Housing (Built Environment Committee Report)

Lord Grocott Excerpts

Tuesday 8th November 2022 Lords Chamber

[Lord Grocott (Lab)]

My Lords, I agree with pretty much everything the noble Lord, Lord Carrington, said, but particularly the last part. A number of things have already been said, but I make no apology for repeating my thanks to our committee secretariat, led by Dee Goddard. I also thank the person in the chair, the noble Baroness, Lady Neville-Rolfe. It was the first big piece of work of a new committee, and I am very pleased to have been associated with it.

It has been some time since we reported: 10 months since the publication of our report. The main problems we identified remain the same, though some of them clearly are getting worse. This is particularly true when considering the issues raised in chapter 3 on “Housing types and tenures”. There are 24 million households in England, with 65% owner-occupied, 19% privately rented and 17% are homes for social rent. There have been significant changes in these proportions in recent years. Owner-occupation is down from 71% in 2005. Social housing is dramatically down from 30% in 1980. The only sector that has grown, and quite dramatically, is the private rented sector, which has doubled from 10% in 2003.

There is a real paradox at the heart of these figures. The sector that has been growing the fastest is the sector which, as far as householders are concerned, is the least popular. Owner-occupation has long been the most popular form of tenure and for social housing there is overwhelming evidence of unfulfilled demand. One measure of it is that in 2021 there were no fewer than 1,187,641 households on local authority waiting lists. Faced with huge waiting lists for social housing and the escalating costs of owner-occupation, people have no alternative but to turn to the private rented sector.

There are, of course, plenty of private tenants in well-maintained rentals that they can afford. However, the evidence tells us that the picture of the sector overall is not so rosy. There is lower continuity of tenure for private renters, who move on average every four years, compared with social renters, who move every 12 years, and owner-occupiers, who move every 17 years. As we say in our report:

“Those living in the private rented sector are more likely to live in poor quality, overcrowded conditions than owner–occupiers, and often have limited forms of redress.”


We also know that in terms of monthly expenditure—this is astonishing, but it is familiar to all of us—it is cheaper to be an owner-occupier on a mortgage than to be a private renter. The figures in our report are for 2020 and clearly will have changed since then with all that has happened. At the time, they showed that the average monthly cost for owner-occupiers in the north-west, for example, was £576 compared with the average monthly cost of private rent, which was £723. In nutshell, of the three main forms of housing tenure, the fastest growing is the least secure and the most expensive.

That almost defies economic logic, so here are the obvious questions to the Minister. What plans, if any, do the Government have to address the acute shortage of social housing? What are the Government’s targets for the provision of new social, local authority housing? I agreed with every word my noble friend Lord Davies said and particularly with the speech of the right reverend Prelate the Bishop of Durham—in fact, when he finished, I very nearly said amen. What plans, if any, do the Government have to enable those people on very high rents in private accommodation to move towards home ownership, which, as we have seen, is cheaper and for which there is clearly a huge demand?

It is taken as read, throughout our report as well as by the Government, that we need more homes. Most of this demand will have to be met by new builds. However, there is another potential source of supply among existing housing networks. Sadly, we do not have much to say on this in the report; we could say only so much. In paragraph 55, we report that, in England alone, there are around 500,000 empty properties—we were given the figure of 479,000. Regrettably, as I said, our committee did not take specific evidence on this, although we know that a number of different local authorities are trying to tackle the problem in a variety of ways. Empty homes that are neglected for long periods can blight not just their streets but the wider neighbourhood. While empty and neglected homes are clearly a problem, it is also the case that 500,000 unused properties could be part of the solution to housing demand. I ask the Minister: what is the Government’s estimate of the number of empty properties and is there any best-practice advice for local authorities about how to deal with the issue? Surely, if the aim is to provide 300,000 more homes a year, reducing the number of empty properties could be a very helpful part of the solution.

Whether we are talking about existing properties being renovated or new houses being built, we must address the fundamental problem of the supply of skilled people to do the work. You can have all the planning permissions, all the environmentally friendly targets and all the town planners and architects in the world, but, at its heart, what is needed most of all are bricklayers, plumbers, electricians, carpenters and all the associated building trades. We spell out in our report the existing acute skills shortage, which is destined to get worse. Some 48,000 vacancies in the construction industry were recorded between April and October last year. In the same period, 53% of SME builders said that they were struggling to recruit carpenters and 47% said the same about bricklayers. What is more,

“35% of the workforce are over 50. Only 20% … are … below 30”.

These are skilled trades requiring apprenticeships and for which vacancies cannot be filled overnight. They are also trades that, in practice, overwhelmingly recruit men. Only 8% of construction apprenticeships are undertaken by women and only 5% of construction workers identify at BAME. As we say in our report:

“Diversity remains a major issue in construction trades … It will be essential to draw on a wider talent base to meet the demand for skills.”


There are many reasons for this shortage. I simply do not have time to go into them all, but one is undoubtedly the difficulty of career progression, as well as the fact that wages do not tend to increase over a lifetime for most of the building trades. Table 5 of our report shows that the median hourly rate for a plumber in his 30s is £13.41 and in his 50s it is £13.59 —assuming he is still physically fit enough to do the job. As I said, one of the challenges in this sector is the lack of career progression. However, the blunt truth is that, unless the problem of skills shortage is addressed, there will simply not be the people to build the 300,000 houses that the Government are committed to providing. I ask the Minister for her assessment of just how serious this problem is and what measures she proposes to address it.

Amid all the challenges in our report, at least there is agreement on the objectives: we need more houses of good quality at prices and rents that people can afford. If the Government remain committed to their target of 300,000 builds, and to their levelling-up agenda, the message of our report is that they need to do better and quickly.