The private rented sector is growing. Between 1999 and 2011/12, the number
of households renting privately increased from around two million to 3.8
million.
More people now rent privately than live in social housing. Yet the market is
still relatively immature and too often fails to offer what renters require.
For example, the predominance of the standard six-month tenancy agreement is
becoming increasingly unsuitable for many in the sector, including a growing
number of families who require a stable home to develop community links and
from which their children can attend school.
In July, following a six-month inquiry during which we received evidence
from nearly 200 individuals and organisations, my committee published its
wide-ranging report on the private rented sector. The report contained a number
of recommendations to the Government on how to improve private renting.
Government responses to our reports can sometimes be disheartening. I was
therefore pleased to see the Government embrace so much of what we said on
private renting, not least in its proposal for a tenants' charter, which
although perhaps not going as far as I would like, is a step in the right
direction.
The Government's decision to conduct a review into the rules around carbon
monoxide detectors and smoke alarms is also welcome. Moreover, I am pleased
that it intends to examine whether rent repayment orders could be used to claw
back rent or housing benefit payments from landlords renting properties found
to have serious health and safety risks.
We could not see why a minority of landlords who had little concern for the
safety and wellbeing of their tenants should be subsidised by the
taxpayer.
The Government still, however, rejected a number of our calls for action. In
particular, it missed a key opportunity to give local authorities the powers
and freedoms they need to raise standards in their areas.
Councils are already working hard to improve life for those living in the
private rented sector. We were impressed, for example, when we visited Leeds in
May, by the steps the city council was taking to raise standards in the
sector. There were a number of strands to its approach. These included a
voluntary landlord accreditation scheme, which has not only helped to educate
members of the scheme about their responsibilities but drive out some bad
landlords as tenants moved to the better landlords.
Leeds had also introduced selective licensing in the Cross Green area of the
city, leading to a number of prosecutions, reduced anti-social behaviour, and
an improved local environment. And it had begun to target neighbourhoods on a
street-by-street basis, inspecting properties and providing help, advice and
support.
Leeds had achieved these commendable improvements under the current law, but
much more could be done if they, and other councils, had greater flexibility.
One of the criticisms of voluntary accreditation is that the worst landlords
do not join the schemes, and therefore do not have to meet the standards
required. Why not then give councils the power to make accreditation
compulsory?
We also heard from Leeds about the bureaucracy around selective licensing:
developing the business case and getting it approved had cost the council
around £100,000. Other councils told us that they could not introduce such a
scheme because their areas did not meet the criteria of low demand or high anti-social
behaviour.
Under a localist approach, councils should be given much more discretion
over how and when selective licensing can be introduced.
Discretion in the use of powers should be matched with greater freedom in
the use of resources. Many hard-pressed councils are struggling to meet the
costs of their enforcement work. In its response, the Government accepted that
landlords sometimes avoided prosecution because the costs of the council taking
them to court were too high.
It was concerned, however, that "over-zealous" councils would
issue fines as a way of generating revenue. This belies a lack of trust in
councils and contradicts the Government's claims to be localist.
Councils should have greater ability to generate their own resources and
should be trusted in doing so. One option would be for them to be given the
ability to impose penalty charges for certain breaches without automatic
recourse to court action.
There is much to be welcomed in the Government's response to our
report. However, more action is needed if we are to raise standards
across the private rented sector and it is to become a viable alternative to
owner occupation. A more localist approach, with greater freedoms for councils,
is a good place to start.
This article was first published on the Local Government Association Website on 05/12/13 http://www.local.gov.uk/web/guest/first-blogs/-/journal_content/56/10180/5737885/NEWS