Housing and Planning Bill — House of Commons, 2015-11-02
Topic: Housing
James Fitzpatrick (Labour, Centre-left): I am delighted to follow the hon. Member for South Norfolk (Mr Bacon). Housing is the biggest issue in my constituency, as it is in many others. I want to focus on two points. First, I shall deal with the elements that I believe to be missing from the Bill; then I shall cover the elements of concern There is nothing in the Bill on leasehold reform. The hon. Member for Worthing West (Sir Peter Bottomley) has been leading a campaign on this issue for some time. The Leasehold Knowledge Partnership has supplied a briefing outlining the key elements missing from the Bill. It states: "The law commission report proposing the replacement of forfeiture with a forced sale through the termination of a tenancy has been with government since 2006." It goes on: "The government is aware that many leasehold landlords are delaying or stopping the ‘right to manage’ on very minor technical grounds" It also states: "The basic right for leaseholders to form a Recognised Tenants Association is set at a needlessly high level" Furthermore, the so-called informal disputes tribunal procedures are far from informal or inexpensive The Chairman of the Select Committee, my hon. Friend the Member for Sheffield South East (Mr Betts) mentioned electrical safety checks. A briefing from Electrical Safety First states: "The Housing Bill…does not include anything on protecting tenants in the private rented sector from electrical accidents caused by unchecked and faulty electrical installations. Electrical safety in the private rented sector has been left behind other important safety areas, such as gas, carbon monoxide and smoke alarms." As my hon. Friend said, the Government have missed the opportunity to introduce regulations as part of this legislation to ensure mandatory five-year electrical safety checks I have already raised with the Minister the question of registered social landlord ballot transfers from councils to housing associations, and the fact that there is no reversal provision. A housing association might make an offer to tenants and they might vote yes to stop the transfer, but if the offer falls through, the tenants are stuck with that housing association ad infinitum. There should be an opportunity at some point, perhaps after five or 10 years, for tenants to be re-balloted if they so wish, to give them a chance to change their housing provider or to go back to the council I shall speak briefly about elements of concern. Like many others who have spoken today, I find the deficiencies in the proposals on the right to buy a matter of huge concern. I support the principle of the right to buy. However, the House of Commons Library briefing paper states: "The ultimate aim is that replacement will be achieved within two years of sale, but the default position is that associations will achieve replacement within three years. Replacement will be at national level" Replacement will not be at local level, as many colleagues have pointed out. The Library briefing goes on to say that local authorities would be required "to manage their housing assets more efficiently, with the most expensive properties sold off and replaced as they fall vacant." In Tower Hamlets, there is not much property that is not at the higher value end. Those are large family homes, and when they go, families in east London will not be able to afford them. According to the briefing, the Local Government Association "has argued that the extension of Right to Buy should not be funded by forcing councils to sell off their homes." Another aspect that has been highlighted locally is that housing associations are having to change the way in which they work. There have been reports of employment training programmes, youth services initiatives and antisocial behaviour efforts being subjected to review, reduced or cancelled as a result of cuts in funding. Some associations are even changing the housing that they offer. For example, East Thames housing has said: "We have had to review our housing offer in line with government changes, particularly the year on year rent cut, which will result in a £14m reduction to our annual income. We have therefore taken the decision to concentrate our resources on social housing for those in greatest need, as well as shared ownership which is supported by the government. Unfortunately we can’t continue to support and subsidise other tenures and believe those with the greatest need should be our priority." That language seems not only innocuous but quite positive, if we want to interpret it in that way, but translated into English it means that key workers and carers are going to be evicted from their homes. They will no longer be able to use intermediate tenures. I am sure that that is not the Government’s intention. It is totally wrong for people who have been living in those homes for 10 years to be evicted, and I would like the Minister to tell us that that is not the Government’s intention and that affordable social housing for key workers is part of the plan.