Housing Benefit

Debate between Oliver Heald and Karen Bradley

Tuesday 9th November 2010 Commons Chamber

[Mr Oliver Heald (North East Hertfordshire) (Con)]

After the election the Government found themselves in a situation whereby it was necessary to curb costs in a number of areas, and housing benefit was one of them. However, it is important to do so fairly and to bear in mind the policy’s overall effect. We cannot get away from the fact that housing benefit rents went up faster than the private rental market from 2000 right the way through to 2007. That is the evidence that was given to the Select Committee on Work and Pensions. In 2008, the system changed, the local housing allowance came in and the situation became worse.

The National Housing Federation, in its evidence to the Committee, said that

“private sector landlords increased rents with the introduction of Local Housing Allowances… the average housing benefit reward for Local Housing Allowance cases is over £9 per week more than for people still on the previous scheme… the Local Authority Omnibus Survey…finds that Housing Benefit managers say that some landlords are using the transparency of the arrangements to raise rents to the Local Housing Allowance level.”

The British Property Federation said that

“rents in some areas have adjusted towards the local housing allowance rates and in markets where there are significant claimants this is seen as the ‘going rate’.”

Paddington citizens advice bureau in central London said that

“we understand the need to place a cap on rents paid by the tax payer, especially in central London where the LHA was spiralling out of control”.

I shall not cite any more evidence, but I remember that during the Committee’s previous inquiry into housing allowance earlier this year and before the general election, Blackpool, to which the hon. Member for Blackpool South (Mr Marsden) referred, was specifically mentioned, because the broad rental market area there included Fylde. As a result, all the rents in central Blackpool went up far faster and far higher than was expected, so it is not surprising that the change under discussion, which I hope will rectify the situation, will have an impact in Blackpool.

[Karen Bradley (Staffordshire Moorlands) (Con)]

In evidence to the Committee, the Royal Institution of Chartered Surveyors told us that the average returns for private landlords in the housing benefit market were 4 to 5%. Does my hon. Friend agree that that seems to be a significant return for any private landlord?

[Mr Heald]

My hon. Friend, who makes an important contribution to the Committee, makes an important point. If we look at the effect of the policy, we find no doubt that landlords will reduce rents, because all the evidence to the Committee suggests that they will.

There are arguments about how much effect the changes will have, but the British Property Federation and the Residential Landlords Association have said that 29% of landlords would reduce rents voluntarily. The Cambridge university research for Shelter shows that 29% of tenants will not be able to negotiate a rent reduction or make up the difference. It concludes that of the remaining 29%, 50% of the group will be in difficulties because landlords will not accept the lower rents paid and will not forbear. It says that some £42 million to £82 million a year will be needed to help those who do not get that forbearance from the landlord, are unable to negotiate a change, and so on.

Let us bear in mind, however, that the Government have set aside very substantial resources for exactly this problem. One might say that the mid-point is around £60 million, which is the figure that the Government are moving towards, although the Secretary of State said, very reasonably, that he will keep it under review and see what exact figure is needed. It is completely wrong to suggest that the Government have gone into this without realising that they must match hardship if it is found.