Domestic Abuse Bill (Twelfth sitting)

Peter Gibson Excerpts

Committee stage & Committee Debate: 12th sitting: House of Commons
Wednesday 17th June 2020 Public Bill Committees

A court order is required to transfer tenancy rights from either the abuser’s sole tenancy or a joint tenancy to the victim’s sole tenancy. There are currently three mechanisms by which that can be done, but they relate only to particular circumstances, and the process is uncertain and complex. All of that requires survivors to have access to legal advice and representation. An application to transfer the tenancy must be made to the family court. The law is complicated in the sense that different routes and remedies are available, depending on marital status and the existence of children. If the parties are married, they can apply under the Matrimonial Causes Act 1973 only if they are in divorce proceedings. Maybe that is literally about to change as we speak; the law normally moves slowly and I feel like it is racing away with me. It can take over a year to obtain the transfer, which will not take effect until a decree absolute has been granted, although that may now be quicker. That route forces parties whose only matrimonial asset might be the tenancy to waste court time and public funds to obtain a transfer. The victim will be insecure while the proceedings are ongoing and the parties will become further polarised. That is an inevitable consequence of family litigation, and has an impact on arrangements they may need to make over children.

[Peter Gibson (Darlington) (Con)]

Will the hon. Lady give way?

[Jess Phillips]

If you are going to ask me a detailed question about tenancy law, I have prepared myself for that.

[Peter Gibson]

It is not a tenancy-related question. While well-intentioned, the proposed new clause serves effectively to sever a joint tenancy agreement and put the tenancy agreement into the abuse survivor’s sole name. The clause fails to make any provision in respect of the tenancy’s joint and several liability and therefore may create unintended consequences, such as leaving the victim—whom the Bill seeks to protect—liable for damage to the property that may have been caused by the perpetrator. That could additionally lead to residual liability for any outstanding rent arrears that may have accrued. Does she agree with me that leaving the victim with further liabilities can actually make things worse?

[Jess Phillips]

It absolutely cannot do that, and we must consider the politics of priorities in these circumstances. I do not pick these amendments out of the air, much as I love to pore over tenancy law. They are usually brought to me by people who have been in these specific circumstances. It is an incredibly pernicious thing, and it can be seen when people are left with problems, less so with damage to the property. I do not believe anybody ever gets their deposit back; that is a mythical thing that never actually occurs in real life. I have certainly never got any deposit back. The rent arrears issue is terrible and pernicious; there is no doubt about that. Victims are telling us that they face the problem of the risk of homelessness. Somebody can end their tenancy just like that. Our constant objective in these clauses is to remove the perpetrator from the situation and leave the victim safer at home.

There are all sorts of things that I would offer if somebody came to me and said, “Well, I’ve got rent arrears based on that.” Birmingham City Council has not had a good write-up in this Committee, but one brilliant thing it does is have discretionary housing payments specifically for local allowances for issues such as rent arrears built up in domestic abuse cases. I would seek to access that sort of support in those circumstances. In fact, with regard to tenancies, lots of local councils have different rules about the kind of things that they can do as landlords—obviously, they are the largest landlords in the country—in cases of domestic violence. Currently, however, the law does not allow for the thing that victims are telling me would help them.

To go back to complicated tenancy law, for those who are unmarried but have children—the law is very detailed in the gradients that are covered—the Children Act 1989 provides an opportunity for the tenancy to be transferred for the benefit of children, but again that necessitates bringing expensive and contentious court proceedings that polarise parties who might have been able to reach agreement over many aspects of their children’s care without the emotional impact of a litigation process. When we talk about the family courts, especially some of the harrowing cases, it is important to remember that 90% of people breaking up from each other, including a high proportion of people even in domestic abuse situations, sever their lives and those of their children amicably without the need for the courts. I want to try to avoid needless litigation, especially for victims.

The transfer in such cases is further complicated by the fact that it is only for the benefit of the children, so if the children are about to turn 18, the remedy may not help. It may be possible to sever the tenancy, but if the child is crashing towards a certain age, people may be cut off.

Married or unmarried victims with or without children can apply under the Family Law Act 1996, but for married couples, the court will insist on divorce proceedings having been commenced and will often divert them down the route of the Matrimonial Causes Act 1973. Where the parties are unmarried, the route of the 1996 Act will still necessitate lengthy court proceedings, often with two or three hearings at a cost in court time in excess of £10,000 and in legal aid of a similar amount for either party represented.

In contrast to those complex and uncertain processes, the new clause provides a straightforward mechanism for the victim of abuse, where they have a joint tenancy from a social landlord, to seek the transfer of the tenancy from joint names to their sole name and to prevent the abuser from ending the tenancy in the meantime. It sets out that where there has been a conviction for a domestic abuse-related offence, the court must make an order to transfer the joint tenancy to the victim’s sole name.

Understandably, there have been quite a few conversations about unintended consequences, which happen with pretty much all laws. No matter which rosette hon. Members wear, no law that has ever been passed has helped everybody universally and has been perfect for everybody. That is the reality, which is perhaps not expressed very well by the Punch and Judy politics of this place.

In the new clauses that we have tabled, we have sought to be clear that the level of the evidence base, such as conviction, needed to take something away from somebody must be high. In the issue of presumption that my hon. Friend the Member for Hove was talking about earlier, that was based on orders and convictions. When we are talking about taking something away, such as a tenancy, I recognise that that is a big liberty, even if someone is a perpetrator, because they might have had a terrible life—lots of them will have had a terrible life.

A domestic abuse protection notice or a conviction seems like a reasonable threshold, rather than just an allegation, for doing something such as taking someone’s tenancy away. Where a domestic abuse protection notice or a protection order has been served, there is a presumption that the court will make an order transferring the tenancy to the victim’s sole name, which the other joint tenant can seek to oppose by showing exceptional circumstances. In both cases, this is subject to the court being satisfied that the tenancy is affordable for the applicant. To answer the point made by the hon. Member for Darlington, in this instance the court would assess the affordability of the tenancy rather than the burden of that tenancy, because we do not want to burden people needlessly.

[Peter Gibson]

The clause deals with affordability going forward, but does it specifically address any latent problems?

[Jess Phillips]

That is a reasonable point. This definitely happens, so I am more than happy for those issues to be dealt with as we go through this process. One thing about this Bill going through to the Lords is that it has some really keen experts who know an awful lot about housing law; I have been a licensed landlord through running refuges and other things, so I know a little bit about the law in this area, but it definitely bamboozles me. Some Lords know an awful lot about the criminal justice system and housing tenancies, so I feel keenly that we ought to make some assessment of the point the hon. Gentleman has made. I suppose the victim could give their consent by self-declaring—by saying, “I am willing to pay £3 a month until my arrears are paid back”, or “He has kicked out the fireplace; I am happy to get it replaced.” Any Member who has large numbers of council tenancies in their constituency will know that tenants would often much rather pay to have things replaced than wait for the council to replace them. It is not uncommon to hear, “I’ve had my whole kitchen done, because I’ve been waiting four years.”

In the new clause, any notice to quit served by the abuser is of no effect if an application has been made, therefore removing the need for an injunction or to protect the tenancy until the application is decided. The amendment also protects succession rights and right-to-buy rights on the transfer of the tenancy to a sole tenant—another classic casework thing I have to deal with all the time. This is a simplification of the current complex, potentially expensive and risky processes by which a victim of abuse can seek the transfer of a joint tenancy to their sole name. It gives greater certainty about the circumstances in which the court will transfer the tenancy to the victim, and it helps the victim of abuse obtain security in their home, free from the fear of the abuser ending their tenancy.

I will briefly touch on new clauses 43 and 44. Domestic abuse does not end when a relationship ends, and leaving an abuser is statistically a highly dangerous time. A survivor faces ongoing and severe threats to their safety. Anyone who has read domestic homicide reviews will know that very few things consistently crop up—the people involved can be of all races, backgrounds and classes—but the common thread running through them is that people often get murdered when they first escape. It is a very risky time, and therefore many survivors escaping abuse need to leave their local authority area in order to be safe. Women and children escaping to a refuge, in particular, will often need to cross local authority boundaries.

The very existence of refuges depends on those services’ availability, as this Committee has largely covered. The Government homelessness guidance for local authorities makes it clear that the local connection rules should not apply in cases of domestic abuse. It states that all local authorities must exempt from their residency requirements those who are living in a refuge or other form of safe temporary accommodation in their district, having escaped domestic abuse in another local authority area. However, this is not a requirement and does not apply to women who have not escaped into a refuge—or into another form of temporary accommodation, which I am afraid to say is the most likely place for them to end up nowadays.

In addition, local authorities often use blanket residency tests in allocation schemes without accounting for exceptional circumstances, such as a woman fleeing domestic abuse. This has already been found unlawful. In the case of R (on the application of HA) v. Ealing London Borough Council, the full homelessness duty under part 7 of the Housing Act 1996 was owed to a mother and her five children fleeing domestic violence, but she was disqualified from the housing register because she failed to meet the residency requirements. There was an exceptional circumstance clause in the local authority’s allocation scheme, but this was not used. The High Court found that Ealing had acted unlawfully in failing to apply the exceptionality provision, or to even consider applying it.

Despite that case and the Government guidance, there remain clear inconsistencies between local authorities across England. I am sorry; I do not mean to exclude Wales, but I have no idea—I presume there are inconsistencies there.