Temporary Accommodation
Debate between Ruth Cadbury and Kevin Hollinrake
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.