homes standard they feel is appropriate. I do not think anyone across the House would understand why that should be different for service families. We will no doubt hear the Ministry of Defence say that 90% or more of service family accommodation already meets the decent homes standard so it is all okay, but in that case, why not make that claim evident by subjecting that accommodation to the decent homes standard in the Bill?

To say that the recently published “Service Accommodation” report from the Defence Committee, under the chairmanship of the hon. Member for Slough (Mr Dhesi), says something different from the official reports would be a massive understatement. The Select Committee reported evidence from one service family, who said:

“It is impossible to challenge the ‘Decent Homes Standard’ without paying for a survey yourself. It is widely accepted that each house has not been checked but either guessed or it is assumed that the standard of one house is the same as all in one area.”

I therefore ask how sure we can be of the self-declared statistics from the Defence Infrastructure Organisation, or were they from Annington homes? As another witness before the Select Committee said:

“It is disingenuous for DIO to present glossy brochures about being ‘decent homes plus’ when they are anything but”

and

“it is clear that the DIO’s property frequently does not meet the standards.”

Crucially, the witness added:

“Moreover, there is no local authority”—

or anyone else—

“to hold them to account as would be the case for private and other local landlords.”

That is exactly what amendment 3 would provide.

In the Kerslake report, commissioned before the election by the now Secretary of State for Defence—a former Housing Minister—reports of damp, mould and, in other service accommodation, rat infestations abound. If all the witnesses and all these reports are wrong and the official figures are right, showing that over 90% of properties meet the decent homes standard, there is nothing for the MOD to fear in subjecting service accommodation to that assessment, just as social and private landlords will have to do under the Bill. The hard work of my hon. Friend the Member for North Shropshire (Helen Morgan) got even the previous Government to come round to the idea, and the then Minister, the former Member for Redcar, said in this Chamber on 24 April last year that the Government:

“intend to ensure that service accommodation meets the decent homes standard”.—[Official Report, 24 April 2024; Vol. 748, c. 1029.]

Service families such as those of 40 Commando Royal Marines, part of our Taunton and Wellington family community, make massive sacrifices for our country, and sometimes make the ultimate sacrifice. They deserve decent homes, and the MOD should be required to meet the standard, just as the Government are requiring that of other landlords. I am grateful to see support for amendment 3 from across the House. We will be voting for it this evening to support our service families, and I urge Members across the House to vote for it, too.

[Madam Deputy Speaker (Judith Cummins)]

I call the Chair of the Housing, Communities and Local Government Committee.

Passenger Railway Services (Public Ownership) Bill

Debate between Judith Cummins and Gideon Amos

2nd reading
Monday 29th July 2024 Commons Chamber

[Mr Gideon Amos (Taunton and Wellington) (LD)]

I rise to give my maiden speech. I congratulate you, Mr Speaker, on your position and the Transport Secretary and the Front-Bench team on their positions.

It is a privilege and a pleasure to follow the maiden speeches that we have just heard, including by the hon. Member for Hertford and Stortford (Josh Dean), who, along with my hon. Friend the Member for Eastbourne (Josh Babarinde), significantly increases the Josh quotient in the House. If I contribute nothing else, I clearly increase the Gideon quotient by the massive number of one new Member of Parliament. I also thank the hon. Member for South Ribble (Mr Foster), whose public service has been enduring. He has had my congratulations on that already. Their speeches will be a hard act to follow, but I have the advantage of representing Taunton and Wellington, so it should not be too much of a problem.

I give credit to the former Conservative Member for Taunton Deane, Rebecca Pow, who will, I am sure, continue her enthusiasm for gardening and wildlife. She was, of course, a Minister with responsibility for water and for our rivers. I am partial to a dip in the river from time to time, so I was pleased to successfully apply for bathing water status for a stretch of the Tone in Taunton to get the improvement in water quality that we desperately need in our rivers down in Taunton. The River Tone is the silver thread that joins Wellington to Taunton to the levels, close to where the famous cakes were burned near the King Alfred Inn at Burrowbridge.

I also pay tribute to the former Liberal Democrat MP Jeremy Browne, the Member of Parliament for Taunton Deane from 2005 to 2015. He served as a Home Office and a Foreign Office Minister, and remains incredibly well liked in the constituency. He was the first Member to propose a new railway station for Wellington, and I am delighted to have had the Chancellor’s assurance in the previous debate that that project will go ahead. I am the eighth Liberal to represent Taunton in Parliament since some guy named Disraeli was defeated by the first one in the 1835 general election. Of course, nothing further was heard of him—at least not in Taunton.

Taunton’s parliamentary tradition is very deep-rooted. As a county town with a castle, which today proudly houses the Castle hotel and the superb Museum of Somerset supported by our dynamic town council, its parliamentarians held out in siege after siege. Today, the hard work of so many people in Taunton at the Brewhouse theatre, the Southern Sinfonia, the Bluebirds Theatre Company, the Tacchi-Morris, the Willows and Wetlands visitor centre, the Creative Innovation Centre, Arts Taunton, GoCreate Taunton, groups such as Amici and Voce, and the Bradford Players—I have many more—the Taunton Thespians and the @2K Theatre; and in Wellington at the Arts Centre, the Wellesley Theatre, the operatic society, and the Gaumont theatre, which once played host to the Beatles and the Rolling Stones and is now home to the bingo, all comes together to mean that not only do we have a Mecca, but our area is a cultural mecca to which people come from far and wide.

Then, of course, there is the magnificent Somerset county ground, graced by the towers of St James and the minster, where I married Caroline just 28 short years ago. I thank her and our children, Emily, Fraser and Fenner and Felix, from the bottom of my heart for their support. Our schools from North Town and Minerva to Bishop Fox’s, Court Fields, Castle, Pyrland, Selworthy and Monkton Wood feed into our nationally renowned Richard Huish College, Bridgwater & Taunton College and University Centre Somerset, which now offers degrees like nursing, in support of the superb staff at Musgrove Park hospital. Funding is urgently needed for the hospital’s new maternity unit, because buckets are currently used to catch the rain in the corridors of a building built for the US army—as a temporary building—in 1940.

Similarly, King’s and Queen’s, Taunton and Wellington’s independent schools, make a massive contribution to our area’s local economy. We also have a successful home education community that inspires an innovative generation of young people. To all our area’s children, I say: “Be yourself. If your name is Gideon, for example, there’s no need to change it to get elected to Parliament.” That is something I once tried to discuss with the former Member for Tatton. I confess that it has taken me a little time to get to this Chamber—if I had not had to deliver all those bibles to hotels, I would have got here a lot quicker.

All those institutions, together with the UK Hydrographic Office, make Taunton the ideal location for new research and innovation entrepreneurs. It is only 104 minutes from Paddington, so they should all come and enjoy the amazing quality of life that we offer. When they come to Taunton, they will find a ticket office at the station that is still working. I was amazed to hear the right hon. Member for Aldridge-Brownhills (Wendy Morton) apparently still advocating the closure of ticket offices—a policy about which I can say only “good luck”. To encourage people to come to Wellington, I look forward to working hard on the Wellington station project that I mentioned earlier.

I invite the right hon. Lady the Transport Secretary, and the Under-Secretary of State for Transport, the hon. Member for Wakefield and Rothwell (Simon Lightwood), to visit the project. On their visit, I hope that they will enjoy a glass of famous Sheppy’s or Taunton cider—or, to pronounce it correctly for Hansard, zyder—at the Ring of Bells, the Green Dragon or the Pump House in Tonedale, in a Rocket and Bird glass with some Somerdale cheese and perhaps some Bumblee’s relish, followed by a meal at Guddi and Gikki, Maliha and Taj, the Little Wine Shop or Augustus. They are ideal for planning visits to key organisations in the constituency, like WPA, Pritex or indeed the 40 Commando Royal Marines at Norton Manor camp.

I was delighted to support the Royal Marines, with the help of former Royal Marine Paddy Ashdown—raising an ultimately successful petition to gain a U-turn on the previous Government’s shocking proposal to close down the entire facility. In his maiden speech the other day, my hon. Friend the Member for Tewkesbury (Cameron Thomas), drew attention to the huge sacrifice that previous generations made so that we are all free to sit in this Chamber today. My service in the Territorial Army was pretty minimal, but my father, FJC “Jim” Amos CBE, and my mother, Geraldine Amos MBE, both served in world war two, following their fathers who served in the trenches. I remember discussing it with them all.

When I was growing up, hon. Members will not be surprised to hear that the atmosphere and the memories of war loomed large in discussions around meal tables. Is it not that generation’s courage and bravery, not only in rebuilding Britain but in defeating fascism in the first place, that demand our respect? They demand that we do everything we can to defend the liberal and democratic values that make this country so great. Their bravery surely also demands that all hon. Members, on both sides of the House, always say no to those who would stir up division, despair and hatred for nothing more than votes, because they have nothing positive to offer people.

It is the greatest privilege of my life to serve the residents of Taunton and Wellington—from Hatch Beauchamp, Helland and North Curry in the east to Whiteball, West Buckland, and Sampfords Moor and Arundel in the west; and from Bishopswood, Churchinford and Stoke St Mary in the south to Pickney, West Monckton and Kingston St Mary in the north—in this House. I am here to do one thing: work for them and stand up for them to those in power whenever that is the right thing to do. I thank you, Madam Deputy Speaker, for the opportunity to begin that duty today.

[Madam Deputy Speaker (Judith Cummins)]

I call Kevin Bonavia to make his maiden speech.