Renters’ Rights Bill

Lord Desai Excerpts

Tuesday 4th February 2025 Lords Chamber

[Lord Desai (CB)]

My Lords, let me first say congratulations to the two maiden speakers. Let us hope that they enjoy being in your Lordships’ House.

I start by saying that we have a very distorted housing market. Among all the countries of Europe, we have the highest amount of home ownership—two-thirds of houses are home-owned. If you look at home ownership, social housing and private rental, you see that private rental is the stepchild of the country. When I first arrived in this country 60 years ago, there was a very healthy rental market. Indeed, until I arrived here, I had lived only in rental houses, in two different countries, in four different cities. The idea of owning a house was never there. After my first two attempts at renting flats, which I was very lucky with, everybody screamed at me, “Why are you renting?” They said I must buy, because mortgage payments were tax deductible so I really should stop all this tenancy business and buy.

We have subsidised home ownership outrageously. The only asset I know of on which you can make a profit and pay no capital gains tax is an owned house. If you have a housing market like that, it is no wonder that anybody who can at all afford to have a mortgage, even at the age of 12 or 13 or whenever, will get a mortgage from the bank of mum and dad. They will take a loan and buy a house.

We are, basically, leaving the rest of the population in two different categories. Those who are local, and qualify under the terms of the local council, get social housing. New Labour, unfortunately, did not build any social housing, so we do not have as much social housing as we used to. The people who are left, who cannot have social housing and do not have the money to buy a house, are in the category of private rental tenants. They are either transients, such as students who will be there for only two or three years and who do not really mind about the rent, or new arrivals in this country—immigrants—or people who are very poor but unable to get any social housing.

You have to look at the category of people trapped in the private rental category, who are, relatively speaking, in the worst-off section of society. We do not have what we used to when I first arrived here: comfortable three-bedroom houses for rent. We used to have unfurnished rentals.

The noble Lord, Lord Best, who is not in his place, mentioned Rachman and Rachmanism. He was an exploitative landlord, and the whole scandal about Rachman basically made people very hostile to this. Steadily since then, since 1965 to now, we have expanded one part of housing with subsidies but starved the private rented sector.

I do not want to talk about the details of the Bill because a lot of people have already done so, but we have to do something about the generous tax treatment of owned houses. In my view, this discourages people from investing in stocks and shares, as stocks and shares are taxed for capital gains but you are not taxed for capital gains in housing. We invest far too much in bricks and mortar and not enough in productive capital because our tax system is totally distorted. Anyway, that is not what the Bill is about. It is about the one- fifth of the population who are trapped in private rentals.

Importantly, if you are going to index rents, you should not index them to the consumer prices index. I urge the Government to ask the Office for National Statistics to construct a housing costs index. Landlords may have to pay for repairs and so on, which are different kinds of costs from the consumer prices that go into the consumer prices index. Landlords may find that it costs much more to repair a property or keep it in good shape than buying bread or sausages. We ought to do at least that little thing in favour of the universally disliked landlords. That might improve the performance of the Bill.