Social Housing Occupancy

Neil Coyle Excerpts

Tuesday 12th March 2024 Westminster Hall

[Catherine West (Hornsey and Wood Green) (Lab)]

I beg to move,

That this House has considered social housing occupancy levels.

It is a pleasure to serve under your chairmanship, Sir Gary. I shall be speaking about an important issue that my constituents raise weekly—one that I have been campaigning on for many years as a Member of Parliament and a London council leader before that. It is about overcrowding in social housing, and indeed the housing crisis. I hesitate to use the term “crisis” because that would imply that the problem was sudden, unexpected and appeared out of nowhere, but no, the housing emergency intensified after the global financial crash of 2008-09 and in ensuing austerity years under consecutive Conservative Governments.

The generation born at the end of the second world war grew up in a world where people from a range of backgrounds had the opportunity, rightly, to live in an affordable and secure home. However, that completely changed after Mrs Thatcher’s privatisation, which created a property boom, and for the first time ever, homes became a barrier to social mobility. Over the years, the right-to-buy policy has led to the depletion of high-quality social homes. Nowadays, people are more likely to own a home if their parents own a home.

In England, there are now 1.2 million families waiting for social homes. In my own borough, 13,343 households are on the housing register. To date, over 2 million council homes across the UK have been sold off, with only 4% of them replaced. The Chartered Institute of Housing found that, as of 2021, 40% of the homes sold under right to buy were owned by private landlords who could charge as much rent as they wanted. Rather than subsidising rents through millions of pounds of housing benefit, surely it would be easier and cheaper to build council homes.

In my constituency of Hornsey and Wood Green, the average house price is £630,000, way above the national average of £285,000, according to a Library briefing from March 2023. Home ownership is an impossible dream and council homes are in short supply. Young people growing up in my constituency are forced to move away, or to live with their parents, or to spend up to 60% of their monthly income on expensive, insecure and often poor-quality privately rented housing.

[Neil Coyle (Bermondsey and Old Southwark) (Lab)]

I thank my hon. Friend for securing this important debate. Will she take the opportunity to congratulate the London Mayor on trying to tackle part of the problem by building homes? In my own borough of Southwark he has built 926 homes, including on the Manor and Rennie estates in Bermondsey, in Rotherhithe, and, in partnership with the Leathermarket Joint Management Board, off Long Lane.

[Catherine West]

My hon. Friend is right that this issue takes political will. If people cannot afford to save while privately renting, they are not able to save for a deposit, so it is a Catch-22 situation.

Since becoming a Member of Parliament in 2015, I have campaigned for the building of social and affordable homes. I am particularly concerned about the level of overcrowding and its long-term impact on children and young people.

[Catherine West]

As ever, the hon. Member makes an extremely important point. I am aware from reading in the press that Northern Ireland also has a shortage of the correct sorts of homes. Perhaps the right number of bedrooms are available, but not in the right configuration.

In Haringey, 1,053 individuals are estimated to be living in overcrowded or severely overcrowded council homes, and 871 private sector tenants in the highest social housing priority band are overcrowded or severely overcrowded. We know that no local authority wants to place a household in unsuitable or overcrowded accommodation. However, the severe reduction in the number of homes available to let through social housing and the changes to the local housing allowance mean that councils are forced to use the dwindling private rented sector, bed and breakfasts, low-quality accommodation, and hotels.

Sadly, constituents get in touch with me all the time who are exhausted with living in overcrowded, damp and mouldy homes, waiting years or even decades for suitable social housing. Last summer, one constituent told me she lives in an emergency one-bedroom studio with her 16-year-old teenager and six-year-old severely autistic son. As well as the cramped conditions, she told me,

“the roof has collapsed, and our bulbs keep going out as there is some electrical fault here, the fridge doesn’t work, I keep feeling constantly ill because there’s no windows that work either”.

Of course, in London, we all live with the shadow of the terrible tragedy of the Grenfell fire. Another constituent told me that she lives with her elderly parents and two children aged 17 and two. She tells me she has been waiting for her own social home since 2012. She says:

“my parents are elderly, they love me and my children, but due to being overcrowded and being in each other’s space every day, it has caused a major communication breakdown and arguments. I am a single mother with 2 children trying to build a bright future for my children”.

Another constituent currently lives in two-bedroom temporary accommodation with his wife and two children. He has been bidding for a permanent three-bedroom property for eight years with no success—and the list goes on.

London’s housing catastrophe has been 14 years in the making. When London Mayor Sadiq Khan arrived at City Hall, the number of new genuinely affordable homes, as my hon. Friend the Member for Bermondsey and Old Southwark (Neil Coyle) said, had fallen to the lowest levels since records began. The previous Mayor left the cupboard bare and changed the definition of affordable housing to make it even harder for working families. However, things are gradually changing. The Mayor of London is leading a renaissance in council housing development in London. Thanks to Labour, London has seen more new homes completed during Sadiq’s tenure than at any time since the 1930s.

In Haringey—a Labour authority—the council is on track to deliver 3,000 council homes by 2031 and will continue to improve the existing stock. Last year, council house building in London was higher than in the rest of the country, built almost entirely in Labour-run authority areas, where members are pragmatic and tend to agree planning applications where they fit best-practice recommendations, and get on with it over the four years of their term.

[Neil Coyle]

My hon. Friend makes an excellent point. Southwark Council is the biggest landlord in London, but it also has the biggest council house building programme in the country. Does she agree that it is only with Labour working in partnership with the private and social housing sector that we will address these problems fully, and that we need a Labour Government to do that?

[Catherine West]

I completely agree. The combination of a Labour Government and Labour authorities at regional level would have a huge impact on house building. We know that it needs to be scaled up to a national level, and regional leaders need the power and backing to build more homes. Imagine the difference that a Labour Government could make.

--- Later in debate ---

[Neil Coyle]

Will the Minister tell us whether the number of people in overcrowded social housing is going up?

[Jacob Young]

I do not have that figure to hand, but I am happy to write to the hon. Gentleman. I should say that I am not the Social Housing Minister; I am responding on behalf of Baroness Scott in this debate. But I will ensure that the hon. Gentleman gets an answer to his question.

We are also working to improve the quality of social housing nationwide, taking action through the Social Housing (Regulation) Act 2023, which will deliver transformative change across the sector, rebalancing the relationships between landlords and tenants, and ensuring landlords are held to account for their performance. The Act is one of a wide range of measures we are taking to drive up standards across the sector, which include supporting a new regulatory regime to improve the quality and regulation of social housing; introducing new standards on competence and conduct for staff involved in the provision of housing management services; and the introduction of Awaab’s law.

I know the hon. Member for Hornsey and Wood Green is particularly concerned about households that struggle with damp and mould. Awaab’s law, following the tragic death of two-year-old Awaab Ishak in Rochdale in 2020, will now require landlords to address hazards, such as damp and mould, in social homes, within a fixed period. Collectively, those measures support our ambition to halve the number of non-decent rented homes by 2030, as set out in the levelling-up White Paper.

[Neil Coyle]

In the light of the specific case he just referenced, does the Minister regret the Lib Dem-Tory coalition decision to slash the Homes and Communities Agency’s funding by 83%, which prevented some of those home improvements happening for at least the five years of that Government?

[Jacob Young]

I would say that we are acting, through legislation, in the Social Housing (Regulation) Act 2023. We introduced Awaab’s law as an amendment to that Act, to ensure that such issues are tackled in a timely manner, to prevent more tragic deaths such as Awaab Ishak’s.

Turning to local housing allowance, the Government recognise the cost of living pressures that tenants face, and that paying rent is likely to be a tenant’s biggest monthly expense, as the hon. Member for Hornsey and Wood Green said. From April 2024, we are investing £1.2 billion, restoring local housing allowance rates to the thirtieth percentile of local market rents. That significant investment will mean 1.6 million low-income households will gain, on average, nearly £800 per year in additional help towards their rental costs in 2024-25.

Decisive action has been taken across the UK to support households through cost of living challenges, meaning that more than 8 million of the most vulnerable households will continue to be supported through winter by additional cost of living payments. Discretionary housing payments are also available to help meet shortfalls in housing costs. Cost of living payments are also available this year to households on means-tested benefits, those on disability benefits and pensioners, with the household support fund now extended by a further six months, to help cover the cost of essentials.

As this debate has shown, we all recognise that social housing is a precious resource, which is why it must be used wisely and fairly. The British public want to know that decent, hard-working people, who have contributed to this country and played by the rules, can secure a home in their local community. That is why we are taking action to ensure that those who abuse the housing system should not benefit at the expense of those who play by the rules, and that local housing authorities do not disproportionately allocate housing to those newly arrived in the country or local area, while local families are left on waiting lists.

In conclusion, we will ensure that all applicants and tenants of social housing can benefit from a system that rewards responsible behaviour and protects local households, while supporting the most vulnerable and those most in need. That system would provide good homes as the building blocks for strong communities to be proud of, and the launchpad for people and families to get on in life.

Question put and agreed to.