Renters’ Rights Bill

Naushabah Khan Excerpts

Wednesday 9th October 2024 Commons Chamber

[Rebecca Smith]

My experience has been that this does impact on the market. That is why the market in Plymouth has failed, in the words of the chief executive of the city council, because those properties often get bought by a family who may not have been—[Interruption.] No, let me finish. Such a family may have been in a privately owned property, not a privately rented one. I feel that we are speaking to the same point, but ultimately the market in the constituency I represent is not working. I am speaking only about the evidence I have seen for myself, but the 89 properties that are going to be sold will mean 89 further households needing temporary accommodation. It they have to be found further accommodation when there are 50 inquiries for every rental property in Plymouth, there is clearly a problem, although I do take the points that Labour Members have made.

[Naushabah Khan (Gillingham and Rainham) (Lab)]

Will the hon. Lady give way?

[Rebecca Smith]

I will.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

Order. We need to reduce the number of interventions, because they eat into other Back Benchers’ time.

[Naushabah Khan]

I will be brief, Madam Deputy Speaker. Does the hon. Member recognise that a number properties are taken out of the private rented sector to be used as temporary accommodation because landlords are able to get a better deal, sometimes from councils, and that that also has an impact on the market?

[Rebecca Smith]

Yes, the hon. Lady is correct. That is part of the problem, and I go back to my point: it is why in cities such as Plymouth the private sector market is failing. Those temporary homes are needed for those who have been evicted from the private rented sector, and then we end up with them staying in temporary accommodation, rather than permanent homes. Ultimately, we are all seeking to achieve somewhere for people to live in the long term, not temporarily. I believe we all need that security, which is ultimately what the Bill is trying to achieve. I am just highlighting that if there is no supply, there are no homes for us to secure through this legislation.

I know that the Secretary of State recognises the important role of landlords, yet this Bill feels like a using sledgehammer to crack the nut of no-fault evictions and poor conditions, with significant unintended consequences, as the shadow Secretary of State, my right hon. Friend the Member for North West Essex (Mrs Badenoch), outlined. We will see properties leaving the market and therefore a further increase in the number of people not in accommodation. I take the House back to this figure: this Bill will increase, from 365 already, the number of households in the city I represent who are living in temporary accommodation.

--- Later in debate ---

[Naushabah Khan (Gillingham and Rainham) (Lab)]

I thank the Minister for bringing forward this legislation, which will have a significant impact on many of my constituents in Gillingham and Rainham, where the number of people living in the private rented sector has increased by 162% in the last two decades. It is vital that the law catches up with the reality of people’s lives. That is why I am so proud that this Government have brought in the Bill at this point, when the previous Government failed to do so.

The rights of tenants do not have to be pitted against those of landlords. Having a system that is inherently fair, gives renters stability and offers them the right to live in a home of a decent standard should not be seen as an attack on landlords, many of whom are doing the right thing. It should be seen as an opportunity to create a healthy and stable private rented market that plays a fundamental role in tackling the housing crisis, rather than adding to it.

Like many colleagues who have spoken, I find that housing is the No. 1 issue that my constituents contact me about. Some have raised the appalling conditions that they live in but are too scared to raise with their landlord for risk of eviction. Others are concerned about the significant rent hikes that they face, which they cannot afford, while many have received a section 21 notice and have been forced to leave the property that they have lived in for decades, with no alternative.

An insecure rental market places significant pressures on local councils. My local authority, Medway, faces budget pressures when it comes to temporary accommodation—the costs are £3 million above what was forecast—and other authorities are in a similar situation, or much worse. That is an unsustainable position for cash-strapped councils to face year on year. With that in mind, I welcome the strides that the Bill makes in ending rental discrimination; it makes it illegal to discriminate against those on housing benefit, and empowers tenants to challenge unreasonable rent hikes. There is also the much-needed end to section 21 notices. I campaigned for that while working for a homelessness charity, and the sector was deeply disappointed when the previous Government failed to deliver it.

However, further safeguards are required to ensure that protections are robust, and there should be clear evidence thresholds that enable tenants to understand better how they can benefit from the changes in the law. That should also apply to the exemptions that we have specified for landlords. For example, if a landlord chooses to sell their property and, as a result, evict their tenant, the legislation should include a clear evidence baseline, setting out the parameters for what is considered to be a genuine intention to sell. Finally, local authorities will be crucial to the Bill’s success; it places new regulatory and enforcement responsibilities on them, so proper resourcing will be necessary to support that work.

This important, much-needed Bill has the ability to reform the sector robustly, and I hope the Minister will continue to review opportunities to ensure that it is strengthened as it progresses.