Tenant Fees Bill

Baroness Gardner of Parkes Excerpts

2nd reading (Hansard): House of Lords
Wednesday 10th October 2018 Lords Chamber

[Baroness Gardner of Parkes (Con)]

My Lords, I declare my interests as listed in the register. I will say at the outset that I shall make a few comments that the noble Earl, Lord Lytton, passed on to me because he was not able to stay for this debate. He is very well informed on this subject, as all noble Lords will be aware.

I think that there has to be an understanding. I strongly support the idea that no agent should be able to charge both sides and make a double killing; that is almost immoral, and it is certainly very much against the tenants if they have to pay twice. But the noble Earl made the point that not all tenants are pleasant, honest or good, and we must not be carried away with the idea that all landlords are bad and all tenants are good. That is not the way that things are. This is about a transaction between adults. These are the points that he was making.

The noble Earl says that there is a huge amount of advice available to renters. Funnily enough, I have not found that myself; I found that the amount of advice for renters is not perhaps as adequate as it could be. The inequalities in bargaining power and opportunities for exploitation are very high in areas of very high value or deprived locations, and they are not necessarily representative of the entire market. Checking out tenant credentials is a repetitive activity and, because of the significant liabilities in relation to some of these, such as the right to rent, they add to the cost, which needs to be met somehow. It is true that references have to be taken up and nationality has to be proved, along with the right to be in the country; quite a lot of things come up with that. I hope the noble Earl will join in at later stages of the Bill because I believe that he has a considerable part to play.

I know that everyone is well aware of the interest I have in short-term lettings—holiday lets—and the damage that that is doing to ordinary tenants. Recently the Mayor of London made a statement about the damage that it has done and how the huge loss of rental properties is very much against tenants’ interests. People want properties available to rent, and for them to be reasonable to live in and enjoy. I have quoted before about the block in which I have had an interest in properties for many years, with long-term tenants of over five years in one and four years in the other. I am lucky to have them, because we have had all these terrible tenancies, totally illegally. People have been letting on short holiday lets, although that is strictly banned in the leases they have. These people are terrorising others in the block. One particular lady in her 90s is abused all the time. Rotting food is left everywhere around the building.

It is quite incredible that it is so bad now because power has been taken away from local authorities. When I have asked Questions for Written Answer about whether the Government would encourage local authorities to apply to have control in these matters again, the answer has always been a definite no. The Government are just not interested. They should be interested, because if local authorities had a right to register properties, there would be a safer position for lots of people. I do not think that it is fair.

To mention in passing, because it has been a long battle and is another very important point regarding the landlords’ situation: you cannot really ask people to abide by a lease for short lets for Airbnb. I spoke to the Minister when he was going to have a meeting with Airbnb. He said it told him that it asks people whether they have a right to sublet. But I asked Airbnb the same question, and it told me it does not, although it had said yes to the Minister. What is the truth? Only by some external authority being able to take over, such as local authorities if they were willing, is there going to be anyone checking on these things. At long last, under the right to manage scheme, you can only obtain—what is the word? Reclaiming the property. I am sure that everyone knows the word.

[Lord Bourne of Aberystwyth]

Repossession.

[Baroness Gardner of Parkes]

That is it. I hope Hansard was able to take that down. You can only do that if you are the head lessee or the freeholder. If you have set up your right to manage, there is a legal link missing which does not authorise you to recover the property for compensation if it has been mishandled. The woman who owns the places that are being let illegally—three or four blocks, one is normally a brothel and the other three are Airbnbs or something similar—has had herself certified under the Mental Health Act, so during that time no one was able to repossess anything.

Now the Court of Protection has appointed someone to take over, and it is all under way. As soon as these people put out the illegal people, they smashed all the windows and external structures in the brothel, which is in the basement, and the other places are being attacked on other floors. This is very disturbing. If you were a tenant living in that flat, you would be very worried about your personal safety, and would think, “Is what I’m paying fair?”, for a place that is just being allowed to do whatever it wants because there are no suitable controls.

Again, I make a plea to the Minister that it should be possible for local authorities that wish to do so to be able to return to the short-let licensing which they had in the past. That would protect long-term residents in a block, and the Mayor of London is absolutely right to say that these short lets have reduced the number of properties available in London. It is therefore quite right that people should be checked in all these financial ways. However, I recall clearly when I used to let the basement of the first house I ever lived in and Harold Wilson’s Government brought in a complete freezing of rents. That was ineffective, and worked so badly that after a while it had to be removed again. When that happened, everything went through the ceiling overnight. So it is far better to have a housing market that develops in a more normal way and works out for people in a fair way on both sides. I commend the noble Baroness, Lady Grender, for what she has done on this. It is an important but small part of a huge problem that the Government should be allowing local authorities to get on with.

I have one comment about the Written Answer I received the other day. The latest problem is commercial waste. People who come on holiday lets put out rubbish at the end, on any old day they feel like. The Answer I received said that this was commercial waste. If it is commercial, only the council can arrange to collect it—but how can it arrange to collect the rubbish fee if it has no idea who is to pay it, and when that person has vanished? This is a new problem, and apparently it is occurring all over London; waste is building up because it is just thrown out on any old day you happen to leave the place. I have said more than enough; I just wanted to give noble Lords a feeling of my views. I will look to see if there is anywhere I can add a little to the Bill.

Housing: Short-Term Lets

Baroness Gardner of Parkes Excerpts

Thursday 19th July 2018 Lords Chamber

Asked by

[Baroness Gardner of Parkes]

To ask Her Majesty’s Government what steps they are taking to ensure that people offering their properties for short-term or holiday lets have a legal right to do so under their freehold or leasehold agreements or any other legal restrictions on the use of their properties.

[Baroness Gardner of Parkes (Con)]

My Lords, I beg leave to ask the Question standing in my name on the Order Paper. In so doing, I should mention my interests as set out in the register.

[The Parliamentary Under-Secretary of State, Ministry of Housing, Communities and Local Government and Wales Office (Lord Bourne of Aberystwyth) (Con)]

My Lords, individual leases and tenancy agreements are matters for landlords and tenants. Where permission under the contract is required to sublet but is not obtained, landlords have legal routes to enforce the contract. Yesterday I met again representatives of the Short Term Accommodation Association and strongly encouraged them to continue their progress on driving up standards and promoting industry best practice. I continue to encourage my noble friend to meet the STAA, and I am pleased to hear that it has been in contact with her to discuss her concerns.

I am sure the whole House will want to join me in wishing my noble friend a happy birthday earlier this week, and hope she will enjoy many more.

[Baroness Gardner of Parkes]

I thank the Minister for that Answer. Recently he told the House about a scheme introduced by Westminster City Council which is going quite well. Can he give us an update on that situation and tell us whether any borough can now apply for the right to introduce a similar scheme? If not, when will they be able to do so?

[Lord Bourne of Aberystwyth]

My Lords, my noble friend is correct to say that considerable progress has been made between the Short Term Accommodation Association and Westminster City Council on sharing information. There is a legal issue involving the Data Protection Act, which lawyers are working through, but, as I say, progress has been made. The Short Term Accommodation Association has also issued to residents in Westminster a “considerate nightly letting charter” to describe best practice, a document many noble Lords may have seen. The Short Term Accommodation Association wants to talk to other London boroughs. I think it has been in touch with the borough of Kensington and Chelsea, which I know is my noble friend’s borough, and yesterday its representatives were due to meet with the London Borough of Tower Hamlets as well to discuss these issues.

Short-Term Holiday Lets

Baroness Gardner of Parkes Excerpts

Tuesday 19th June 2018 Lords Chamber

Asked by

[Baroness Gardner of Parkes]

To ask Her Majesty’s Government what plans they have to make it a legal requirement for those offering to let their property as short-term holiday lets to establish that they are legally entitled to do so and to encourage local authorities to set up registers of those landlords.

[Baroness Gardner of Parkes (Con)]

My Lords, while declaring an interest, I beg leave to ask the Question standing in my name on the Order Paper.

[The Parliamentary Under-Secretary of State, Ministry of Housing, Communities and Local Government and Wales Office (Lord Bourne of Aberystwyth) (Con)]

My Lords, landlords already have legal routes to enforce agreements with tenants where permission is required to sublet. Where short-term lets breach planning controls, responsibility for enforcement lies with local authorities. I would encourage the noble Baroness to meet the Short Term Accommodation Association to discuss her concerns, and would be happy to facilitate that.

[Baroness Gardner of Parkes]

I thank the Minister for that reply. At last there has been a breakthrough in the brick wall facing this issue. Does he agree that when he spoke last week, on 13 June, at col. 1726 of Hansard, he gave me cause to believe that, at long last, his view is that people should not get away with this criminal activity?

[Lord Bourne of Aberystwyth]

My Lords, laws on crimes are enforceable in the normal way. I am not sure what the noble Baroness is referring to. As I say, there are avenues for enforcing agreements and planning controls which local authorities can enforce. The Short Term Accommodation Association is making great strides and I would encourage her to meet up with it.

Fire Safety: Building Materials

Baroness Gardner of Parkes Excerpts

Tuesday 1st May 2018 Lords Chamber

[Lord Bourne of Aberystwyth]

My Lords, I am grateful to the noble Lord. The relevant standard, BS 8414, was originally set in 2005 and has no doubt been effective. As I indicated, the report has gone to the relevant technical committee of the BSI for analysis. It will take a view on it and, if appropriate, refer it to the Government. That is the appropriate process. Of course we will take it very seriously when it gives us the report.

[Baroness Gardner of Parkes (Con)]

My Lords, is the Minister aware of the statement from the fire control chiefs that they are very concerned about the complete lack of checking for the short holiday lets occurring all over London? No one quite knows where they are.

[Lord Bourne of Aberystwyth]

My Lords, the noble Baroness is our side’s answer to the noble Lord, Lord West, for getting in these questions on pet areas. I appreciate what she says about short-term accommodation lets and I will ensure that that matter is looked at. I reassure her that the Short Term Accommodation Association, which I know she has taken a great interest in, looks at this sort of thing and is moving things forward in relation to the issues she has brought up previously, by starting a pilot agreement with Westminster City Council.

Housing and Planning Act 2016 (Database of Rogue Landlords and Property Agents) Regulations 2018

Baroness Gardner of Parkes Excerpts

Tuesday 17th April 2018 Lords Chamber

[Lord Shipley (LD)]

My Lords, I remind the House that I am a vice-president of the Local Government Association. I support the intentions of the Motion in the name of the noble Lord, Lord Kennedy. I am grateful to the Minister for his letter of 6 April in which he updated us on the introduction of a database of rogue landlords and property agents, together with the powers being introduced to enable serious and prolific offenders to be banned from operating. I welcome these steps. They are proportionate, legitimate and in the public interest.

However, these changes have taken a while—indeed too long—to reach this stage and I remain concerned that the support from these Benches for an open register of rogue landlords has yet to bear fruit. The letter from the Minister says specifically that his department is,

“exploring a range of options to make the information on the database publicly available”.

Can he tell us what that range of options is, the nature of the consultation and when the exploration will become a decision? I also noted doubt in the Minister’s letter as to whether primary legislation was required. The noble Lord, Lord Kennedy, mentioned this; I am surprised that it is not already known. Could the Minister clarify why the department is not clear on this matter? It seems a straightforward issue to give a clear answer on.

The Government are to give local authorities the right to publish information drawn from their own records about banned or convicted landlords or property agents and those who have received a civil penalty. But the nature of that publication is not clear. It seems it can be made available to individual tenants—and presumably, therefore, to prospective tenants, although that is not actually stated. I will give the Minister an example of a problem that might well arise in the functioning of this scheme. A prospective tenant wishes to know from the local authority in which their tenancy will be held whether the landlord is a rogue landlord. It is possible that the landlord is not a rogue landlord in that local authority, but it is equally possible that they are a rogue landlord in a neighbouring authority for the reason that a landlord may own properties in more than one local authority. Will that status in a neighbouring local authority be made available to the prospective tenant and will the local authority be permitted to add to its own register and publish details of those rogue landlords who reside in another area? Or will a rogue landlord in one local authority automatically become a rogue landlord in every other local authority in the country?

The Government have an improving record in some areas of private tenant protection. I cite as an example proposals on client protection moneys and progress in the proposal to ban letting fees. However, it is extraordinarily slow, and I have not understood why. However, mandatory electrical safety checks need to be done, and nothing seems to be happening there. Despite the progress being made, rogue landlords remain a big issue. After a great deal of thought I have concluded that, to be effective, a register has to be transparent and open but it also needs to be correct. For that reason, all local authorities need to follow the same clear procedures. What is stopping the Government proceeding on that basis, creating an open register that is publicly available? That seems the only way to protect tenants and prospective tenants.

Many good landlords fully understand the importance of high standards. As the noble Lord, Lord Kennedy of Southwark, pointed out, there is huge support among residential landlords for effective policies which deliver solutions in protecting tenants to be delivered. However, although some of the improvements the Government have made are welcome, much more needs to be done to ensure that prospective tenants and tenants are properly protected.

[Baroness Gardner of Parkes (Con)]

My Lords, I support the principle behind this Motion, but the issue is wider than this. The Government are extraordinarily reluctant to have dealings with local authorities. I declare my interest in the register as a landlord of two flats in a block which is absolutely under threat from holiday lets, and the local authority can do nothing because powers have been taken away from it. There is some reluctance to give power back to local authorities. They need it; they are the people who are closest on the ground. They were able to charge a fee for registration, and, under that, they were able then to check whether your property was correctly detailed as regards the certificates referred to by the noble Lord, Lord Shipley—the gas and electricity certificates and others that are required. For some reason, the Government just do not want to do this. I do not know why, when it is having such a disastrous effect on so many parts of the country.

No one wants to see things going wrong for people who are good landlords. But, when I was helping in the case of a homeless person earlier this year, I am sure that I told your Lordships’ House at the time how people were willing to offer her accommodation in houses of multiple occupation, provided she never told anyone she was there—because they were illegal and were not registered. Indeed, she was evicted because she had had the police in because her things were being stolen, and immediately the landlord had threatened her physically and she had to get out in a hurry—the police said, “You’re at risk there”.

She was then homeless and had to go wherever she could. She went to hostels, where sometimes at night she would be in such a bad way that the doctor would say, “All those marks you’ve got on you are from bed bugs. You mustn’t go back there again”. It really is a most disastrous situation for so many people. When local authorities were able to charge a fee for you to register, it just about covered their expenses in carrying out any necessary checks. Philip Hammond has announced that he wants people to pay tax on these illegal rents—and of course they should, because it is totally disproportionate for someone to collect in some cases a heap of money for an ill-used and unprepared place.

The whole principle has to be much wider. Although I welcome what the noble Lord, Lord Kennedy, said, I would not support him at this stage because I hope for much more. It is time the Government woke up to the fact that they have wonderful people available in local authorities. Some local authorities also work together, which again could cover the point made by the noble Lord, Lord Shipley, about the adjoining or some other local authority. So the structure is there; it is just that the Government are for some reason reluctant to adopt it. I support the principle behind the Motion.

[Baroness Grender (LD)]

My Lords, I thank the noble Lord, Lord Kennedy, for bringing forward this regret Motion. We share his deep frustration that this legislation is not already in place—if indeed legislation is necessary. In every possible debate on this issue, during the passage of what became the Housing and Planning Act 2016, during the passage of my Private Member’s Bill on tenants’ rights in 2016, and in numerous other debates, the case was clearly made. Tenants should have the right to know if their landlord, or possible future landlord, is on the database of rogue landlords and property agents. But every time the argument from the Government was against, primarily on the grounds of data issues. On some of these occasions it was about economics and once, as the noble Lord, Lord Kennedy, pointed out, it was a human rights issue.

If any of the amendments on this issue in the Housing and Planning Act 2016 had been accepted by the Government, as they should have been at the time, or if they had been accepted in my Private Member’s Bill, we would not be having this debate now. So when the Minister explained in his letter dated 6 April 2018 that the Ministry of Housing, Communities and Local Government is now exploring options when there were so many chances before, it seems extraordinary.

While I welcome this change of heart, I fear that this will be another lengthy process—and, frankly, tenants have waited long enough. I have two other examples of where tenants have been waiting for too long. First, there is the lettings fee ban, which I was delighted came in in the Autumn Statement after my Private Member’s Bill—but that was in autumn 2016. The pace is so slow that it is predicted that it will not reach the statute book until the spring of 2019. The electrical safety working group finished its work in 2016 and reached the conclusion that mandatory checks should be introduced. That is another example of where tenants are having to wait so long for any results. Today’s report from the Resolution Foundation makes it clear that whether they are young or old, or with or without children, the number of people who rent and will be renting for the whole of their life is increasing. Indeed, it says that one in three millennials will never own at all.

So the time is now to treat tenants as valued consumers in society. A vast majority—nearly 80%—pay their rent in full and on time. However, as we know from the efforts being made by the noble Lord, Lord Bird, in his Private Member’s Bill on creditworthiness, they continue to be treated almost as second-class citizens in the UK. Even when it comes to a simple thing such as buying something on credit, they are given a much higher interest rate.

Housing: Holiday Lets

Baroness Gardner of Parkes Excerpts

Wednesday 7th March 2018 Lords Chamber

Asked by

[Baroness Gardner of Parkes]

To ask Her Majesty’s Government what assessment they have made of the impact on the availability of long-term housing for rent of holiday lets, including those listed as rooms to let, particularly in London.

[Baroness Gardner of Parkes (Con)]

My Lords, I beg leave to ask the Question standing in my name on the Order Paper. In doing so, I remind the House of my interests as declared in the register.

[The Parliamentary Under-Secretary of State, Ministry of Housing, Communities and Local Government and Wales Office (Lord Bourne of Aberystwyth) (Con)]

My Lords, the Government support the sharing economy. We do not hold information on short-term holiday lets. We believe that it is for local authorities to assess the impact within their area. The Government monitor broader trends in private rented housing through the English Housing Survey. We condemn, however, any abuse of planning laws, and those in breach face a fine of up to £20,000.

[Baroness Gardner of Parkes]

I thank the Minister for that Answer, but remind him that I have asked this Question since 2015. In the previous Session, I tabled a Question for Written Answer on a number of occasions: for example, on 14 September, then again in October and in February. Each time the answer that came back was just, “No”, or sometimes, “No, it is not possible”, or, “No, we are not thinking of it”—but it was basically “No”. Why can I not be given the reason why the answer is just “No” without any accompanying explanation, when the role of local authorities in protecting residents who are being abused in their blocks is terribly important?

[Lord Bourne of Aberystwyth]

My Lords, I thank the noble Baroness for a reminder that I did not really need: namely, that she has asked this Question over a period of time. If she reviews the Answers that she has had, she will see that they go into considerable detail. Suffice it to say that significant progress has been made. The noble Baroness would probably do well to discuss her circumstances with the Short Term Accommodation Association, as I have suggested previously. However, Airbnb physically cannot let a property for more than 90 days in a year; it has a system designed to stop that. I think that goes some considerable way to addressing this, but I would be happy to direct the noble Baroness to meet people at the Short Term Accommodation Association who are responsible for this significant progress.

National Planning Policy Framework

Baroness Gardner of Parkes Excerpts

Tuesday 6th March 2018 Lords Chamber

[Lord Bourne of Aberystwyth]

My Lords, I thank the noble Countess. The issue here is affordability for people in villages and rural areas. She will know that it was addressed, I think, in the Statement, but certainly in a previous answer I gave on the need to help people in farming communities to purchase homes in rural areas. It is something the Prime Minister gave voice to when she launched the policy and to which the Secretary of State, my right honourable friend Sajid Javid, is very much committed. We are looking at that issue but, again, I make no apology for the right to buy.

[Baroness Gardner of Parkes (Con)]

My Lords, my interest is already declared. Although everyone thinks—or most of us do—that it is marvellous that housing will be available, there is a hole in the bottom of the bucket where all existing leasehold properties are so much at risk and so fast being converted into tourist activities, that we have to more than counterbalance that. Why are the Government so unwilling to involve local authorities in some scheme to police that and keep such housing available for people to live in?

[Lord Bourne of Aberystwyth]

My Lords, without going into that issue in too much detail—not because I do not want to but because I know my noble friend has a specific Question on tourist activity tomorrow—it is possible to overstate the significance of tourist activity in encroaching on housing. If my noble friend will forgive me, I think she sometimes does that. There is an issue with compliance with the law, which is quite separate, but I have not seen evidence of such effects from tourist activity. We encourage people to take advantage of the sharing economy so that families are able to benefit from competitive prices. I think that is a good thing.

Private Rented Housing: Electrical Safety Checks

Baroness Gardner of Parkes Excerpts

Monday 26th February 2018 Lords Chamber

[Lord Bourne of Aberystwyth]

My Lords, I hope not. It is important that some of the recommendations which are left open are checked. For example, should it be a five-year, four-year or six-year period? These are important questions that people should be able to give their views on. In addition, some of the recommendations from the working party say it should be left to a volunteer approach. We need to test that more widely to see whether that is the appropriate way forward. That is why we are taking our time. I can understand the noble Lord’s impatience, but it is important that we get this right.

[Baroness Gardner of Parkes (Con)]

My Lords, can the Minister tell me what the position is with appliances? They are what have caused every one of these terrible fires that we have had. It is not the wiring, or the basic stuff which is covered by an electrical check; it is that appliance you buy. You may have a regular time for the other checks, but you can buy these dangerous appliances at any time. I too declare my interests in the register.

Housebuilders

Baroness Gardner of Parkes Excerpts

Thursday 11th January 2018 Lords Chamber

[Baroness Gardner of Parkes (Con)]

My Lords, I congratulate the noble Lord, Lord Best, on this valuable debate today. He paints a harsh, or perhaps a rather sad, picture of the major housebuilders, in terms of their putting profit before people. We should remember that these firms—like many other people, I have had a few shares in them for many years—have done much to advance the construction industry in this country.

When I became a Peer in 1998, we had two Members of the House who each had a long history in the construction industry. One was a housebuilder—Frank, Lord Taylor—the other was Edwin, Lord McAlpine of Moffat, the grandson of the founder of Sir Robert McAlpine and Sons, although they are not housebuilders but a major construction company. It seems appropriate that Edwin’s grandson is taking part in this debate today.

A special memory for me is seeing these two charming elderly men chatting together and obviously enjoying it. I already knew Lord McAlpine. Lord Taylor told me that he had started his building work at the age of 16 in Blackpool. Not only did he see the opportunity to create homes during a severe shortage, but he learned how to build them. He persuaded his bank manager to loan him some £400 to start the enterprise and then sold a pair of properties for a 100% profit.

Taylor was a motivator who had the ability to inspire people with almost unequivocal loyalty. In the early 1930s, he persuaded his entire team to uproot and move south from Blackpool to Hayes in Middlesex. He bought a site which other builders had passed by because of the drainage difficulties. He solved those and went on to build 1,200 homes. By 1935, Taylor Woodrow had become a public company. In confronting these new challenges, Taylor maintained his basic values of hard graft and doing a fair day’s work for a fair day’s wage. Although he had the ability to think on the grandest of scales, he kept his eyes on the small details —he would often check the roof of a house himself. He believed in teamwork, having no staff, only team members. Although knighted in 1974 and invested for services to the UK, he shunned personal acclaim, preferring to recognise his success as the product of a team effort—a team that now numbers around 8,500.

Taylor was one of the last of the old school of entrepreneurs, whose passion was focused not just on the business but on the people within that business. One of his tenets of management was to allow people to take responsibility young and give them the licence to make mistakes—but only once. He did not suffer fools gladly. He stood for good quality at a fair price and wanted everyone to know that was what the firm stood for.

Was it only in the past that it was possible to go from rags to riches? No. Today, Tony Pidgley has a parallel history—a real rags to riches story. Now boss of Berkeley, he was adopted at four and left school at 15, but has had similar success. From personal experience over the years, I know how good he has been at supporting various charitable causes.

My own interest in building dates back from the day when we redeveloped the garage behind the surgery at our little mews house. We were the first, but now the whole mews has now been completely redone, and ours is tiny compared to all the others that have added a floor on top or a basement below. The work was done by the small works department of Bovis Homes, and at that time many major builders had similar departments.

My other venture was in the 1980s, when I bought a central London house for the family to live in. We were shocked to find it suddenly split apart due to subsidence and we were forced to demolish and rebuild. These minor experiences make me appreciate the work of builders and the demands on their skills. Training has always been a big issue and I am glad it has been brought up today.

Homelessness: Emergency Housing

Baroness Gardner of Parkes Excerpts

Thursday 7th December 2017 Lords Chamber

Asked by

[Baroness Gardner of Parkes]

To ask Her Majesty’s Government what steps they are taking to support councils to provide emergency housing to help those who have been made unintentionally homeless.

[Baroness Gardner of Parkes (Con)]

My Lords, I beg leave to ask the Question standing in my name on the Order Paper and remind the House of my interests as declared in the register.

[The Parliamentary Under-Secretary of State, Department for Communities and Local Government and Wales Office (Lord Bourne of Aberystwyth) (Con)]

My Lords, homelessness prevention is at the centre of our approach to protecting the most vulnerable. That is why we are implementing the most ambitious legislative reform in decades: the Homelessness Reduction Act. We have also allocated more than £1 billion to tackle homelessness and rough sleeping through to 2020. This includes providing more than £402 million in flexible homelessness support grant, which local authorities can use more strategically to prevent and tackle homelessness, including for the provision of temporary accommodation.

[Baroness Gardner of Parkes]

I welcome the announcement that the Minister has made, but I am very concerned about the loss of housing in London. The Mayor of London wrote last year to the Home Affairs Select Committee raising concerns that letting properties in the capital on a short-term basis all the year round could lead to a loss of accommodation. We admire the work done by organisations such as Crisis and The Passage and those that look after people for Christmas only, but does the Minister agree that this is a much greater problem than just at Christmas? Homelessness has become desperate. I have come into contact with people recently and tried to help them, and I know that it is extremely difficult.

[Lord Bourne of Aberystwyth]

My Lords, my noble friend is right about some of the particular challenges faced by London. She is also absolutely right to pay tribute to Crisis and Shelter, both of which are represented on the advisory board that we have just set up in relation to tackling the problem of rough sleeping. We have put £28 million into that and are funding three pilots in the country, as well as the £20 million rough sleeping grant that already exists.