Oral Answers to Questions

Angela Rayner Excerpts

Monday 14th July 2025 Commons Chamber

[Peter Swallow (Bracknell) (Lab)]

21. What steps she is taking to reform the leasehold system.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

May I start by sending my thoughts and prayers to everyone involved in yesterday’s incident at Southend airport?

We remain committed to giving leaseholders greater rights, powers and protections in respect of their homes, and bringing the feudal leasehold system to an end. We have made significant progress, implementing the Leasehold and Freehold Reform Act 2024 and, this month, launching a consultation to strengthen leaseholder protections when it comes to charges and services. We are delivering, but we will go further; we will publish a draft leasehold and commonhold Bill later this year. This week, the High Court will hear challenges to some of the enfranchisement reforms in the 2024 Act; we will defend those challenges robustly, and will await the Court’s judgment.

[Andrew Pakes]

I have been contacted by more than 300 residents in Peterborough about problems relating to FirstPort’s leasehold and management service charges. They face unfair charges, a lack of transparency, bad communication and poor services. Residents in, for example, Hammonds Drive and Manor Drive are fed up with getting a second-class service. What is my right hon. Friend doing to help residents in places like Peterborough get the peace of mind and justice that they so deserve?

[Angela Rayner]

My hon. Friend is absolutely right to raise this issue. Many Members from across the House have found that too many leaseholders suffer as a result of poor-quality services from managing agents. We are consulting on proposals to strengthen the regulation of managing agents, including a proposal to make minimum professional qualifications mandatory.

[Kevin Bonavia]

My constituent Ed, a leaseholder in Monument Court, Stevenage, has been trapped for years in an unsellable flat after the building failed its EWS1 assessment because Higgins Homes had not followed its own architectural plans. He has faced uncapped and unregulated service charges and utility billing, and the threat of disconnection, while seeing the saleable value of his property decrease by more than £70,000. Will the Secretary of State consider introducing a statutory route through which people like Ed can pursue legal action against a developer without bearing the full cost burden?

[Angela Rayner]

I am very sorry to hear about Ed’s situation. The Building Safety Act 2022 protects qualifying leaseholders from uncapped costs relating to non-cladding remediation. When remediation is not progressing, leaseholders can apply to the tribunal for remediation orders, which can compel relevant landlords to fix relevant defects in their buildings, as well as for remediation contribution orders, which require developers to pay towards the costs of the remediation.

[Sam Carling]

At Fletton Quays in my constituency, managed by Gateway Properties, leasehold residents are reporting that service charges have increased by as much as 150% in the last two years. Flats are under warranty and faults should be fixed by Western Homes, which built the property, but instead are being fixed by Gateway, which has increased the service charge and, I understand, has even been sending separate bills on top. I know that the Government have been keen to address issues relating to high service charges and the need for financial transparency for leaseholders; can the Secretary of State provide an update on that work?

[Angela Rayner]

Unjustified service charges are wholly unacceptable, and I strongly recommend that the homeowners obtain legal advice. The Leasehold Advisory Service, for instance, gives free legal advice to leaseholders. Developers are typically responsible for rectifying defects within the first two years of the warranty period; even if no warranty claim is made, developers are still liable, and should not pass charges on to leaseholders. Unreasonable service charges may be challenged at the first-tier tribunal.

[Peter Swallow]

Through the Government’s landmark Renters’ Rights Bill, we are doing much to address the inequities of the rental sector for constituents in Bracknell and across the country—for instance, we are extending the right to request a pet. Now the Government are turning our attention to reforming leasehold. My right hon. Friend will know that many leaseholders are also blocked from having a pet by a clause in their head lease. What can we do to deal with that?

[Angela Rayner]

I know that my hon. Friend has already spoken to the Minister for Housing and Planning about this issue, and that those discussions will continue. As you well know, Mr Speaker, pets bring joy, happiness and comfort to their owners, while also supporting their mental and physical wellbeing. We have strengthened the rights of private tenants to keep pets in the Renters’ Rights Bill, and we will of course keep the position of leaseholders with pets under review.

[Mr Joshua Reynolds (Maidenhead) (LD)]

Leasehold residents of Marlborough House in Maidenhead found that their developer had entered liquidation, leaving £250,000 in section 106 payments outstanding, as well as massive defects in the development. Leaseholders fear that the authorities will ask them for the section 106 money, and that the costs of finishing the development will fall on their shoulders. Given that some developers have poor track records, with dozens of companies going into liquidation, how can we strengthen leasehold legislation to ensure that future leaseholders do not have the same problems as those in Marlborough House?

[Angela Rayner]

It is frustrating when we hear of situations like this, which is why it is our intention to publish the draft leasehold and commonhold reform Bill in the second half of this year. I hope the hon. Member will contribute his views on it, so that we can build on the proposals that the previous Government brought forward. They needed extra work, as I mentioned in my opening answer, but hopefully we can start to deal with this issue, so that leaseholders get the protection that they deserve.

[Tom Gordon (Harrogate and Knaresborough) (LD)]

At a recent surgery, a constituent brought to me the leasehold problems that she is experiencing with her housing association. Despite paying a considerable amount in service charges, leaseholders have been whacked with a £7,000 bill for improvements to the property’s roof, with the expectation that they will pay within 30 days of completion. There was limited consultation, and leaseholders had no choice in who carried out the works. What does the Secretary of State advise my constituent to do?

[Angela Rayner]

Again, the consultation exercise that we are undertaking is about how we deal with such matters. I hope the hon. Member will work with us during the consultation period, so that we can bring forward the draft legislation and get this matter right. We hear these stories time and again, and we need to fix this problem and protect leaseholders.

[Jim Shannon (Strangford) (DUP)]

I thank the Secretary of State for her answers. The issues with the leasehold system, and the need for legal protection for everyone, have been set out in debates in Westminster Hall and this Chamber, and I very much welcome the Government’s commitment to changes. The leasehold system here is slightly different from that in Northern Ireland, but the legal protections need to be the same. I have a very simple question for the Secretary of State: will she have discussions with the relevant Minister in Northern Ireland to ensure that what happens here can happen for us in Northern Ireland, and that we will be given the same protection?

[Angela Rayner]

The hon. Gentleman is absolutely right. We do work with the devolved nations, not just to show them what we are doing, but to learn from them. We have seen that the housing situation is not an England-only situation; the issues affect the whole of the UK, and we all need to learn from each other. Hopefully, the reforms that we are bringing through will be informed by the devolved nations, but we will also have some learnings for them. We need to work together in lockstep to protect people, wherever they are in the United Kingdom.

[Tulip Siddiq (Hampstead and Highgate) (Lab)]

2. What steps her Department is taking to help support housing associations in the timely remediation of unsafe properties.

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[John Slinger (Rugby) (Lab)]

15. What steps she is taking to build more social and affordable homes.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

We announced a record £39 billion investment into the new social and affordable homes programme at the spending review, which will create around 300,000 new homes over 10 years. Earlier this month, we published a five step plan that sets out how we will deliver the biggest increase in social housing in a generation to transform the safety and quality of social housing. My priority as Deputy Prime Minister is to get more social rent homes built, and that is what this Labour Government are delivering.

[John Slinger]

Planning authorities such as Rugby borough council are working hard to ensure that new housing developments contain as much affordable and social housing as possible. They work in partnership with housing developers, Government bodies such as Homes England, and others to that end, though it is not always an easy process and it often takes far too long. Will my right hon. Friend outline how the Planning and Infrastructure Bill will enhance their work, so that we can build as many high-quality affordable and social homes as possible and ensure that more people, particularly young people, get the homes they deserve?

[Angela Rayner]

My hon. Friend is absolutely right that the Planning and Infrastructure Bill will unlock a new scale of housing and infrastructure delivery across all tenures to help build 1.5 million homes in this Parliament. We are also taking action in the Bill to improve local decision making by modernising planning committees and ensuring that planning departments are well resourced by allowing local planning authorities to set their own planning fees.

[Ellie Chowns (North Herefordshire) (Green)]

Will the Deputy Prime Minister please explain why her Government will not set a target for the provision of social housing? While I welcome the investment in the social and affordable homes programme that she set out, the reality is that it will meet only 10% of the total number of new homes anticipated and only 10% of the current demand for social housing. If she believes that setting national targets like the 1.5 million homes target is important to drive change, why will she not set a target for social housing?

[Angela Rayner]

The Government have not set an affordable housing target to date, but we continue to keep the matter under review. Accurately trying to forecast long-term delivery is inherently challenging, but we believe that our new social and affordable homes programme could deliver around 300,000 social and affordable homes over its lifetime, with around 180,000 for social rent. The measures we have taken, alongside the commitment for rent so that there is this long-term programme, will hopefully help with the supply, and I have made it categorically clear to the sector that we want more social rent housing.

[Mr Speaker]

I call the shadow Minister.

[David Simmonds (Ruislip, Northwood and Pinner) (Con)]

There has been a 66% reduction in new affordable housing starts in London under Mayor Khan, and I note that Hillingdon Labour vigorously opposes the Conservative council’s plans for a new affordable housing site at Otterfield Road in Yiewsley. Will the Secretary of State condemn the failings of these Labour politicians on housing, and will she acknowledge that whether someone is a homeless person, a rough sleeper or an aspirational first-time buyer, this Government are failing those in housing need?

[Angela Rayner]

I find that absolutely astonishing when the Conservatives failed to meet their housing targets year after year. The Mayor of London has welcomed the money through the affordable homes programme. There is the amount of money we have given, and we are permitted to increase rents by CPI plus 1%. We are consulting on rent conversion, when the Conservatives prevented social landlords from being able to raise the money to provide the social housing that we desperately need. We are making the changes to get social housing where they failed miserably.

[Gideon Amos (Taunton and Wellington) (LD)]

16. What assessment she has made of the potential merits of allowing local authorities to end the right to buy in their areas.

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[Sarah Olney (Richmond Park) (LD)]

T1. If she will make a statement on her departmental responsibilities.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

I was pleased that the English Devolution and Community Empowerment Bill had its First Reading last Thursday. That landmark Bill will bring a radical reset to local government, deliver on our manifesto commitment to decentralise power, ignite regional growth with streamlined powers for mayors, and speed up new homes and infrastructure. It will empower communities to take back control of their beloved pubs and shops, helping local leaders to deliver a decade of national renewal, as promised in the plan for change.

[Sarah Olney]

I and my Liberal Democrat colleagues welcome the provisions in the English Devolution and Community Empowerment Bill, which recognise that first past the post is an unrepresentative electoral system. That is a welcome first step—although we would prefer alternative voting for mayoral elections—but if the Government admit that first past the post is not suitable for mayoral elections, why do they maintain that it is suitable for general elections?

[Angela Rayner]

Let me cover that point. Mayors serve many millions of people and manage multimillion-pound budgets, yet can be elected by just a fraction of the vote under the previous Government’s changes—despite the fact that the supplementary vote system had worked effectively for over a decade. Given that the large populations that mayors and police and crime commissioners represent far exceed those represented by parliamentarians, we think that this is the right approach.

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[Kevin Hollinrake (Thirsk and Malton) (Con)]

The chair of the working group on anti-Muslin hatred/Islamophobia, Dominic Grieve, who was appointed by the Secretary of State, has previously stated a preference for a definition of Islamophobia that would shut down talk of religion in cases like the grooming gangs scandal. All other members of that committee—again, appointed by the Secretary of State—are adherents of the Muslim faith. Does the Secretary of State not share our concerns that their report and recommendations will be seen as predetermined and biased?

[Angela Rayner]

No, I do not. There is no blasphemy law in this country because the previous Labour Government got rid of it, whereas the Conservative party had kept it on the statute book for years. We will always protect free speech, including the right to criticise religions. That kind of incendiary language is beneath the shadow Secretary of State.

[Kevin Hollinrake]

Incendiary language? I was merely stating the facts; that is the reality. The right hon. Lady is right in one regard: freedom of speech is on the line. The current position is that the report will be for Government eyes only, and that the decision on a definition will be taken in private. Will she at least commit to making the full report publicly available so that it can be scrutinised in the House and elsewhere before a decision is taken?

[Angela Rayner]

As set out in the terms of reference, the independent working group will submit its findings to Ministers. We will then consider its recommendations and set out the next steps. I urge Members to let the independent group get on with its work. If the shadow Secretary of State has views, he should feed them in as part of the call for evidence.

[Luke Myer (Middlesbrough South and East Cleveland) (Lab)]

T5.   Residents in parts of East Cleveland are rightly sick of unscrupulous landlords dumping individuals with serious criminal histories in our villages. Will the Department support my call for the council to introduce selective licensing in the area, and what further support can the Secretary of State offer to help us take back control of our villages?

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[Sarah Owen (Luton North) (Lab)]

T7. Many people, from the Women and Equalities Committee to the Miscarriage Association and Myleene Klass, have fought for miscarriage bereavement leave. Similarly, Can’t Buy My Silence and my right hon. Friend the Member for Sheffield Heeley (Louise Haigh) called for a ban on non-disclosure agreements. Thanks to the Deputy Prime Minister’s cross-departmental role, these protections will be delivered by Labour. How and when will they come into force?

[Angela Rayner]

I am incredibly proud that the Government are introducing life-changing measures that will make a real difference when people are at their most vulnerable. I personally thank my hon. Friend for courageously telling her own story, and I thank my right hon. Friend the Member for Sheffield Heeley (Louise Haigh) for her incredible and tenacious campaigning. Their work will change the lives of so many. We want to bring the benefits of these vital measures to people as soon as possible. We will be consulting on them in the coming months, prior to commencement.

[John Lamont (Berwickshire, Roxburgh and Selkirk) (Con)]

T2.   Home ownership feels increasingly out of reach for many first-time buyers, particularly for young families who want to remain in the beautiful Scottish Borders. What can the Government do to ensure that house builders deliver more affordable family-sized homes in all parts of the United Kingdom so that local people have the chance to own their home in the communities where they were brought up?

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[Angela Rayner]

We have the terms of reference, and we have the consultation that is going on at the moment. I am not going to provide a running commentary on the work of the independent group. The Government have a non-engagement policy with the MCB, and that position has not changed.

[Rachael Maskell (York Central) (Lab/Co-op)]

City of York council is the lowest funded unitary authority, but under the fair funding review we do not fare any better. Can the Minister extend the consultation guidelines? These are complex issues. Will he meet our council to look at the impact of the review?