Welfare Reform and Work Bill (Third sitting)

Paul Scully Excerpts

Tuesday 15th September 2015 Public Bill Committees

[The Chair]

A very quick answer, please; we are moving on.

David Orr: Broadly speaking.

[Paul Scully (Sutton and Cheam) (Con)]

Q 144 You have touched on a few areas. In 2014, the housing association sector produced a surplus of £2.4 billion. The Government assessment is that the sector is financially robust. Do you agree with that, and are you well-placed to deliver efficiency savings to manage the reduction? If you agree, could you outline some of the ways you might look at doing that, beyond what you said?

David Orr: I think that, in truth, there is no sector anywhere that is not still capable of making further efficiency savings. That is as true in our sector as it is anywhere else. Specifically, Government direct investment in housing associations is at a very low level. Ten years ago, when the Government put in a pound of public money, housing associations were generating £1.60 of private investment. Now, the Government put in a pound of public money and housing associations generate £6 of private investment; I think that is a pretty impressive efficiency gain. To be able to do that, housing associations have to be financially robust and be able to generate surpluses that give confidence to the investors in our sector.

It is cause and effect. If you create an environment in which you require people to be social enterprises and behave in an entrepreneurial way, you need to be able to generate the surpluses. Most of it is not available cash. In our sector more than anywhere else, surpluses are not paid as dividends to shareholders; they are reinvested in building new homes and providing services. Yes, there is apparently an amount of surplus that could be squeezed, but if you squeeze the surplus you get fewer new homes.

[Paul Scully]

Q 145 Can I ask Councillor Porter and Mike Donaldson whether there is a way beyond what we have already talked about for the Government, local authorities and housing associations to create further efficiency savings, with all three working together?

Gary Porter: All three working together? There are big tranches of other Government Departments that own land in areas that are controlled by councils that could be building more homes. If you could speak to the Ministry of Defence or the national health service—any of the big landholding Departments—about releasing that land to local authorities to add value by putting planning permission on them, we could use that for pushing out private sector rent and private sector buy to sell. We could put public sector cheaper rents on there; we could do whatever you wanted with it if you freed up the land. Trying to get Government Departments to do it is difficult—that has been the case for the 15 years since I became a councillor. It does not matter which party is in government it is, the one thing that whoever is in charge of a Government Department does not like doing is releasing land that they are sitting on. But we could all work together quite easily.

[Paul Scully]

Q 146 Obviously, in London you got the London Land Commission to release some of the Greater London Authority land and Transport for London land.

Gary Porter: Yes, but the rate of the One Public Estate stuff is very slow. I still think that there are probably quite a few cases of underreporting of assets and things. There are some imaginative things. We have made a few suggestions to the Treasury, which I will not say in this room because it might scare the horses elsewhere. There are quite a few things we could do to work together to achieve a better outcome. It comes back to the same thing: we need more homes. That is the only way of sustainably bringing down the bill.

[Paul Scully]

Q 147 The current intention of the legislation is to have in place exemptions that are broadly the same as those already in place in the rent standard. Does the panel believe that the exemptions in the rent standard are the right ones?

[The Chair]

Shall we hear from the others—Mr Graham and Mr Donaldson?

Alastair Graham: The exemption needs to be couched in the widest terms possible to ensure that people with learning disabilities and other vulnerable groups are properly protected from the impact of the legislation. It is fairly widely recognised that legitimate extra costs are involved in housing people with learning disabilities and other vulnerable groups. However the exemption is phrased, we need to make absolutely sure that we protect those vulnerable groups in the years going forward.

Mike Donaldson: We support the exemption of supported housing or specialised housing, because it operates completely differently from general needs housing. If it is not exempt, it will put very vulnerable people at risk. Given that the objective here is to reduce the housing benefit bill, we also think that housing which has been provided to people who are not in receipt of benefits should be exempt too, particularly intermediate market rent. We credit-check these people to make sure that they can afford the rent from their own means and do not need to be supported by the state. We think that that should be exempt as well. There is a technicality around affordable rent. Affordable rent, which was introduced by the coalition Government, is a gross rent and it includes a large slice of service charge. The Bill talks about rent, not about rent and service charges. That is a confusion, and it needs to be looked at. It is a technicality, but it does need to be sorted out.

David Orr: I think the Bill identifies, broadly speaking, the right areas for considering exemption. The supported housing exemption as presently defined in the Bill is too narrow, and we would argue that it should be what is called specified housing. This is housing which is not covered by the universal credit arrangement. DWP has already accepted that this kind of housing should be exempt from those normal arrangements because of the amount of care and support that is provided.

A separate area that is not mentioned at all in the Bill is relatively recent new large-scale voluntary transfer organisations. Their business plans are very much under pressure, because they entered into 30-year contracts based on a series of assumptions about rent that were formally approved by the Government. They are not going to be able to meet their promises—or, in some cases, meet their contractual obligations—and they are under very, very severe pressure. We think that there should be exemptions there.