Local Government Finance
Navendu Mishra Excerpts(6 days, 10 hours ago)
Commons ChamberRead Full debate Read Hansard Text Watch Debate Read Debate Ministerial Extracts
Alison McGovern
I thank the hon. Lady for her question. I might be a proud northerner, but I was once a councillor in a London borough, so I do not need to be told what poverty in London looks like. In my statement, I mentioned the possibilities for raising income that some councils have access to, and we want to work with local authorities on that. I am determined that we will not make this about geographical division in our country; we will make it a journey for all councils back towards financial sustainability. That is the objective, and I will happily work with the hon. Lady on that if that is what she wants to do.
Navendu Mishra (Stockport) (Lab)
I thank the Minister for her statement. I refer the House to my entry in the Register of Members’ Financial Interests and my officership of an all-party parliamentary group.
In past years, protection uplift funding for Greater Manchester fire and rescue service has been calculated based on inaccurate data, meaning that Greater Manchester receives significantly less money than regions with far fewer buildings. Will the Minister correct this error, so that GMFRS has the necessary resources to carry out essential inspection and enforcement activity across Stockport and Greater Manchester?
Alison McGovern
I hear what my hon. Friend says, and I will happily discuss it with him and with my colleague the fire Minister, my hon. Friend the Member for Chester North and Neston (Samantha Dixon). If my hon. Friend thinks there are errors, he can by all means send us more details, and we will work on that.
Pride in Place
Navendu Mishra Excerpts(2 months, 1 week ago)
Commons ChamberRead Full debate Read Hansard Text Watch Debate Read Debate Ministerial Extracts
Miatta Fahnbulleh
Apologies, Madam Deputy Speaker. Because of the Conservatives’ record, I would expect a little bit more contrition.
We are focused on the task ahead, which is the opportunity to drive change in our communities. I hope Members across the House can join us in that endeavour.
Navendu Mishra (Stockport) (Lab)
The £5 billion investment in the pride in place programme means that Brinnington and Stockport will benefit from a £20 million investment. What does the Minister think of the former Government’s levelling-up slogan, which in reality was a levelling-down agenda for opportunity, ambition and trust?
Miatta Fahnbulleh
My hon. Friend is completely right—levelling up was a hollow slogan. We see from the record that there was no substance behind it. Unlike the Conservative party, we are doing the job of investing in our communities, putting them in the driving seat. That will be a game changer in constituencies such as my hon. Friend’s.
Non-Domestic Rating (Multipliers and Private Schools) Bill (Second sitting)
Navendu Mishra Excerpts(1 year ago)
Public Bill CommitteesRead Full debate Read Hansard Text Read Debate Ministerial Extracts
The Chair
We have until 3.40 pm, and I have seen six Members indicate they have questions.
Navendu Mishra (Stockport) (Lab)
Q
Barnaby Lenon: Personally, I do not think they are particularly unprepared. As you say, we have had plenty of notice.
Navendu Mishra
Q
Barnaby Lenon: Well, they should not be surprised, because the Independent Schools Council and the Independent Schools’ Bursars Association—three of us on the panel—have been talking to schools for the past year and a bit. Schools have been receiving advice about how to prepare for it, particularly from David’s organisation. I do not think it is true to say that they have been taken by surprise. It is worth saying that they are charities—mostly small charities—which are operating on tight margins. They are not extravagant in the way they operate. They have found it difficult to know how to face 20% VAT. They have had plenty of notice, and the governing bodies of those schools are individually responsible for taking the actions that the sensible ones will be taking.
Families in Temporary Accommodation
Navendu Mishra Excerpts(1 year, 7 months ago)
Commons ChamberRead Full debate Read Hansard Text Read Debate Ministerial Extracts
Dame Siobhain McDonagh
I agree; indeed, it is the only solution. The only way we are going to bring an end to use of expensive and appalling temporary accommodation is through building more social housing units. After I have spoken about the consequences of temporary accommodation, I will look at its cost to the taxpayer, and the billions of pounds that we are spending on it, which frankly I could think of such better uses for. Finally, I will speak of the solution to this mess.
Stories of dislocation and crisis alone could fill the debate. I have managed to get two or three such cases resolved in the last week. These are a selection; I could have doubled, tripled or quadrupled the examples of the conditions that people are being kept in, but I will start with just one. Joanna was placed in a shared house when she was four months pregnant, along with four men she did not know. She had been living there for 14 months, and by the time she came to see me she had a nine-month-old daughter. Like countless other pregnant women and parents with small children, she worried endlessly for her safety. The biggest worry for people like Joanna is that they have no safe sleeping arrangements for their babies. That is important, because we know that between April 2019 and March 2023, 55 children died as a result of the temporary accommodation they were housed in—42 of them were under one. The most likely cause of death is sudden infant death syndrome because of the lack of safe sleeping provision, such as cots. I would like to think that I speak for the whole House when I say that that is unacceptable.
After their children start going to primary school, families in temporary accommodation face a whole new set of challenges, because at least 30,000 families were placed in a borough outside their home: taking children out of school, and the families away from their support networks; taking parents and adult children away from jobs; and taking the families away from the hospitals and GP surgeries that they might desperately need. Once we remove a desperate, vulnerable family from their home environment, there are consequences for their children in school attainment and attendance, and all sorts of other things.
The guidance code on dealing with homeless families suggests that priority for local temporary accommodation should be given to children in their exam years. That is a great aspiration, but I know it is not being realised on the ground because local authorities cannot find such accommodation, particularly for larger families. Most schools would be loth to take a child in year 11 or year 13 because they would be in the second year of their exams and the curriculums would not match. Schools of all statuses are concerned about their performance. One child was moved homes five times in the first five weeks of his GCSE exams and was forced to rely on a charity that paid for his taxi to his first exam.
On one day at the civic centre in my constituency, the only temporary accommodation that could be offered to families was in Telford—170 miles away from their home borough—and that is not unique. How can someone possibly start putting their life back together when they are 170 miles away from the borough they have been living in? It is a ludicrous situation, and it means that thousands of children turn up at school dirty, tired and underdeveloped, far from ready for their vital first year. Some will have grown up confined to a small room, shared with the rest of their family, with no space to play, walk or socialise with other children. Others might live in mixed housing blocks alongside drug users, where their older siblings prefer to use a potty in the cupboard rather than queue in the corridor for a shared toilet.
I am happy to take the Minister to the temporary accommodation that many of the families that I represent have to live in. She can meet Mr and Ms N, who have five children all under the age of eight. They were originally living in my local borough of Merton in south-west London when they were made homeless, but they have been sent to every corner of London to find temporary accommodation—first to Walthamstow in north-east London and then to Ilford. Ms N is now living over an hour away from St George’s Hospital in south-west London, where she needs to go for her for appointments, medication, and scans. Her kids are missing school because of the more than two hours they have to spend on public transport every day.
The Minister can also meet Mr and Ms G, who were made homeless when they were living in Colliers Wood, which is also in my home borough of Merton. They were moved to West Croydon, from where their kids had a 90-minute journey to school, and at the end of last year they were relocated to temporary housing in Tottenham—again, miles away from the place they called home for nearly two years. They had finally found a school where their children were happy and starting to be more social, confident and secure, and I can read to the House what their primary school had to say about one of their children:
“Alfie is currently in reception. He has settled in really well and has a strong friendship circle. His attendance is extremely strong at 97% and amounts to only two absences due to illness. His punctuality is currently 100%.
Alfie’s confidence has grown, and we are very proud of his development. We look forward to seeing him progress at this school.
Alfie’s parents have relied on a strong network of parents to help them navigate through the daily aspects of school life.
I would worry that the impact of moving school as well as a new home would be very upsetting for him.”
That is one of the many consequences of our country’s lack of investment in new social housing. I am conscious of time, although I realise I have benefited from the early closure of the previous debate.
Navendu Mishra (Stockport) (Lab)
I congratulate my hon. Friend on securing this important debate. In January of this year, my local authority, Stockport Metropolitan Borough Council, had 153 households in temporary accommodation. That figure was 101 in January 2022. The use of hotels alone cost the council £625,000 in the last financial year, diverting resources away from other much-needed support services during the cost of living crisis. Does my good friend agree that the Government have failed families in temporary accommodation?
Dame Siobhain McDonagh
I agree. Those families are being failed, and they are being failed by us all unless we get action to build more social housing.
The shocking thing is that the weaker someone is, and the less fight they have, the worse they get treated. A child with special needs will often find themselves in the ridiculous situation whereby the social services department—in the same council as the housing department that placed the child outside their borough—scraps the transport to their special school because their council has moved them out of their area. It is extraordinary that we make victims of those people, who just cannot stand up for themselves.
Members would not believe the fortune that taxpayers spend on such unacceptable accommodation—accommodation that you wouldn’t put your pet in. London boroughs spend £90 million every month on it, which is 40% more than they spent last year. Councils in England alone spent £1.74 billion on temporary accommodation in 2022/23—that is 10% more than the year before and a 62% increase over five years. Some councils seriously risk bankruptcy because of the cost of temporary accommodation.
Felicity Buchan
Yes, and I will go on to explain what the Government are doing. One of our schemes is the local authority housing fund, through which we have given £1.2 billion to local authorities so that they can build and purchase housing, both for recent arrivals such as Ukrainians and Afghans and for temporary accommodation. I believe that the hon. Lady’s Borough of Merton was a beneficiary in round 2 of the local authority housing fund, and received just under £750,000.
As I was saying, we have an affordable homes programme, which is a massive £11.5 billion programme that will provide thousands of new homes for rent and sale across the country. As the hon. Lady mentioned, the quality of temporary accommodation is also very important. The number of non-decent homes has fallen by 2 million since 2010. What is more, from April we restored the local housing allowance rate to the 30th percentile. This means that 1.6 million low-income households will be on average about £800 a year better off, making it more affordable for families on benefits to rent properties in the private sector.
Navendu Mishra
I am grateful to the Minister for mentioning the local housing allowance. It has been uprated, but rents in Stockport are already some of the highest in Greater Manchester and the north-west, and local housing allowance is not sufficient to meet market needs in Stockport. Will she revisit this issue, and specifically look at the rates in Greater Manchester and the north-west, reflecting not only on the need but on the average rates?
Felicity Buchan
The local housing allowance has been uprated to the 30th percentile, which means people should be able to afford the bottom 30% of properties on that allowance; the intention is not that they can afford every property. The provision falls under the Department for Work and Pensions, but there is an ongoing commitment to review the local housing allowance.
Ultimately, we all want to avoid people facing homelessness in the first place, and we are putting almost £2.4 billion over three years towards tackling this issue, including £1.2 billion through the homelessness prevention grant. Since the Homelessness Reduction Act 2017 came into force in 2018, more than 740,000 households have been prevented from losing their housing or have been supported into settled accommodation. The Act supports the most vulnerable, including by providing temporary accommodation to pregnant women and victims of domestic abuse. We have come a long way, but I recognise that challenges remain and the impact that living in temporary accommodation is having on too many families.
The hon. Lady mentioned the data from the National Child Mortality Database. Clearly, that is incredibly concerning, and it is why we updated the homelessness code of guidance in February to make it clear that temporary accommodation should not be considered suitable for a family with children under two years old if there is not enough space for a cot, and that housing authorities should support families to secure a cot where needed.
Where families are placed in temporary accommodation, I share the ambition to improve housing quality across the board, and to ensure that families know how to complain when they are being let down. This is the thinking behind the new proactive consumer regime being introduced via the Social Housing (Regulation) Act 2023, which gives the Regulator of Social Housing new tools to hold social landlords to account. The current review of the decent homes standard and measures in the Renters (Reform) Bill also aim to strengthen standards and regulation across all tenures, including temporary accommodation.
The hon. Lady mentioned the health and education impacts of living in temporary accommodation, and that is something I want to dig into more deeply. I had a conversation last week with the Shared Health Foundation, with which I know she spends time. We had a productive conversation, and I commit to working across Departments to look at improving health and education impacts for those in temporary accommodation. We are committed to ensuring that all children, especially the most vulnerable in our society, are safe and have access to an excellent education. That is why we are providing more than £2 billion in 2024-25 through the pupil premium to support disadvantaged pupils, which will include many who live in temporary accommodation.
Concerns have been raised with me that children, and indeed adults who are in temporary accommodation, may lose their places on NHS waiting lists if they move out of their integrated care board area. I have been reassured by colleagues in the Department of Health and Social Care that that should not be the case. I know that was a concern of the Shared Health Foundation, and I am happy to follow up on any of those concerns, but that should not be the case.
In conclusion, I thank the hon. Lady for raising these issues. None of us wants to see large numbers of people in temporary accommodation. We want those numbers to fall, which is why we have a series of Government initiatives such as the homelessness prevention grant, the local authority housing fund and the local housing allowance rate. It is clear that we must address the drivers and impact of homelessness on children living in temporary accommodation. We all need to work collectively to get those numbers down and do the best we can for the most vulnerable groups in our society.
Question put and agreed to.
Private Rented Sector: Regulation
Navendu Mishra Excerpts(2 years, 6 months ago)
Westminster HallRead Full debate Read Hansard Text Read Debate Ministerial Extracts
Westminster Hall is an alternative Chamber for MPs to hold debates, named after the adjoining Westminster Hall.
Each debate is chaired by an MP from the Panel of Chairs, rather than the Speaker or Deputy Speaker. A Government Minister will give the final speech, and no votes may be called on the debate topic.
This information is provided by Parallel Parliament and does not comprise part of the offical record
Navendu Mishra (Stockport) (Lab)
I congratulate my hon. Friend the Member for Liverpool, Walton (Dan Carden) on securing this debate. On a more negative note, housing is a constituency issue on which I receive a vast amount of correspondence. I am grateful to several local organisations, including Citizens Advice Stockport, Stockport Tenants Union and Stockport Homes, which do a lot to support tenants who might be struggling and homeless people in our constituency and town. They do a really important job, but the bottom line is that those organisations are a last resort. The Government have failed, and they continue to fail.
It also happens to be the case that when issues arise in the private sector it is always the social housing sector that must pick up the pieces, at a considerable cost in terms of emergency and temporary accommodation. I have cases in my inbox about landlords who are serving section 21 notices because they know they can get more rent from a new tenant. I have cases in which the housing standards are very poor, with damp and mould—my hon. Friend mentioned a couple of such cases in his inbox. People have come to my office who have an informal agreement with their landlord with regard to their tenancy, which offers them zero security and has a negative impact on their physical and mental health.
Members on both sides of the Chamber will be aware of people in their constituency who cannot afford deposits for a tenancy and who can forget about saving up for a deposit for a mortgage because their wages are so low. Rents keep going up, and they keep getting priced out of tenancies, mortgages and secure housing, which I believe is a fundamental human right—I am sure many Members will agree that secure, safe, clean housing is a fundamental human right. People with pets are often disadvantaged when looking for tenancies; I have had several cases on that issue. The local housing allowance simply is not adequate in my borough. The median rent value in Stockport is much higher than the local housing allowance in the two broad rental market areas, so it simply is not good enough.
I would like to mention a couple of cases. One constituent said that his son had to enter a bidding war to get his apartment in Stockport—not a house, an apartment—which was advertised at £850 per calendar month. At the end of the bidding war, the agreement was made at £880 per calendar month. I appreciate that £30 a month might not be a lot for some people, but for a lot of people struggling in the current cost of living crisis it is a large amount of money. If we multiply that by 12, it is a significant amount for many people on low wages. Another constituent had his rent increased by a huge £300 per calendar month, and the landlord still refused to undertake essential repairs to the property. That sort of behaviour is simply shameful. I do not see much action from the Government, and I do not see a credible plan to tackle these issues.
I would like to mention one more case, which is that of a single person earning less than £30,000 a year who does not qualify for any help and has lived in a tiny one-bedroom flat of 42 square metres for many years. The property has not been updated in many years. It has dated storage heaters, which are very expensive to run during the daytime, and rent increases annually by 3%. However, the constituent has been told that this year it will increase by 5%. She feels that she has no security and stability. In addition to the rent going up by 5%, she was issued an affordability assessment by the landlord’s estate agent, which implied that if she was not able to meet the threshold, she would be asked to leave. When questioned, the landlord’s agent said that they are
“employed by Landlords to protect their assets and to minimise their risks”.
That sort of behaviour has to be labelled as shameful. Protecting an asset should not be more important than someone having the opportunity to live in safe, clean and secure housing. This person told me that she cannot find alternative affordable accommodation, and she has a cat, which many landlords will not accept. That goes back to my point that many people who have pets are simply excluded from the market.
The average rent in Stockport is £850 per calendar month, which is almost a 9% increase since 2021. Most people in England have not seen their wages go up by 9% since 2021. Increasing rents and the cost of living crisis are adding up. Last year, Citizens Advice reported that rent growth was at its fastest in five years, and one in five expect their rent to rise this year. Additionally, it estimated that 425,000 renters are in arrears, owing an average of £937 each. That is almost £1,000, which is a significant amount of money for anyone.
A point has to be made about the demographics. Young people and people from working-class backgrounds are now losing at least 30% of their monthly income to rent. The Government’s Renters (Reform) Bill is a positive step, but there are lots of loopholes, and there have to be assurances on a number of factors in the Bill.
Mr Gregory Campbell (East Londonderry) (DUP)
Does the hon. Member agree that one factor that should be taken into account is Government support for greater availability of good-quality social housing, which would help to suppress the increase in rents? Allied with that, the Bill and the tax regime should pursue bad landlords, support good landlords and protect tenants at the same time.
Navendu Mishra
I agree, although my experience is that Stockport Homes, one of the major local social housing providers, has been struggling to secure properties because their cost has risen significantly. Recent census data shows that Stockport has seen a 48% increase in property values in the past five years, whereas the average in England is 20%. For social housing providers, securing or building new properties, particularly with the rising cost of building materials, is a significant financial commitment that many of them are not able to make. I agree that bad landlords need to be pursued. I do not think the enforcement regime is good enough. Of course, there are good landlords out there—I am not going to dispute that—but they often get tarred with the same brush that bad landlords leave us with.
The Renters (Reform) Bill is a positive step, but there are many loopholes. The rules around section 21, on landlords evicting tenants by claiming to move families in, need to be looked at. There is no provision on rising rents. It is unclear what the penalties will be for landlords who break the rules. There are so many loopholes that we need a serious discussion about how to deliver for people across England.
I have already mentioned the statistics on the average rent values in my constituency. I would like to conclude by making two further points. Owner-occupiers spend 18% of their household income on mortgage payments, while private renters spend 31% of their household income on rent. That is simply unfair, and it is also unsustainable. It is evident from the data for constituencies across England that many—not all—private landlords are making large amounts of money out of the cost of living crisis.
Yesterday, Labour MPs, along with those of several opposition parties, voted to end the unfair leasehold system. Labour is serious about reforming the housing sector; it is not just warm words. I am sorry to say that the Government have failed and continue to let down renters consistently, year after year. In 13-plus years of this Government, we have not seen serious action. I hope the Minister will address these points.
Sarah Owen
It behoves all of us to represent everybody who lives in rented accommodation, whether they are students, pensioners, workers, people who are not working at all or families. I will talk more about that.
Only last week, more than three and a half years after it was first promised, did we finally see the Secretary of State’s Renters (Reform) Bill. We welcome that long-overdue legislation and look forward to engaging constructively on its development, but it is clear that in improving it we will have our work cut out for us. My hon. Friend the Member for Liverpool, Walton was right to highlight the loopholes in the Bill. He mentioned unfair evictions and spoke powerfully and movingly about the heartache and uncertainty caused by section 21 notices, which are a leading cause of homelessness in England. The Government’s delay since first committing to ending them in April 2019, more than four years ago, has resulted in 60,000 households being threatened with homelessness by section 21 notices.
Labour and our stakeholders welcome the Bill’s steps towards scrapping section 21 evictions, but there remain ways for ill-intentioned landlords to remove tenants unjustly. The Government must take steps swiftly to amend that flaw in their legislation. In the short term, we call on them to extend notice periods to a legal minimum of four months, with firm, punitive measures for landlords who do not abide by the law.
We are not naive about the fact that some evictions are warranted. Landlords who are dealing with antisocial behaviour or even criminal activity from their tenants must be supported in reclaiming their properties. We recognise that robust and effective grounds such as those cannot be diminished. However, the Government have yet to assure us that grounds could not be exploited by bad-faith landlords to continue their unjust evictions. Will the Minister provide any detail on how the Government will defend against that?
The Bill also lacks support for local authorities to act on injustices in their local private rented sector, as has been mentioned throughout the debate. We expect measures that would strengthen enforcement powers, require councils to report on enforcement activity and allow them to cap the advance rent that local landlords can ask for. The Government owe local authorities an explanation of why they have neglected to give them the muscle to ensure that the new legislation is successfully enacted.
It is also incredibly troubling that the Bill does not include a ban on landlords refusing to rent to benefit claimants or those with children. That allows discriminatory “no DSS” practices to continue. No children? This is hardly a family-friendly policy, is it? I would be grateful if the Minister assured us today that this oversight will be reviewed and amended.
Navendu Mishra
I receive a lot of correspondence from people who have pets and are not able to get a secure tenancy. Often, they are people who live on their own with their pet, and they do not have a family member or are housebound. Does my hon. Friend agree that the Government need to strengthen the legislation in relation not only to people on benefits but to people who have pets? There is a whole other debate to be had about people who have no recourse to public funds.
Sarah Owen
I thank my hon. Friend for that really important intervention, and he is absolutely right. What we should see from this legislation is the removal of barriers to good housing for all renters, but what we are actually seeing is, unfortunately, opportunities being missed. I sincerely hope that the Minister takes on board some of the suggestions that have been made today.
When it comes to affordability—or, in reality, unaffordability—the freezing of local housing allowance has only exacerbated the problem, as my hon. Friend the Member for Liverpool, Walton explained. In many parts of the country—including, as we have heard, in the constituencies of the hon. Members for Brighton, Pavilion (Caroline Lucas) and for Bath (Wera Hobhouse); in the constituencies of my hon. Friends the Members for Stockport (Navendu Mishra), for Erith and Thamesmead and for Liverpool, Walton; and in my own constituency in Luton—rents in the private rented sector are surging and the costs involved with moving are soaring. By making the shameful decision to freeze LHA yet again, the Government have pushed millions of hard-pressed tenants to breaking point, with the risk of mass arrears and evictions that that entails—more evictions, more temporary accommodation and more people sleeping on the streets.
My hon. Friend the Member for Stockport highlighted the situation when it comes to affordability. It is becoming harder for our constituents not only to find an affordable place to rent but to stay for the long term. Some of our lowest-paid workers face rent rises of 30% to 40% within their tenancy. Labour is exploring options to address this, starting with consulting landlord and tenant groups on how best to stabilise rent increases within tenancies. I would be grateful to hear from the Minister what discussions she has had on the issue. We do not want to see people continually having to jump from place to place, finding somewhere affordable that turns out to be overcome with mould or somewhere decent that then has its rent doubled. That is no way to live.
It does not have to be this way: Labour has other ideas. Our housing White Paper, to be produced within our first 100 days if we are elected to government, will set out how longer-term tenancies will become the norm, because we know that tenancy security is key for a settled life and that home must be a place where we can relax, knowing that another catastrophe is not around the corner.
We are ambitious about revolutionising what “home” means in Britain. We stand for building new homes. That is why the Shadow Secretary of State for Levelling Up, Housing and Communities, my hon. Friend the Member for Wigan (Lisa Nandy), proudly has the mantra of “council housing, council housing, council housing”, and it is why Labour-led councils, such as my own in Luton, are building homes. They are building eco-friendly council homes, fit for the future.
We will help more first-time buyers to get on the housing ladder; we will abolish the scandalous leasehold scheme; and we will introduce a national register of landlords and licensing for letting agents, as well as a legally binding decent homes standard, updated for the next decade. We will afford new rights and protections to tenants, including the right to have pets, the right to make reasonable alterations, the right to request speedy repairs and, as has been mentioned, mandatory longer notice periods from landlords.
Labour will tilt the balance of power back towards renters by introducing a powerful new private renters charter, to make renting fairer, more secure and more affordable. We will achieve this by finally bringing forward an effectively regulated private rented sector. This is what our constituents need and it is certainly what they deserve.
The Minister of State, Department for Levelling Up, Housing and Communities (Rachel Maclean)
It is a great pleasure to serve with you in the Chair, Mr Davies, and to have the opportunity to make my remarks. Of course, I thank the hon. Member for Liverpool, Walton (Dan Carden) for securing this debate. I also thank the other Members who have spoken, who I will turn to in just a moment. They have spoken passionately about the need for greater security for tenants and improved standards in the private rented sector.
I am grateful to the hon. Gentleman for bringing his considerable experience to this debate. He has a long history of campaigning and speaking on this issue in Parliament, and I say to him and to any Member that of course the Government will listen to constructive dialogue from all parties in the House. That is the right thing to do as we go forward and get this legislation right.
I thank the other Members who have spoken—the hon. Members for Stockport (Navendu Mishra), for Bath (Wera Hobhouse), for East Londonderry (Mr Campbell), for Brighton, Pavilion (Caroline Lucas) and for Erith and Thamesmead (Abena Oppong-Asare)—who all made useful contributions. We all agree there is a considerable amount of consensus that we need to provide a better deal for renters, which is exactly what we are doing through the Renters (Reform) Bill. Members have brought to the House’s attention, again, the very good reasons why we need to act and are acting.
The private rented sector is the most expensive, least secure and lowest quality of all housing tenures. A fifth of renters pay a third of their income to live in substandard accommodation. That is the reality and it is unacceptable. We are determined to crack down on irresponsible and criminal landlords and to make the private rented sector a better place to live and work. That is why I am delighted to talk about the vital measures we are bringing forward to meet the needs of renters and good landlords.
The hon. Member for Liverpool, Walton brought to my attention, as did other Members, the experiences of constituents. I assure him and the House that I have spoken to many tenants who have faced situations similar to the ones he described. I visited tenants in Leeds last week and saw for myself some of the conditions and why we need to act. It is worth reminding the House that the reforms are the biggest in a generation and the biggest in the sector for many years. They have been welcomed by tenants’ groups, people who represent tenants, Shelter and many others that have been referenced by Members. They have also been welcomed by groups who represent landlords. It is important to get that balance right.
I know that feeling safe and secure in a home is vital to a person’s wellbeing and so that they are able to put down roots in a community. The threat of a section 21 no-fault eviction with just two months’ notice hangs over many renters and prevents them from complaining about poor standards. The Renters (Reform) Bill will deliver our manifesto commitment to end section 21 no-fault evictions. Tenants will be able to challenge poor standards without fear of retaliatory eviction. We will abolish fixed terms and move to periodic tenancies that allow either party to end the tenancy when they need to.
As Members have highlighted, there are legitimate reasons why landlords could or would need to regain their properties, which is why we are reforming the grounds so that they are fair, comprehensive and efficient. In future, landlords will be able to regain possession only if one of the grounds for possession defined in law applies. We will introduce a new ground for use when the landlord intends to sell the property and extend the existing moving-in ground so that it can also be used if close family members of the landlord intend to live in the property.
We have changed the rent arrears grounds so that they are fair and proportionate, striking a balance between protecting tenants’ security and supporting landlords who face undue financial burdens. We have retained the existing mandatory rent arrears ground that allows a landlord to serve notice once a tenant is in two months’ rent arrears, and introduced a new ground for repeated rent arrears.
To ensure that landlords can swiftly gain possession when a tenant’s antisocial behaviour is causing problems for their neighbours and communities, we are allowing landlords to make a possession claim to the courts immediately, and we have lowered the discretionary ground to include behaviour capable of causing nuisance or annoyance. We are considering further changes to the way the courts handle antisocial behaviour possession cases, including in respect of prioritisation and the matters that judges must consider when deciding whether to award possession under the discretionary ground. There are other grounds, and I encourage Members to look at the information that the Government have published.
We understand that rent is likely to be a tenant’s biggest monthly expense. It is important that tenants have notice of any rent rises so that they are able to plan effectively. Our reforms will simplify the system for tenants and landlords. All rent increases will take place via one mechanism. We will retain existing legislation that allows rent increases once per year in periodic tenancies, and increase the notice that landlords must give to two months, thereby giving tenants more time to plan and seek advice.
Our reforms will also prevent revenge or forced evictions by the small minority of landlords who may look to use rent hikes to force a tenant out once section 21 can no longer be used. That will create a fairer system that allows both parties to negotiate rents effectively, while protecting security of tenure. Where the landlord has served notice on the tenant to increase their rent, the tenant may refer the notice to the tribunal. The tribunal will assess what the landlord could expect to receive if re-letting the property on the open market and will determine the rent. That will help to avoid the large rent increases used by a minority of landlords as a back-door method of eviction. We will update the guidance to ensure that tribunal users have the confidence and information they need to engage with it effectively. That includes helping parties to understand how they can provide evidence of comparable rents.
The Conservative party does not support rent controls. Evidence suggests that they would discourage investment in the sector, lead to declining property standards, and be negative for both tenants and landlords. We are absolutely committed to outlawing the unacceptable discrimination against families with children and people in receipt of benefits through blanket bans, but we want to ensure that landlords retain the final say over who they rent to. Members have asked for more clarity on that, and we are carefully considering how we get it right. We will introduce legislation at the earliest opportunity.
Members raised local authority enforcement. We expect local councils to take a proactive approach to enforcement and make it a priority. Substantial civil penalties will be available if landlords fail to comply with our reforms. Local councils are able to keep the revenue they receive from civil penalties; it is ringfenced for further enforcement activity. In accordance with the new burdens doctrine, we will ensure that, where necessary, the net additional costs that fall on local councils as a result of our reforms are fully funded, and we will continue to explore how best to create a sustainable self-funding system over the long term, including through fees.
Members will be interested to hear that we are providing £14 million to 10 pathfinder projects that have been designed to build capacity and team capabilities and to test and disseminate innovative enforcement approaches. I am pleased that one of those pathfinder projects is being led by Liverpool City Council, which covers the constituency of the hon. Member for Liverpool, Walton. It is working with a number of other key players locally to create a multi-agency, intelligence-led model for proactive enforcement in the PRS. That will ensure that enforcement is streamlined more effectively, particularly against landlords engaged in serious criminality. I have seen for myself the effectiveness of the selective licensing scheme in Leeds, to which Members referred, and how effectively the housing teams work to deal with issues.
Navendu Mishra
The Minister is generous to give way. Will she address the point that, over the past 13 years, local authorities have lost hundreds of millions of pounds in central Government funding? My local authority in Stockport has lost a significant amount of money since 2010, when the Conservative-Liberal Democrat coalition came in.
The Government do not seem to have a sense of urgency in addressing the loopholes in the Renters (Reform) Bill and the crisis in the private rented sector. There are no Conservative Back Benchers in this debate; they must have either local authorities that are financially secure or tenancies that are long-term and reasonably priced.
Rachel Maclean
I gave way to the hon. Gentleman because I thought he was going to ask a question about the issues in front of me. I am happy to address them. I will continue my remarks, which will address the substantive issues of this debate.
Information is key when it comes to regulating effectively and efficiently. That is why the Bill will legislate for a new private rented sector database that will support the new privately rented property portal digital service. That service will support the Government’s aim of reducing the number of non-decent rented homes by 50% by 2030, and will give local councils tools to drive criminal landlords out of the private rented sector. It will help landlords to understand their obligations and give tenants the information they need to make informed choices.
My team is working hard to develop the portal, which recently passed its Government Digital Service assessment. It was assessed against standards to ensure that it meets clear user needs, is simple to use, is designed securely to protect privacy, and uses tools and technology that are fit for purpose. We will take forward the development of that service and continue to engage with end users to ensure we get it right.
Wythenshawe and Sale Town Centres: Regeneration
Navendu Mishra Excerpts(2 years, 7 months ago)
Commons ChamberRead Full debate Read Hansard Text Watch Debate Read Debate Ministerial Extracts
Mike Kane (Wythenshawe and Sale East) (Lab)
I am grateful to have secured this Adjournment debate on Wythenshawe and Sale town centres. Town centres are the heart and soul of our communities. They are places where people come together to shop, to eat, to drink and to socialise. They are centres of trade and business. They provide jobs, skills and opportunities. They are the backbone of local economies. Over time, they have experienced periods of boom and bust. Each has its own unique history and identity, and I am sure that they are sources of local pride for every MP in the Chamber. But, sadly, over recent years they have faced many challenges including under-investment, changing retail and leisure demands, covid-19 and, now, the cost of living crisis.
I would like to use this Adjournment debate as an opportunity to pay tribute to the two town centres in my constituency—Wythenshawe and Sale—and highlight their important economic and social roles. I will also highlight the challenges and opportunities that they face and ask the Government what plans they have to support them. Too often, we hear this Government pay lip service to levelling up, the woes of left-behind people and places, and the importance of economic growth. Tonight, I want to talk about the reality of levelling up, and what levelling up actually means, or should mean, to places like Wythenshawe and Sale, and to people like me who grew up and live in a so-called left-behind town.
I am a lucky MP. I get to represent the constituency that includes not only the town where I grew up and still live, but two brilliant town centres: Wythenshawe and Sale. Both have the benefit of Greater Manchester’s Metrolink, which connects them to the rest of the conurbation.
Navendu Mishra (Stockport) (Lab)
I congratulate my hon. Friend on securing this important debate. In Stockport, we have been campaigning for a long time for an extension of the Metrolink tram system into our town centre to increase footfall and trade in the town centre. I raised the matter with the former Prime Minister, the right hon. Member for Uxbridge and South Ruislip (Boris Johnson), who assured me that he would study the plans with care, but I never heard back from him. Does my hon. Friend agree that one of the biggest issues facing northern towns is the lack of ambition and investment from this Conservative Government?
Mike Kane
I thank my hon. Friend for that intervention. He should be proud of his work in Stockport to regenerate the town. There is nothing quite like “Foodie Friday”, which attracts independent retailers and thousands of people, but we know that the cream on the cake for Stockport would be extending the Metrolink to the town centre. I fully back his campaign, even if the right hon. Member for Uxbridge and South Ruislip (Boris Johnson) has not got back to him yet.
Wythenshawe, designed by the visionary architect Barry Parker, with the support of Ernest and Shena Simon, once led the way as a suburban utopia. In 1930, their garden city vision saw tens of thousands of families from Manchester’s inner-city slums moved to well-built, spacious neighbourhoods and green surroundings. That saw Wythenshawe transformed from a handful of small villages at the turn of the 20th century to a settlement of 100,000 people by the 1960s. In December last year, I hosted the “Who Built Wythenshawe?” exhibition with Professor Michael Wood, a famous former resident, and the Town and Country Planning Association here in Westminster, showcasing Wythenshawe’s garden city heritage.
The current site of Wythenshawe town centre, or the Civic, as it is known locally, started life as a shopping centre in 1963, with Wythenshawe Forum—one of Manchester’s largest buildings at the time—and a swimming pool, theatre and public hall added later. I would visit the Civic most weekends growing up, shopping at the market, visiting the Forum theatre and, yes, having many of my first dates there as well. Today, it still attracts over 5 million visitors a year and sits at the heart of a community of over 100,000 people. Like many towns, Wythenshawe faces some challenges, with increased costs for businesses and changing retail and leisure demands, but with the right investment it has so much potential.
Sale, a former market town that grew on the back of the Bridgewater canal, which brought coal to fire the industrial revolution, has also experienced challenging times, but it has an exciting future. It was recently voted the fourth best town in England to live in. It has strong transport links and housing stock and great schools, including the one at which I had the pleasure of teaching for the best part of a decade. Recent regeneration by Trafford Council is seeing independent businesses return to the town centre, but more investment could take the transformation to the next level, attracting more businesses and creating jobs.
In the Summer of 2022, recognising the need to rejuvenate these town centres, Manchester City Council and Trafford Council, under the leadership of my friend the former Member for Stretford and Urmston, submitted bids to the levelling-up fund. The plan to redevelop Wythenshawe town centre offered a once-in-a-generation chance to transform the Civic with a new public square, food hall, community cinema and 1,500 low-carbon homes.
Manchester City Council bought out the lease on the shopping centre to help control, steer and accelerate that investment. It put its money where its mouth is. The plans for Sale town centre included a wholesale transformation of the public realm and highways, to improve active travel for all and support the regeneration of Stanley Square. I pay tribute to Altered Space for the private sector investment that has so fundamentally altered the precinct in Sale and brought about so much regeneration.
To ensure that the plans were fit for purpose and had the support of the local community, Trafford Council funded the refresh of the Sale public realm strategy, which set out and delivered a costed plan to inform the bid. The transformational potential of the plans and the golden opportunity for regeneration that they provide must not be underestimated, especially in a constituency where 41.3% of neighbourhoods rank in the highest category of deprivation. The plans were serious about levelling up.
Future of Social Housing
Navendu Mishra Excerpts(2 years, 8 months ago)
Westminster HallRead Full debate Read Hansard Text Read Debate Ministerial Extracts
Westminster Hall is an alternative Chamber for MPs to hold debates, named after the adjoining Westminster Hall.
Each debate is chaired by an MP from the Panel of Chairs, rather than the Speaker or Deputy Speaker. A Government Minister will give the final speech, and no votes may be called on the debate topic.
This information is provided by Parallel Parliament and does not comprise part of the offical record
Navendu Mishra (Stockport) (Lab)
It is a pleasure to serve under your chairship, Mr Paisley. I thank my hon. Friend and north-western neighbour the Member for Weaver Vale (Mike Amesbury) for securing this important debate. I know he is passionate about improving the provision of social housing in his constituency and across Britain.
Every single week my office is inundated with stories about scandalous rent hikes in the private sector, amounting to hundreds of pounds, and an ageing stock in the social sector, meaning damp and mould are rampant. Recent census data revealed that house prices in Stockport have risen by almost 50% in the last five years, compared with 20% in the rest of England and Wales. As a result, rents in the private sector are sky rocketing. Understandably, people are turning to an already oversubscribed social housing sector, where temporary and emergency accommodation is full.
Local housing allowance is dwarfed by the median rental value in the two broad market rental areas in my constituency, and with the Government’s consistent delay in abolishing section 21 no-fault evictions, the security of tenure in the social sector is rightly and more understandably attractive. When the Chancellor announced his Budget last month, I was deeply disappointed that local authorities were not given the money to improve the housing stock, or the ability and finances to build more council houses.
I recently received an email from a woman living in social housing, who said that conditions were so bad that her one-year-old baby has
“had to stay with family as we have to protect her health. She was constantly coughing and had bad breathing”.
Another example is a mother who wrote to me following an accident that left her paralysed from the waist down. She is in a property that has no wheelchair access and so is bedbound. There are currently no suitable properties for the family.
In the last fortnight I met with Stockport Homes, which is the primary social housing provider in my constituency. The truth is that it is so much more than a social housing provider. Whether by providing food and mental health or employment support to its tenants, or by tackling antisocial behaviour in and around its properties, it regularly goes above and beyond. Take, for example, the work it does through its money advice team, which supported more than 2,000 customers to obtain additional income worth £7.2 million. Stockport Homes is truly an example of an excellent social service.
But when I met with representatives from Stockport Homes, they shared with me the utter despair that they feel, day in, day out, about their inability to provide suitable housing to the people who come through their doors, despite the excellent work and services they already offer. There are 7,000 households on the waiting list, 4,000 of which are in housing need of some kind. There has been an almost 30% increase in the number of homelessness inquiries from people currently in the private rented sector across the Stockport borough. A total of 569 properties have been reported as having damp, mould and condensation. If those figures are not shocking enough, in the last month a single studio flat received 325 bids. That means that 324 people missed out on securing one single-bed property, which demonstrates the exceptionally high demand in the Stockport constituency. I place on record my thanks to the chief executive, Helen McHale; the head of homelessness and rehousing, Jeff Binns; and all the staff at Stockport Homes who work so hard to provide for people in my constituency.
The Government must understand, though, that without addressing the inadequate finances and the much-needed upgrades to a significant portion of the stock, Stockport Homes will continue to struggle. The Government talk a good game on housing. The Secretary of State has previously publicly shamed failing social landlords, and the overdue renters reform Bill is coming, although it seems to be stuck in the pipeline. Beyond words and empty promises, what are the Government doing to ensure both that there is enough social housing provided and that the stock is of the highest quality, meeting the demands of tenants in Stockport and across Britain? I want to hear much more from the Minister on that.
Holocaust Memorial Day
Navendu Mishra Excerpts(2 years, 10 months ago)
Commons ChamberRead Full debate Read Hansard Text Watch Debate Read Debate Ministerial Extracts
Navendu Mishra (Stockport) (Lab)
I am grateful to the Backbench Business Committee for allocating time for this important debate. I also thank the right hon. Member for Bromsgrove (Sajid Javid) and my right hon. Friend the Member for Barking (Dame Margaret Hodge) for jointly sponsoring the application, among other MPs. As a fellow Greater Manchester MP, I was particularly pleased by the maiden speech from my hon. Friend the Member for Stretford and Urmston (Andrew Western). I am keen to associate myself with his remarks about cricket, because he and I are known to enjoy a match or two at Lancashire county cricket club, although I should declare an interest as a member of that club.
Before I go into the main segment of my speech, I pay tribute to the Jewish Representative Council of Greater Manchester and Region, as well as the Jewish Leadership Council, and in particular Marc Levy, for all the work they do in celebrating the Jewish community in our city region and shedding light on antisemitism for the vile racism it is. There are also such organisations as the Jewish Labour Movement, which has done a lot of work within my party, and I am grateful to it. Several Members on both sides of the House have mentioned the Holocaust Memorial Day Trust, and I have noticed that many, including you, Madam Deputy Speaker, are wearing a badge from the trust. The Holocaust Educational Trust is well known for all the work it does in educational establishments across the country.
We have come a long way since the horrors of the holocaust, but it is important to remember and reflect on the atrocities and the lives taken. I had the privilege of listening to the testimony of Ike Alterman at the Yom Hashoah commemoration at Bridgewater Hall in Manchester last year. His story of surviving in four concentration camps was remarkable. Although tragically his family did not survive, as one of the Windermere children he was able to build a life here in Britain from almost nothing.
At a local level in my constituency, I am grateful to Councillor Dena Ryness and Stockport Council for organising the civic event in my town for Holocaust Memorial Day, where we come together to remember all those people whose lives were tragically taken from them. I will be attending the event in my constituency tomorrow.
My constituency of Stockport is in Greater Manchester. The region has the second largest Jewish community in Britain. In Greater Manchester the Jewish community is thriving and outward-facing but, like Jewish communities in the rest of the country, it has to deal with appalling hate crimes, both in person and online. The hate has sadly persisted, and there was a report last year on the rise in crimes against the Jewish community in Greater Manchester, which was covered by local and national media and must be tackled.
In the Online Safety Bill, work has been done to clamp down on online racial harassment and bigotry, but it is clear that social media companies and tech giants must go further and do a lot more to ensure that this issue is controlled. Bigotry is still bigotry, even if it is typed. I had the privilege of being on the Bill Committee. Lots of organisations got in touch with us. In particular, I highlight the contribution of Mr Danny Stone MBE, the chief executive of the Antisemitism Policy Trust. He was quite helpful to me and other Committee members on both sides of the House.
I recently visited the site of Europe’s most recent genocide in Bosnia-Herzegovina, as part of the International Development Committee delegation. I heard at first hand real and growing fears that the renewed weaponisation of hate speech and polarisation will lead to even more violence. We must all reflect. It is clear that Governments across the world must do more.
Last year the International Development Committee produced the report “From Srebrenica to a safer tomorrow: Preventing future mass atrocities around the world”. The report provides a concrete and practical road map for how Britain can show global leadership in preventing genocide and crimes against humanity. That includes establishing a national strategy on the prevention of mass atrocities and ensuring that all embassies, high commissions and diplomatic posts receive atrocity prevention training, with priority countries receiving specialist support and training and adequate resources.
Last week I signed the book of remembrance in Westminster Hall on behalf of the people of my constituency. Like everyone in this House, my message was “never again.” In order for us to do good on our promise of never again, we must commit to more than just words.
Social Housing Standards
Navendu Mishra Excerpts(3 years, 1 month ago)
Commons ChamberRead Full debate Read Hansard Text Watch Debate Read Debate Ministerial Extracts
Michael Gove
The hon. Lady has made an important point, which gives me the opportunity to say two things. First, we do need professionalism within the sector overall, and that is one of the matters that will be considered in the Social Housing (Regulation) Bill. Secondly, as the hon. Lady rightly said and as so many other Members have pointed out, this individual tragedy is reflective of a broader set of problems in the housing sector. Those problems, as we have discussed, have been exacerbated by the nature of the housing stock that we have in this country—its age and its condition—but that is no excuse for not taking action.
I think—and I hope this reflects the mood of the House—that we have reached a point at which we all recognise that, thanks to this tragedy and thanks to the campaigning of Members on both sides of the House, as well as the campaigning of individuals outside such as Kwajo Tweneboa, Daniel Hewitt and Vicky Spratt, we now know that we need to tackle these questions with a greater degree of urgency than ever before.
Navendu Mishra (Stockport) (Lab)
I send my deepest condolences to Awaab’s family. I also pay tribute to my hon. Friend the Member for Rochdale (Tony Lloyd), who has been campaigning on the issue of decent homes for many years and is a powerful voice for his constituents.
I want to raise an issue raised earlier by my right hon. Friend the Member for Hackney North and Stoke Newington (Ms Abbott). Awaab’s family believe that racism played a significant part in the way they were treated and the way their complaint was handled. May I ask the Secretary of State whether he is taking that point seriously, and whether he will commit himself to an investigation?
Michael Gove
As I mentioned briefly earlier, it does seem to me on the basis of the facts as they stand—and this has certainly been articulated very effectively by Awaab’s family’s solicitor—that the family were on the receiving end of prejudice. Whether it was unwitting or not, I cannot judge. Linked to that, as the right hon. Member for Hackney North and Stoke Newington mentioned, there is a significant problem with people from black and minority ethnic backgrounds not being treated, as they should be, with respect, and we do need to take that issue seriously. I am reassured that those who lead the social housing sector completely understand the need for the highest professional standards in this area.
Private Rented Sector White Paper
Navendu Mishra Excerpts(3 years, 1 month ago)
Commons ChamberRead Full debate Read Hansard Text Watch Debate Read Debate Ministerial Extracts
Navendu Mishra (Stockport) (Lab)
Thank you for calling me so early in the debate, Madam Deputy Speaker. This is a very important issue in my constituency and across England. More than 7,000 households—households, not people—are on the waiting list at Stockport Homes, which is one of the main providers of housing in my constituency, and 11 million people rent privately in England. That underlines the importance of this debate, and I am grateful to my hon. and good Friend the Member for Brighton, Kemptown (Lloyd Russell-Moyle) for securing it.
We heard about reforms the Government were going to bring in some three years ago; unfortunately, in the three long, hard years since, we have seen very little progress. I will describe two separate cases that have recently come into my inbox. The first involves a family of three—a single mother with two teenage children, one of whom has severe autism. They were served with a section 21 notice of no-fault eviction. The mother had always paid her rent and kept the house spotless, and the family had lived in the property for 12 years. When they were served the section 21 notice, the landlord said they wanted to sell, but my constituent suspects that the landlord was seeking a higher rent in the market.
Sadly, the family were evicted. They were rehoused in a hotel outside the borough of Stockport, which caused massive problems for the family, including the 16-year-old son with a medical condition. The three of them were accommodated in a small hotel room, and Stockport Homes has had to extend the six-week period for hotel costs because the son is unable to cope with the trauma of moving into temporary accommodation before being rehomed. Stockport Homes is also paying the storage costs, which the family will have to reimburse, increasing the pressure on the family. The mother is flexible about where the family can be rehoused; she is just desperate for a permanent home. There has been a mental impact on the entire family, but particularly on the son who has autism. It is a serious case and I wanted to highlight it in the Chamber.
The other case is also quite tragic. I was contacted by a recently bereaved constituent who was on a protected tenancy. Her private landlord’s agent had asked for her rent to be increased from £350 a month to £800 a month. She had been living in that one-bedroom flat with her late partner for 44 years on a protected tenancy, with very little upkeep and maintenance of the property undertaken. The valuation office was approached and the formal rent valuation process was gone through. The rent for the property was determined to be £450 a month, not £800 a month as the agent was demanding. This tenant was fortunate to have protected tenancy status at a time when she was most vulnerable, after the loss of her partner of 44 years. Sadly, most people are not so fortunate. Those are two serious cases, but I could go on. My inbox is filled with similar cases of people who are desperate to get housing.
I am grateful to several organisations, but particularly Shelter, which provided an important briefing for the debate. Research from Shelter conducted in April 2022—three years after the Government first committed to scrapping section 21 no-fault evictions—shows us that every seven minutes a private renter is served with a section 21 notice and that more than 200,000 renters have been evicted in the three years since the Government first said they would scrap no-fault evictions. These figures are staggering and very worrying. Other colleagues have mentioned Generation Rent and other organisations, including Shelter, which conduct important research and act as a lifeline for many people in that desperate situation.
While we are debating housing, I want to mention Mrs Sheila Bailey, a local councillor in my constituency who very sadly passed away recently, and highlight early-day motion 428, which I tabled in this House to pay tribute to her work. She was a champion for housing in particular, and played an important role in creating Viaduct Housing Partnership, a local housebuilder, when she was cabinet member for that portfolio.
I know there are several other speakers, so I will not take much more time. I want to mention the inadequacy of local housing allowance. I have raised this matter on several occasions via both oral and written questions. According to the Office for National Statistics, the median rent for a one-bedroom flat in the private rented sector in Stockport borough is £600, yet, by the Government’s own admission in answers to written parliamentary questions I have tabled, in the two broad rental market areas that fall under that local authority, 71% and 52% of households respectively have a gap between local housing allowance rates and their rent. That needs to be looked at.
I could say a lot more; a vast amount of casework comes through my office via letters, emails and telephone calls from people desperate to find housing in my borough. Stockport, I would say, is the best place to live out of the 10 boroughs in Greater Manchester—in fact, I would say it is the best place to live in England—but that means that the housing market is very competitive. People are facing hardship as it is because of the failed economic policies of this Government, but in addition, in Stockport, we have a problem where housing is in a dire state. We must ensure that people are not left behind.
Lastly, I must mention Stockport Tenants Union, which was set up just over two years ago and provides support to people across the borough; Jonathan Billings, who is a long-standing campaigner against homelessness and has set up a charity named EGG, or Engage Grow Go; and the Wellspring in Stockport, which has been serving the local community for decades. My hon. Friend the shadow Minister will speak later on, but I want to congratulate my hon. Friend the Member for Liverpool, Wavertree (Paula Barker), who has just been appointed to the role of shadow Minister for homelessness and rough sleeping.
The Opposition are taking this issue very seriously. We cannot wait three more years for action, or even three more months—we must ensure that it is delivered quickly.