White paper reverses Tory orthodoxy on renting

Posted: June 17, 2022 | Author: | Filed under: Private renting, Section 21 | Leave a comment

Originally written as a column for Inside Housing.

The fairer renting white paper could mark a turning point for tenants and landlords but there is still a long road ahead.

If enacted by this Conservative government, the proposals will mean the abolition of the Section 21 no-fault evictions and assured shorthold tenancies that were at the heart of the 1988 framework designed by the Thatcher administration to bring the market back into the private rented sector.

The damning verdict of the white paper is that this has led to a sector ‘that offers the most expensive, least secure, and lowest quality housing to 4.4 million households, including 1.3 million households with children and 382,000 households over 65. This is driving unacceptable outcomes and holding back some of the most deprived parts of the country.’

In future, all tenancies will be periodic tenancies that can be ended by the tenant with two months’ notice or by the landlord only with a valid ground for possession.

The new system will also see a reversal of more recent trends towards less security in the social rented sector. Probationary, fixed term and demoted tenancies are now set to be abolished on the grounds that there should be parity between sectors.

Contrast that with what happened in the 2010s under David Cameron. The government enabled social landlords to offer fixed-term tenancies in 2011 and legislated to make them mandatory for new council tenants in 2016 (although this was later dropped). Ministers regularly implied that ‘tenancies for life’ were somehow part of a ‘dependency culture’.  

Read the rest of this entry »

Housing in the Queen’s Speech

Posted: May 11, 2022 | Author: | Filed under: Leasehold, Planning, Private renting, Regulation, Section 21, Social housing | Leave a comment

Originally written as a column for Inside Housing.

It certainly looks like Her Majesty’s Government is doing something on housing – but is that the limit of the ambitions expressed in the Queen’s Speech?

As ever, background briefing notes provide more detail than the speech delivered this year by the future King.

Two promised headline Bills fulfil commitments to reform private renting and the regulation of social housing but both are long overdue.

A third pointedly does not include plans announced in the 2021 Queen’s Speech to reform the planning system to deliver more homes.

And there are vague promises of further ‘housing reform’ but no specifics or commitments to legislation to back them up.

Read the rest of this entry »

A not so humble address

Posted: May 27, 2021 | Author: | Filed under: Fire safety, Home ownership, Planning, Private renting, Section 21 | Leave a comment

Originally a column for Inside Housing.

Affordable and safe housing for all’. Who could argue with that?

Pretty much everyone, funnily enough, because this was the title of the housing part of the House of Commons debate on the humble address following the Queen’s Speech.

Catching up with last week’s debate, two things struck me really powerfully: first, just how much politics has been turned on its head; and second just how riddled with contradictions the government’s position on housing really is.

In the post-Brexit and (hopefully) post-Covid world, the more that the blanks in the empty slogan of levelling up are filled up, the clearer the first becomes.

Read the rest of this entry »

Where is the Winter Housing Plan?

Posted: September 29, 2020 | Author: | Filed under: Legal, Private renting, Section 21, Social housing | 1 Comment

Originally written as a column for insidehousing.co.uk.

In March housing secretary Robert Jenrick promised that nobody will lose their home because of the pandemic. In June that turned out to mean that nobody will lose their home ‘this summer’.

The evictions moratorium was extended twice at the 11th hour but there was no movement this time and it ended last Monday – a day before the Autumnal equinox – with an empty promise of ‘comprehensive support for renters’.

If the moratorium had expired a week later – after the new pandemic restrictions for the next six months announced by Boris Johnson on Tuesday and after the new Job Support Scheme announced by Rishi Sunak on Thursday – the pressure for it to be extended would have been overwhelming.

Instead, with promises of Christmas truces, exemptions for areas in lockdown and prioritisation of cases, we have lurched into a situation that ensures that lots of people definitely will lose their homes in the next few months.

Read the rest of this entry »

MPs call for action on rough sleeping and renting

Posted: May 22, 2020 | Author: | Filed under: Coronavirus, Legal, Private renting, Rough sleeping, Section 21, Uncategorized | Leave a comment

The government will miss a ‘golden opportunity’ to end rough sleeping once and for all if it fails to turn temporary measures into something more permanent.

And ministers must beef up ‘toothless’ plans to protect renters in the wake of the Coronavirus crisis or risk a new wave of homelessness.

Those are the top-line messages from an all-party group of MPs today. But an interim report on protecting rough sleepers and renters from the Housing, Communities and Local Government Committee also goes much further in endorsing calls by campaigners for wider changes to the housing system.

They recommend:

  • A dedicated funding stream to end rough sleeping, likely to be at least £100 million a year
  • Improved support for councils to help people with no recourse to public funds who will otherwise end up back on the streets
  • Boosting the supply of suitable housing by re-establishing the National Clearing House Scheme set up after the financial crisis for unsold homes and giving councils more flexibility to buy them
  • Turning the increase in the Local Housing Allowance to the 30th percentile from a temporary into a long-term measure and looking at the impact of raising rents further.

Read the rest of this entry »

10 things about 2019 – part one

Posted: December 24, 2019 | Author: | Filed under: Council housing, Fire safety, Home ownership, Private renting, Section 21, Tenants | Leave a comment

Originally posted on December 24 as a blog for Inside Housing.

It was the year of interminable votes on Brexit, two prime ministers and finally a decisive election victory for Boris Johnson’s Conservatives.

It was also the year that the housing crisis continued to intensify and the year that previous fixes were exposed for the sticking plasters that they really were.

Here is the first of a two-part look back at what I was blogging about in 2019.

1) The politics of housing

Regime change at Downing Street brought a new housing minister heavily implicated in welfare ‘reform’, a renewed focus on home ownership and what I called ‘a great leap backwards’ at the Conservative conference.

At the December election 15 per cent of voters told Ipsos MORI that housing was one of the most important issues for them – down from 22 per cent in 2018 as Brexit and the NHS dominated but three times more than in 2010.

And yet the politics of housing did not seem to matter much as the Boris Johnson’s Conservatives won a big majority away from the big city seats where Generation Rent, homelessness and the cladding scandal had seemed to offer fertile ground for Labour and the Lib Dems.

It was a year that ended with a decisive victory for the leader that promised Brexit and crushing defeat for the parties whose policies might just have fixed the housing crisis.

The bigger question was how far The People’s Government will diverge from Theresa May’s focus on housing and renter issues. The December Queen’s Speech confirmed some continuity, but the Tory manifesto offered few clues and far more emphasis on home ownership seems a given.

Read the rest of this entry »

The housing-shaped hole at the heart of the Queen’s Speech

Posted: October 15, 2019 | Author: | Filed under: Fire safety, Grenfell Tower, Section 21, Social housing | Tags: | Leave a comment

Originally posted on October 15 on my blog for Inside Housing.

Granted, the Queen’s Speech was more pre-election political broadcast than genuine legislative programme for the year to come but it still sends some worrying signals about  where the government’s priorities lie.

Given Boris Johnson’s Commons majority of -45, Her Majesty’s utterances could be voted down for the first time since 1924 and even if the government somehow stumbles through its own desire for an election only the most uncontroversial bits of it are likely to make any progress.

it’s still good news that the Queen’s Speech proposes building safety standards legislation that would implement the Hackitt review by establishing a new safety framework for high-rise residential buildings.

Although, as Jeremy Corbyn pointed out in his response, progress on blocks with Grenfell-style cladding has been so slow that ‘not a single private block has been made safe under this prime minister’.

While the details of the new system will be debated, few would doubt the central purpose of developing a new system to oversee the whole built environment or the principles of clearer accountability for building owners, designers and constructors, a stronger voice for residents in the system, stronger enforcement and sanctions and a clearer framework for national oversight of construction products.

And if many will doubt that a New Homes Ombudsman will be enough to bring developers into line, the fact that the proposal is tacked on to the new Bill means it can still be improved.

However, with one other small exception, housing was otherwise entirely missing from the Queen’s Speech.

That absence was felt not just in a lack of action on housing and homelessness in general but also in missing specific measures that had been anticipated across different parts of the housing system.

Read the rest of this entry »

Regime change

Posted: July 22, 2019 | Author: | Filed under: Home ownership, Housebuilding, Private renting, Section 21, Tax | Tags: , , , | Leave a comment

Originally posted on July 22 on my blog for Inside Housing.

Three different news stories in the last 24 hours provide a powerful reminder of what could be at stake for housing in the transition from Theresa May to Boris Johnson due on Wednesday.

The government’s consultation on ending Section 21 no-fault evictions was finally published on Sunday along with a proposal to give private renters access to the government’s database of rogue landlords.

But the Sunday Telegraph already had two stories based on think-tank reports due on Monday that put the emphasis firmly back on home ownership.

Conservative think-tank Onward called for cuts in stamp duty with proposals very similar to those put forward by Johnson during the leadership campaign.

And the Conservative Brexiteer-in-chief Jacob Rees-Mogg wrote a pamphlet for the Tory Institute of Economic Affairs putting the libertarian case for an end to ‘socialist’ interference in the housing market. .

The timing of all three is significant as it provides some indications of what the outgoing regime thought important enough to get out before the other lot take over and what the wider Conservative party thinks might be possible under the new regime.

Read the rest of this entry »

May’s mix of good intentions and unfinished business

Posted: June 27, 2019 | Author: | Filed under: Council housing, Housebuilding, Section 21, Social housing | Tags: | Leave a comment

Originally published on June 27 on my blog for Inside Housing. 

You wait more than 100 years for a prime minister to address your conference and you get one with less than a month left in the job.

It’s tempting to dismiss Wednesday’s speech by Theresa May to the Chartered Institute of Housing (CIH) conference on the basis that it was made by a lame duck leader whose decisions could all be overturned by her successor on July 24.

Even the sight of a premier hot-footing it straight from prime minister’s questions in London to the conference in Manchester can be seen less as a reflection of housing’s importance than of how much time she has on her hands during the Tory leadership contest.

As she said herself, even the venue was a reminder of one of her worst moments: the disastrous leader’s speech in the same hall at the Conservative conference in 2017 that ended with her losing her voice and the set falling apart around her.

Yet that same conference saw her dedicate her premiership to fixing housing and it was part of a journey since Grenfell that has seen May’s government move away from the policies of David Cameron, George Osborne and Policy Exchange and re-embrace the ‘our first social service’ traditions of Churchill and Macmillan.

Read the rest of this entry »

Housing in the Tory leadership contest

Posted: June 21, 2019 | Author: | Filed under: Housebuilding, Land, New towns, Right to buy, Section 21, Uncategorized | Tags: , , | Leave a comment

Originally posted as a blog for Inside Housing on June 19 – updated June 21. 

Beneath the surface of a Conservative leadership battle dominated by Brexit and Boris Johnson there is a battle of ideas about the future direction of Conservative housing policy.

Put at its simplest, the battle is about whether to continue in the pragmatic direction signalled by Theresa May since 2016 or go back to the more ideological one taken by David Cameron before then.

But scratch a little deeper there are more fundamental debates going on about how far to go in fixing a housing market that most Tories agree has turned into an electoral liability for them.

Key questions such as how far the government should go in borrowing to invest in new homes and intervening in the private rented sector and the land market are back on the Conservative agenda.

Read the rest of this entry »