Renters’ Rights Bill

Debate between Baroness Hayman and Baroness Bennett of Manor Castle

Wednesday 14th May 2025 Lords Chamber

[Baroness Bennett of Manor Castle (GP)]

My Lords, on behalf of my noble friend Lady Jones of Moulsecoomb, I will move Amendment 259, a three-word amendment that provides argument for the value of explanatory statements. As this explanatory statement says, the addition of “Energy Act 2011” would give local authorities

“the power to use this data”—

about home energy efficiency—

“to enforce minimum energy efficiency standards”.

As we have discussed often on this Bill, many renters are stuck in cold, damp, leaky homes. Sometimes there are very simple and cheap fixes, such as adding or topping-up loft insulation. Sometimes they are more complicated and challenging fixes, such as insulating solid wall properties. This amendment gives local authorities the power to obtain and use energy efficiency information to help private renters. This could allow housing officers to support tenants in the most poorly insulated homes or, importantly, it could support councils to develop the street-by-street insulation programmes that can bring economies of scale and support widespread installation of insulation.

The case study is quite an old but lovely one. In Kirklees, a Green councillor, Andrew Cooper, was one of the driving forces behind a street-by-street insulation programme. The noble Lord, Lord Cameron of Chipping Norton, claimed credit for it, which may be the first time that we have seen a Green achievement being so claimed. I saw reports on how that worked out afterwards. One of the things that really came through was how much people are concerned about cowboy builders, which might be true of landlords as well as tenants, but that they trust their local authorities. That street-by-street process works well, but to make that happen you need the data. That is what this modest amendment is designed to achieve. It builds on the positive Clause 134, which will give local authorities more data to support tenants and take enforcement action against failing landlords.

Given the hour, I will leave the noble Baroness, Lady Hayman, to explain Amendment 274, which is related to this. I hope that the Minister can set out—briefly, given the hour—how the Government plan to ramp up support for domestic energy efficiency, especially for private renters. As we have just heard, so many are in vulnerable situations. Given the cost of living crisis, this is often seen as an environmental measure, but it is a crucial anti-poverty measure. We need to make this as easy and simple for local authorities to achieve as possible. I beg to move.

[Baroness Hayman (CB)]

My Lords, I declare my interests as a previous chair of Peers for the Planet and a director of that organisation. I will speak to my Amendment 274, which is supported by the noble Baroness, Lady Penn, who cannot be in the Chamber this evening. It continues the theme of energy efficiency that the noble Baroness, Lady Bennett, has just spoken about on her Amendment 259. She dealt specifically with the issue of data on energy efficiency. I wish to contribute particularly on the issue of financing energy-efficiency measures. This is the first time that I have spoken in Committee on this Bill, mainly because of my interaction with the Minister and her officials in the run-up to it, during which several issues were clarified very helpfully.

The issue of improving energy efficiency in the private rented sector has been discussed at length and on multiple occasions in this House. I hope that the current consultation will go some way to address the lack of coherent and consistent long-term policy certainty in this area, because it has suffered from stop-go and from changes of administrations and forms of assistance that have been incoherent and stopped us making progress. Of course, one of the main issues preventing progress in this area is funding, so my amendment seeks to break through some of the barriers to progress by requiring the Government to publish a road map on how private finance initiatives could be scaled up to support the funding of energy-efficiency measures.

Other speakers in the Committee have pointed out the problems that exist because of the quality of the stock in the private rented sector. As the right reverend Prelate the Bishop of Manchester pointed out, nearly half the housing stock in the private rented sector has an EPC rating below C. Although fuel poverty has fallen 35% among owner-occupiers and 54% among council tenants since 2010, it has fallen only 4% for private renters. Their homes are still disproportionately damp and cold, causing both short- and long-term health issues, with higher bills adding insult to injury. Of course, this is an issue where we should take action not only because of the need to help people in this situation but because of the detrimental effects this has on our achievement of net zero and improving our energy security.

However, while there has been widespread agreement about the value of improving energy efficiency, finance has always been an obstacle to progress. The costs of improving the quality of housing will be substantial, as others have said, given where we are starting from, and it is not realistic to expect the Government to foot the bill in its entirety, nor to put intolerable burdens on landlords. We need to find a way to finance these improvements that will work for tenants, landlords and the public purse. I recognise that the Government are doing some work on this and looking at how barriers can be overcome. The green home finance accelerator fund, due to end in June, has a number of projects looking specifically at rented properties and a number of pilot schemes. I would like to hear from the Minister what steps the Government plan to take in response to what they are learning from the experience of the fund and to what timetable they will be working.

There is also a growing number of innovative private sector finance mechanisms that deserve serious attention. As the UK Sustainable Investment and Finance Association recently reported, the high upfront costs of installing energy-efficient technologies remain the biggest challenge for landlords, and ensuring that there is private capital to support this process, and investment to help drive down the costs of energy efficiency, is paramount. To meet this challenge, a number of policy proposals have been made that my amendment would prompt the Government to consider. The UK Green Building Council, for example, has proposed a warm home stamp duty incentive, where stamp duty would be adjusted up or down depending on the EPC of a property and a rebate would be triggered within two years of purchase if the energy efficiency of the home had been improved.

The Local Government Association has recently recommended that the Government should incentivise landlords through tax rebates. France has added energy efficiency improvements to the list of deductible costs of managing a property, such as legal fees or insurance. Within the UK, Scotland has introduced low-interest loans for landlords. Such loans could be linked to the property, rather than the individual, for which there is the precedent of the interest-free loans that were available to install renewables.

Property-linked finance has been deployed in several other countries, and these are all measures that deserve serious consideration by the Government. They could cut through the Gordian knot of all agreeing that a great deal needs to be done but no one being able to see how it could be financed.

I hope that when the Minister responds, she will provide a little more detail on the Government’s thinking in this area, particularly on ways of incentivising landlords and how the Government intend to make progress in an area about which much has been said but too little has been done.

Great British Energy Bill

Debate between Baroness Hayman and Baroness Bennett of Manor Castle

Report stage
Tuesday 11th February 2025 Lords Chamber

[Baroness Hayman (CB)]

My Lords, I have added my name to the new clause proposed in Amendment 38 by the noble Lord, Lord Hunt of Kings Heath. I thank him and his officials for the amount of time and effort that they have put into finding what is a very good resolution to the issues that we raised at earlier stages in the Bill. Obviously, in some ways, I would have preferred my own amendment as it stood in Committee, which would have put into the Bill an obligation on GBE to contribute to the targets under both the Environment Act and the Climate Change Act.

After discussion, I understand why the Minister wants to put in the phrase “Sustainable development” and to have that contribution. That is indeed the model that we adopted as a House during the passage of the Crown Estate Bill. I would not be happy with this amendment, were it not for the assurances that the Minister has just given at the Dispatch Box on what will be included in the framework document, so that we will actually see reference to contribution to achieving targets under both those Acts in the framework document. We will also see a commitment to tackling the issue of adaptation there, because none of us who has observed or experienced the weather—and the results coming out from international institutions—in the last six months will have any doubt that we have challenges already baked in by climate change and biodiversity loss that have to be met, as well as the efforts to stop things getting worse. I am very grateful for those assurances.

In some ways, a commitment to sustainable development may seem more nebulous than tying down to those particular commitments, but I believe it is really important that we acknowledge that there are differing forces—differing demands and aspirations—that have to be taken into account when we make decisions on infrastructure and investment, or whatever it is. Sustainable development, as defined by the UN, is about taking the economic, environmental and social effects of developments into account when decisions are made. Lots of difficult decisions will have to be made and there are lots of balances that have to be struck, whether about pylons or achieving net zero, and whether about growth or biodiversity and nature. We have to be able to walk and chew gum at the same time, and to actually recognise that all those strands have to be taken into account.

If we are going to get through and make the right decisions, frankly, we will have to be, first, very smart, and secondly, very frank with people about how we assess the different pressures and how we have come to individual decisions in individual cases. I have been very impressed by the work of the Crown Estate, looking at its different drivers and objectives and how it brings those into force when it looks at decision-making for investment, and I hope that GBE will be able to do exactly the same. So once again I end by thanking the Minister for the work he has done in bringing this amendment forward.

[Baroness Bennett of Manor Castle (GP)]

My Lords, it is a great pleasure to follow the noble Baroness, Lady Hayman, for whom I have the greatest respect. I know that the whole of your Lordships’ House applauds her and Peers for the Planet for their enormous amount of work, but I am afraid that, on this occasion, I disagree with her. I speak to Amendment 40, to which I have attached my name, and government Amendment 38, to which the noble Baroness has offered her support. I am afraid that

“must keep under review … sustainable development”

is a very weak form of words.

I understand that the noble Baroness seeks compromise and is taking what she can get. It would be lovely to be in a situation where we can start with a government Bill that says these things and then look to improve it. None the less, in speaking to Amendment 40, I am in the curious position of agreeing with the noble Baroness, Lady McIntosh, about the amendment and totally disagreeing with lots of the things she said. If offshore wind farms are spaces from which fishers are barred, they can become wonderful marine refuges, and if we are talking about damage to the seafloor, then deep sea trawling is the issue we should be talking about, and, most of all, damage to marine life. Indeed, if we are talking about biodiversity, solar farms managed in the appropriate way can be vastly better for biodiversity than arable farmland, in which the soil and the whole environment are totally trashed.

I am aware of the time, so I will not take long, but I want to point to what this amendment says and contrast “take all reasonable steps” to achieve the legally binding targets versus “keep under review”. This is much stronger wording, it is the right wording for a country that has a state of nature that is in a state of collapse, where there is so much that needs to be protected and improved, and for which we have the legally binding targets to which this amendment refers.