Localism Bill

Andrew Percy Excerpts

Wednesday 18th May 2011 Commons Chamber

[Andrew Stunell]

Yes of course I will, although I will take just a few minutes to reach that point in my remarks.

I want to put clearly on the record again that our proposal does not affect any existing tenant, even if they swap or transfer their home, and even if the person they swap with has a flexible tenancy. Our current system for social housing is not working as well as it can and should. A one-size-fits-all approach to social tenancies does not take account of the different needs of both individual tenants and local communities. A more flexible approach is essential.

[Andrew Percy (Brigg and Goole) (Con)]

May I take the Minister back to the scenario he was describing of a family who move into a three-bedroom house until the children leave, perhaps to go to university or because they get jobs? I am a little confused as to what exactly will happen. After the children have left, will a housing officer turn up and tell the parents that they should move out of the property? Based on my experience as a councillor, this is what currently happens in such situations: a housing officer goes to the three-bedroom house to visit the person—often an elderly lady—and has a conversation with them about perhaps moving to a smaller property, but they may well choose not to do so, because that is their home.

[Andrew Stunell]

Under our proposals, gradually over a period of time there will be a more diverse pattern of tenancies for new tenants. There will not be a wholesale shift to short-term tenancies however, and social landlords have clearly indicated that they will remain focused on maintaining sustainable and cohesive communities and providing appropriate periods of stability to tenants.

[Andrew Percy]

Will the Minister give way again?

[Andrew Stunell]

Just give me a moment.

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[Andrew Stunell]

The hon. Gentleman has not been listening, and that is perhaps not unusual. We are setting tenure standards that the regulator will be imposing, if that is the correct word, and to which local housing authorities must have regard in creating their borough-wide housing strategies. In other words, there will not be a completely unregulated market and his fears are grossly overstated.

[Andrew Percy]

Of course one person’s flexibility is somebody else’s inflexibility—in this case, we are talking about the authorities and, potentially, the tenant respectively. Will the Minister confirm that he is saying what I think he is saying? Let us suppose that somebody has secured a flexible tenancy while their children are living with them and those children then leave home. Is it possible that such a person could find themselves in court and being thrown out of their home because a local authority wants the house back? Is that honestly the situation that we are creating?

--- Later in debate ---

Our new clauses and amendments are designed to defend mixed communities, to extend protections and advice to homeless people, to stand up for security and stability for low-income families and to prevent the segregation of those sections of our society that this Bill will surely deliver. I urge colleagues of all parties to join us in the Lobby on amendments 13 and 271, which we intend to press to the vote.

[Andrew Percy]

I wish to discuss amendments 13 and 271, and in doing so to draw on my experience of serving for 10 years as a local councillor in the city of Hull in east Yorkshire. I represented a large council estate, including the house in which my dad grew up, as well as the three-bedroom house in which my grandma lived until the day she died, because it was her home.

I have no problem with the concept of flexible tenancies, and I think that councils should be given tools enabling them to offer some form of flexibility. However, although I broadly support the Bill—an odd feature of this place is that Members tend to get to their feet when they are unhappy rather than happy about something, but I assure Ministers that there are plenty of provisions in the Bill about which I am perfectly happy—I should like to be given a few more details. The Bill states that local authorities may offer flexible tenancies, but I should like to see more commitment with regard to the proportion that they should offer, and also an absolute guarantee that they will continue to offer secure tenancies.

The Bricknell estate, which I used to represent, illustrated the importance of mixed tenure. We had some problems. People lived in three-bedroom houses long after their children had left. The worst experience that I used to have at my surgeries was being asked by people after someone had died, “May we please have their house?” People were literally on death watch trying to obtain homes. I do not pretend that there is not a problem with people living in homes that are too big for them. However, they should not be forced out of their homes, to which they have a sentimental attachment. I do not want some official from the local authority to turn up all of a sudden and tell people whose children happen to have left home that under the terms of their flexible tenancies their time is up, and they must move on and make a home somewhere else.

[Mrs Anne Main (St Albans) (Con)]

My hon. Friend is making an interesting point, but the fact is that many people downsize whether they are in social housing or not. They should not be forced out, but offering them alternative accommodation might be a solution.

--- Later in debate ---

[Andrew Percy]

My local authority had a clear policy. Housing officers would talk to tenants and try to encourage them to move into smaller, more appropriate accommodation if it was available, although of course it is not always available. There is nothing wrong with that, but I understood from the Minister’s response that people might end up in the courts when the terms of their flexible tenancies were enforced, and might effectively be forced out of their homes.

I am also worried about the two-year period. One of the problems on our estate was the difficulty of making people feel part of the estate and part of the community. A transitional arrangement, with people coming in for two years and then being forced out and different people coming in for another two years, does not help to maintain the sustainability and viability of the community.

[Stephen Gilbert]

My hon. Friend is making a number of excellent points. Does he agree that the Government cannot create a big society and increase community cohesion if we continue to move people around?

[Andrew]

Percy: I agree. We experienced several problems of antisocial behaviour in the community that I used to represent, but we dealt with them over a period. After a while, people who had moved in from outside the area started to appreciate the community in which they were living and became part of it. Children befriended other children at the local school, and their parents then befriended one another. The sense of community was protected, which had a major impact on what had been huge antisocial behaviour problems. We had a sustainable community in which people had invested and in which they wanted to remain. There is a risk here. If people are constantly moving after short periods of time, they might not look after their houses and gardens. That may sound a bit silly, but the condition of houses and gardens gives an impression of what a community is like. If people feel they have a personal investment in their homes, they will maintain their gardens and do work to their properties; they will have some pride in the house in which they live, because they see it as their home.

[Alison Seabeck]

The hon. Gentleman is making a strong case. Does he accept that because such rapid turnover of tenants will inevitably result in a lack of care for properties, lenders on housing association properties in particular will start getting nervous about their investment and may want to revisit their loan books and reduce their investment in certain properties?

[Andrew Percy]

That is an interesting point, and I hope all Members would want to avoid that, but it is a possible consequence of short-term tenancies. If authorities are to be allowed to offer flexible tenancies, I would prefer there to be a requirement on them to continue to offer secure tenancies as well so that people can work towards that and so that there is at least some tenure mix.

On the point about housing officers turning up at the end of a secure tenancy and suggesting to the tenant that it is time for them to move on, the issue of what independent advice will be available to tenants has been raised. I would not want tenants to go through a court process and, perhaps, end up being forced out of their home without ever having had access to the correct and appropriate advice.

If we are to take into account the structures of modern families, tenants cannot simply be told, “You have a three-bedroom house and two people have moved out, so you’re only using one bedroom,” because family members frequently move out and back in again. Where is the security for the parent and for the kid who pops off to university or to do a job somewhere else, or who moves out because they are in a relationship which then ends so they want to return to the family home? I keep using the word “home” because these properties are not merely a facility that belongs to the council—although I suppose legally they are that. They are much more than that, however, so where is the security for the young person who moves out and then wishes to return home? I have absolutely no doubt that these proposals have been made with the best of intentions. On the estate I represented we had huge problems with such patterns of occupation and young people not having a chance to get a home, but we do not want to use a sledgehammer to crack a walnut.

[Mrs Main]

My hon. Friend is making a powerful point, but I have to say that young families who are seeking a home—very much like ambulance chasers, although I am not saying they are like ambulance chasers—come to my surgery. This issue works both ways, and unless my hon. Friend comes up with an alternative solution, the proposal before us has to be considered as a creative thought that is worth exploring.

[Andrew Percy]

The radical solution that I have always favoured—which is not very popular among my party colleagues—is that we should build more council houses, and I am pleased that Conservative-run East Riding of Yorkshire council in my constituency is, indeed, building more council houses in Goole, as it recognises there is a need there.

I think I did offer a solution to the question asked by my hon. Friend the Member for St Albans (Mrs Main), however. I said that I wanted better protection in the Bill so that we can ensure that secure tenancies are guaranteed and will continue. I have nothing against a proportion of council housing stock being made available for flexible tenancies, and as the Minister said, local authorities can certainly determine to do that. However, I fear that, particularly where there is high demand and limited stock, some local authorities will make decisions that will mean we end up with a situation where nobody can ever work towards having a secure tenancy. I would not want that at all.

We heard much about tenure standards from the Minister, and we had many assurances on that. Perhaps if he gets more than 16 seconds to respond to the debate, we can have a little more detail about those standards and how robust they will be. I agree there is a problem here, which is why I have concerns about amendment 13 on the basis that it takes out flexible tenancies entirely. Amendment 271 perhaps has more going for it.