(12 years, 1 month ago)
Commons ChamberIt is right to point out that many areas of the country could be benefiting even more from tourism. That is why we are putting record levels of spend behind our domestic campaign to encourage people to consider Britain as the place for their holidays or short breaks.
T1. If she will make a statement on her departmental responsibilities.
As hon. Members will have noticed, my right hon. Friend the Minister of State is not with us for oral questions. He is currently in Rio de Janeiro leading a delegation to share London’s knowledge and expertise with our Brazilian counterparts, helping them to prepare for the World cup in 2014 and the Olympics and Paralympics in 2016—and, importantly, banging the drum for British business. With £70 million of contracts already won for UK companies in Rio, we are continuing to deliver an economic legacy for the UK from the most successful games of modern times.
Rio in November—it must be a hard life!
There is often lots of conversation about the difficulties of broadband access in rural areas. What can Ministers do to help people in urban areas such as mine, where in Rotherhithe, for example, people are not near the telephone exchange and broadband is therefore very poor indeed?
The right hon. Gentleman raises an issue with which many people in the Chamber will identify. Urban areas by no means always receive the sort of connectivity that our constituents want. That is why it is important that we have put in place not only the rural broadband programme to deliver better connectivity in rural areas but the urban broadband fund for our urban areas, which will ensure that London has some £25 million to achieve the improvements that he talks about.
(12 years, 7 months ago)
Commons ChamberWe always discuss issues such as that one very carefully with our subcontractors, but I do not believe that it affects the professionalism of the health care professionals who are carrying out the work on our behalf. Many are doing a very difficult job in challenging circumstances—but doing the best for people who claim incapacity benefit and who could have a better future.
Following earlier questions on pensions, will the Minister put on record the fact that the Budget and the Government’s decisions are the best news ever for pensioners now, as well as for pensioners in the future? The press and the Opposition appear to have somewhat missed the point.
My right hon. Friend is aware that, as Pensions Minister, I am responsible for people who are currently pensioners and for everyone who will be a pensioner, which is everybody, and we have good news for today’s pensioners: not only the highest-ever cash increase but, more than that, year-on-year above-inflation increases whenever earnings grow more rapidly—and, incidentally, an increase in the age-related personal allowance this April of more than £500.
(12 years, 10 months ago)
Commons ChamberIndeed, Mr Speaker, and I shall try to be as rapid as I can for that reason.
It would be all too easy to bow to pressure to backtrack on these reforms, but we will not do that for precisely the reasons set out by my hon. Friend the Member for Dover (Charlie Elphicke). There is a real problem of people in temporary accommodation, and we also have about a million spare rooms being funded by housing benefit. We must sort out the situation and solve the problem to which he rightly refers. These reforms are designed to do that.
I am grateful to Ministers for their engagement on this difficult but important issue. With reference to families who cannot find suitable alternative smaller accommodation but are in the categories that the Government have wisely exempted from the benefit cap, will the Minister explain to me why they should be penalised and where they will find the money to meet the extra bill—potentially £750 a year?
I know my right hon. Friend has expressed concerns about the policy. Let me say to him that we will carry out detailed reviews of it, as I know he wishes us to do. We will look at the impact of the policy. We have a year to work with the families involved, and we are providing substantial sums. An additional £30 million was announced as part of the debate on these measures, as well as the substantial amounts available for discretionary housing payments. It is our expectation that in most cases what we will see over the next 12 months is a change of circumstances that addresses many of his concerns, but there will be discretionary funds available to local authorities so that in his constituency and others they can deal with the kind of situation that he has described.
If the Bill goes through, but before regulations are laid, will the Minister work with colleagues and local government to make sure that the people affected have certainty? The problem with discretionary payments is the uncertainty, and people who cannot work have enough uncertainty already.
Let me give my right hon. Friend an assurance that we will work closely with him on the process of reviewing the impacts and over the coming months we will continue our dialogue with him, which has been very helpful and constructive, to make sure that we make him aware of the approach that we are taking and that we seek his input in that approach. I give him that assurance.
(12 years, 10 months ago)
Commons ChamberI shall make some progress because we do not have that much time and other hon. Members will want to contribute.
The Government have said that there will and should be some exemptions from the cap, but we believe that work should be the primary way in which households can avoid it. We will therefore exempt households that are entitled to working tax credit. There will be a similar exemption after 2013 for working households on universal credit. Excluding child benefit will only dilute our aim. Being in work—even part-time work—must always pay better than relying on benefits alone.
We have always acknowledged that there will and should be exemptions from the cap among benefit recipients. Those will be households where someone is in receipt of disability living allowance. We will also exempt war widows and widowers. I can announce today that we intend to exempt the small number of households where someone is in receipt of the support component of employment and support allowance but not in receipt of DLA.
We have been clear that we are looking at ways in which to ease the transition for families and to provide assistance in hard cases. That is no different from what we did when we introduced the housing benefit cap a year ago. We used the time before the measure came in to work with those affected; we had flexibilities around the start; and we ensured discretionary funding for local authorities to support hard cases. It is our intention to take the same approach with the Bill.
I support the principle of the cap and appreciate the Government’s efforts to understand the difficulties of those hon. Members who represent high-cost housing areas. The house price in my constituency is roughly double the national average.
Can the Minister confirm what our right hon. Friend the Secretary of State told me in the House on 9 November 2010—that it is “the Government’s policy that” people should not be forced to move
“to a far-off community with which they have no links, and that the intention will always be that”,
if they have to move,
“they should ideally stay in the community or council area where they come from and where they have lived”?—[Official Report, 9 November 2010; Vol. 518, c. 166.]
The Secretary of State gave me that assurance. Will the Minister repeat it?
My understanding is that those were not the words used by the Secretary of State, but I want to reassure my right hon. Friend.
Let me set out in a little more detail how the transitional measures will work. First, those who are affected by the cap will receive and have access to immediate support from Jobcentre Plus and the Work programme, starting from April this year. We know who the families are. We need them to understand how the cap will work and how it will apply to them, because people in receipt of working tax credit will be exempt from the cap. So we have a 12-month period to work intensively with the families concerned to explain what steps they need to take, to provide support through the Work programme and to look for employment opportunities for them, which will address the issue and move them back into work.
We also always expected that we would provide a grace period—a degree of transition—for people who simply lose their jobs and find that their circumstances have changed dramatically through no fault of their own. We will not penalise those who are in work and doing the right thing. We will put in place a nine-month grace period for those who have been in work for the previous 12 months and lose their job through no fault of their own. We have always intended to make this measure, and I am happy to make that clear to the House today.
In addition, the Secretary of State and the Prime Minister have made it clear that we will provide transitional support to help manage families into more appropriate accommodation—as we did when we introduced the housing benefit cap. So we will follow the same model of additional money for discretionary housing payments that we adopted for the introduction of the housing benefit cap last year. We will ensure that resources are available in the right areas, such as London, where a larger proportion will be affected. We will provide short-term, temporary relief to families who may face a variety of challenges, such as not being able to move immediately for reasons of education or child protection, supporting minimum levels of access to the housing market.
I will not give way any more because I want to give other people the chance to speak.
There are no arguments in favour of what Labour has put forward. It is far too vague to even be considered at such a late stage. I think that the Government’s approach is right.
As other hon. Members have said, alongside the targeted support and the grace period, we need to look at the issue of rents and the ridiculously high housing costs in parts of the country. That affects working families who are struggling to keep a roof over their heads, as well as those who are on out-of-work benefits. The Government have been forced into a number of the measures that they are taking because high housing costs have forced up housing benefit and local housing allowance budgets over the past few years. That money is going mainly into the pockets of private landlords. Alongside the transitional support, which will help with high housing costs and help families in the greatest need, I hope that Ministers will work with the Department for Communities and Local Government and local authorities to bring down rents in high-cost areas. That would be a much more effective way to tackle this problem in the long term in particular areas and would save the Government money in the long run.
Finally, I am grateful that Ministers have now made it clear that the Government will review the implementation of the cap after a year. I welcome that. I hope that it will identify any issues or areas where there are problems so that action can be taken.
My hon. Friend has done a huge amount of work. Before she sits down, may I say that the things that should give London Members the greatest confidence are the letter from the Secretary of State, which confirms that an independent consortium is carrying out a review of the recent local housing allowance changes, and that Ministers have today made it clear that this policy will be reviewed in a way that is public and accountable, and that if it then needs to be re-evaluated, that can be done by Parliament and Government?
I agree with my right hon. Friend. I give way to the Minister.
I know that my hon. Friend takes a great deal of interest in that issue, as indeed do many other hon. Members, but I simply put it to him that many people in that situation will choose not to move. They will choose to make other arrangements and, perhaps, to get other people in their household to contribute to the bills. Indeed, I am sure he is right that some people will choose to move, and we are ensuring that there is sufficient time for them to consider their options and, importantly, making sure that support and a significant amount of discretionary housing payments are in place, so that local authorities are able to support people who have difficulty with the change.
I am grateful for the Minister’s understanding, and, as somebody who represents more people in social housing than probably any other English MP, I know that the Government have absolutely the right policy to ensure that people do not occupy properties that are bigger than they need when the state is paying the rent. But it is not practical to insist that they move when there is nowhere smaller to move to, so Lords amendment 4 is entirely reasonable, because it refers to the situation when
“any such landlord is not able to offer suitable alternative accommodation which would not cause a person to under occupy.”
If a landlord is able to do so, of course the tenants must move, but if the landlord is not, the tenants will not be able to move anywhere appropriate.
I thank my right hon. Friend for that intervention; I understand the feeling with which he delivered it. I say clearly to him that we are saying that there is a great deal of time and considerable support for individuals who find themselves in difficult situations. We need to make sure that as many people as possible are able to remain where they are and that they are given the support to do that.
We have made considerable moves to make sure that the right support is in place, particularly for those with disabilities or foster care responsibilities. But I ask my right hon. Friend to consider how we would deal with what would be an enormous loss to the savings. Our basic problem is that there are 1 million spare bedrooms while about 250,000 families live in overcrowded accommodation. It is important for us to try to balance all those factors.
(13 years, 1 month ago)
Commons ChamberI can indeed. One of the things that surprised me most on taking office was the fact that the previous Administration had made no attempt whatever to identify how many people from overseas were receiving benefits. We are now doing that work. We aim to publish the results in the next few weeks, and we will aim to learn lessons from what we find.
14. What recent discussions he has had with organisations representing disabled people about the face-to-face assessment process for personal independence payments.
Officials and I have met a broad range of disability organisations in relation to our proposals for the personal independence payment. We have also set up a dedicated group specifically to involve disabled people and their organisations in the design and operation of the new PIP process.
Two organisations representing blind people—Action for Blind People and Blind Aid—are based in my borough. One of the concerns that has come to the fore recently is that people who are registered blind, who are clearly blind and have been so for some time, should not have to present themselves to be checked when being assessed for their disability benefits. Can the Minister confirm that, where there is a clear, settled condition, there will be no need for people to be unsettled by having to prove again what is obvious to everyone?
Although face-to-face consultations will be an important part of the personal independence payment for most people, I have made it clear throughout all the debates that they might not be appropriate for everyone, especially when there is sufficient evidence on which to make an assessment. It is important, however, to treat everyone as an individual, because there is a coincidence of multiple disability for many individuals.
(13 years, 6 months ago)
Commons ChamberI do not believe that this is about means-testing of benefits. It is about looking for sources of state support or Government funding for the mobility needs of individuals with disability. It is about looking at the different sources of money to ensure that it is provided evenly to people with disabilities so that their mobility needs are covered.
I understand where my hon. Friend is coming from, as she and I are signed up to the same position. Let me confirm that her position and mine is the one agreed at our party conference only a few months ago—[Interruption.] Let me put it on the record that the conference called
“on the Coalition Government not to remove the Mobility Component completely and to ensure sufficient funding for the mobility needs of those who cannot afford to fund their needs themselves”
and
“to ensure that any reductions to the Mobility Component are based on clear evidence that the cost of that support is provided via other funding means.”
That is where we stand, so I ask my hon. Friend to confirm that that is why she is making sure that the Government will end up standing there, too.
That is exactly the position that I am putting forward. I am concerned, because clause 83 still leaves it open for Ministers to cut the mobility component for those in care homes. As a number of Members have made clear, the concern about that is considerable.
I agree, Mr Speaker, which is why I have done nothing but refer to the reasons for the Bill, the rationale behind it and what is in it, hence the cancer point that we have talked about.
Let me proceed to the issue of the benefit cap, which I do not think the Opposition ever wanted to get to. Our reforms are fundamentally about fairness: fairness to recipients, but also—and too often forgotten—fairness to the hard-pressed taxpayers who have to pay for those on benefits. Across a range of areas, we have made changes designed to ensure that people on benefits cannot live a lifestyle that is unattainable to those who are in work. Let us take the benefit cap—an issue on which the Opposition have got themselves in a bit of a mess. Just two days ago, the right hon. Member for Birmingham, Hodge Hill (Mr Byrne), who is now in his place, told the House:
“The cap on overall benefits…is an important part of the legislation”.—[Official Report, 13 June 2011; Vol. 529, c. 491.]
However, it is now clear that his own party is completely divided on the matter. Even late last night, the Opposition tabled an amendment that they knew they would not be allowed to vote on—a starred amendment—just so that they could posture and appease their Back Benchers, who are on the wrong side of the debate entirely. [Interruption.] No, no, the Opposition know very well that they had days to table that amendment, but they did not bother—I suppose that the right hon. Gentleman will say that he did know that there was a time limit on tabling amendments. The reality is that the Opposition are opposed to the cap. They should be honest and say that they do not want it. Indeed, even their amendment would have knocked out the entire effect of the cap.
Let me turn to conditionality, another issue in the Bill.
Before the Secretary of State leaves the benefit cap, let me say that I understand the reason for a national benefit cap. Does he accept, however, that colleagues across the House are concerned that in London, because of the cost of housing, there is a special issue that deserves further debate? I wonder whether he would be willing to meet colleagues from all parties, local government, the Mayor, housing providers and the Housing Minister so that we can get the problem sorted for all those with an interest in London.
I have always said that the door is open to everybody to discuss the effects and how some of them can be ameliorated—or not, depending on what the issues are. The answer is therefore yes—as a London MP, I should join that delegation too—although I still believe that we have the right policy, because it is about balancing fairness for those hard-working people who pay their taxes who often feel that those beyond work are not working themselves.
(13 years, 6 months ago)
Commons ChamberMy hon. Friend makes an important point, which has been raised with me on a couple of occasions. I remind her that currently there is no additional allocation of housing for families with foster children. There is an accrual within the payments that are made to cover additional housing costs. However, she makes the important point that, whatever our housing policies, we should not disincentivise or put unnecessary barriers in the way of foster carers who do so much to give children who cannot live with their own families the sort of start in life that they need.
Does the review—or any of the reviews—include the further point about which the Secretary of State said he wanted to be helpful—ensuring that there is a possibility that broad market rental areas become more coterminous with local authorities? Will the review cover where people might move to, so that they are not obliged to move out of their natural communities, which in most cases in London would be the local authority area where they currently live?
I thank my right hon. Friend for that comment. I am not aware that the research will cover that at this time, but perhaps I could consider that in more detail. He has raised that point in the past.
(13 years, 8 months ago)
Commons ChamberI am grateful to the Select Committee Chair for her questions. To be clear on the role of pension credit, we envisage that there will have to be a safety net under any system, and the Green Paper provides for consultation about what exactly that might look like. There will still be a guaranteed credit type system—a floor below which people cannot fall. In a single-tier pension world, the savings credit would no longer be necessary for new pensioners. In other words, the savings credit was invented by the previous Government to deal with the fact that 100% marginal tax rates were paid on any saving. Because we are not doing that any more, we will not need the savings credit for new pensioners, which helps to pay for the reform. It is less means-testing, more universal pension.
The hon. Lady rightly mentions the position of women and my point is that women under the current system, who often did their child rearing before the state second pension was introduced, have no protection at all, whereas they have basic pension protection. Under a single-tier world, they get protection at the full rate, so they will benefit from the reforms we are introducing.
My hon. Friend the Pensions Minister has not only this very month introduced the link between pensions and earnings, for which pensioners have been calling for years, but now makes a clear bid to be the most popular Pensions Minister for decades, in announcing the option of the citizens pension for which he and I have campaigned for ever. It is clearly fairer, simpler and particularly helpful to women and the self-employed. I urge my hon. Friend to be as bold and reforming as he suggests option 2 would allow. I urge him to go fully through the consultation process, but when midsummer’s day arrives—the last day of the consultation—I urge him to go for the single tier state pension so that this Government’s legacy for pensioners will be as radical in this century as the legacy of Lloyd George and Beveridge was for pensioners in the last.
My right hon. Friend puts me on the spot, but I am glad to respond positively. I have noted his comments down as being the first response to my consultation, making it 1-0 for the single-tier option—I will keep score as we go. He is right that the restoration of the earnings link after 30 years of breaking it is an historic event, although it has been rather overshadowed by other events in the world. We think someone retiring this year will, over the years, get an extra £15,000 in basic state pension through the restoration of the link. That is a real firm foundation for today’s pensioners as well as reform for tomorrow’s. I am grateful to my right hon. Friend in respect of the liberal heritage and to my right hon. Friends the Secretary of State and the Chancellor for their encouragement for the proposal to move forward.
(13 years, 8 months ago)
Commons ChamberFor the first seven or eight years in which the winter fuel payment existed, it was set at exactly £200. For three years only, it was temporarily increased, and the budgeted amount was set to reduce this coming winter. Last year—the hon. Lady may not be aware of this—we ensured that poor pensioners got an £80 electricity rebate. This winter, subject to regulations going through the House, we plan that over 1 million poor pensioners will be entitled to a £120 electricity rebate—real help for people who need it.
T6. Next week, pensions get linked to earnings for the first time since Mrs Thatcher abolished the link in the 1980s. I do not think that pensioners have yet got all the good news messages that they should be getting from this Government. Can Ministers assure us, and pensioners, about what those messages are? Can they then make sure that every pensioner and pensioners’ organisation understands the range of good things from which they have already benefited thanks to Ministers in this Government?
My right hon. Friend is absolutely right. I spend a good deal of my time going out around the country talking to pensioners’ groups. I shall be talking to one such group in Birmingham on Wednesday, and I will tell them that restoring the earnings link for the first time in 30 years will provide a firm foundation and dignity for pensioners. That is long overdue.
(14 years, 1 month ago)
Commons ChamberNo, I have been generous and I will make a little progress, although I will be happy to take further interventions. Given that the subject has moved on to the highland clearances, let us move from London to Edinburgh and take the example of Edinburgh to prove that the issue is not exclusively a London one.
Will the right hon. Gentleman give way?
I will give way in a few moments, because I am interested to hear what the hon. Gentleman intends to do later this evening.
Let us take the example of Edinburgh. About 20% of all households live in the private rented sector, and about 18% of housing in the private rented sector is occupied by people who receive some housing benefit. If landlords no longer wish to have tenants on housing benefit because of the lower local housing allowance, they will have ample scope to find other tenants in that city.
Perhaps we should move on from Edinburgh to the east midlands. In the other place, the Bishop of Leicester said:
“The present belief that cutting housing benefit will depress the market and reduce private sector rents might just work if there were more houses to meet the demand. As it is, all the risk is being born by the vulnerable, not the comfortable.”—[Official Report, House of Lords, 1 November 2010; Vol. 721, c. 1446.]
The right hon. Gentleman and his colleagues are perfectly right to raise this important issue, which is of concern across the House, but will he be his usual self and use careful language? There is no evidence to suggest that the implication of the policy is what his hon. Friend the Member for Rhondda (Chris Bryant) and his hon. Friend the Member for Bolsover (Mr Skinner) have suggested—or, indeed, what the Mayor of London has implied. Yes, there are issues, but the idea that people will be moved forcibly from where they are to somewhere else is neither necessarily the case nor evidentially the case.
I can assure the hon. Gentleman that I will be characteristically careful in my language. I hope that he will be characteristically careful in aligning his words with his actions. We will be watching carefully this evening to see whether this is another instance of the Liberals either being able to prove that they are willing to match their words with actions or, alas, not.
We have absolutely no plans to do that. Furthermore, if the right hon. Gentleman wants to engage in a sensible, constructive discussion on how we define homelessness, I am happy to do that. The point I am making about what has been going on is that Opposition Members should know better—he has an ex-housing Minister sitting next to him—and that they know full well that those definitions of “homeless” are simply not true. He should have disowned them early on, before we started this debate.
The Secretary of State is rightly trying to lower the temperature and to ensure that we deal in facts and not in hyperbole. Will he take this opportunity to deal with one other myth that has become common? Will he confirm that, if anyone in the private rented sector has to move because their property has become too expensive, it is not the Government’s policy that they should move to a far-off community with which they have no links, and that the intention will always be that they should ideally stay in the community or council area where they come from and where they have lived?
That is exactly what we want and what we intend. That is what we believe, for the most part, will actually happen—and in smaller numbers than people think. In some cases, there will be short moves even within boroughs.
I was asked about impact assessments, and we are going to publish them. We are bound to do so by the legislation. I am not trying to hide from that. We published an impact assessment after the Budget, and we are going to publish them when the legislation is due. I have already said that we will do that.
The Secretary of State began by making great play of the fact that there had been what he described as “scaremongering”. However, many of my constituents are very scared about his Government’s proposals. If they have taken the trouble to listen to his speech today, I regret to say that he will have done nothing to allay their concerns. Of those in receipt of housing benefit in my city of Manchester—70,000-plus—10,000 will be affected by the proposals. Some will be affected significantly, as I hope to make clear in a moment. That is the reality. People are scared because they see either a significant loss of income or the reality that they will be forced to move home. That is what the proposals will do.
I am delighted that the hon. Member for Bermondsey and Old Southwark (Simon Hughes) is in the Chamber. He was quoted in an election leaflet for his party in my constituency recently and it seemed to run almost totally counter to his question to the Secretary of State. I will be happy to give way to him on this point, but the words that were put into his mouth in that election leaflet were that it was “Labour lies” that people would be forced to move from their homes—Labour lies told in order to win an election. A few moments ago, he asked the Secretary of State to confirm that were people forced to move, they would be in a position to stay in the same neighbourhood. He clearly accepts that people will be forced to move under these proposals, and that, of course, is not a Labour lie but something that the Government are proposing.
For the avoidance of doubt, I am very clear that if people who are in the private sector have to move they should not be forced to move away from their communities, because community cohesion is very important, and that the proposal to knock 10% off people’s benefit if they have been out of work for a year and have not been able to get a job is not something I support.
That is very helpful, but I hope that if the hon. Gentleman speaks later he will apologise to my constituents, at least for the words that were put into his mouth in a Lib Dem election leaflet that went out during the by-election that was won very successfully by the Labour party last week in Manchester. It was quite clear that he was quoted as saying that people would not be forced to move, but it is now clear that both he and I accept that the Government’s proposals will force people to give up their homes, and that is unacceptable and atrocious.
I do not think that we can anticipate exactly what will happen, which is why speculating and making people worried is unfair. We have to go on the figures that the Government have produced in their impact assessment and I hope that the local authorities and the Government, as I have said to the Secretary of State, will agree the figures. If we get common facts, we will reduce alarm considerably.
I think that that was nearly the apology I sought, although it was not quite the apology that my constituents were entitled to hear from the hon. Gentleman, who supports this coalition. It was not quite the apology needed by those who will lose significant sums of money and will be forced to absorb that loss by not being able to spend their money on other things.
No. I have given way once, and I must make a little more progress.
All hon. Members should realise that the Government’s hope that the changes will lead to a reduction in rents is delusional. It will not happen, and the consequence will be that many people who depend on access to private rented housing, and on a degree of housing benefit to support it—many of them are in low-paid work—will find it harder and harder to compete in an increasingly tough market. I am afraid that the Government are making things worse.
One factor over the past 13 years that affected supply was the number of right-to-buy applications exercised by tenants. Does the right hon. Gentleman support a discretion for local councils to decide whether to allow the right to buy? That has become the policy throughout Wales.
The hon. Gentleman is going wide of the subject. The right to buy now has a relatively minor influence on the supply of housing, because most people in social rented housing are on incomes that make it impossible for them to buy. I would not change the current rules. I think it is right to have an option for people to buy, but in the current market there will not be many who take that up. I want the focus to be on securing a good supply of rented accommodation through social and private providers at rents that people can afford, supported by a proper benefit system.
We know that a substantial number of local housing allowance recipients are in properties where the rent is higher than the LHA. I have quoted the answer given by the Minister of State, Department for Work and Pensions, the hon. Member for Thornbury and Yate (Steve Webb), earlier this month that 48% of LHA recipients had to meet a shortfall because their rent was higher than the LHA. It is absurd for the Government to argue that the LHA is driving increases in rent, when the evidence that I quoted from the Evening Standard shows that it is the private market and the huge demand in the private market that is driving the increase. A very high proportion of LHA recipients will find it increasingly hard to compete, because their LHA is already below the rent that they are paying.