Renters’ Rights Bill

Lord Tope Excerpts

Tuesday 4th February 2025 Lords Chamber

[Lord Tope (LD)]

My Lords, I am another vice-president of the Local Government Association. More particularly, because of what I want to say tonight, I am co-president of London Councils, the body which represents all 32 London boroughs and the City of London. I was also a London borough councillor for 40 years and leader of that council for 13 years. Not surprisingly, therefore, I am going to speak about the situation in London, although I recognise that many of the points I raise apply in most, if not all, cities and towns throughout the country.

London is home to an estimated 2.7 million private renters. Rented properties now account for 31% of homes in the capital. I am told that the closest regional average is just over 19%. Home ownership, therefore, is unaffordable for many London residents, and there are extremely long waiting lists for social housing. As a result, having access to safe, secure and affordable private rental property is vital for very many people living in London. London Councils welcomes many of the measures in the Bill and supports the Government’s aim to deliver a fairer, more secure and better quality private rented sector. In particular, it strongly supports the abolition of Section 21 no-fault evictions, which really cannot come soon enough.

The Bill proposes a range of significant new regulatory and enforcement responsibilities for local authorities. These include responsibility for enforcing the decent homes standard in the private rented sector and a duty on local housing authorities to enforce landlord legislation in their area, which, of course, means every one of the 32 London borough councils.

According to the English Housing Survey for 2022-23, London had 134,000 non-decent private homes, accounting for 12% of the market. Raising these to the decent homes standard will need significant investment, and will be costly and resource-intensive for boroughs to enforce. London boroughs forecast a funding shortfall in 2025-26 of £500 million. I am not going to ask the Minister to commit to the full funding, because I have been doing that for the last 40 years and I know the answer I will get, but will she commit to working with local authorities to produce a full new burdens assessment in relation to the Bill so that we have a real and realistic idea of the actual resource needs to implement it?

I want to turn to Home Office accommodation for refugees and asylum seekers. In the other place, the Government argued that it was not necessary to bring that within the scope of the Bill because such accommodation is already regulated to what they describe as a “high standard” by the asylum and support contracts, enforced by the Home Office. Evidence from London borough local authorities—I am sure that local authorities in other parts of the country would bear this out too—consistently demonstrates that the view expressed by the Government in the other place is simply not the reality. Extensive feedback from London authorities provides widespread evidence of poor standards across asylum accommodation. Enforcement action is often slow when contract breaches and other issues are identified, and I am told that a number of barriers remain in implementing effective enforcement action. The sub-contracting model of the Home Office providers results in a lack of accountability and misalignment between Home Office and local authority standards. London local authorities report that responses are slow, and that residents spend hours at a time waiting to get through via the helpline. In some instances, there is evidence that complaints are not properly recorded.

The exclusion of Home Office accommodation from the provisions of this Bill will inevitably result in a two-tier system, which will be particularly serious in London. Extending the provisions of the Bill would assist in creating uniform standards and give statutory bodies greater powers to take effective enforcement action. London Councils is therefore seeking to extend the provisions under Awaab’s law and the decent homes standard to include Home Office-contracted accommodation, including initial, contingency and dispersal accommodation. It asks that the powers of the proposed ombudsman be extended to include asylum seekers. Having an independent ombudsman would give people seeking asylum greater agency and trust in the asylum system.

London Councils is raising very important issues, drawn not from expectation but from actual experience, and no doubt the same is true in many other towns and cities in the country. I ask the Minister not simply to dismiss them as unnecessary but rather to take them away and give careful consideration to how best they can be met within the provisions of this Bill.