Renters’ Rights Bill

Baroness Jones of Moulsecoomb Excerpts

Monday 7th July 2025 Lords Chamber

[Baroness Grender (LD)]

My Lords, I rise to move Amendment 56 on behalf of my noble friend Lord Tope, who, regrettably, is unable to be with us today. This amendment would require landlords to grant permission for home adaptations that qualify as reasonable adjustments, provided that a local authority assessment has been completed. The challenges faced by disabled tenants are many and their needs are often complex. Without clear provisions allowing disabled tenants to make the necessary adaptations following a proper assessment, they risk being unable to remain in their homes long term. Far too often, disabled tenants are forced to move frequently, encountering unpredictable and inadequate modifications that undermine their ability to live independently.

This is not a marginal issue. The 2023-24 English Housing Survey found that 37% of households included someone with a long-term illness or disability, with that figure rising to a striking 59% in the socially rented sector. According to a 2024 report by the Housing, Communities and Local Government Select Committee, one in three people living with disability in the private rented sector lives in unsuitable accommodation—the highest rate of any tenure type. Meanwhile, a survey by Generation Rent found that more than eight in 10—86%—of disabled private renters reported that their disability or mental health condition had been negatively impacted by renting privately.

Following the Committee debate, I am grateful to the Minister for highlighting the additional funding for the disabled facilities grant and for her comments on the review of the allocation formula, which is a welcome step. I also appreciate the Minister’s remarks regarding the ongoing review of the upper limit for the disabled facilities grant. However, I highlight that this upper limit has not been revised since 2008, meaning that it has not kept pace with rising costs and the increasing complexity of adaptations needed. While I agree that any review must be thorough, to ensure fairness and sustainability, it is equally important that it is carried out with a sense of urgency. Delays in updating the upper limit risk leaving many disabled people without the full support they need to make their home safe and accessible. A timely review and adjustment are essential to reflect the current realities and provide adequate assistance for those who rely on this vital funding. I also gently urge the Government to prioritise timely and efficient local authority home assessments. For many disabled people, delays in these assessments mean living for months or even longer in unsuitable or unsafe conditions.

The challenges facing disabled people in the housing sector were highlighted in deeply concerning evidence from, again, the local government Select Committee. Some individuals waited 22 weeks to complete just the first stage of their disabled facilities grant application, leaving them without access to an adapted kitchen or bathroom during that time. While I understand the concerns about creating a two-tier system, the central aim of this amendment is to ensure that, once a professional assessment has confirmed a need, there is a clear pathway to delivering those adaptations. I hope that Ministers will continue to engage with the spirit of this proposal and explore practical ways to reduce unnecessary barriers to independent living.

I also express my support for Amendments 72 and 86, tabled by the noble Baroness, Lady Jones of Moulsecoomb. Amendment 72 proposes a new clause to establish a right to minor home adaptations for accommodating a disability. This is an important and practical step that would enable disabled tenants to live more independently, without unnecessary delays or obstacles. Amendment 86 seeks to prevent discrimination against prospective tenants who may require adaptations for accessibility. This is a vital protection to ensure that disabled people are not unfairly excluded from the rental market because of their needs. Both amendments reflect a fair and proportionate approach to improving accessibility and inclusion in the private rented sector. I hope the Government will give them serious consideration.

While I do not intend to divide the House at present, I hope that the Government will listen carefully and reflect on the proposals contained in these amendments. The aim is not to impose undue burdens but to support disabled people in living independently and with dignity in homes that meet their needs. I urge the Government to continue engaging constructively on this issue and to consider how we can work together to improve the system so that it is more responsive, more equitable and more attuned to the realities faced by disabled tenants across the country. I beg to move.

[Baroness Jones of Moulsecoomb (GP)]

My Lords, I will speak to my Amendments 72 and 86. I thank the noble Baroness, Lady Grender, for giving such a good explanation of them. I wish I had lobbied the Minister more, as all three amendments in this group are very good and very sensible.

Turning first to Amendment 72, I was talking last night to a friend who has very severe disabilities. He said he had noticed that, while landlords are very slow at making improvements or adaptations and allowing their tenants to do so, business, retail business in particular, is moving ahead. He talked about a new retail development in Yeovil where everything is accessible. It is roll-in, roll-out, and people with disabilities in wheelchairs, for example, have full access.

It seems that businesses are taking this seriously, so why are the Government and landlords not doing so? Renters of all ages face challenges—it is not only the older ones among us—but older renters are particularly vulnerable, for several reasons. They are more likely to have health issues or disabilities, which means they are more at risk of becoming ill because of poor housing. They are also more likely to live in poor quality homes. In view of our ageing population, this is not just a good thing to do but entirely necessary.

I welcome the support of the LGA for Amendment 86, as promoting equitable housing access and preventing discrimination is fundamental to our society. It is essential that tenants are protected from unfair discrimination when seeking housing. I do hope that Labour listens. We have seen with its welfare reforms what happens when Labour does not listen to the needs of disabled people. These are simple changes, but they are important. They would change the lives of our ageing population for the better, now and in the future—and that is what a progressive Government should do.

[Lord Jamieson (Con)]

My Lords, I thank both noble Baronesses for speaking in this debate. It is a sensitive issue. It concerns adaptations for some of the most vulnerable in our society and touches on those who require the greatest compassion and care. We do need to support people to live independently in their own home. As a council leader, I was proud that we built a number of fully accessible, affordable homes for the disabled.

However, I must express some concerns about Amendment 56, tabled by the noble Lord, Lord Tope, and moved by the noble Baroness, Lady Grender. This Bill is focused on the private rented sector, yet the amendment introduces provisions relating to social tenancies. As my noble friend Lady Scott alluded to earlier today, social housing providers have not been widely consulted in the lead-up to this Bill. Imposing new requirements on them without proper consultation and discussion would be inappropriate. Any such change rightly belongs in a dedicated social housing Bill. The noble Baroness, Lady Taylor, said earlier that she would seek to write to social landlords and perhaps this is another opportunity for her to do so.

Furthermore, the amendment is riddled with gaps. It lacks clarity on important matters such as what happens when a tenant leaves, who is responsible for reinstatement, its cost and the loss of rent while work is carried out. There is also the issue of ensuring work is carried out to a high standard and that structural integrity is maintained. These issues are vital to maintaining the value and usability of the property, and the amendment fails to address them adequately.

Turning to Amendment 72, tabled by the noble Baroness, Lady Jones of Moulsecoomb, I note that it defines “minor changes” as including structural alterations. Structural alterations hardly seem minor. While I fully appreciate the noble Baroness’s intentions and her compassionate approach, which we all share, this is a complex issue. I strongly believe that we must strike a careful balance between compassion, cost and deliverability, and we must do so in a thorough and considered manner. I hope that your Lordships’ House agrees.