Lord Best
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(9 years, 10 months ago)
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Baroness Noakes (Con)
My Lords, I support the amendment to the amendment, moved by my noble friend Lord Howard. In principle, preventing retaliatory evictions is a very good idea for all the reasons that have been given by my noble friend and the noble Baroness. I want to focus on two aspects, one of which my noble friend raised in one of his amendments; that is, the 14-day limit provided for under subsection (2)(b)(i) of the new clause proposed under Amendment 46A. I query with my noble friend the Minister whether 14 days is a reasonable timeframe. I declare an extremely modest interest as a landlord of one property.
I just cast my mind to what might happen. I often go on holiday for more than 14 days. If, God forbid, one were ever in a dispute with a tenant—I have no current expectation that I would be in that position—it would be quite easy for a tenant seeking to make use of these provisions generally to cause trouble and to take advantage of one’s being out of the country and not being available for 14 days. As my noble friend’s amendment suggests, 28 days seems more reasonable on that basis.
The second thing I want to raise with the Minister is what would be an “adequate response”, as provided by subsection (2)(b)(ii) in the amendment, which is defined in subsection (3). I ask my noble friend the Minister: how will the adequacy of the response be judged? What is a “reasonable timescale” and who will judge what that is? I could not see in the amendments how any disputes about this process were capable of being dealt with. There needs to be certainty about how the processes will work. It is not entirely clear to me that a response can be quickly identified as being adequate or not, given the wording in subsection (3) of the amendment.
Lord Best (CB)
My Lords, I support this group of government amendments. I declare my interests as on the register, in particular as chair of the council of the Property Ombudsman, which handles complaints about property agents—traditionally about estate agents but today more about letting and managing agents in the private sector. I am grateful to Shelter and the British Property Federation for helpful briefings.
I want to address the concerns raised by some representatives of private landlords that this effort to end retaliatory evictions in private rented housing could become a charter for mischievous tenants to prolong their tenancies when they know that the landlord wants them to leave. I want to answer the question: could tenants raise spurious complaints about their property unnecessarily, unfairly or even maliciously, in order to frustrate their landlord and to secure an extra six months or so of occupation? If that was the outcome from that measure, it is argued that it would deter investment, put off potential buy-to-let landlords and slow the growth of this sector.
The private rented sector has more than doubled in size over recent years and we now have some 1.5 million private landlords. Properties that in times past would have been sold to home buyers have instead been snapped up by buy-to-let landlords. Some observers would welcome a slow-down in this shift from owner-occupation to private renting. However, outlawing retaliatory evictions seems very unlikely to put a break on this phenomenal growth. Only the minority of really hopeless—or actually criminal—landlords will be affected.
These measures will bite only where the landlord has not only ignored a request from the tenant for rectification of a serious problem but has also ignored the local authority when it has spelt out that the landlord is in breach of their legal duties. Local authorities will have to visit the property and be satisfied that there is a serious breach of the requirements and that the property is not safe and not free from grave health hazards. The council will then have to issue a formal improvement notice, not a simple hazard awareness notice. That is not an action that is taken lightly by local authorities and they will do so only if the landlord has failed to do anything to rectify the problem. Only after the whole process has been concluded and the landlord has done nothing will the tenant gain an extension to the tenancy. These are pretty extreme circumstances and it would take a truly obdurate or completely incompetent landlord to fail to do what is required by the council.
Nor can the Bill be used as a last-minute delay to hold up an eviction. If the tenant is challenging an eviction notice, they will have to prove that they made the complaint about conditions before the eviction notice was issued. The tenant will lose the ability to challenge the eviction notice if they do not do so within the two-month notice period, and the Bill specifically prohibits renters from raising any issues that are their own responsibility. Environmental health officers are well trained in assessing whether a defect has been exaggerated or manufactured by the tenant. Prior to serving formal notice, the landlord will be given time to address the problem, and proper law-abiding landlords will act before matters reach the stage of the local authority serving the improvement notice which would delay the eviction.
This measure can catch out the shameless landlord of a slum property seeking to remove a tenant who complains in order to find someone else who is prepared to tolerate extremely poor conditions, but it does not provide any help to the tenant who tries to use this as an opportunity to fend off a perfectly valid eviction notice. I think that it is a modest change in the law and there should be no anxieties that unscrupulous tenants can use it to make mischief. There may be some tweaks to be made to the small print which would improve the amendment, and I would not stand in the way of modest changes, but the core components of the measure represent a positive step forward. In combination with the other important new requirements in this set of amendments to enforce proper standards, this measure will support the process of driving out criminal landlords.
Regrettably, among the hundreds of thousands of new landlords in recent years, there are indeed some who lack not only competence but the financial resources to keep their properties in a decent condition, let alone to engage professional agents to manage the lettings for them. Frankly, these landlords are not up to the job, and if this measure flushes out even a handful of them, it will have been worth while. For the great majority of proper landlords these changes are good news because they target unfair competitors who undermine the reputation and the public’s perception of this very necessary sector. I strongly support this group of government amendments.
Lord Best
My Lords, I apologise for speaking to two consecutive amendments—your Lordships will be tired of the sound of my voice. Amendment 46K endeavours to ensure that standards of accessibility in new homes—where there has been important progress in recent years—do not now go into decline. The amendment would remove from the Bill a new power for the Secretary of State to set additional conditions before a local authority can start or continue to require housebuilders to build homes to disabled-friendly lifetime homes standards. By the removal of Clause 31(4), the threat of central government dictating lower standards than councils want, and some currently require, is removed.
The amendment comes with support from many organisations, including Age UK, the Royal Mencap Society and the Town and Country Planning Association among others. I declare my interest as president of the Local Government Association, and this body is also supportive of the approach taken by this amendment. In moving the amendment, I thank the noble Lord, Lord Wallace of Saltaire, for arranging a helpful meeting for me, the Leonard Cheshire Disability charity and experts from within the relevant departments and outside. Following that session, my amendment is intended to enable the Minister to place on record assurances that will clear up some misunderstandings and remove some doubts and misgivings about the legislation.
While everyone knows it is imperative that the quantity of new homes be increased to address acute national shortages that are wreaking havoc for almost all households under the age of 40, we must also be mindful of the quality of these homes. The UK is currently building the smallest flats and houses of any EU country—and, of course, in comparison with the USA, Canada, Australia and so on. Much of this new housing in the UK is storing up problems for the future. So often, the accommodation has no space for a family to sit down to a meal together, and a spare room is becoming a thing of the past. More far-reaching is the problem that new homes are not designed for an ageing society or accessible to those with a mobility problem, let alone a wheelchair user. Yet by spending only a little more on each new home we build from now on and achieving the so-called lifetime homes standards, our housing stock would gradually become suitable for us all in our older age, as well as for the young parent with a baby in a pushchair—and for any of us who become temporarily or permanently disabled, from the teenager who breaks a leg to the soldier returning home with a serious injury.
Clause 31 contains the power to remove the freedom for local planning authorities to impose obligations on housebuilders to achieve standards relating to space, security, energy, sustainability and accessibility. Instead of local discretion, standards are to be set centrally. This would have the positive effect of saving time and money for building firms that operate over several areas. The arrangements will also have the advantage for consumers that the new standardised standards covering accessibility, when determined by government, would then be enforced through building regulations by building inspectors. This would prove a more reliable mechanism than just a planning requirement for making sure that the standards are actually met.
The concern is that instead of promoting an optional higher level of accessibility which so many organisations, including Leonard Cheshire Disability and Habinteg Housing Association, as key campaigners, believe should be applied universally, the new centralised system will stop councils insisting on these lifetime homes standards. The fear is that instead of accelerating the healthy trend towards these higher standards, central government pressure will prevent councils going for the optional category 2, which would undermine those already requiring these standards. I hope the Minister will waylay those fears, which revolve around two key hurdles for planning authorities: first, to prove that there is a need for accessible homes; and secondly, to show that the extra cost of £500 to £1,400 per home does not undermine the viability of a development—that is, it will allow the housebuilder a profit of at least 20%. Moreover, when I moved this amendment in Committee, noble Lords raised the problem of local authorities being able to require the new optional higher standard only when they adopted a new or revised strategic local plan, a process which can take years.
I therefore ask for answers to the following questions. First, I know that the DCLG intends to provide guidance on good practice to local authorities, but can the Minister confirm that this is intended to raise the aspiration for all new homes to be built to accessible standards in the years ahead?
Secondly, and more narrowly, will the new test of need for accessible housing in each area be satisfied by the statistics which, throughout the UK, demonstrate that the ageing population is a universal fact and disability is ubiquitous? Bearing in mind that London has the lowest proportion of older people of any English region but that the GLA aims for all new homes to achieve the lifetime homes standards, is it logical to argue that other areas of the country could fail the needs test in this regard?
Thirdly, how will the viability test be satisfied? Ultimately, viability relates to the price paid by the developer for the land. Higher standards, if required by the planners, will simply lead to the landowner getting a little less. When, if ever, could the modest extra costs of achieving optional higher standards—calculated by consultants for the DCLG to be no more than £1,400 per home, and usually much less—prevent accessible, disabled-friendly standards being met?
Lord Best
My Lords, I am very grateful to all noble Lords who have spoken, beginning with the noble Baroness, Lady Wilkins. Everyone has welcomed the noble Baroness back into the Chamber and it is great to see her back again. She has brought personal testimony of the value and importance of accessible housing for all, which is part of a campaign she has been running for at least 10 years, for which I am deeply grateful.
I greatly appreciated the support of noble Lords from all around the House including the noble Lords, Lord Shipley and Lord McKenzie of Luton, and the noble Baroness, Lady Gardner of Parkes. The noble Lord, Lord McKenzie of Luton, made the fundamental point that spending a little bit upfront is recouped later on. It is such an essential point to make because that little investment can be paid back in spades later when people do not have to go into residential care and can return from hospital. Our A&E crisis can recede because people can get home safely and it will be satisfactory when they get there. I am very grateful to noble Lords for all their support.
I am also grateful to the Minister for putting on the record a number of points that we have corresponded about. It is clear that this will be a reserve power, a fallback power. That is good news. There was even a hint that it might never be used, which was helpful. If it is to be brought forward, there will be full consultation. That is good. Local authorities will receive firm guidance from government about the way in which evidence is going to be collected by them. Advice on that will be helpful, particularly in relation to the so-called needs test. I was not absolutely sure where we stand in relation to the overlap between the requirements for accessibility that local authorities want to lay down and their local strategic plans and the neighbourhood plans that the community brings together. I think we are still in the process of negotiating on those points, and I hope to be part of those negotiations.
Finally, the Minister confirmed that further research will take place on the impact of these new measures, and I hope that they will prove to be satisfactory and will show an expansion, not a contraction, in the number of new accessible homes that will be built in future. On that basis, I beg leave to withdraw the amendment.