Thérèse Coffey
Main Page: Thérèse Coffey (Conservative - Suffolk Coastal)
Peter Aldous
I thank my hon. Friend for her intervention. She summarises the position well. The objective behind the legislation, as she says, is to ensure that the responsible site owner can move forward and run a sensible business.
The Bill’s final objective is to ensure that park home owners can enjoy their homes without fear of retribution or harassment. In drafting the Bill, I have concentrated only on those issues where legislation is needed. It contains measures to achieve the following objectives: reform of the licensing system that applies to park home sites; preventing site owners from blocking residents’ sales on the open market, including the misuse of site rules; clarifying the law on harassment and making it an offence to say something that is untrue to prevent a home from being sold; making pitch fees more transparent and setting new rules on what should be taken into account in reviews so that fees are fair and accurately reflect the condition of the site; and, finally, should it prove necessary, allowing the Secretary of State to introduce a “fit and proper person” registration scheme in future.
This Bill has, in many respects, been difficult to draft—the devil is very much in the detail—and I am grateful for the support that I have received. There are many points of detail that will need to be addressed in Committee. There also remains other work to do in the sector, including helping park home owners themselves to obtain a better understanding of their agreements and of their rights and obligations. The fact that at present only 1% of buyers take legal advice when buying a park home means that they are particularly vulnerable when faced with an unscrupulous site owner. The Government need to help the legal profession, including citizens advice bureaux, to improve their understanding of the sector and its legislative framework.
In a week when rising energy bills are making the headlines, it is important to remember that fuel poverty is a very serious issue on park home sites, which are usually off mains gas and where residents invariably do not have a contractual relationship with their energy company. Any proposals that the Government bring forward to address the challenge presented by rising fuel bills need to take account of the particular vulnerability of park home owners.
Dr Thérèse Coffey (Suffolk Coastal) (Con)
I thank my hon. Friend and neighbour for introducing this Bill. There is a statutory instrument in place that restricts the amount of extra charges that can be passed on to mobile home owners by the site owner, but only for electricity and water and not for liquid petroleum gas, for example. Would he be prepared to consider in Committee an amendment to his Bill to change that, because it is affecting the people who are suffering the most from fuel poverty in many of our constituencies?
Peter Aldous
I thank my hon. Friend and neighbour for that intervention. This is a very serious concern that does need to be addressed, and we can consider that point if we get to the Committee stage. The Bill has been difficult to draft in terms of its length and succinctness. I am not sure whether it is the right place to deal with the matter, but we can consider doing so.
Steve Brine
Absolutely. As usual my hon. Friend hits the nail on the head. I hope that local authorities will not become litigious organisations as a result of the Bill, and I like to think that some of the sticks that have been brandished today will be noted loud and clear across the country. The provisions in the Bill are critical.
I welcome the fact that local authorities will be allowed to demand expenses when a compliance notice has been served under section 9A of the 1960 Act. It is crucial that local authorities are able to recover any expenses incurred, to ensure there is no disincentive for them to issue such notices. The provisions in the Bill that provide local authorities with the power to carry out works on a site in certain circumstances are also welcome, as that will surely put an end to some of the worst cases of neglect. I hope that a message goes out from the House that such actions should be the last resort for local authorities, and that the new powers will act as sufficient warning to site owners who continue to ignore their responsibilities. I suspect, however, that I am being naive in that regard, and that is why those clauses are in the Bill.
Under the current law, all privately owned sites are required to be licensed by the local authority. The conditions attached to the licences are designed to ensure that the site is in a suitable state of habitation and maintained to a good standard. However, because local authorities are currently unable to charge for their licensing role, such functions are often under-resourced. A Select Committee on Communities and Local Government report published in June found that the current law is inadequate because it does not provide local authorities with effective powers to monitor or improve site conditions.
I welcome the reforms to the licensing system in the Bill. By allowing local authorities to charge fees for the issue or varying of licences on relevant protected sites, the Bill will greatly enhance the effectiveness of the licensing regime. In doing so, the Bill recognises the importance of creating a self-funding model under which local authorities are not burdened with the costs of administering the licensing system. An effective licensing regime hinges on the cost of the licence being adequate to cover an appropriate inspection arrangement. An annual licence fee will act as a useful income source for local authorities—as we have heard, they can use it to offset the cost of enforcing licensing conditions. By providing better resources to police the system, the fee will help to raise maintenance standards and ensure that the licensing conditions are adhered to more thoroughly.
Although the Bill allows for the annual licensing fee to be recoverable through pitch fee increases—I recognise this is controversial—rather than through a new licence application, park home residents should not be liable for any costs that result from the new requirement for site operators to pay a site licensing fee annually. Ultimately, the revenue from the sale of park homes—the 10% commission that owners receive—should provide revenue to site owners for the licence fee. In an ideal world, the Bill would remove the 10% rule altogether—I have argued for many years that the rule is a scandal—but it does not. That is the context.
Under current legislation, park home residents who want to sell their home must have the new buyer approved by the site owner before any sale can proceed. The process can occasionally be used by site owners, in effect, to block the sale of a home in an attempt to get the current owner to sell their property back to the owner, which is clearly totally unacceptable—we have heard many examples of that, although I have thus far not heard of any from my constituency. Park home residents should have the right to sell their home freely and without unfair interference from the site owner. I am therefore very pleased that the Bill includes provisions to remove the requirement.
A number of constituents and many more park home owners across the country have written to me because they are worried about the bullying or intimidation that often accompanies such unfair interference.
Dr Thérèse Coffey
I might pre-empt my hon. Friend’s point, but does he agree that we should not raise the expectations of current park home owners, because the Bill does not apply retrospectively? Could the promoter and the Government work to ensure that it is applied retrospectively?
Steve Brine
The all-party group discussed that point this week, and my hon. Friend will want to take that up with the promoter of the Bill. I believe I am right in saying that the Department’s legal advice says that applying the measures retrospectively is not possible, which is regrettable.
One site owner from my own constituency wrote to me this week on the subject of site owners’ involvement in park home sales. For the record, he said:
“Dear Mr Brine…We have read the details of the proposed changes in the Mobile Homes Bill and are most concerned about the change that negates the need for site owner’s approval of purchasers. Solicitors are not normally involved when a home is sold and the only way a purchaser can obtain correct information on their future rights and responsibilities is from the site owner. The site owner also ensures the correct procedures are followed so that the rights are properly assigned. Sellers have a vested interest in omitting and even misrepresenting the facts and it is not practical for a purchaser to rely on civil proceedings…once the seller has his money and has left the park (and is often not traceable)…If the proposals become law, we can foresee a situation where elderly purchasers will pay large sums, for the ‘home of their dreams’ only to find out, at a later date, that they have been cheated by the seller and their rights and responsibilities are not as envisaged. Major problems will occur if the purchaser finds they are not able to abide by the Park Rules and as a result, could face eviction.”
I can see that site owner’s point, but I take issue with one line, although some might wonder why I have chosen only one. The line I take issue with is this:
“Solicitors are not normally involved when a home is sold.”
The Bill’s promoter eloquently told us that solicitors are involved in only around 1% of park home sales. That is crazy. Although the Bill does not—and legally could not—demand a change, I suggest in the strongest terms possible that it must change. Many park homes sell for hundreds of thousands of pounds. To make such sales without the involvement of a solicitor is a most unwise move, and the park home community must face up to that inconvenient truth.
I should like to highlight a couple of cases from my constituency that illustrate the extent to which site owners are able to take advantage of residents by significantly raising pitch fees, year after year. In one case, a constituent who happily accepts that pitch fees increase with inflation wrote to me expressing his concern that his pitch fee was rising by £500 per year, well over the rate of inflation. Another constituent who wrote to me on this issue was careful to point out that he had no problems with the site owner—we have heard that before—but did have concerns about how pitch fees were calculated. There is currently little transparency over what expenses are covered by the pitch fees or how increases are calculated. I therefore warmly support clause 11, which amends parts of the Mobile Homes Act 1983 to require a site owner who serves a pitch fee review notice proposing an increase in the pitch fee to provide the resident with an accompanying document that meets the requirements set out in paragraph 25A. That transparency is most welcome.
I am an enthusiastic cheerleader for the Government’s energy policy and the green deal, having served in Committee on the Energy Act 2011—the green deal is one of the best things the Government have done. I asked the Secretary of State for Energy and Climate Change in March 2011 whether park home owners would be eligible for the green deal, and the Minister of State, Department of Energy and Climate Change, my right hon. Friend the Member for Bexhill and Battle (Gregory Barker) has said:
“Park homes will be able to apply for the Green Deal as long as they fulfil the same criteria as other types of eligible buildings.”—[Official Report, 25 November 2011; Vol. 536, c. 616W.]
However, it is my understanding—Consumer Focus says this in its report this week—that park homes will not be eligible, because the new green deal assessors will not be able to carry out their standard assessment procedure, and because park homes are exempt from requiring an energy performance certificate.
Green deal finance is also not available to some park homes because, as I have said, owners pay for their utilities through the site owner’s joint electricity Bill. I mentioned that to the Minister earlier, but I urge him speak to his colleagues in the Department of Energy and Climate Change and find a way to make the green deal work for park home owners, because they are among the most fuel poor in our country and they deserve better.
Park home owners deserve better across the board. They deserve better when it comes to buying and maintaining their homes, and better when it comes to enjoying the environment around their homes. They deserve a lot better when selling their homes and, as I have just said, when it comes to staying warm. In short, park home owners should be able to live the dream like anybody else. The Bill will help. It could be a dream-making Bill in some important respects, which is a great thing. I urge Members to join me in supporting it.
Dr Thérèse Coffey (Suffolk Coastal) (Con)
It is a great pleasure to speak in this debate, and I congratulate my hon. Friend the Member for Waveney (Peter Aldous) on bringing this legislation forward. He was lucky enough to be in the top seven of the ballot; he could have picked any topic on which to introduce a private Member’s Bill, and it is a great credit to him that he had the wisdom to pick this issue, which we have struggled to get to grips with for so long.
As has been pointed out, there are very few constituencies in which there is not a park home. In my constituency, there is Priory park and Falcon park. Both are mixed sites, with a mixture of holiday homes and park homes. We need to be clear at the very start that the Bill does not apply to holiday parks, or those parks where the residency is formally for 10 months, even though people may happen to stay a bit longer and nobody may realise that, officially. We need to be clear that the provision relates to proper residential parks, where a full 12-month licence is granted every year, and where people can stay until the end of their lease.
I am sure that all Members will agree that when we go canvassing or deliver leaflets in our constituencies, and go to park homes, they are often in the most beautifully kept park areas. People have great pride in their homes. It is right to bring in the changes that we are discussing, so that instead of the contract being about chattels and services, as I understand it is at present, a park home can legally really start to become a home.
I want to reiterate the two points that I made in interventions, and I will tell Members why I feel so strongly about the subject. One of the things that politicians get a bad reputation for is saying, “We’ve come up with a solution; here’s the answer,” only for people to find that the solution does not apply to them. I give great credit to the officers of the all-party group on mobile homes. Its meetings are usually held in Committee Room 14, because they are so well attended, and when they are in other Committee Rooms, it is standing room only. It has been tireless in its campaign to move the issue along. As has been said, credit should be given to the former Housing Minister, my right hon. Friend the Member for Welwyn Hatfield (Grant Shapps).
I encourage my hon. Friend the Member for Waveney and the Under-Secretary of State for Communities and Local Government, my hon. Friend the Member for Great Yarmouth (Brandon Lewis), to look at what they can do. As the hon. Member for Ellesmere Port and Neston (Andrew Miller) said, there is precedent for changing retrospectively the rights of leasehold owners, whether of flats or land. I know that the legal implications are very difficult in this particular case, but it should not be beyond the brains of our excellent civil service and parliamentary counsel to draft a provision to that effect. It is vital that all the people who have worked so hard, and have been praised in the Chamber today, do not suddenly feel that they have to say, “So what? What has it all been about?” I welcome the Bill; I do not want to sound like a complete sourpuss, because I know how much hard work has gone into it, and how much effort my hon. Friend the Member for Waveney has put into it, but let us see what we can do to make it even better.
I was interested to hear my hon. Friend the Member for Hexham (Guy Opperman) refer to Blenkinsopp castle, given that a castle is probably the most immobile of homes. As there is a castle that bears the name of the hon. Member for Middlesbrough South and East Cleveland (Tom Blenkinsop) and has gold underneath it, he might make a claim. My hon. Friend the Member for Hexham was right to bring up the issue of energy. To give credit to some liquefied petroleum gas companies, there are metered estates where everyone is on one contract and they do not rely on bottles. Some changes have already happened, voluntarily, on that score, and that is good news, but my hon. Friend is right to bring up the issue. I encourage the Government to look at the small statutory instrument issued in Ofgem’s name, to see if we can do something about the issue while we are tackling the problems that park home owners face. That would be another small thing that could be done to add to the Bill, although I appreciate that the subject is complex enough already.
This is an important Bill, and I am sure that it will get wholehearted support. I am delighted to have made a contribution to the debate on behalf of my residents.