Supported Housing (Regulatory Oversight) Bill

Lord Best Excerpts

2nd reading
Friday 21st April 2023 Lords Chamber

Moved by

[Lord Best]

That the Bill be now read a second time.

[Lord Best (CB)]

My Lords, I am honoured to be piloting this Bill through your Lordships’ House and am grateful to noble Lords for attending this Second Reading debate today—especially, if I may say so, the Minister, for whom this Friday afternoon engagement follows an extremely heavy week of seemingly endless debates on the Levelling-up and Regeneration Bill, apart from many other important engagements.

I declare my interest as a vice-president of the Local Government Association, which has backed the Bill and is keen to engage with the Government, alongside other local government representatives, on the details of its implementation.

The Supported Housing (Regulatory Oversight) Bill comes to us as a Private Member’s Bill initiated by Bob Blackman MP in the Commons. We all already owe a deep debt of gratitude to Bob Blackman for his previous Private Member’s Bill—I had the honour to take it through its House of Lords stages—which became the Homelessness Reduction Act 2017. This has proved a seminal piece of legislation, significantly improving measures to address homelessness. Now we must thank Bob Blackman for his sterling work bringing forward this Bill. Support for both his Private Member’s Bills has been provided by the charity Crisis, which does so much good work in this field. Crucially, as with the earlier Bill, government backing for this legislation has been forthcoming. This essential help is much appreciated. As a Cross-Bencher, I am delighted by the cross-party support for the Bill, and I hope noble Lords will today also express their approval.

What does this Bill seek to do and why is it necessary? As its title indicates, it makes provision for regulation of supported housing and for related enforcement of proper standards for accommodation of this kind. In fact, it is concerned with only a subset of what is known as supported housing. “Supported housing” covers all accommodation where there is additional provision of assistance for the residents—including, most significantly, specialist housing for older people. The Bill concerns itself only with that part of the supported housing spectrum that comes with the extra label of “exempt”, meaning it is exempt from the usual restrictions on rent payable for those in receipt of benefits. Indeed, the Bill could have been called “the Supported Exempt Housing (Regulatory Oversight) Bill” if that was not too much of a mouthful.

It is this exempt accommodation that over recent years has become problematic. The rents are exempt from housing benefit limits—in particular from the rental caps imposed by the local housing allowance ceilings, which were frozen in 2020 for privately rented properties. Landlords have been able to charge much higher rents for exempt accommodation and get them covered by the taxpayer on the understanding that these properties would be let to vulnerable people with special needs who would receive proper care and support.

Most supported exempt housing is performing an extraordinarily difficult role for people in extreme circumstances. Often, a registered housing association is the landlord and a specialist organisation provides the care, funded by local authorities and the occupiers. Schemes serve people with learning difficulties, survivors of domestic abuse, victims of modern slavery, people released from prison with nowhere to go—which links this debate with our previous debate today on the problems for offenders released with no accommodation —and many others. Higher rents are justified by the need to pay for extra housing costs: from greater turnover and higher maintenance and repair costs to longer vacancies between lettings.

The majority of these schemes deserve high praise, with staff who are often positively saintly in their caring roles. Decent supported housing certainly merits a lot more funding to maintain and extend this essential work, but on the other side of the same coin is a system subject to appalling abuse. Because of the higher rents from the exempt status, the arrangements have attracted the very worst kinds of landlords. These businesses can be so lucrative that one MP in the Commons debate on the Bill commented that the profits were higher than for dealing drugs.

The House of Commons Levelling Up, Housing and Communities Committee, under the exemplary chairmanship of Clive Betts MP, produced a full report last October on exempt accommodation. This has acted as a very helpful substitute for pre-legislative scrutiny. The committee found that unscrupulous companies were making excessive profits by capitalising on the loopholes: in essence, charging exorbitant rents for low-quality housing with little or no support for the residents, using untrained staff and lacking management. Cases have been uncovered of rooms in close proximity being allocated to those recovering from addiction and those still dependent on drugs, women fleeing domestic abuse next to men with violent histories, and other management horrors. The Committee noted that

“the current system offers a licence to print money to those who wish to exploit the system”

and said:

“This gold-rush is all paid for by taxpayers through housing benefit”.


Properties with unsupervised, unsupported, vulnerable occupiers can also cause problems for the neighbourhood: anti-social behaviour, drug abuse, rubbish and vermin, and crime, including involvement of organised criminal gangs. The health and wellbeing of those living in these overcrowded and poor conditions can deteriorate drastically. Despite much-inflated rents, residents are often required to pay for “services” from their non-housing benefits, yet taking a job is not an option because that would jeopardise access to higher housing benefit levels and therefore lead to the loss of a place to live.

The problem has been compounded by landlords obtaining planning consent under permitted development rights for the lowest-quality conversions of family houses and ex-commercial buildings. Bob Blackman has highlighted a two-bedroom property converted into a house with eight bedrooms, no living rooms and only one shared bathroom. Then there are the property deals that have cashed in on the exempt status of supported housing. The Commons Select Committee cites the case of 12 properties in west Devon that were sold to an intermediary body for £6 million and re-sold the same day to an offshore investment company for £18 million, because of the high yields expected to be gained from leasing the properties for exempt accommodation.

It is hard to be precise about the scale of this problem because of the lack of data collected locally and the complexity of the different overlapping housing types and providers. As the House of Commons committee noted:

“The Government does not know how much exempt accommodation there is or how many people live in exempt accommodation”.


The overarching problem of a desperate shortage of affordable rented homes lies behind the opportunities for some operators to abuse the system. Because councils must meet their obligations towards those who would otherwise be homeless, they are sometimes forced to refer people to supported exempt housing which they have not commissioned, and which lies beyond the scope of very light-touch regulation. There are two ways of escaping this dilemma for local authorities. The first is for the real supported housing sector to be enlarged. Better government resourcing from the Department of Health and Social Care, as well as the Department for Levelling Up, Housing and Communities, is needed, not least to replace the loss of the previous Supporting People revenue grants. Secondly, the sector must be rid of the cowboy operators that take away resources and undermine the rest.

In its report, the House of Commons Select Committee made a series of recommendations covering the collection and publication of data, accreditation of providers, and enforcement of national standards by local authorities, alongside more intervention by the Regulator of Social Housing. The Bill before us takes forward this reform agenda from the Commons Select Committee and learns lessons from five pilot schemes successfully trying better regulatory arrangements, as well as from the amendments proposed during the Bill’s Commons stages. It now paves the way for a full and robust response to the issues.

The Bill sets out duties for the Secretary of State to appoint within a year a supported housing advisory panel, which would represent the interests of local housing authorities, social service authorities, registered providers of social housing, relevant charities and residents themselves. The panel’s job would be to provide the necessary information and advice to the Secretary of State and local authorities, to improve provision and regulation of supported exempt accommodation.

The Bill requires local authorities to review provision in their area, to publish and regularly update a supported housing strategy that assesses what is available and what is needed, and take this on board in local policy-making. The Secretary of State is empowered to set out national supported housing standards covering the necessary requirements for the housing and support that must be delivered.

The Secretary of State is given powers to require operators of supported exempt accommodation to be licenced by the local housing authority. Licensing would enable councils to see that the national supported housing standards are met and that only a fit and proper person can be in charge of the accommodation. Licensing would incorporate a range of conditions relating to the quality of both the accommodation and the care, with penalties for failure to comply.

The Commons Minister has made an ambitious commitment to lay the regulations for the licensing regime and publish the national standards within 18 months of the Bill passing. The Bill requires the Secretary of state to review the position three years on and consider whether a further measure would be helpful, specifying supported accommodation as a planning use category—that is, requiring planning consent.

These measures add up to a firm response to the need for a regulatory framework to cover this neglected part of the housing sector.

Before concluding, perhaps I may address two anxieties that have been raised as the Bill has progressed. I will ignore the concerns of the speculative investors and property traders, who will, no doubt, protest the death of this golden goose. First, there is concern from local authorities that they will be taking on additional burdens in producing their local supported housing strategy, collecting and sharing data, and introducing and enforcing a licensing scheme. I believe this fear has been allayed by the Government’s clear commitment to compensate local authorities accordingly and I know that the Local Government Association, in supporting the Bill, will work to make sure that extra costs are met. It remains a matter for further consultation whether all councils—including those with little or no supported exempt housing—will be required to participate in the new scheme. The advantage of the Secretary of State requiring every local authority to have a licensing scheme is that rogue landlords cannot simply move their business from a licensed area to one without such regulation.

Then there are the worries of the hard-pressed housing and care providers themselves, who fear that regulation will increase their costs and risks with no comparable gains. Their supported housing schemes are often on a hand-to-mouth basis at present, with insecure, short-term contracts for the care providers and, consequently, poor pay and conditions for care workers. One large housing association explained to me the financial hazards of working with a number of care providers who are desperately trying to do a good job. There is always a danger that a heavy-handed approach to regulation, with too high a regulatory fee, could be the straw that breaks the camel’s back and means that fewer bona fide players continue to operate.

These fears from the decent providers should not materialise if the licensing scheme is handled with care. I am delighted that the major providers and the National Housing Federation—a statutory consultee for the process—have supported the Bill. Sensitivity is needed to avoid any unnecessary burdens at this time when other operating expenses have risen dramatically, but the Government’s recognition of this danger will be a core component in making the legislation succeed.

To conclude, my hope is that ensuring supported exempt housing is brought under local authority control and abuses are ended will lead to the release of funds, restore faith in supported housing and enable growth in a properly regulated sector. Then the Bill will lead to greater protection and real support for people living the most difficult lives imaginable. I commend the Bill to your Lordships and I beg to move.

--- Later in debate ---

[Lord Best (CB)]

My Lords, I am deeply grateful, as I know Bob Blackman MP will be, for all the support that noble Lords have shown for this measure. I shall pick out one or two points that might still be hanging in the air. I am deeply grateful to the noble Lord, Lord Young, for his support on this as on so many other housing matters. He makes the point that, if we close down some of the bad guys, where will people go, unless we also build up the good guys at the same time. I think that is an important lesson. As for the Government’s reaction to it, it is well worth bearing in mind that the cost in housing benefit terms will reduce when the rogues are no longer being paid excessive amounts for their accommodation. It is a reproportioning or reallocating of resource, rather than simply an extra burden for government.

The noble Baroness, Lady Warwick of Undercliffe, spoke with great authority from having chaired the National Housing Federation for many years. The loss of the housing transformation fund of £300 million is painful. I hope that the consultations that relate to this Bill will reveal the need for that sort of sum to be put back into play. We have three departments involved here—the Department for Levelling Up, Housing and Communities; the Department of Health and Social Care; and the Department for Work and Pensions—and the trouble is always that the gains are found on one side and the losses in another department’s budget. We need those three to be thinking of these things together; I hope they will and that we will not see this as a net loss at the end of the day.

I am grateful to the noble Lord, Lord Campbell-Savours, for his very powerful analysis of what has been going on. I thank him for quoting “beyond disgraceful” as the real adjective that should be used for some of this ghastly accommodation. It is worth bearing in mind, in terms of following through on this, that there are quite significant commitments on timescale; we do not always get Ministers explaining that they will not only endeavour but will succeed in achieving the national standards and having the details of the licensing scheme fully consulted on and brought together within 18 months, and that the licensing scheme itself will start up in a year. So, we have some timescales there and after three years we will see whether a planning power is needed, after evaluation of how things have gone. There is back-up in terms of a timescale that Ministers have put on the record and I think that is helpful.

I am grateful to the noble Baroness, Lady Walmsley, who welcomed this measure from the Lib Dem Benches. Like so many others, she mentioned the local authority workload, which will be a sore point if there is no compensation. I took it from the Minister that there will be a new burdens assessment and that this is likely to cover—I hope very fully—the extra costs of getting involved with a licensing scheme, collecting and sharing data and the rest. That will be important; as we know, with the underfunding of local authorities more generally, it is a difficult time to add burdens unless they are fully paid for.

I must not dwell on all the contributions of other noble Lords, but I am grateful to the noble Lord, Lord Khan of Burnley, for his support. He too made those points about new burdens, which are absolutely valid.

I conclude by thanking the Minister very much for her comprehensive and entirely sympathetic response to the issues raised. We really are on the right road; we have a framework that we can now polish and improve upon in the consultative processes that will follow. I thank the Minister for her personal support, which will be invaluable in taking things forward.

I conclude by once again thanking my colleague Bob Blackman. None of this would have happened had he not been absolutely tenacious in seeing this through all its Commons stages.

Bill read a second time and committed to a Committee of the Whole House.