Renters’ Rights Bill

Luke Charters Excerpts

Tuesday 14th January 2025 Commons Chamber

[Tom Hayes (Bournemouth East) (Lab)]

There can be few places in our country that need this Bill more than Bournemouth East. A total of 33% of households in my constituency are in private rented accommodation, which is considerably more than the national average of 19%. In Boscombe West, a ward, 60% are private renting, and in East Cliff, where I live, it is 56%. Rents went up in Bournemouth, Christchurch and Poole by 9% in the year to October 2024, which is higher than the national average. Some 81% of respondents to Shelter’s Dorset survey in BCP said that they were struggling to pay their rent. As somebody who used to lead a mental health charity, I know the link between health outcomes, poor mental health and poor rented accommodation. For everybody living in poor rented accommodation in Bournemouth East, I know there will be a significant effect on health outcomes.

I want to talk briefly about the abolition of no-fault evictions and bring my constituents into the debate. My constituent Caroline from Boscombe had lived in overcrowded private rented housing with her two children with special educational needs and disabilities for 11 years before being given a section 21. Being forced to move at short notice has significantly negatively affected her mental health. The Labour Government’s abolition of so-called no-fault evictions in the Bill will go a long way to giving tenants like Caroline greater security.

I also welcome a decent homes standard now being applied to the private rented sector. My constituent Naomi, from Boscombe, recently contacted me about the repeated incidence of mould in her one-bedroom rented flat, which she shares with her partner and their 10-week-old baby. The flat also has dangerous loose floorboards, a leaking shower and fire doors that do not close. Her landlord continues to ignore her emails. The provisions in the Bill that apply the decent homes standard to the private rented sector will give renters like Naomi safer, better-value homes and remove the blight of poor-quality homes from our communities.

[Mr Luke Charters (York Outer) (Lab)]

My hon. Friend is making an excellent speech. May I raise the case of one of my constituents? He is a dad with a young daughter, and he has a chronic illness. Not only did he have many unfair deductions to his deposit at the end of his tenancy, but the landlord refused to fix the shower because they claimed it was some other sort of device—what a disgrace. Does my hon. Friend agree that we need to get through that Division Lobby, fight for our constituents and reform renters’ rights once and for all?

[Tom Hayes]

I never disagree with my hon. Friend, and his point shows why we need the Bill.

I welcome the Bill’s protections against unreasonable rent rises and rental bidding. My disabled constituent Tracey, also from Boscombe, got in contact with me about how a substantial hike in her rent acted as an effective eviction as she was unable to pay. Despite looking to use her personal independence payment towards her rent, she was forced to look for alternative accommodation, and we all know how difficult that is in the private rented sector for people with disabilities. I welcome the protections in the Bill against unreasonable rent rises because they will provide much-needed security for renters like Tracey who struggle to find appropriate accommodation in the rented sector to meet their needs.

I also welcome the introduction of a new ombudsman service, which will provide quick, fair, impartial and binding resolutions for tenants’ complaints about their landlord, bringing tenant-landlord complaint resolution on a par with established redress practices for tenants in social housing or consumers of property agent services. I welcome the move to make it illegal for landlords to discriminate against tenants in receipt of housing benefit or other benefits or with children when choosing to let their property. That particularly affects James in my constituency, who is homeless and cannot secure private rented housing because he is in receipt of benefits.

All of us who hold constituency surgeries week in, week out will know these stories. All of us have campaigned for better renters’ rights because we have heard those stories on the doorstep, and I commend the Government for bringing forward the Bill at such an early stage in this Parliament. We must of course make the point that not all landlords are bad, but the Bill is important because it weeds out those bad landlords so that the good landlords—those who care about their tenants and who provide an important duty to the housing market—can continue to have a good reputation, and so the overall market continues to have that good reputation.

I commend the Bill and the ministerial team for bringing it forward. I am thrilled that renters in Bournemouth and across Britain will finally, after many years of delay, get the renters’ rights they deserve—no, that they are entitled to.

Responsibilities of Housing Developers

Luke Charters Excerpts

Wednesday 11th December 2024 Westminster Hall

[Mr Luke Charters (York Outer) (Lab)]

It is an honour to serve under your chairmanship, Mr Pritchard—[Interruption]—in the company of the John Deere air horn orchestra.

This debate is very important to me. I have met Persimmon, Oakgate, Banks Group, Joseph Rowntree, Taylor Wimpey, Barratt, David Wilson, McLaren and countless others. I thank the hon. Member for Keighley and Ilkley (Robbie Moore) for securing the debate. I greatly respect him as a fellow Yorkshire MP, so let me be Yorkshire, direct and bold and say that he forgets an important point: it was the last Government who oversaw the broken planning system.

That brings me to the challenges we face in York. Housing developers have struggled to build good homes over the past 14 years, but it is not for lack of trying. I am afraid to say that some councillors in certain parties have been the blockers for too long. Let me tell hon. Members a story. New Earswick was the brainchild of Joseph Rowntree. For Members familiar with model villages, it is the Bournville or Saltaire of York—a place built on the principle that better housing can be provided for lower-income families.

Recently, there was a proposal to build 14 new affordable houses. It was compliant with the national planning policy framework. No need to worry, right? Unfortunately, that was not the case. If Members want to know why, I will need to refer to one of my son’s favourite films, the 2006 animated comedy “Over the Hedge”. The plot, for those who may not know it, is about a group of woodland animals led by a cautious turtle named Verne. The problem is that Verne’s overly cautious approach has bled into the local authority’s cautious planning approach for too long. I hope Members will forgive that slightly unexpected reference, but the reason why those 14 homes were delayed for three to six months was that planning committee members from a certain party did not want to go ahead over a hedge. Families had been left waiting for months for housing—over a hedge.

Let me move on from that harrowing tale and make a slightly bold suggestion: rather than just focusing on the responsibilities of housing developers, we must focus on the role of local councillors. If committee members are homeowners, they should have to declare it as an interest. It is easy to block the homes of the future when you have one yourself.

[John Lamont]

I find some of the hon. Member’s remarks quite extraordinary. Is he genuinely saying that if concerns about wildlife, the environment or what is proposed are put forward by local residents, and particularly by the Environment Agency, they should simply be ignored in pursuit of this house building agenda?

[Mr Charters]

Absolutely not. The example I gave was—to go back to that 2006 movie—about a hedge. The power that planning committees have must be exercised with restraint. We must consider the opportunity costs. Disabled families and other families, my constituents, have been left waiting six months because of a landscape issue over a hedge.

There are a couple of practical considerations I would like to raise. The future homes standard is great, and developers have a responsibility there, but we cannot just focus on air source heat pumps. We must have battery storage linked to photovoltaics as well—that should be the new home standard. We must also have extra planning committee resource so we can properly hold developers to account. I would really welcome the Minister updating us on when the 200 new planning officers are likely to be in place. They are desperately needed in York.

Let me also touch on pre-application discussions. These are important to let developers get on and consider local need in the right way and at an early stage.

[Nick Timothy]

We are sent here not to consider anecdotes and individual case studies, but to consider legal frameworks and systems. If the hon. Gentleman wants to remove some of the systemic barriers to house building, which regulations—particularly pertaining to the environment and biodiversity—might he be interested in seeing removed?

[Mark Pritchard (in the Chair)]

Order. I remind hon. Members that interventions are part of our regular work, and it is entirely up to the speaker to take them. However, when an intervention is taken, it adds one minute to the speaker’s time slot, which takes time away from others.

[Mr Charters]

Forgive me, Mr Pritchard, but I thought that the intervention was on my point about the pre-application process, which should be welcomed on all sides. It can be really helpful to developers and local authorities, because additional resource—an independent resource that the local authority agrees to—can be brought in to provide support, enabling things to be scrutinised more closely and in due time.

I hear so much from developers about statutory consultees, and orchestrating them—landscaping, drainage, water, highways and so on—is a critical part of the planning process. But so often in the planning process, when one respondent is late, it has a knock-on effect on everyone else. We realistically must ensure that planning authorities are better at orchestrating those statutory consultees.

I would welcome the chance to meet the Minister to discuss some of these ideas further. York Outer is a unique place in terms of the concept of grey belt. I welcome recent NPPF statements. I really believe that we will be turning Tory stumbling blocks into Labour’s building blocks.

Oral Answers to Questions

Luke Charters Excerpts

Monday 2nd December 2024 Commons Chamber

[Alex Norris]

I am always careful not to disappoint the hon. Gentleman, given that at the High Street Heroes awards for Retail NI last year, I awarded the winning high street to Ballymena rather than Newtownards, and I am not sure he is ever going to forgive me. I assure him that I am having conversations with ministerial counterparts in the Northern Ireland Executive. We are also talking to local authorities and some of the groups that have been delivering projects, such as Go Succeed. Those conversations are ongoing as we speak, and the full answer about the allocations will be coming shortly.

[Mr Luke Charters (York Outer) (Lab)]

T1. If she will make a statement on her departmental responsibilities.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

Today I published our remediation acceleration plan, a step change in our response to the building safety crisis. Without decisive action, the risks and the hardship of unsafe cladding could be with us until 2040. That cannot go on. The plan sets out how we will fix buildings faster, identify remaining buildings that are still at risk and ensure residents are supported through the remediation process.

[Mr Charters]

I recently heard from a constituent with three young children who has applied for over 80 properties, but is still waiting for social housing. What steps will my right hon. Friend take to speed up the planning process specifically for social housing?

Renters’ Rights Bill

Luke Charters Excerpts

Wednesday 9th October 2024 Commons Chamber

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

I beg to move, That the Bill be now read a Second time.

I hope the entire House will agree that everyone should live in a decent, safe and affordable home. Everyone should, but not everyone can. That is why, as Housing Secretary, I have put decency at the heart of my plans for housing, and taken steps to ensure that all homes are warm and safe. Nowhere is that more needed than in the private rented sector, which plays an undeniably critical role in our housing system.

I want to be clear from the outset that this Government recognise the important role of landlords, most of whom provide good-quality homes for their tenants. But this is a sector in serious need of reform. Millions of people live in fear of section 21 no-fault evictions that could uproot them from their homes and communities, and they are forced to live in homes that are riddled with damp and mould, too scared to complain in case they end up being evicted and homelessness, and knowing that another potential tenant will be desperate enough to move in.

[Mr Luke Charters (York Outer) (Lab)]

During the general election campaign—a stressful time indeed— I was served with a section 21 notice. Thankfully, my family supported me, but such support is not available to everyone. Does my right hon. Friend agree that ending no-fault evictions will give British families the peace and stability that they desperately need?

[Angela Rayner]

I thank my hon. Friend for giving us the benefit of his personal experience—an experience that is suffered by far too many families. Hundreds of thousands of young families are in temporary accommodation, in many cases because of section 21. In 2019 the ending of this scandalous practice was included in the previous Government’s manifesto, but we are still waiting. It has taken us just four months to bring the Bill to the House, because we felt that the need for it is critical. Too many young people are priced out of leaving home, unable to move to the big city where they could start their careers because of sky-high rents, and that too must change—I know that many hon. Members agree.

The Conservatives promised to pass a renters reform Bill in their 2019 manifesto, but, in a desperate attempt to placate their Back Benchers, they caved in to vested interests, leaving tenants at the continued mercy of unfair section 21 eviction notices. They dithered, delayed and made excuse after excuse for their inaction. What has been the human cost of that failure? Since 2019, when the Conservatives first promised action, more than 100,000 households have faced a no-fault eviction, with 26,000 facing eviction last year alone. Too many families facing homelessness; too many families priced out of a safe and secure home; and too many families stuck in cold, rotting, damp homes—that is the inheritance that we need to fix.