Category: Housing

Eddie Hughes – 2022 Housing Update Statement

The statement made by Eddie Hughes, the Minister for Housing, in the House of Commons on 17 March 2022.

Supported housing plays a vital role in delivering better life outcomes and improved wellbeing and health for many vulnerable people.

The Government are committed to ensuring that supported housing is good quality and meets the needs of its residents. In recognition of its importance, the Government are investing £11.5 billion in much needed supply through the affordable homes programme, which includes delivery of new supported housing for older, disabled and other vulnerable people.

However, we are aware of a minority of landlords who charge high rents for poor quality accommodation and little or no support.

I wish to inform the House of the Government’s intention to bring forward measures to put an end to unscrupulous landlords exploiting some of the most vulnerable in our society.

We have no intention of penalising those providers who operate responsibly. We are clear that measures must be as targeted and proportionate as possible to protect supply of housing across the board.

Our intention is to take forward a package of measures that will include:

Minimum standards for the support provided to residents to ensure residents receive the good quality support they expect and deserve in order to live as independently as possible and achieve their personal goals;

New powers for local authorities in England to better manage their local supported housing market and ensure that rogue landlords cannot exploit the system to the detriment of vulnerable residents and at the expense of taxpayers; and

Changes to housing benefit regulations to seek to define care, support and supervision to improve quality and value for money across all specified supported housing provision.

We will introduce any measures requiring legislation when parliamentary time allows.

We will work closely with local government, sector representatives, providers and people with experience of supported housing as we develop these measures to ensure they are fit for purpose, deliverable and minimise unintended consequences for the providers of much needed, good quality supported housing.

Alongside these proposed measures, today I am announcing that we will provide £20 million for a supported housing improvement programme. Funding for this three-year programme will be open to bids from all local authorities and build on the clear successes of the supported housing pilots. The pilot authorities were able to drive up the quality of accommodation and support to residents. They also improved value for money through enhanced scrutiny of housing benefit claims to verify that costs were legitimate and reasonable.

The supported housing improvement programme will be vital to drive up quality in the sector in some of the worst affected areas immediately, while the Government develop and implement longer-term regulatory changes. The bidding prospectus for the programme will be published in due course.

This package of proposed measures will tackle poor quality and poor value for money in supported housing and improve outcomes for individuals, while preserving good quality provision run by responsible providers.

22/03/2022
Sadiq Khan – 2022 Comments on a Rent Freeze in London

The comments made by Sadiq Khan, the Mayor of London, on 9 March 2022.

Private renters make up nearly a third of everyone living in the capital and they are set to be hit by a devastating combination of price and bill rises. Too often the needs of private renters are ignored by both landlords and the Government.

Rising fuel and energy costs – which will hit renters in energy inefficient homes the hardest – are already causing anxiety and stress, with a big rise in the energy price cap due next month. That’s why today I’m calling on ministers to give me the powers to stop rents rising in the capital, and help me to give people a chance to get back on their feet after the pandemic.

10/03/2022
Sadiq Khan – 2022 Comments on Leaseholders Getting Information on Building Safety

The comments made by Sadiq Khan, the Mayor of London, on 28 February 2022.

Nearly five years after the Grenfell Tower fire there are still too many Londoners who don’t feel safe in their homes.

For too long now Londoners trapped in unsafe flats have faced a drawn out and complicated process to get an EWS1 form. The guidance published today will help leaseholders get this vital information by improving the way landlords and managing agents commission EWS1 forms and share those findings with the leaseholders who need them.

The building safety crisis is a national crisis and it requires national solutions. While some progress is now belatedly being made by the Government, leaseholders are still facing huge bills for problems they played no part in causing. I’m determined to continue to fight for the rights of leaseholders to feel safe in their homes and to prevent them paying for a building safety crisis that is not of their making. That includes putting pressure on the private sector, the developers, the Government and those who manage these sites to ensure Londoners can feel safe in their homes again.

28/02/2022
Diane Abbott – 2022 Speech on Housing Disrepair

The speech made by Diane Abbott, the Labour MP for Hackney North and Stoke Newington, in the House of Commons on 25 February 2022.

I will speak this afternoon about the truly terrible housing conditions that have been endured for too long by the residents of Evelyn Court on Amherst Road in my constituency. This block is run and managed by the Industrial Dwellings Society housing association. One can see that it would have once been a very nice estate and a pleasant place to live, but when I visited it several times recently and residents kindly invited me into their flats, I was shocked by what I saw. Let me say straightaway that the tenants of all the flats I visited had made every effort to keep them nicely, which made it even more heartbreaking that their flats were disfigured by chronic disrepair problems that were not in their power to deal with and about which the Industrial Dwellings Society housing association had let them down time after time when it had promised to fix things.

I saw dreadful mould covering walls, damp, water leaking in and dampness rising from the floor. In addition, tenants told me about blockages in their drainage system and insect infestations. Among the insects that they had had to deal with in large numbers were ants, spiders and slugs. Worst of all were the health problems that the tenants and their children were enduring because of the damp and mould. I was told about nausea, coughs, colds and chronic asthma. The conditions in Evelyn Court are completely unacceptable and the Industrial Dwellings Society should be ashamed of itself for leaving its tenants in that state.

The Industrial Dwellings Society was set up in 1885 by a group of Jewish philanthropists and businessmen who wanted to relieve overcrowding in the east end of London. If they could see the dreadful conditions that, in 2022, their organisation is housing eastenders in, they would be shocked. Those problems are not confined to Evelyn Court, however: the private sector as a whole has the worst housing disrepair and more than 1.1 million homes in the sector—fully one quarter—do not meet the decent homes standard.

I also deal with terrible housing disrepair problems elsewhere in the public sector. Among the cases that I am currently dealing with is an L&Q housing association tenant who is suffering from a leaking roof, rising damp, slugs, an infestation of drain flies, continually blocked drains, sewage spilling out into the garden and emerging from the sink, and a shower that has been broken for three years. Another L&Q tenant who I and my staff are trying to help is living in a flat with no working toilet, no gas, a leaking roof and an insect infestation.

We are also trying to help a Hackney Council tenant who has been without gas and hot water since 15 December and whose bathroom is in a state of disrepair. A further Hackney Council tenant is in a property with severe mould and raw sewage outside her flat from a drain that has been blocked for six months. That is just a sample of the scores of new housing disrepair cases that I deal with every month.

The Minister must be wondering why housing disrepair is so endemic. There are several reasons. There is a lack of funding from the Government generally and they, quite correctly, put the responsibility for fire safety and net zero carbon emissions on to housing associations. I support those policies and that is the right thing to do, but they fail to fund those issues properly. It would take £15 billion to deal with fire safety issues in London alone.

Another issue is that housing associations—many of them, such as the Industrial Dwellings Society, set up more than a century ago with every intention of helping local people—no longer have a strong local presence. Tenants who need repairs often have to contact call centres situated far away in cities such as Birmingham and Liverpool. The people in these call centres do not know the estate or the individuals, and they often cannot grasp the problems they are trying to explain.

The regulators, including the Regulator of Social Housing and the housing ombudsman, are the Government’s responsibility, but they do not have sufficient powers. They can only deal with the process, not individual cases, and they are not able to impose fines big enough to be a real deterrent.

The Department for Levelling Up, Housing and Communities promised a White Paper on this sector in autumn 2021, and it has still not appeared—it is now promised for 2022. Will the Minister commit the Government to producing the White Paper on this important sector in 2022?

The Homes (Fitness for Human Habitation) Act 2018 requires private sector landlords to ensure that their properties are fit for human habitation at the beginning of a tenancy and throughout. Bearing in mind that 1.1 million homes in the private sector do not meet the decent homes standard, how many cases have been brought under this Act? How many of those cases have been successful? Finally, how much money has been allocated to local authorities to enforce the decent homes standards?

I would not like to conclude this speech without applauding the London Renters Union, which has given so much support to the tenants of Evelyn Court. Furthermore, the London Renters Union, across London, has not only helped tenants but empowered them. The tenants of Evelyn Court are not asking for the world. They want the Industrial Dwellings Society to keep its promise of a 24-hour call out, they want it to communicate with them properly and, above all, they want it to do something permanent about the terrible disrepair in Evelyn Court.

As a Member of Parliament for more than 30 years, one of the biggest parts of my case load is housing and housing disrepair. I cannot stress enough to Ministers the misery, depression and anxiety that long-running housing disrepair causes to tenants. The Government have a role to play in ensuring that tenants have disrepair addressed according to existing legislation and according to the needs of tenants. If the Government cannot meet the needs of tenants in these dreadful conditions, how much do they really care about tenants?

I ask the Minister to look into the issues I have raised and to take action for the tenants of Evelyn Court.

28/02/2022
Eddie Hughes – 2022 Comments on Rough Sleeping

The comments made by Eddie Hughes, the Housing Minister, on 24 February 2022.

The government remains focused on ending rough sleeping by the end of this parliament and we’re making excellent progress towards this.

Today’s figures are testament to that, showing our investment is helping more people have a roof over their heads and the best possible chance of turning their lives around.

24/02/2022
Eddie Hughes – 2022 Comments on Support for Domestic Abuse Victims

The comments made by Eddie Hughes, the Rough Sleeping and Housing Minister, on 15 February 2022.

This funding will give victims of domestic abuse and their children across the country the practical and emotional support to recover and rebuild their lives from this terrible crime.

Through the landmark Domestic Abuse Act, the government has transformed the response to domestic abuse, helping to prevent offending and make sure victims are protected and supported.

The consultations we are launching today build on this work and will help us give victims more options to move forward with their lives in the way that is right for them.

15/02/2022
Jeremy Quin – 2022 Statement on Annington Property Ltd

The statement made by Jeremy Quin, the Minister for Defence Procurement, in the House of Commons on 27 January 2022.

The Ministry of Defence—MOD—continues to review its estate to ensure value for money.

In 1996, the Ministry of Defence, in what was effectively a sale and leaseback agreement, granted a 999-year lease of over 55,000 service family accommodation homes to Annington Property Ltd and immediately leased the homes back on 200-year underleases. In 2018, the National Audit Office concluded in its review of the arrangements that taxpayers are between £2.2 billion and £4.2 billion worse off as a result of the sale and leaseback arrangements.

Given our obligations to secure value for money, we have reviewed the MOD’S current arrangements with Annington and now set out the steps that the MOD is taking to deliver greater value for money for the taxpayer in relation to service family accommodation.

First, the MOD engaged highly experienced advisers and counsel to deliver a settlement with Annington in the site rent review process. This settlement achieves value for money, and removes ongoing uncertainty for the Department; we believe it to be a good outcome and a fair settlement. The settlement resulted in a change in the overall adjustment to open market rents from 58% to 49.6%.

Secondly, the MOD continues to reduce the number of untenanted properties which it holds since these otherwise represent a liability for the taxpayer, by returning these to Annington under the terms of the lease.

Thirdly, the MOD can confirm that the Department will explore the exercise of its statutory leasehold enfranchisement rights to buy out Annington’s interest in the homes and gain full ownership rights. Initially, the MOD has made a single claim for one house, with the intention to submit a further claim in respect of another house in the near future. It is hoped that this test case will establish certain key principles. The cost of enfranchising these houses will be in accordance with the statutory enfranchisement formula, fixed at the date of the notice of claim, and the price will be agreed between the parties or determined by an independent tribunal. If the cost of recovering full ownership of the units from Annington is less than the present value of the MOD’s ongoing liabilities, such a transaction is likely to represent good value for money. The MOD would then benefit from any future appreciation in value of the units. Accordingly, the MOD has served notice on Annington under section 5 of the Leasehold Reform Act 1967 of its desire to enfranchise a house currently leased from Annington. Annington, through its lawyers, has notified the MOD that it is considering the impact of the claim and has put the MOD on notice of a potential dispute.

A successful enfranchisement programme would also provide the MOD with more flexibility in the management of its estate to the benefit of defence, tenants, and potentially wider Government objectives.

28/01/2022
Sadiq Khan – 2022 Comments on the Service Charges Charter in London

The comments made by Sadiq Khan, the Mayor of London, on 21 January 2022.

Shared ownership properties can be a helpful first rung on the housing ladder for Londoners. However, too many homeowners have faced a confusing set of fees and charges. Where service charges are incorrectly administered, leaseholders are often drawn into a time-consuming process to challenge.

Our new Service Charges Charter will help shared owners have a better experience of home ownership, reducing stress and worry. Housing providers also recognise the benefits that following Charter can bring – leading to more efficient services, and a reduction in complaints.

I’m proud to have hit every single one of my delivery targets in the current Homes for Londoners: Affordable Homes Programme 2016-2023 and I’m determined to continue leading by example, by doing everything I can within my powers to help leaseholders and improve the shared ownership experience for Londoners.

22/01/2022
Fleur Anderson – 2022 Speech on Cladding in Putney

The speech made by Fleur Anderson, the Labour MP for Putney, in the House of Commons on 21 January 2022.

Thank you, Madam Deputy Speaker, for granting this debate on the impact of unsafe cladding in Putney. I thank the Minister for taking the time to respond today. I also thank all those who are watching, who may increase the audience for this debate considerably, as it is on an issue of huge importance to my constituents in Putney, Roehampton and Southfields. I have been campaigning on it for over two years now, since I was elected. It is one of my biggest campaigns, so I am very grateful to be given this time—an unusual amount of time to be able to explain the impact of cladding in Putney, which echoes the stories and experiences of people affected by cladding all over the country.

First, I thank the UK Cladding Action Group, the Leasehold Knowledge Partnership and the End Our Cladding Scandal campaign, and all the cladding campaigners locally, for campaigning relentlessly on the issue. I am with you in the fight.

I will talk today about some of the failures of the Government to respond to the cladding crisis. Developers have checked out of many developments that they built shoddily and have moved on. So will the Government really be able to bring them to the table? The building safety fund is failing. It is too slow and has too many exemptions, and there is nothing in the Building Safety Bill to actually protect leaseholders. Will it all be hot air? These are the questions that I will be asking.

Madam Deputy Speaker, imagine that you had worked really hard and saved for your entire life to buy your first property. You find your dream flat—there are many dream flats in Putney; it is a wonderful place to live—and you have your offer accepted. You invest your life savings to complete the purchase. You buy the flat in good faith, no doubt having been serenaded by an estate agent and after the council searches have come back clean as a whistle. You are good to go ahead. Everything has fallen into place. You have planned your new life and you move into your new home.

Then you are told, after you have signed on the dotted line, that because of the wanton recklessness and corner cutting of a cowboy developer, your new home is actually riddled with fire safety issues. It is a deathtrap. And you are asked to stump up £50,000 or more to get it fixed. You either do not pay, or you will be forced to pay, or bankrupted. Even if you could pay, it will not get fixed straightaway; it might get fixed in two, three or four years. You do not know what the schedule will be; you are at the mercy of the managing agents and the developers. Until then, you are stuck and, as in many cases, bankrupt.

It sounds like an absurd situation and something straight out of “Rogue Traders”, but it is actually the exact experience of thousands of leaseholders in Putney, Roehampton and Southfields, and it has happened on the Government’s watch.

As I will explain, the Government’s announcement last week was welcome. It is a step change and new words. However, it will do little yet to change the reality. It is important to realise that behind the numbers, the surveys and the technical language, there are people who are having their lives ruined. I will say something about the impact that is having on them.

One constituent said to me:

“I am living this nightmare every day as this mess continues to drag on. I ask you; you tell me, ‘What’s the point of living a life like this?’ I am starting to get sick again and I’m finding it super hard to carry on.”

Another constituent has said:

“I’ve been diagnosed with stress-induced epilepsy and I’m now on medication for the next 5 years as a minimum. I’m at risk of being declared bankrupt, and this may mean I am jobless, as my profession depends on this. Critically vulnerable leasees are facing ever-mounting financial pressures and are unsure they can keep going.”

Another constituent, who is father to a young family, said:

“We are like prisoners for the mistake we have not made.”

He finished by saying something that was painful to read:

“Do we need to commit suicide to be heard by others on this issue?”

I have heard similar comments by others who feel desperate.

Another constituent, who has terminal cancer, wrote:

“At the moment, I am facing a bleak death. I had hoped I could use the capital from my flat (I own 25%, Notting Hill Genesis own 75%) to either fund future hospice care or transfer to sheltered housing… However, I am unable to sell this flat, and am pretty much trapped here.”

I could go on. The mental and physical health impact on leaseholders across the country is phenomenal.

I am afraid that the optimism and good words contained in the Secretary of State’s announcement last week belie a real grasp of what is happening. The urgency of the situation has not been seen by the Government so far, because we are years after Grenfell and we are still in this situation. I have had residents from 30 blocks in my constituency reach out to me in the past two years. I have had numerous meetings with them, with developers and with managing agents, and this is the ninth time that I have spoken about this in the House. I will outline some of the cases because they are good examples not only of what is happening to those people—these are specific cases that need to be addressed by the Government—but of what is being experienced by so many people around the country.

I will start with the Riverside Quarter, a huge development that was developed and owned by Frasers Property Ltd. Shortly after the Grenfell fire, eight of the buildings failed fire safety tests and Frasers told leasees in the four older blocks that, since it had no remaining financial interest in the buildings, under leasehold law those leasees would have to pay. So it fixed the cladding in four blocks but would not fix it in the other four blocks.

Although Frasers has been able to secure funding through the building safety fund for three of the four remaining blocks, the fourth block was denied funding due to a slightly different final coat of render being used. The internal fire risks are identical in all four blocks, but this seemingly arbitrary technicality resulted in the Ministry of Housing, Communities and Local Government turning it down.

On 15 December last year, Frasers sent a notice that under its lease terms it will be charging the 204 leaseholders over £4.2 million for unfunded fire repair costs. Charges per flat will be as high as £72,000, on top of those 204 leaseholders having to pay £170,000 a year between them for waking watch, which they call sleeping watch. This is a prime example of developers who are also freeholders ignoring the Secretary of State’s stated intentions.

The second development is the Swish building, in east Putney. Over two years ago, unsafe, non-ACM cladding was discovered on the Swish. It has been at stage 2 of the building safety fund application for over a year. The timber part of the application has been rejected and the freeholder, Tapestart Ltd, is nowhere to be seen. Work to fix the cladding should have started in September 2021, yet residents are nowhere even close to receiving approval for funding. There has been delay after delay, with no clear transparency from the managing agent, Trinity Estates.

Next is 2, 6 and 8 Hardwicks Square. Unsafe cladding was discovered, following an EWS1 assessment in 2018, in which it scored a B2 rating. Residents applied to the building safety fund over a year ago. They were left in the dark about the application for nine months, but then told that there were more defects than had been thought, so the application needed to go back to the drawing board. It is still pending and they are still waiting. They are paying for waking watch to the tune of £45,000 a month and have had an eye-watering 500% insurance hike. The ultimate freeholder is Blackstone, a private equity company. Will Blackstone be speaking to the Secretary of State as part of the roundtable discussions?

Next door to Hardwicks Square is the Filaments development, where the developer has agreed to pay for remediation. That shows that some developers do pay up, and I commend them, but there are several major fire safety defects. Everyone in the development has been waiting for two years. They have experienced delay after delay, and residents are incredibly anxious. Will the Government set a final deadline for works to be done everywhere, no matter who is paying for them?

The Radial development has not received funding for the remediation of unsafe, non-ACM cladding found on the block, despite the application having been made in July 2020. What is the delay? It is getting ridiculous. I wrote to the freeholder, the ominously named Godfather Investments, 18 months ago, urging them to take responsibility and I received the following chilling response:

“We have taken legal advice on the whole issue of liability for unsuitable cladding and it is well documented that in circumstances such as described…the Freeholder has no liability. With respect, we find the suggestions contained in your letter to be wholly disingenuous and counterproductive.”

I hope that the Secretary of State is also speaking to Godfather Investments, that they have changed their tune and that they will be supporting the remediation of cladding.

One of the smaller affected blocks is Mill Court development, which is interesting because it is under 11 metres high, so it does not come within the remit of the building safety fund. Yet residents have been told they face costs of around £1 million for remediation works. The Building Safety Minister, Lord Greenhalgh, recently said he was “appalled” when he heard about the case and Optivo’s extensive remediation plans for such a small building. However, Optivo is still intending to move ahead with remediation works, subject to the announcement of further Government guidance. Does the Minister agree with Lord Greenhalgh’s assessment? If buildings under 11 metres are declared unsafe, will they be added to the remit of the Fire Safety Bill?

Finally, I want to highlight Percy Laurie House, which is over 18 metres and was assessed as having a form of cladding requiring remediation. The residents made an application to the building safety fund, but again it has now been a year since they made it and, despite following up frequently, the application has remained pending for 12 months. It is a familiar story, and it is causing enormous anguish.

Let me be clear: I welcome many aspects of the recent announcement from the Secretary of State, which echo much of what the Labour party and I have been calling for for the past two years. However, the situation on the ground in Putney exposes several realities that the Secretary of State has not yet grasped. First, what assurances are there that developers are coming to the table? I understand that developers had a meeting with the Secretary of State yesterday: I would like to know who came to that meeting, and for leaseholders to be assured that developers are taking action and things are moving ahead. Can they have hope? Will they be able to sleep at night again? Too many developers I am in contact with seem to have just checked out of the process.

Secondly, the building safety fund is clearly riddled with serious flaws. It is arbitrarily denying funding for certain types of cladding, and it is painfully slow. Application success seems to rest on the competency of the property manager, rather than the safety of the building. As the constituency MP, I should not need to chase application updates for residents: the whole safety fund needs an overhaul. To give perspective, in two years that fund has only funded 18 out of the 1,000 buildings that need work—that is 1.8%.

Thirdly, what about buildings under 11 metres? There is a gaping hole there, and as the case of Mill Court shows, withdrawing the consolidated advice note has not stopped fire safety works proceeding and the costs being passed on to leaseholders.

Fourthly, what about non-cladding defects? Why the omission? We cannot just make a building half safe. I have many constituents facing ruinous costs for non-cladding fire safety defects, who seem to have been abandoned by the Government.

There is only one way to end this nightmare for leaseholders, which is the one thing that the Government have so far refused to do: put cast-iron legal protections for leaseholders from the costs of remediating any historic cladding and non-cladding defects on the statute book. That could have been done this week through the Building Safety Bill, but was not. The Government still have a few more opportunities to do so, but they are fast running out of time. I seek assurances from the Minister that it will be done. Ministers have promised 18 times to protect leaseholders from ruinous fire safety costs, yet leaseholders in my constituency, at least, still cannot sleep at night for worries about their building and the costs they may have to pay for. I stand with my affected residents and leaseholders in Putney, Roehampton and Southfields, and we say to the Government, “No more hot air. Time to put your money where your mouth is and end this misery.”

22/01/2022
Eddie Hughes – 2022 Speech on Private Rental Price Increases

The speech made by Eddie Hughes, the Parliamentary Under-Secretary of State for Levelling Up, Housing and Communities, in the House of Commons on 14 January 2022.

I begin by congratulating the hon. Member for Hornsey and Wood Green (Catherine West) on securing this important debate on insecurity in the private rental market. In a country as great as ours, it should be a basic human right that people, regardless of whether they are home owners, leaseholders or tenants, feel safe and secure in their own home.

The hon. Lady touched on a number of issues that I am sure are familiar not just to me and my constituents but to Members and constituents across the country. As she rightly pointed out, the private rented sector is the second largest housing tenure in the country—11 million people are housed in that way. In fact, 19% of people in the country live in the private rented sector. It is also housing the most diverse range of people these days. People living in the private rented sector are often older now and families rather than single people.

Although it is the sector that continues to play a central role in providing housing across the country, it is the housing market that has undoubtedly left thousands of tenants feeling insecure and unprotected. However, this does not need to be the case and it should not be the case. We, the Government, want to shift the odds in favour of renters and deliver a better deal for them.

People across the country should be able to expect that, when they are signing up to a rental agreement, they will be protected from wrongdoing. There is still much to do for us to reach that point, but the action that we are taking will improve the lives of people right across the country.

As I stand here today, unfortunately, and as the hon. Lady rightly pointed out, millions of responsible tenants are living in homes in the knowledge that they could be uprooted at a moment’s notice and with minimal justification. That is not peace of mind; that is simply wrong. To give people the confidence they need to be able to plan for the future, we are stepping up with the biggest change in legislation for the private rented sector for a generation by abolishing no-fault evictions—section 21s as they are more formally known. This is the centrepiece of our plans to raise standards across the whole of the private rented sector and reflects our determination to drive out rogue and unscrupulous landlords. Our reforms will deliver a fairer, more effective rental market and, later this year, we will publish the White Paper that sets out the blueprint for the whole sector. I appreciate completely that the hon. Lady is very keen for us to progress, but it is important, given this once-in-a-generation change, that we make sure that we have consulted widely with people from across the sector to ensure that we get it right.

In the meantime, the hon. Lady can be assured that we are not resting on our laurels. We are engaging with the widest possible range of voices, including stakeholders and organisations from across the sector. As much as we sometimes like to pretend, politicians do not always have the answers. Hearing and listening to these views would not only ensure that the White Paper and future legislation actually address the challenges that exist, but help to create a system that works for everyone.

As part of a range of actions to address the urgent and pressing needs of the generational pandemic that has arrived on our shores, we acted to keep renters safe in their homes. We banned bailiff evictions, extended notice periods, and provided unprecedented financial support to people and businesses. These measures worked: fewer households were assessed as homeless; there are fewer rough sleepers today; and fewer possession claims are now being made in the courts. We will make sure that build back better is more than a slogan. As we recover from the pandemic, it is right that we do everything we can to improve the security of tenants in the private rented sector and learn the precious lessons from the interventions that we adopted to make sure that we deliver greater protection for tenants and empower them to hold their landlord to account.

The hon. Lady is right to raise the issue of no-fault evictions. Currently, landlords can evict tenants with as little as two months’ notice once their fixed-term contract has come to an end without even needing to give a reason. The practical implication of this unjust situation is that the tenant can find themselves living with the worry that they may be evicted at the click of a finger. Other tenants continue to endure poor standards for fear that they will asked to leave if they complain about the problems in their home, as the hon. Lady pointed out. That is why the Government are committed to abolishing section 21 of the Housing Act 1988. No longer will tenants find that their landlord is evicting them on a whim with no reason given as to why they have to relocate their lives or disrupt their children’s education. In the future, landlords will always have to provide a specific reason for ending a tenancy, such as breach of contract or waiting to sell the property. It will also help to end revenge evictions where landlords may evict tenants who rightly complain about poor standards, as raised by the hon. Lady. It will protect tenants from having to make frequent and short-notice moves, and will enable them to put down roots and plan for the future.

In 2019, we consulted the public on our proposed reforms to the tenancy framework and how we should take it forward. About 20,000 people gave us their views, and we are listening. While we continue to drive forward work on sector reform, we also recognise that affordability concerns can cause insecurity for renters, and we are committed to tackling that.

It is unfortunate to hear of issues that constituents have raised about rent hikes. Under the existing legislative framework, private sector landlords can increase the rent in two main ways. First, during the fixed-term period any rental increases are set out in the tenancy agreement, allowing landlords and tenants to agree arrangements that suit their circumstances. Secondly, once the fixed-term has ended—and if the agreement transitions to a statutory periodic tenancy—a landlord is able to adjust the rent once a year under section 13 of the Housing Act 1988. The landlord must serve a notice to the tenant informing them of the proposed change. If the tenant does not agree with the landlord’s intention, they can refer the matter to the property chamber of the first-tier tribunal for independent adjudication. The tribunal will consider the application and decide what the maximum rent of that property should be if let on the open market, considering, obviously, the conditions of the local housing market. Tenants may also have a rent review clause in their contract.

We are clear about the fact that it is for landlords and tenants to agree the amount of rent that should be charged at the outset of a tenancy, but the Government are keen to avoid any unintended negative consequences related to abolishing section 21. As part of that, we are determined that there should not be any mechanism for landlords to force a tenant to leave a property by including clauses in tenancy agreements which hike up the rent by excessive or unreasonable amounts just before the agreements are due to expire.

While three quarters of private renters found it easy to afford their rent, we understand that affordability may be an issue for some, and that they may require additional support. For tenants who are unable to afford their rental payments, a range of support is available through the welfare system, alongside the unprecedented financial package helping renters to afford their housing costs during the pandemic. That has meant that, even given associated pressures of covid-19, the vast majority of renters—93%—are up to date with their rent. That shows that the comprehensive package of support provided by the Government is preventing widespread rent arrears as a result of covid-19.

I hope we can all recognise that the Government are steadfast in their commitment to building a private rented sector that works for everyone: a sector that introduces a better deal for renters, and improves the lives of people across the country. Ours is a Government who are pursuing reforms that will ensure that good landlords can flourish and continue to provide the homes that the country needs, but it is also a Government who are protecting tenants from sharp practice and removing criminal landlords from the sector, and are building back better from the pandemic. We are committed to rebalancing the relationship between tenants and landlords to deliver a fairer, more secure and more desirable private rented sector. While that will not happen overnight, it will happen. We get it: we understand the challenges that exist in the sector, and we are open to dealing with them. That is why it is so important that we continue to drive through our reforms to ensure that we deliver on our aims.

We are aware that we need the support of the entire private rented sector if we are to achieve these goals. It is in that spirit that I again thank the hon. Lady for securing this important debate, and assure her that I intend to continue to drive through the Government’s ambitious agenda of reform in the sector.

17/01/2022