Asked by: Lord Truscott (Non-affiliated - Life peer)
Question to the Department for Energy Security & Net Zero:
To ask His Majesty's Government what types of building will be exempt from the proposed new energy performance certificate standards for rental properties.
Answered by Lord Whitehead - Minister of State (Department for Energy Security and Net Zero)
The private rented sector minimum energy efficiency standard regulations apply to all privately rented homes that are let on specific types of tenancy agreement and legally required to have an Energy Performance Certificate. There are a number of exemptions available through the current regulations. We recently consulted on the suitability of current exemptions and will make some amendments and additions to improve the exemptions regime when the new standard applies.
Asked by: Roz Savage (Liberal Democrat - South Cotswolds)
Question to the Department for Work and Pensions:
To ask the Secretary of State for Work and Pensions, what discussions he has had with the Secretary of State for Housing, Communities and Local Government on the eligibility criteria for benefits and trends in the level of housing costs on (a) social isolation and (b) loneliness amongst (i) older and (ii) low-income residents living in (1) almshouses and (2) charitable housing.
Answered by Stephen Timms - Minister of State (Department for Work and Pensions)
We acknowledge the vital part that almshouses play in providing much needed low-cost affordable housing. Residents pay a weekly maintenance contribution which is usually much lower than the market rate, which can be paid for through Housing Benefit or Universal Credit.
It is the responsibility of the local authority to determine whether housing costs meet the definition to be paid for through Housing Benefit. This will depend on the type of landlord and whether the resident is being provided with care, support or supervision.
The level of housing support which the resident will receive is determined by whether the almshouse is privately owned or managed by a social landlord.
The Local Housing Allowance (LHA) applies to residents living in the private rented sector who are in receipt of Housing Benefit or Universal Credit. LHA determines the maximum housing support for tenants in the private rented sector. Households in similar circumstances living in the same area are entitled to the same maximum rent allowance, regardless of the contractual rent paid. LHA rates are not intended to cover all rents in all areas.
Claimants in receipt of housing support living in the social rented sector have their eligible rent paid in full, unless the level of housing support is reduced because of their income or savings, contributions from non-dependants, or limited by the benefit cap or the removal of the spare room subsidy (RSRS).
For those who require further support Discretionary Housing Payments (DHPs) are available from local authorities for low-income renters who face a shortfall in meeting their housing costs. From April 2026 DHPs for England will be incorporated into the Crisis and Resilience Fund (CRF).
DWP systems do not include almshouses as a specific residency type and therefore we cannot identify them in our data.
Asked by: Roz Savage (Liberal Democrat - South Cotswolds)
Question to the Department for Work and Pensions:
To ask the Secretary of State for Work and Pensions, what assessment he has made of the potential impact of the levels of housing costs on the ability of working-age residents in almshouse accommodation in rural areas to remain (a) in employment and (b) financially independent.
Answered by Stephen Timms - Minister of State (Department for Work and Pensions)
We acknowledge the vital part that almshouses play in providing much needed low-cost affordable housing. Residents pay a weekly maintenance contribution which is usually much lower than the market rate, which can be paid for through Housing Benefit or Universal Credit.
It is the responsibility of the local authority to determine whether housing costs meet the definition to be paid for through Housing Benefit. This will depend on the type of landlord and whether the resident is being provided with care, support or supervision.
The level of housing support which the resident will receive is determined by whether the almshouse is privately owned or managed by a social landlord.
The Local Housing Allowance (LHA) applies to residents living in the private rented sector who are in receipt of Housing Benefit or Universal Credit. LHA determines the maximum housing support for tenants in the private rented sector. Households in similar circumstances living in the same area are entitled to the same maximum rent allowance, regardless of the contractual rent paid. LHA rates are not intended to cover all rents in all areas.
Claimants in receipt of housing support living in the social rented sector have their eligible rent paid in full, unless the level of housing support is reduced because of their income or savings, contributions from non-dependants, or limited by the benefit cap or the removal of the spare room subsidy (RSRS).
For those who require further support Discretionary Housing Payments (DHPs) are available from local authorities for low-income renters who face a shortfall in meeting their housing costs. From April 2026 DHPs for England will be incorporated into the Crisis and Resilience Fund (CRF).
DWP systems do not include almshouses as a specific residency type and therefore we cannot identify them in our data.
Asked by: Roz Savage (Liberal Democrat - South Cotswolds)
Question to the Department for Work and Pensions:
To ask the Secretary of State for Work and Pensions, what assessment her Department has made of the potential impact of the (a) under-occupancy charge and (b) Local Housing Allowance on residents in almshouse accommodation who are in (i) low-paid and (ii) part-time employment.
Answered by Stephen Timms - Minister of State (Department for Work and Pensions)
We acknowledge the vital part that almshouses play in providing much needed low-cost affordable housing. Residents pay a weekly maintenance contribution which is usually much lower than the market rate, which can be paid for through Housing Benefit or Universal Credit.
It is the responsibility of the local authority to determine whether housing costs meet the definition to be paid for through Housing Benefit. This will depend on the type of landlord and whether the resident is being provided with care, support or supervision.
The level of housing support which the resident will receive is determined by whether the almshouse is privately owned or managed by a social landlord.
The Local Housing Allowance (LHA) applies to residents living in the private rented sector who are in receipt of Housing Benefit or Universal Credit. LHA determines the maximum housing support for tenants in the private rented sector. Households in similar circumstances living in the same area are entitled to the same maximum rent allowance, regardless of the contractual rent paid. LHA rates are not intended to cover all rents in all areas.
Claimants in receipt of housing support living in the social rented sector have their eligible rent paid in full, unless the level of housing support is reduced because of their income or savings, contributions from non-dependants, or limited by the benefit cap or the removal of the spare room subsidy (RSRS).
For those who require further support Discretionary Housing Payments (DHPs) are available from local authorities for low-income renters who face a shortfall in meeting their housing costs. From April 2026 DHPs for England will be incorporated into the Crisis and Resilience Fund (CRF).
DWP systems do not include almshouses as a specific residency type and therefore we cannot identify them in our data.
Asked by: James Cleverly (Conservative - Braintree)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, what information his Department holds on the number of properties for rent in the private rented sector in each of the last three years.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
My Department collects data on the number of dwellings in the private rented sector through the English Housing Survey, which is published annually and can be found on gov.uk here.
The latest estimates for the number of private rented sector dwellings in England are as follows: 4,864,000 in 2022, 4,880,000 in 2023, and 4,910,000 in 2024.
Asked by: Mike Martin (Liberal Democrat - Tunbridge Wells)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, what recent assessment he has made of the potential impact of guarantor requirements in the private rented sector on prospective tenants who can demonstrate affordability but do not have access to a suitable guarantor.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
According to the latest English Private Landlord Survey, which can be found on gov.uk here, 21% of landlords required a guarantor for their most recent letting.
The government recognises that blanket requirements for a guarantor could act as a barrier to renting for some tenants and expects landlords and agents to consider tenants’ individual circumstances when negotiating rental conditions.
We are committed to monitoring the use of guarantors as part of our wider evaluation of the impact of our reforms on the private rented sector.
Where a landlord or agent is not satisfied by the outcome of pre-tenancy checks, they may ask a prospective tenant to provide a guarantor. If this is not possible, then a tenant may choose to use a professional guarantor service as an alternative. Local authorities may offer guarantee schemes to help people on low incomes or at risk of homelessness.
Asked by: Baroness Hayter of Kentish Town (Labour - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government when they plan to introduce legislation to require all property managing agents to be suitably qualified.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
The government is committed to ensuring that those living in the rented and leasehold sectors are protected from abuse and poor service at the hands of unscrupulous property agents.
Property agents must already belong to a government-approved redress scheme. This legislative requirement is currently enforced by local authorities and National Trading Standards’ Lettings and Estate Agency Team, who have the power to issue warnings and banning orders to rogue estate and letting agents.
The redress schemes publish data on the number of complaints they receive, the amount awarded to consumers, and maintain a public list of agents that have been expelled from their respective schemes.
Managing agents play a key role in the maintenance of multi-occupancy buildings and freehold estates. Their importance will only increase as we transition toward a commonhold future, and so we are looking again at Lord Best’s 2019 report on regulating the property agent sector, particularly in light of the recommendations in the final Grenfell Inquiry report.
Many leaseholders face persistent delays and high costs when trying to sell their properties. Currently, freeholders and managing agents are responsible for providing essential sales information, but they often have little incentive to do so efficiently. Homeowners living on private or mixed tenure estates, who contribute to the maintenance and upkeep of communal areas, can face similar challenges when trying to obtain relevant information from their estate manager. The government will take forward measures in the Leasehold and Freehold Reform Act 2024 (LFRA) which will speed up the provision of information for leaseholders and homeowners on private or mixed tenure estates who wish to sell their property, and protect sellers from unreasonable fees when requesting this information.
The previous government committed to regulate the property agent sector in 2018 and asked a working group Chaired by Lord Best to advise them how to do it, yet it failed to respond to their findings from 2019. Managing agents play a key role in the maintenance of multi-occupancy buildings and freehold estates, and their importance will only increase as we transition toward a commonhold future, and so we are looking again at Lord Best’s 2019 report on regulating the property agent sector, particularly in light of the recommendations in the final Grenfell Inquiry report.
On 4 July 2025, we launched a wide-ranging consultation on proposals to hold landlords and managing agents to account for the services they provide and the charges and fees they levy. This included the introduction of mandatory qualifications for managing agents and estate managers on freehold estates. This consultation closed on 26 September 2025, and we are analysing responses.
On 6 October 2025, the government announced the biggest shake-up to home buying in this country’s history, including proposing a future consultation on mandatory qualifications for estate and letting agents. We also propose introducing a code of practice setting out the minimum standards expected of all residential property agents including estate, letting and managing agents.
We will set out our full position on regulation of estate, letting and managing agents in due course.
Asked by: Suella Braverman (Reform UK - Fareham and Waterlooville)
Question to the Department for Energy Security & Net Zero:
To ask the Secretary of State for Energy Security and Net Zero, what assessment he has made of the potential impact on the Government’s net‑zero and home‑energy‑efficiency targets of delays in implementing the Warm Homes Plan.
Answered by Martin McCluskey - Parliamentary Under Secretary of State (Department for Energy Security and Net Zero)
Our landmark £15 billion Warm Homes Plan is already delivering on our commitment to lower energy bills and upgrade up to 5 million homes by 2030, as evidenced by BUS-supported heat pump installations rising 40% in the year to November 2025 compared with the previous year. We have also committed to other home upgrade targets such as raising minimum energy efficiency standards in the private rented sector and deploying solar panels on the rooftops of up to 3 million more homes by 2030. The government is committed to its net zero targets, tackling fuel poverty, and strengthening our energy security.
Asked by: Clive Betts (Labour - Sheffield South East)
Question to the Department for Energy Security & Net Zero:
To ask the Secretary of State for Energy Security and Net Zero, what steps his Department is taking to help protect private renters from rent increases after landlords invest to improve the energy efficiency of homes in line with the new energy efficiency standards.
Answered by Martin McCluskey - Parliamentary Under Secretary of State (Department for Energy Security and Net Zero)
The government is standing up for renters through new minimum energy efficiency standards in the private rented sector, and proposed standard for the social rented sector, which will lift around 650,000 households out of fuel poverty.
Landlords should provide clear communications about any changes, and government will provide guidance for landlords and tenants so that tenants know what to expect. There is also support available for landlords, including financing options.
The Renters’ Rights Act 2025 delivers stronger protections for tenants, including the right to appeal above‑market rents, the removal of Section 21 ‘no‑fault’ evictions, and a simplified tenancy structure. These measures increase security for renters and support them to challenge poor practice, and unfair rent rises without risking eviction.
Asked by: Freddie van Mierlo (Liberal Democrat - Henley and Thame)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, what assessment he has made of the potential merits of extending the Freedom of Information Act 2000 to cover housing associations in England.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
This government is committed to increasing transparency and accountability in the social rented sector.
In September 2025, we directed the Regulator of Social Housing to introduce new Social Tenant Access to Information Requirements (STAIRs) for private registered providers (PRPs) of social housing, including housing associations, to enable residents to request information about their housing management. From October 2026, PRPs will be required to proactively publish information relating to the management of their social housing. From April 2027, they will also be required to respond to information requests from tenants.
We carefully considered the case for bringing PRPs of social housing within the scope of the Freedom of Information Act 2000 but ultimately decided that a bespoke scheme would be the most effective and proportionate way of ensuring that all social tenants can access information about the management of their homes.
The divergences from FOI, such as specifying that only tenants and their representatives can access information and that information requests must relate to issues relevant to the management of social housing, are proportionate for PRPs in their capacity as private businesses.