Homes (Fitness for Human Habitation) Bill — House of Commons, 2015-10-16
Topic: Housing
Philip Andrew Davies (Conservative, Centre-right): I do not think anybody has disagreed with that proposition, either. I certainly have not said that there should be different rules for different sized landlords, and I do not agree with that view I was merely making the point—I will reiterate it because I obviously made a dog’s dinner of explaining it clearly the first time around—that it is unnecessary for the House to keep passing legislation that affects landlords because there is already lots of legislation that makes it perfectly clear that homes should be fit for human habitation. When this House adds more and more regulations, it does not achieve anything for tenants because there are already rules and regulations in place. All it does is pass on a huge burden to landlords who have to work out whether they are complying with the law today compared with what it was yesterday. Good landlords who want to do the right thing find it difficult to keep up with all that. We had lots of legislation that affected landlords during the last Labour Government and the coalition Government, much of which was very challenging for landlords My contention is that we should make the law for landlords reasonable and sensible, and then leave it at that and let them get on with it, rather than introducing a law and then 10 minutes later introducing another law that does exactly the same thing but that sends out the message that this is so important that we can send a press release to our local paper saying that we really care about tenants, even though the law already applies. This legislation does not achieve anything; it just causes a lot of grief for many people who did not deserve it in the first place. I reiterate that if the Law Commission report was so important, the Labour party had plenty of opportunity to implement it, but it did not bother to do so The 1996 Law Commission report states: "This is the third occasion on which the Commission has considered possible reforms to the law on repairing liability in leases. The recommendations in the first of our two previous reports, Civil Liability of Vendors and Lessors for Defective Premises, were enacted in part by section 4 of the Defective Premises Act 1972. Our second report, Obligations of Landlords and Tenants, has not been implemented." Its point was that the previous report had not been implemented, yet now we are moving on to another one Understanding what is meant by "fitness for human habitation" is crucial to this debate. The Law Commission report stated: "When the implied term of fitness for human habitation was first introduced in 1885, the term ‘fit for human habitation’ was not defined. The meaning of those words was therefore a matter for judicial decision alone, at least in the context of the implied term. It was only in the Housing Act 1936 that an attempt was made at some form of statutory definition. Before the introduction of statutory criteria for determining whether or not a property was fit for human habitation, the issue was treated as one of fact to be determined according to the standard of the ‘ordinary, reasonable, man’. A property might be unfit for human habitation not just because of structural defects or internal physical conditions, but because of ‘external causes, such as want of ventilation, noxious effluvia, etc’, In the earlier decisions, the standard was held to be satisfied quite readily. It was ‘a humble standard’ and it ‘only required that the place must be decently fit for human beings to live in.’"