Leasehold Reform
Lord Grocott Excerpts(10 months, 2 weeks ago)
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Baroness Scott of Bybrook (Con)
I did not quite catch that—but with regard to going up to Scotland and bringing back that legislation, the law is very different in Scotland, and we have to look at it.
Lord Grocott (Lab)
My Lords, I have listened carefully to this exchange, and we have had similar ones in the past, initiated by my noble friend. What is noticeable is that the Minister—not personally, of course; we welcome her back—but politically, during this exchange, has found herself friendless. There is virtually no one prepared to stand up and defend the Government’s position, other than the Minister. At the very least, as this place can be a bit of a cauldron for making plain what opinion is, she should report back what I have just relayed to her to her Secretary of State, and say, “Next time I come to the Dispatch Box, please give me some better arguments than you have given me so far”.
Baroness Scott of Bybrook (Con)
I am not going to give noble Lords any different answer. We are committed, and the Secretary of State has made it very clear that we are committed as a Government, to commonhold. We are working through it—but the best way in which to help leaseholders now is to make existing leases fairer and more affordable. That is exactly what is happening through the Bill, and I am pleased that the Government are at last doing it. I hope that the noble Lord opposite is also pleased that this Bill is in, because he has asked me many times when it is coming.
Recall Petitions: Voter ID
Lord Grocott Excerpts(1 year, 4 months ago)
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Baroness Scott of Bybrook (Con)
My Lords, my noble friend raises an interesting point. The Government have no plans to look back at the way in which recall petitions are done, but I am more than happy to talk to him further on this issue and take it back to the department.
Lord Grocott (Lab)
My Lords, the Minister has repeated that, in the Government’s view, 14,000 people being turned away from the polling station represents a success. Could she tell us what a failure would be?
Baroness Scott of Bybrook (Con)
My Lords, there are many reasons why those people did not vote at that time. The Electoral Commission made clear in its interim report that it was satisfied, and it said that it needed further time for further evidence. Let us wait until November, as we said in legislation that we would, when we will get both the qualitative and the quantitative evidence.
Voter Authority Certificates
Lord Grocott Excerpts(1 year, 6 months ago)
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Baroness Scott of Bybrook (Con)
The discussion about ID cards is a whole new question that I do not intend to go into. As for postal votes, the Elections Act 2022 contains further measures on postal votes to secure that vote.
Lord Grocott (Lab)
My Lords, if I heard the Minister correctly, she said there would be a review this autumn on these local election results and another review after the next general election and so on. What is the point of a review if things will continue to go on as if nothing has happened, no matter how bad the election was in terms of voter turnout? Surely, what is required if the review shows a drop in voter turnout is not another review but an abandonment of the whole policy.
Baroness Scott of Bybrook (Con)
I do not think it is an abandonment of the whole policy. We expect the Electoral Commission, as an independent regulator, to provide some analysis and some early, interim reports on the May elections some time this summer. We will learn from that and, if any changes need to be made, we will consider those changes.
Housing: Overcrowding
Lord Grocott Excerpts(1 year, 7 months ago)
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Baroness Scott of Bybrook (Con)
I am aware of some of those issues, some of which came from Covid and people moving out at that time. I do not know the answer to the questions that my noble friend raises on the education side, but I will ask my colleagues in the Department for Education and will write to her.
Lord Grocott (Lab)
My Lords, the myriad issues that arise on housing provision are very serious indeed. The solution might be expensive but it is not complicated —virtually every questioner today has pointed to the lack of supply of social housing. The stats are very simple: the availability of social housing in the last two or three decades has pretty well halved, while much more expensive, private accommodation has pretty well doubled. Can the Government just focus on this one, simply stated issue, as we desperately need a huge expansion of the level of provision of social housing?
Baroness Scott of Bybrook (Con)
That is why, as I have already said, we are putting £11.5 billion into the affordable housing fund, more of which is going to be prioritised on social houses for rent. We are also looking at changing the National Planning Policy Framework in order to increase the importance of social housing. We are encouraging local authorities, in drawing up their local plans, to consider not just affordable housing but social housing for rent. We have just put £500 million into the local authority housing fund to help in the short term.
Levelling Up: Funding Allocation
Lord Grocott Excerpts(1 year, 10 months ago)
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Baroness Williams of Trafford (Con)
My Lords, it is the turn of the Green Party.
Housebuilding: Government Targets
Lord Grocott Excerpts(1 year, 10 months ago)
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Lord Grocott (Lab)
My Lords, does the Minister not recognise that it is not just the absolute number that is important but the type of tenure? What is crystal clear for anyone who looks at the figures is, in effect, the collapse of availability of social housing in this country. Until the Minister can show us a plan by the Government to try to restore that as a proportion of the total number of households in the country, we will not meet the acute need as required.
Baroness Scott of Bybrook (Con)
The noble Lord is absolutely right, but we are investing £11.5 billion through our affordable homes programme to deliver up to 180,000 more affordable homes. A large number of these will be available for social rent. Also, the Government have provided a range of tools to help councils deliver more homes, particularly in this sector. They include the councils’ freedom on how to spend the money received from the right-to-buy sales. The Government also abolished the housing revenue account borrowing cap in 2018, allowing councils to borrow more money to build more homes.
Social Mobility Commission
Lord Grocott Excerpts(1 year, 10 months ago)
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Baroness Scott of Bybrook (Con)
I thank my noble friend for that. I will certainly take that back. I am almost sure that anybody who will be chairing this commission or serving on it will have all that information in front of them and be looking at it in detail.
Lord Grocott (Lab)
In an answer to an earlier question, the Minister referred to the remit and the scope of the work of this body on social mobility. Is there not a glaring problem in this House, where there is a clear restriction on any kind of social mobility? I am referring to the 92 places that are reserved for hereditary Peers. Is there any progress at all towards greater social mobility among this sector, and if not, why not?
Baroness Scott of Bybrook (Con)
I have no answer for the noble Lord on that one. The questions I am answering are on a completely different subject.
Housing (Built Environment Committee Report)
Lord Grocott Excerpts(2 years ago)
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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.
Housing: Private Renters
Lord Grocott Excerpts(2 years, 5 months ago)
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Lord Greenhalgh (Con)
My Lords, it is important to recognise the balance of having more tenants who cannot afford renting in the private sector having social or affordable homes. That is why we have an £11.5 billion Affordable Homes Programme, and we are seeking to double the amount of social rented homes that we build to 32,000, because clearly, the housing benefit bill has been growing astronomically and we need to contain that over time.
Lord Grocott (Lab)
Agreeing as I certainly do with the thrust of the previous four questions, I ask whether the Minister can confirm that in the last 20 years, the proportion of households living in private rented accommodation has doubled, whilst the proportion of owner-occupiers has reduced and the proportion living in social rented accommodation has reduced dramatically. This is despite the fact, as the previous questioner has pointed out, that the private rented sector is often the most expensive and certainly the least popular of the various forms of tenure. Is the Minister satisfied with these trends and is he happy for them to continue, or does he not think that it would be preferable to enable more people to move into the owner-occupied sector or the social rented sector, and stop this huge rise in the private rented sector?
Lord Greenhalgh (Con)
I am not going to glorify one type of tenure over another. The noble Lord is right, however, in the sense that we have seen a doubling of the amount of private rented, but it is approximately the same proportion of the amount of housing stock: it has broadly stayed around 19%. You can look at percentages, or at the absolute amount. One of the benefits of Governments over the last few decades is that the proportion of non-decent private rented sector homes—those with category 1 hazards—has come down dramatically. In 2006, to pick a date at random, it was 46%. It is now down to 21% of homes, which is still too high, but that is why we are bringing in these measures, to drive that down even further. For young people, who are mobile, private renting is often a very good option and I am not going to knock it, but we do recognise that we need to build more homes for sale and have more social homes. I acknowledge that, but let us not put one form of tenure ahead of another.
Social Homes for Rent
Lord Grocott Excerpts(2 years, 6 months ago)
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Lord Greenhalgh (Con)
I thank my noble friend for raising that issue. Of course, we went through an era of liberalisation around change of use from office to residential, and that is a factor that local authorities should look at as they develop their local plans: to get the right balance between economic development and providing housing for their communities.
Lord Grocott (Lab)
Is the Minister aware of the Select Committee’s unanimous report Meeting Housing Demand, which said:
“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”?
Does the Minister agree and, if he does, what is he doing to assist people to move out of very highly priced and often poor private rented accommodation into more affordable housing?
Lord Greenhalgh (Con)
The Government do recognise the issue that the noble Lord describes. That is why in this Session we are bringing forward a private renters’ Bill and applying the decent homes standard to the private rented sector so we can raise the quality of the stock. However, we also recognise that we need to bring in more affordable housing, including more social housing.