Homes (Fitness for Human Habitation) Bill — House of Commons, 2015-10-16
Topic: Housing
Philip Andrew Davies (Conservative, Centre-right): I will not give way again because time is pressing and I do not want to embarrass the hon. Gentleman further about his record as leader of Croydon Council—[Interruption.] It was Lambeth Council. I apologise to the hon. Gentleman, although I am sure the same principles apply It has to be said that a rather broader view came to be taken, under the influence of Lord Atkin, on what was considered fitness for human habitation. In his opinion: "If the state of repair of a house is such that by ordinary use damage may naturally be caused to the occupier, whether in respect of personal injury to life and limb, or injury to health, then the house is not in all respects reasonably fit for human habitation." That definition was approved by the House of Lords in the case of Summers v. Salford Corporation. In that case, a defective sash cord on the only window in the bedroom of a small house was held, in the circumstances, to make the property not reasonably fit for human habitation. Lord Atkin equated the requirement of reasonable fitness for human habitation with habitable repair, which had been defined earlier There was an attempt to come up with a specific definition in the Housing Act 1936. It is clear from the definition relating to sanitary defects that this approach was derived from the regulations made under the housing Act of 1925. There have, therefore, clearly been developments in the definition. The Bill proposes to change that definition once again, despite the fact that for all the previous stages of the definition there was not the other legislation in place that is in force now. We did not have all the legislation that came into being in the ’70s, ’80s and ’90s. None of that was in place, yet even then there was a narrow, if evolving, definition of homes fit for human habitation. There is even more legislation in place to protect the rights of landlords now, yet the hon. Lady wants to change the definition once again The report also gives the history of the fitness for human habitation provisions. That is key to understanding why they originally came into being, as they are the subject of the changes proposed in the Bill. I would, if time had allowed, have gone through the origins of the legislation and the definition, because if we are trying to fiddle with a definition, it is very important to know why it was introduced in the first place. I will not test your patience by doing that, Madam Deputy Speaker, because time is precious The hon. Lady argued that the Bill will merely do as the law originally intended on human habitation, but I do not accept that. Yes, the Bill seeks to address the original rent limits which exist to trigger the fitness for human habitation provisions in the Landlord and Tenant Act 1985, but it does so in such a way that includes nearly all properties, not just those with a certain level of rent. That was certainly not the intention when this was first introduced. It also extends the list of matters in the fitness for human habitation list and ignores the fact completely that there has been so much other legislation covering landlords since. The Bill covers nearly all properties, not just those in a certain rent band. The only exemptions appear to be those—the hon. Lady can correct me if I am wrong—contained in section 14 of the 1985 Act, which states: "Section 11…does not apply to a new lease granted to an existing tenant, or to a former tenant still in possession, if the previous lease was not a lease to which section 11 applied…Section 11 does not apply to a lease granted on or after 3rd October 1980 to—a local authority…a new town corporation, an urban development corporation, the Development Board for Rural Wales, a co-operative housing association, or an educational institution"— or housing action trust The hon. Member for Croydon North (Mr Reed) made a point about the terrible state of repair of houses in the private rented sector. I will make no comment on the back of it—people can draw their own conclusions—but of all the people who have come to me in my surgeries to complain about the standard of their housing, I think I can count on one hand the number who come to me in a year to complain about the standard of housing in the private rented sector. However, the numbers who come to see me about the standard of their housing in the social rented sector by their social housing provider is huge. I get no end of complaints about social housing. People can draw their own conclusions from that fact.