Renters’ Rights Bill
Mike Martin Excerpts(1 year, 6 months ago)
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Adam Thompson (Erewash) (Lab)
Stability for 11 million renters, and, indeed, for 2.3 million landlords, is necessary to build our better Britain. For the tenants enduring the least affordable, poorest quality housing, disregarded renters’ rights have had a profound impact on people’s lives. Britain deserves more than dodgy landlords, back-door evictions and dismal living standards. The British people deserve to feel secure in their own homes.
Some of my constituents are forced to live in terrible accommodation, facing damp and mould. This treatment is fundamentally unacceptable.
Mike Martin (Tunbridge Wells) (LD)
The Defence Committee’s recent report described service accommodation as “shocking”, saying that two thirds required massive investment to bring it up to standard and that damp and mould were legion. The hon. Gentleman talks of dodgy landlords—would he characterise the Ministry of Defence as one? Should we be bringing those homes up to the decent homes standard that everyone else in the country will benefit from if the Bill is passed?
Adam Thompson
In his opening remarks, the Minister addressed the fact that there are issues in the space, but they go beyond the scope of the Bill. We need to continue having these conversations as we move forward. The hon. Gentleman raises a very important point.
Conservative failure has led to more than 200,000 households with children being forced to live in privately rented damp and squalid homes. According to The Guardian, each year, 31,000 children aged four and under are admitted to hospital because of damp and mould-related issues. I strongly believe that this simply cannot be allowed to continue. Shelter has recently found that a quarter of renters are afraid to ask their landlords for basic repairs for fear of being evicted, and that 26,000 households are at risk of being made homeless from the no-fault evictions we have been discussing today. We need to change, and fast. The abolition of section 21 will end these no-fault evictions for good. This is a vital part of this legislation, which will ensure peace of mind for tenants in their own homes, to which they devote a sizeable portion of their income.
Pressure on local authorities to provide temporary accommodation has become totally unsustainable. Crisis estimates that £2.2 billion of council funds in England were spent on temporary accommodation for 120,000 households between 2023 and 2024—an increase from 85,000 in 2019. My good colleagues at Erewash borough council tell me that they spent three times more on alternative accommodation in 2024 than in 2019. These temporary measures are incredibly costly and ultimately untenable. With accommodation including bed and breakfasts and hotels, alternative housing is an inadequate long-term solution. The Bill will make an excellent start to save council taxpayers’ money and protect tenants’ welfare from unsuitable temporary accommodation.
The vital extension of Awaab’s law to include private rental properties will prevent unsafe living conditions, landlord discrimination and bidding on rental properties. Prospective tenants in the housing crisis simply cannot afford bidding wars aimed at pricing them out. Discrimination based on receipt of benefits and having children will be prevented, ensuring an inclusive and impartial rental market. Hazardous properties will require prompt and efficient landlord responses, and tenants will be protected from unjustifiable rent inflation. Today, while we have been debating the Bill, I have received a communication from a constituent whose rental price recently went up by 21%, which is disgusting. The measures are essential for the efficient operation of rental markets in the UK and for the protection of tenants’ rights.
The much-needed introduction of the decent homes standard will further empower tenants to leave poor-quality homes and provide better value housing for all. According to the English housing survey 2023, one in five privately rented homes is considered substandard. The enforcement of the decent homes standard will put an end to this appalling practice. With the introduction of a £7,000 penalty for non-compliance, landlords will finally be properly incentivised to maintain the necessary high standards that renters deserve. New legal protections will secure quick, impartial, binding resolutions to protect both renters and landlords. Given the new private rented sector landlord ombudsman and the strengthened council enforcement for which the Bill provides, tenants and adults will feel assured that their concerns are respected and will be handled with compassion and certainty.
The Bill will allow us to end backdoor evictions and extortionate rents designed to force renters out. Periodic tenancies ensuring that rent increases are made per the market rate, once a year, will protect renters from unreasonable increases and unexpected evictions. Access to a private rented sector database will help landlords to understand their legal obligations and demonstrate compliance with the new regulations. These measures will allow for certainty in the law for both landlords and tenants. I understand that landlords are concerned about investing and entering the market for fear of payment insecurity, but the current system is designed around uncertainty. The serious lack of clear legislation has caused decades of chaos for both landlords and tenants, with unsafe homes and unsuitable dispute resolution. A transparent and fair system is needed so that all parties can make informed decisions.
As for student accommodation, the changes proposed in the Bill are necessary for the protection of landlords and students alike. Students deserve security as much as everyone else in society. The assured continuance of annual short-term student tenancies will still provide certainty in respect of landlord income, with the ability to evict tenants at the end of the academic year and to increase rents for new tenants as required. According to the National Union of Students,
“the average student loan...leaves students with just 50p a week to live off after…rent”.
Despite those extortionate costs, cold, damp, unsuitable housing has become the norm in student accommodation. Students are at risk of being unable to pay for basic essentials, so it is vital that they are protected from living in poor conditions under unfair terms.
The Bill will extend vital safety and reassurance to thousands of people in Erewash. My constituents cannot continue to endure poor housing at the hands of inadequate renters’ legislation; they deserve security in their own homes. The Renters’ Rights Bill is our way forward, and I urge all Members to support it, as amended today by the Government.
Oral Answers to Questions
Mike Martin Excerpts(1 year, 7 months ago)
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Alex Norris
Yes. High street rental auctions, which were launched at the weekend, are a brilliant way—[Interruption.] Indeed; they were part of the Levelling-up and Regeneration Act 2023, which I am sad to say the previous Government did not commence—as part of the war on woke, I believe. Nevertheless, we have commenced those auctions. They are a tool in the hands of local communities; if there are vacant properties, let us get them brought back into use.
Mike Martin (Tunbridge Wells) (LD)
I represent Tunbridge Wells, and just over the boundary in Wealden district, a large housing development is proposed. Wealden will get the houses, but the infrastructure burden will fall particularly on my constituents who live in Tunbridge Wells. Will the Secretary of State update me on the reforms to the NPPF? What is being done about this problem of cross-boundary infrastructure?
Matthew Pennycook
In the NPPF, we set out the clear direction of travel towards the universal coverage of strategic planning across the whole of England. We had an Adjournment debate on that just last week. We are determined to put in place the mechanisms that will allow effective cross-boundary co-operation to ensure that the right infrastructure and housing growth takes place.
Renters’ Rights Bill
Mike Martin Excerpts(1 year, 9 months ago)
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Mrs Badenoch
I do not mean to be patronising, but it is quite difficult when there are very clear issues that have a precedent in Scotland. The question is not why I am being patronising; the question is why the Government are ignoring what has happened when these proposals have been tried in another part of the UK. That is a serious problem. All of us here want the best for children and to see tenants do well. It is very wrong of the hon. Gentleman to ascribe negative motivations when we are pointing out problems with legislation. We on the Opposition Benches are doing our job. We do not think the Bill will work.
Mrs Badenoch
I would like to make some progress.
The Government are pressing ahead with measures that will cause gridlock in the justice system, which will create even more problems for tenants. The people the Government are trying to help will not be able to get a home in the first place—none of us want to see that. We have to do better.
Mrs Badenoch
I will give way first to the hon. Member for Tunbridge Wells (Mike Martin).
Mike Martin
I thank the right hon. Lady for giving way. Some 25% of Conservative MPs are landlords. Does that have any bearing on the Conservative party’s position on the Bill?
Mrs Badenoch
We need to focus on the contents of the Bill. If anyone has an issue with landlords in this House, it is Labour Members—I notice the hon. Member for Ilford South (Jas Athwal) ran away before the discussion about the Bill started. They should look at themselves, and the hon. Member for Tunbridge Wells had better check his fellow Members before asking that sort of question.
As I was saying, when the problems of protracted litigation in the courts are combined with the new, extended and highly convoluted notice requirements for recovering a property where the tenant has not paid the rent, a landlord whose tenant is in arrears will face many months of uncertainty and cost. Let me summarise in two words why the Bill will fail: unintended consequences. That is what we get when we start with policy rather than first principles.