Asked by: Lord Carrington (Crossbench - Excepted Hereditary)
Question to the Department for Energy Security & Net Zero:
To ask His Majesty's Government what assessment they have made of the impact of minimum energy efficiency standards exemptions relating to leaseholder or third-party consent on progress towards improving energy efficiency in the private rented sector.
Answered by Lord Whitehead - Minister of State (Department for Energy Security and Net Zero)
The impact assessment published alongside the government response to the improving the energy performance of privately rented homes consultation contains information on the expected impact of third party consent exemptions on improving energy efficiency in the private rented sector. The treatment of exemptions in the PRS MEES modelling is found in the attached table.
Table - Treatment of exemptions in the PRS MEES modelling
Exemption | Treatment in modelling |
High-Cost exemption | Modelled: If the cost of making even the cheapest improvement exceeds the cost cap, we do not upgrade a property. |
All Relevant Improvements Made exemption | Modelled: If no relevant improvements can be made then no improvements are made in the modelling. |
Cost Cap exemption | Modelled: Where landlords install measures and hit the cost cap before reaching MEES, the model stops upgrading the property. |
Property Value Adjustment exemption (affordability exemption) | Not modelled: This exemption allows landlords of properties valued below £100,000 to work to a cost cap that is 10% of the property’s value. The NBM does not contain property prices to allow robust modelling of the exemption. |
Solid Wall Insulation (SWI) exemption | Modelled: For simplicity, we assume all landlords who can take advantage of this exemption do so (there may in reality be a small number of landlords who still wish to install SWI). Thus, our modelling results do not include SWI. |
Negative Impacts exemption | Not modelled: We do not account for specific cases where a measure is recommended on an EPC, but determined to negatively impact a property or its value through some other assessment. |
Third-Party Consent exemption | Partially modelled: We do account for in-situ tenants not consenting to improvements at a rate of 10%. However, we do not account for refused consent from other third parties, including superior landlords (freeholders) and local authorities through planning permission processes. |
New landlord exemption | Not modelled: We do not account for property transfers, but given new landlords exemptions only last for 6 months this will not significantly affect modelling results |
Asked by: Llinos Medi (Plaid Cymru - Ynys Môn)
Question to the Department for Energy Security & Net Zero:
To ask the Secretary of State for Energy Security and Net Zero, what assessment his Department has made of the potential impact of lowering the landlord cost cap and introducing low property value exemptions for minimum energy efficiency standards on private renters in Wales.
Answered by Martin McCluskey - Parliamentary Under Secretary of State (Department for Energy Security and Net Zero)
Government’s response to the consultation on increasing the minimum energy efficiency standard for private rented homes was accompanied by the Department’s Impact Assessment. The assessment provides an estimated impact of the final policy based on a range of data available, including HM Land Registry and property price data available for Wales. The measures included in the final policy are intended to be proportional to help manage the burden placed on landlords and the impact on the rental market, whilst still delivering improved, warmer, cheaper to heat homes for private rented sector tenants.
Asked by: Roz Savage (Liberal Democrat - South Cotswolds)
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 impact of the Renters’ Rights Act 2025 on homelessness presentations, local authority workloads, and private rented sector supply.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
The Impact Assessment for the Renters’ Rights Act can be found here.
Asked by: Lincoln Jopp (Conservative - Spelthorne)
Question to the Ministry of Housing, Communities and Local Government:
To ask the Secretary of State for Housing, Communities and Local Government, if he will make an assessment of the potential impact of the level of regulation of rented homes on landlords.
Answered by Matthew Pennycook - Minister of State (Housing, Communities and Local Government)
The government has already published impact assessments in respect of the Renters’ Rights Act; higher Minimum Energy Efficiency Standards for the private rented sector; and the extension of our updated Decent Homes Standard to it.
Asked by: Roz Savage (Liberal Democrat - South Cotswolds)
Question to the HM Treasury:
To ask the Chancellor of the Exchequer, what assessment HM Treasury has made of the potential impact of Stamp Duty Land Tax surcharges on additional properties on levels of long-term participation in the private rented sector.
Answered by Dan Tomlinson - Exchequer Secretary (HM Treasury)
The Higher Rates for Additional Dwellings (HRAD) within Stamp Duty Land Tax (SDLT) ensure that those looking to purchase a first property or move home have an advantage over second home buyers, landlords and companies purchasing residential property.
Asked by: Roz Savage (Liberal Democrat - South Cotswolds)
Question to the Department for Energy Security & Net Zero:
To ask the Secretary of State for Energy Security and Net Zero, whether his Department has considered flexible or compensatory approaches to EPC compliance, where upgrades are not technically or financially viable.
Answered by Martin McCluskey - Parliamentary Under Secretary of State (Department for Energy Security and Net Zero)
Having an EPC is a requirement for property owners selling or renting a property. Landlords of rented homes may also need to upgrade their properties to meet minimum energy efficiency standards. There are a number of existing exemptions for the private rented sector, who, since 2020, have been required to meet an EPC E standard or have a valid exemption. The government recently confirmed the standard will be increased for privately rented homes, and a new standard will be introduced for the social rented sector.
Asked by: Lord Wigley (Plaid Cymru - Life peer)
Question to the Ministry of Housing, Communities and Local Government:
To ask His Majesty's Government whether they plan to take steps to ensure that new buildings in central London that have been empty for over six months can be acquired by the Government and used for social or economic purposes.
Answered by Baroness Taylor of Stevenage - Baroness in Waiting (HM Household) (Whip)
The government wants to see more empty homes brought back into use across the country.
Local authorities have strong powers and incentives to tackle empty homes. They have the discretionary powers to charge additional council tax on properties which have been left unoccupied and substantially unfurnished for one or more years. The maximum premium that a council can apply increases, depending on the length of time that the property has been empty for, with a premium of up to 300% on homes left empty for over ten years. They can also access funding through the Affordable Homes Programme and Local Authority Housing Fund.
Local authorities can also use powers to take over the management of long-term empty homes to bring them back into use in the private rented sector. Local authorities can apply for an Empty Dwelling Management Order (EDMO) when a property has been empty for more than two years, subject to the production of evidence that the property has been causing a nuisance to the community and evidence of community support for their proposal. More information can be found on gov.uk here.
The government outlined its intent to strengthen local authorities’ ability to take over the management of vacant residential premises in the English Devolution White Paper published in December 2024 which can be found here. Further details will be set out in due course.
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.