Ruth Cadbury
Main Page: Ruth Cadbury (Labour - Brentford and Isleworth)
Bob Blackman
Clearly, any tenancy agreement signed would have break clauses in by mutual convenience. That would be appropriate.
Large numbers of children and young people are currently in temporary accommodation, and for far too long. What are the Government doing to make sure that children are put into permanent accommodation with their families in an appropriate way?
Ruth Cadbury (Brentford and Isleworth) (Lab)
The hon. Gentleman made an important point about landlords being assured that their rent would be paid. Was he not present for the debates last week and the week before on universal credit? We have increasing evidence that the universal credit system, with its built-in delay of six weeks, is making it more and more difficult for landlords to get the rent that they are owed.
Bob Blackman
The reality is that under universal credit, a tenant can choose to have the rent paid directly to the landlord, and I would certainly recommend that families in this position choose that option. I also believe that the delay in paying universal credit should be reduced from six weeks to four weeks. That is my personal view, which I have advanced to Ministers.
On the question of solutions, I have already mentioned the idea of introducing a rent deposit guarantee project and a help to rent project. Many households face the crisis of not being able to raise a deposit in order to rent a property, and they become homeless as a result. It is estimated that by investing some £31 million a year, we could help 32,000 families in England alone to raise a deposit and secure a property at a rent they could afford. That could save the temporary accommodation budget £1.8 billion over a three-year period. That seems to be a sensible route to follow. What lobbying is the Minister doing of his friends in the Treasury on that issue? That proposal could clearly save money, save a lot of angst and perhaps save lives.
I also want to talk about the rise in rough sleeping. I applaud the Government for setting out the need to halve the number of rough sleepers in this country—and, indeed, to eliminate rough sleeping completely—but the reality is that it is on the rise and we need to take urgent action.
Kevin Hollinrake (Thirsk and Malton) (Con)
It is a pleasure to follow the right hon. Member for Tottenham (Mr Lammy), and I congratulate the hon. Member for Mitcham and Morden (Siobhain McDonagh) on securing this important debate. There is no question but that we have a problem in this area; no one can be comfortable with a situation where 78,000 people are in temporary accommodation. That is a 7% increase on the previous year’s number and a 63% increase on the 2010 figure. The number of people living in temporary bed-and- breakfast accommodation is 6,600; there has been a slight decline, of 4%, since the previous year. On the overall context of temporary accommodation, let me try to take some of the party political heat out of this by pointing out that the figure peaked in 2003 at 100,000. Therefore, we need to look at the issue in its overall context. However, that is not a justification or excuse for the fact that we need to move people out of temporary accommodation and into decent housing.
The Government are taking a deal of action on the issue. Obviously, we are allocating £550 million by 2020 to homelessness reduction. The first thing we have to do is reduce the number of people who are becoming homeless. The Government’s ambitious objectives to halve homelessness by 2022 and completely abolish it by 2027 are profound and must be welcomed. I also welcome the work of my hon. Friend the Member for Harrow East (Bob Blackman) on the Homelessness Reduction Act 2017; I served on the Bill Committee. It is important legislation. We heard lots of anecdotes and saw lots of evidence about people who just were not well served when they presented themselves to local authorities in desperate need of advice to prevent them from becoming homeless or to be rehoused. The Act will have a profound effect in trying to help them. It includes new duties for local authorities and a new code of conduct.
I also welcome the Government’s actions on supported housing, which will have an effect in this area. There was concern about the new policies on supported housing, but the Government listened to the Joint Committee comprising the Communities and Local Government Committee and the Work and Pensions Committee on the issue. We looked at that and tried to form a policy that was going to work better nationally and locally. The Government listened and then put in place pretty much what we recommended in terms of looking at the different types of supported housing, including a new sheltered rent category, and ensuring that we have moneys allocated for short-term supported housing.
On wider solutions, I agree with a number of earlier contributors that the fundamental problem we have to solve is the number of houses we are building in this country. That drives all the affordability issues, which are driving many people into homelessness. So we need to build more homes. Clearly, we are building more than were built during the nadir of the housing market crash—it was difficult to build homes in 2008. New homes are being delivered at about twice the rate they were in 2008, which is good—[Interruption.] That is a fact. But we also need to build more affordable homes and more social homes. I agree with the right hon. Member for Tottenham: 80% of market value in many cases is simply not enough. So we must deliver more affordable homes. That works for many people.
Kevin Hollinrake
The hon. Lady asks how, from a sedentary position, and I will address that point. The Government have announced an extra £2 billion, bringing the total contribution to £9 billion by 2020.
We must get to grips with the viability assessments. They are a way for developers to avoid their responsibilities to deliver affordable homes or social housing. Some 79% of the affordable homes that should have been delivered through section 106 contributions have been avoided through the use of viability assessments. It was right to bring in viability assessments in 2012, when sites were not viable, but now that that time has passed we should consider a completely new policy on contributions from developers and of course landowners—the money is supposed to come from the landowners—to pay for affordable homes and social homes to rent. I favour a simple system of tariffs, either per bedroom or per square foot, rather than the complex section 106 system, in which a local authority requires a certain percentage of affordable housing. I think such a system would work much better.
Ruth Cadbury
The hon. Gentleman is making an interesting point, but if the private sector was expected to meet the need for new truly affordable social rented homes alone, and was required by law to comply with tariffs to the extent that he suggests, is it not likely that the private sector, particularly in London, would just walk away from delivering homes at all?
Kevin Hollinrake
No, I do not accept that. There is already a requirement for the private sector to deliver on section 106 commitments. It needs to be fair, not only to the landowner but to the community. For me, too much of the planning gain is going to the landowner and not enough is going back to the community. The viability assessments allow developers to have a race to the top in terms of land prices. I would happily have a longer debate about the matter with the hon. Lady, but I absolutely think that the existing system creates a loophole for developers. Of course it is not just the responsibility of the private sector, and of course the Government need to contribute, as they are, although they need to contribute more.
I have just remembered that I should have drawn the House’s attention to my entry in the Register of Members’ Financial Interests. I have some business interests in the housing market, but that does not affect my keen desire to see more social homes delivered.
Another idea we might consider with respect to delivering more social rented homes is to allow investors to put private rented sector property into a self-invested pension, which they cannot do currently. They can buy commercial property and rent it out, but they cannot do that with residential property. I have talked to the Chancellor and the Secretary of State for Communities and Local Government about why we cannot allow private sector investors to put residential property into a pension, as long as they are willing to let it out at a social rent, or less than 50% of market rents. That is another way we could deliver the social rented homes we need.
Local authorities and housing associations are clearly part of the solution. We should allocate, or allow local authorities to borrow, more money to develop more affordable homes or homes for social rent.
On the issues in the private rented sector, I believe that most landlords are very responsible in delivering decent-quality accommodation in the rented sector, and they will remain a key part of the delivery of decent temporary and permanent accommodation. Nevertheless, we should consider having a property rental standard. The draft Tenant Fees Bill, or other legislation, may give us the opportunity to tag in a property rental standard to ensure that all property in the private rented sector is of a decent quality and that we have decent enforcement, using redress schemes or other bodies.
I agree that we should consider longer tenancies. They should be voluntary for landlords, but there should be incentives. I wonder whether one such incentive could be to allow some dispensation around the section 24 mortgage interest provisions that have been introduced, because they have been received quite badly by many landlords. If landlords are willing to offer longer tenancies, perhaps there should be some dispensation around how we treat mortgage interest in the private rented sector.
I congratulate the hon. Member for Mitcham and Morden again on securing the debate. Like her, I am keen to see much higher-quality accommodation in the private rented sector and temporary accommodation.
Ruth Cadbury (Brentford and Isleworth) (Lab)
I, too, congratulate my hon. Friend the Member for Mitcham and Morden (Siobhain McDonagh) on securing the debate and on her description of the situation in Merton. Other colleagues, particularly those in outer London, have described the situation in their constituencies, and the examples that they gave do not differ too much from my constituency experience.
In the London Borough of Hounslow, which I represent jointly with my hon. Friend the Member for Feltham and Heston (Seema Malhotra), there are 768 households in temporary accommodation and 3,500 households in housing need. The debate has focused on temporary housing for those who have been accepted as homeless and whom the local authority may have a duty to house. But let us remember that there are other people in temporary accommodation: those who are being housed by social services. The local authority has no duty to house those people, but there is concern about, and a duty of care towards, children in that situation.
I meet families being housed by social services in temporary accommodation who do not even have as much information confirming how long they will be there as those being housed by the homelessness team have. As other Members have so rightly said, with adequate, affordable social rented housing, those 768 families would be able to move fairly swiftly into permanent homes locally.
Since the Labour Government’s programme of 40,000 new starts of social rented homes was stopped in 2010 by the Conservative-led coalition, the housing need situation has reached crisis point. The lack of social rented housing coupled with rising rents in London, declining real wages and punitive income cuts for those on benefits—particularly with the local housing allowance cuts—has fuelled this crisis. The Government have left local authorities with the job of picking up the pieces by trying to find adequate temporary accommodation in which to place people while they are waiting to be assessed and then waiting for suitable permanent accommodation.
I want to pay tribute to frontline housing staff. They have to deal with this trauma and stress, and their own jobs are incredibly stressful. They did not go into housing management to be in such a position, but they are having to deal with this situation. It is just not fair on them, and neither of course is it fair on the families affected.
Local authorities are chasing an ever-declining stock of accommodation in which to place homeless families who are within the local housing allowance limits. Such accommodation needs to be fit for human habitation and the right size for the household in need.
Bambos Charalambous (Enfield, Southgate) (Lab)
Is my hon. Friend aware that there are 3,311 households in temporary accommodation in my borough, Enfield, which is the second highest figure in the country? One solution we have tried in Enfield is to set up a housing gateway organisation to buy stock, but that is only a temporary solution. Does she agree that the best solution is to build more council housing?
Ruth Cadbury
I absolutely agree with my hon. Friend. I congratulate local authorities, including my own, that are trying to find solutions to the temporary accommodation crisis, but they really need the powers and the security to invest in proper, good-quality permanent housing.
I want to move on to the lack of local temporary accommodation. Boroughs such as Hounslow in west London, where rents are very high, find that they cannot square the circle between quality and rent levels. Demand is increasing and supply is drying up, even for private sector accommodation. Families are in temporary accommodation not for weeks or months, but for years. A couple of weeks ago at my surgery, I met a mother who has been in temporary accommodation for nine years, which is longer than many of us stay in our permanent home.
Too often, therefore, temporary accommodation is not local. I have met a family who are being housed in Birmingham. Another family moved about 20 miles away, but the wage earner, the father, is a restaurant worker and finishes work after public transport has stopped, so he cannot get back to his family at night. There is an impact on children in relation to changing schools. Should they not change schools and carry on with the two-hour journeys each way, or should they decide that their new temporary home may be permanent for some time and therefore change schools? Making such a decision is stressful for the children—it is difficult for their educational outcomes—and for their parents.
What about people, many of whom I have met in my surgery, with medical needs, those whose children have special educational needs or those whose already severe mental health is getting worse with the stress? Should they shift their kids and their clinic or consultant when the local authority moves them to temporary accommodation a long way away, or should they fight their case with housing officers for some of the already too little local accommodation that is available locally?
There is an issue about what is local. If people seek help or advice from their MP, who is their MP: how long do they have to be in temporary accommodation before the MP of their last permanent home is no longer their MP and is no longer empowered to respond to their approach? I think we will have to take up this matter in the House, because it is confusing when we are trying to deal with casework or have casework referred to us involving someone from another authority.
Let me turn to the quality and suitability of temporary accommodation. I had a family expecting their fourth child living in one room in a bed and breakfast for months. I have had families living in homes that are damp, that are dangerous and where the repairs are inadequate. There are homes that are inaccessible for those with disabilities or that are unsuitable for children with special needs such as autism.
Temporary accommodation is becoming more unaffordable, as landlords in west London expect a higher return. The local housing allowance cap has fallen, so the local authority is left finding the difference between the rent and the amount that the Department for Work and Pensions is prepared to pay. It is not just non-working families who are suffering here, but working families as well. We should not be using taxpayers’ money to fund housing benefit to pay the high rents of temporary accommodation and to line the pockets of private landlords.
Local authorities are forced to take drastic action to reduce the demand for temporary accommodation, including tightening up the rules on the duty to house. In Hounslow, if a person is served with an eviction notice but leaves their home before the bailiffs arrive, they will be defined as intentionally homeless and therefore will not receive any help from the council in finding a place in a B&B or temporary accommodation as it will have discharged its duty to house. Too many families think that they are doing the right thing by planning ahead, but are then not helped by the local authority.
Hounslow has been reducing the use of temporary accommodation in the private sector by using council properties that are waiting to be repaired, but the funding should be available to make those homes adequate for permanent social-rent letting, rather than for temporary housing.
Temporary accommodation should be just that—temporary, a stopgap, and used for a short period. That was what temporary accommodation was when I was first a councillor and when need and supply of affordable accommodation balanced out. Temporary accommodation is not the solution to the housing crisis in this country. The solution lies in the delivery of adequate, truly affordable, social-rented housing. Instead of blaming the previous Labour Government for the problem, this Government should act now.