Homes (Fitness for Human Habitation) Bill

Lord Tope Excerpts

2nd reading (Hansard): House of Lords
Friday 23rd November 2018 Lords Chamber

[Lord Tope (LD)]

My Lords, I join everyone in thanking the noble Lord, Lord Best, for introducing this Bill in this House. I join him and everyone else in the tributes paid to Karen Buck MP for her indefatigable work and for promoting this Bill in the other place.

I must declare some interests. First, I am one of the many vice-presidents of the Local Government Association. I am co-president of London Councils, the body that represents all 32 London boroughs and the City of London, and I am a patron of Electrical Safety First, a charity whose name is self-explanatory. All those bodies and I welcome this Bill, support it entirely and wish its speedy enactment in due course.

Let me start with electrical safety, which my noble friend Lady Grender has already trailed for me. I am going to ask the Minister when the Government intend to introduce the five-yearly mandatory electrical safety checks. After years of campaigning for this, they finally announced in July this year that they would do so. In his letter yesterday, the Minister used the time honoured phrase that they would do so, “when parliamentary time permits”. I have been here long enough to know that the Minister will say he is not responsible for the allocation of parliamentary time, so I will not ask him when parliamentary time will allow. May I ask him when his ministry hopes and expects that legislation to be introduced? Is it shortly? Is it in due course? Maybe it is as soon as possible. Can he give some indication that it really is a priority, at least in his department, if not yet, sadly, for his Government?

May I also ask the Minister to clarify, when this Bill is enacted, whether landlords will actually be prevented from renting a property where there are no records of electrical safety checks? As I understand it—and the Minister will know better than I do—it is the intention of the Welsh Government not to allow landlords who cannot prove evidence of an electrical safety check to be able to rent out a property. Is that also going to be the case in England?

On perhaps a more positive note, Electrical Safety First commissioned York University to undertake a research project on the state of electrical checks in the social rented sector. The research found that the social rented sector has a lower proportion of properties that require electrical repairs than any other housing tenures, and properties in the social rented sector are far more likely to have modern electrical safety devices present. This is the case especially with properties owned by housing associations, which have the highest proportion of homes built after 1990. The researchers found, too, that councils and housing associations are doing a much better job in maintaining fitness-for-human habitation standards in terms of electrical safety, probably due to the decent homes standard. They found that the majority of social housing providers voluntarily conduct checks at five-year intervals already and support mandatory checks. However, if the Government intend to legislate for electrical safety checks in the private rented sector, will the Minister confirm that it will also include the social rented sector?

I turn to London and London Councils, where I have some interest and responsibility. In London, the capital city, private renting is the fastest growing housing tenure. It is estimated that, by 2026, 1.4 million dwellings in the capital city will be private rented. That sector is dominated by small-scale landlords. Sadly, we all know that there are far too many documented concerns about poor management standards.

I listened with interest to the noble Lord, Lord Horam, who I think used to represent Orpington. He gave examples of some inner-city places, and I think Blackpool and other seaside resorts, all of which are sadly well known for such cases. I wanted to give an example that was given to me in my own borough, the London Borough of Sutton, by the chair of our housing, economy and business committee—I always have to think about that title. It is a borough where the council has had majority Liberal Democrat control for nearly 33 years, so I take no pride from giving this story. It is a property very close to where I live, but perhaps more relevant, it is less than half a mile from the green-belt border with Surrey—the leafy part of London, apparently. My former colleague said to me that she had come across a family of two adults and three children in a privately rented flat with two bedrooms and a reception room, in a 1960s-built, tall block of flats. From the outside, which I pass every day, it looks perfectly good and decent, but as well as being overcrowded, the state of disrepair in this place is, as my friend who has seen it described, appalling. Electrical fittings do not work and bespoke heating that has been set up as the underfloor heating is too expensive for the family to use. There are wires trailing everywhere. The oven supplied by the landlord works poorly; the smoke alarms do not work at all. There is mould and insect infestation. The family have lived there for 12 years and repeatedly asked for repairs. Although the landlord sends someone round to have a look, nothing happens.

This example, and sadly there are all too many, from the leafy part of outer London, is now drawn to the attention of the chair of the housing committee, and of course action is now being taken. But none of us looking at the outside would have been aware of that. It is not the image that is presented of much of outer London, and yet it exists—I am sad to say—nearly as much in outer London as it does perhaps in Blackpool or in Paddington.

London Councils says that it believes boroughs need to be empowered and given adequate resources to help improve protection of private tenants. It makes the point that London boroughs have suffered a 63% reduction in government funding between 2010 and 2020. It also says that councils should have local licensing powers and be allowed to recoup costs of enforcement against rogue landlords.

Finally, the penultimate paragraph of the Minister’s letter to us yesterday said that the short guidance document for tenants will be published as soon as the Bill has completed its passage, to explain their rights and how to represent themselves in court if necessary. I strongly welcome that. Part of the York University research I mentioned found that consumers are being left behind in their awareness simply of their rights and opportunities, never mind the difficulty they will always experience—and some particularly so—in exercising those rights, if necessary, through the courts. Will the Minister confirm that this guide will include specific reference to electrical safety? If it does not, he can rest assured that he will be hearing more about it from me, and I am sure from other noble Lords in this House. That said, I wish this Bill a swift passage through your Lordships’ House, and a rapid enactment as well.