Social Housing Bill (Fifth sitting)

Lee Dillon Excerpts

Committee stage
Tuesday 3rd November 2026 Public Bill Committees

[Gareth Bacon]

Good morning, Mr Vickers. It is nice to resume our proceedings under your chairmanship.

The Bill will change how social housing is funded, how receipts are used and who can afford to buy their home. Understandably, that will create unhelpful uncertainty for local authorities and social housing providers and, by extension, for tenants. Local authorities are right to be anxious, because clause 10 hands the Secretary of State sweeping powers over capital receipts, and councils cannot plan if they do not know what they will lose or gain.

New clause 36 would simply require the Secretary of State, within six months of Royal Assent, to publish and lay before Parliament a fiscal impact assessment. It must examine the effect on local authority finances, whether social housing offers value for money for the taxpayer and how the Bill changes tenants’ financial ability to use right to buy. If the Government are confident in their figures, they have nothing to fear from publishing them.

The Bill represents an assault on the aspiration of social housing tenants to own their own homes. It is an ideological attack on a policy that, for over 40 years, has given millions of people the opportunity to get on the housing ladder who might otherwise never have been able to do so. By extending the qualifying period and slashing discounts, the Government are effectively seeking to abolish people’s right to buy their own home, and to force residents into renting for longer and longer.

My new clause 54 would therefore require a review of the impact of the Bill on the rates of home ownership among social housing tenants. The impact assessment shows a dramatic projected decline in right-to-buy sales within the first two years of the Bill coming into force, with sales nearly halving. With little effort to support people on to the housing ladder, and with cuts to measures such as first-time buyer stamp duty relief, the Government are tearing up not only one of the most effective routes to home ownership for social housing tenants, but one of the only routes, full stop. That is why it is critical that we understand the Bill’s full impact and demonstrate the disaster that awaits social housing tenants who aspire not just to live in their own home, but to own it.

[Mr Lee Dillon (Newbury) (LD)]

It is a pleasure to serve under your chairship, Mr Vickers. I rise to speak to new clause 59, which, in a similar spirit to the official Opposition’s new clauses 36 and 54, asks that the Secretary of State carry out a review. My new clause asks that the review takes place 12 months after Royal Assent.

We come at this with a different aspiration: I feel the Opposition amendments have been tabled to catch the Government out, whereas we support the objectives of the Bill. However, although we support the changes to right to buy and the tightening of stock disposal, it is only right that the House be able to see, via a review by the Secretary of State within 12 months, whether those objectives have indeed been met or whether we need to legislate further to continue to protect social housing stock, on which we are in full agreement with the Government.

[The Minister for Housing and Planning (Matthew Pennycook)]

It is a pleasure to continue our proceedings with you in the Chair, Mr Vickers. I will speak to new clauses 36, 54 and 59. Members of the Committee will have heard my opinion of the merits of Opposition amendments that seek further statutory reviews in general, so they can guess where I am heading with some of these.

Although we share the aim of ensuring that the impact of our reforms is properly understood, the Government do not believe that further statutory review requirements are necessary or proportionate. We have already published an economic impact assessment. We have arrangements in place to monitor the effects of the Act. The impact on businesses is expected to be de minimis, with estimated direct costs well below £1 million.

New clause 59 would specifically require a review within 12 months covering the supply and retention of social housing, tenants’ rights, the right to buy and the right to acquire. Many of the measures in the Bill will take time to bed in, so a statutory review within that timeframe risks providing only a partial picture of their impact. More broadly, the Government already publish comprehensive data on social housing sales and demolitions, right-to-buy sales and replacements, local authority housing stock levels and new affordable housing supply, including detailed local authority-level data. We will continue to monitor the impact of the reforms through these existing datasets and established statistical releases. We therefore do not think that new clause 59 is warranted.

On the specific issue of home ownership raised by new clause 54, a core aim of the right-to-buy measures in the Bill is to ensure that social homes are not sold off without being replaced. I therefore agree with hon. Members about the importance of monitoring these reforms and their impact. However, imposing additional statutory review requirements would risk duplicating existing analysis without providing a more meaningful assessment of the Act’s effects. The Government’s priority is to implement these important reforms and monitor their impact effectively through the arrangements already in place. For those reasons, I am afraid we cannot accept new clauses 36, 54 and 59.

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[Gareth Bacon]

Every hon. Member will have heard from constituents living with damp, mould, faulty wiring or repairs that never arrive. The death of Awaab Ishak shamed this country, and we all promised that it would never happen again. Since then, the Government have introduced new housing regulations, but regulations alone do not help a landlord who is unsure what compliance looks like, or a tenant who does not know what to expect.

New clause 39 attempts to fill that gap. Within 12 months of Royal Assent, the Secretary of State would be required to publish guidance including detailed instructions for full compliance with the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025. It would also cover damp, mould, electrical safety, response time for repairs and complaints procedures. Registered providers would have to have regard to it. Clear standards protect tenants and give good landlords certainty.

On new clause 47, social homes are safe havens for some of the most vulnerable in our society. Whether they face destitution, abuse or persecution, some of those with the greatest need in our society find their safety and peace in social housing, yet for too many residents, estates are poorly managed, antisocial behaviour is rife and tenants are unsupported. Residents must not bear the burden of poor management practices. My new clause 47 would therefore require the Secretary of State, within six months of Royal Assent, to publish guidance on the social responsibilities of providers.

Up and down the country, many providers already exercise good practice and due diligence and uphold their social responsibilities. However, there exists a small fraction within the system who do not fulfil their responsibilities as required. New clause 47 would strengthen the Government’s hand in ensuring and enforcing good practices and would give tenants greater protections against unscrupulous behaviours.

On new clause 48, social housing is not an issue that ends with the housing of vulnerable people; it begins with it. Once homes are found for those in need, it is vital that registered providers be properly managed, run and governed. At present, I believe that not enough is done to ensure that. My new clause 48, a probing clause, would therefore require a review of governance arrangements within registered providers of social housing. It should not be the case that, just because someone is vulnerable, they have little say in how their estate is run, who runs it or what agreements are being made. That is why new clause 48 has a specific focus on key points such as accountability to local communities. We want to see a fair and accountable social housing sector, and I call on the Minister to assure the Committee of that future here today.

On new clause 49, registered providers are responsible for nearly 3 million homes—about 63% of all the homes that make up the national social housing stock. In some parts of the country, housing association stock outweighs that of local authorities by huge margins. In the north-west, 86% of stock is owned by private registered providers. Tenants in such housing deserve nothing less than openness and clarity about how their estates are run. New clause 49 would require the Secretary of State to publish, within 12 months of Royal Assent, guidance on minimum governance standards, covering financial transparency, tenant representation and publication of performance criteria. New clause 49 is a probing amendment. It aims for clearer standards, not red tape. It makes a simple and straightforward ask, and I hope the Minister will give assurances on that point.

On new clause 50, social housing residents deserve accountability. Where life has dealt a weak hand, where the unexpected has created hardship or where vulnerabilities have led to inhibitions, social housing should be a fair, open and accountable backstop. That is why new clause 50 seeks to enable local authorities to require senior housing association representatives to attend scrutiny committee meetings. For the most vulnerable in society, protections are essential, so it is necessary to scrutinise the performance of registered providers. As I say, the vast majority of providers are fair, efficient and honest, but it is unfair on tenants to assume that without checking. That is why I tabled new clause 50.

Finally, on new clause 51, across the public and private sectors it is good practice to evaluate and publicise the performance of any department, business or team. The same practice should apply to registered housing providers. That is why I tabled new clause 51, which would require housing associations to publish quarterly performance information, including on vital indicators such as repairs left incomplete after six months, complaints, antisocial behaviour, levels of tenant satisfaction and void properties. Those are critical issues that cannot be left unsolved in an efficient and trustworthy social housing system.

[Mr Dillon]

I rise to speak in support of my new clause 61, which is a probing amendment. As the new clause outlines, a home and place standard would be a design and place-making framework for an organisation to enable the measurement of housing quality, to guide strategic investment and to shape resident wellbeing. The core pillars of such a standard should focus on customers, on homes and on the place. It should also make sure that social housing providers are part of a sustainable future.

Although it may not be appropriate to mandate in the Bill a standard on to private registered providers, I would be keen to hear from the Minister how his Department is shaping the future standards for the sector and encouraging those PRPs to go further: to think beyond just their bricks and mortar, and about where their homes are situated, about the role they play on an estate, about the role that they can play in a town, about encouraging sustainable transport into new developments and about having a holistic approach to what makes social housing so important and making it even more successful.

[Matthew Pennycook]

I will begin by speaking to new clause 39. I welcome the shadow Minister’s comments on standards and decency. It is reassuring to know that his deregulatory zeal does not extend to Awaab’s law, the decent homes standard or minimum energy efficiency standards.

As well as delivering the biggest increase in social and affordable house building in a generation, we are determined to drive a transformational and lasting change in the safety and quality of social housing. Maintenance is a critical part of that. We have set out the standards required for social housing through the decent homes standard. In the coming months, we will provide more detailed guidance on how landlords can meet that standard. We have also published electrical safety guidance that sets out rights and responsibilities for landlords, local authorities and tenants.

On complaints, social landlords are already subject to the Housing Ombudsman’s statutory complaint handling code. We are working closely with the ombudsman to ensure that it has the resources and capacity to meet increased demand and support better complaint handling by landlords. We have also introduced Awaab’s law, with its clear time-bound requirements on social landlords to investigate hazards and take action. Ahead of phase 2 of that law coming into force on 30 November, we have published updated guidance to support landlords to comply with its requirements.

Awaab’s law promotes a person-centred approach, putting the need to make individuals safe at the heart of legislation. Again, I commend the Opposition, because it was a Conservative Act of Parliament that provided the powers to introduce Awaab’s law into the social rented sector. However, in our view it would not be appropriate for the Government to tell landlords how to put individuals at the heart of the legislation, as the solutions will vary depending on individual circumstances. For that reason, we do not believe that the additional guidance called for in the new clause is necessary.

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Brought up, and read the First time.

[Mr Dillon]

I beg to move, That the clause be read a Second time.

As members of the Committee know, I worked in social housing for 14 years before entering this place. One of the more challenging elements of my role was ensuring the safety of our residents, particularly with annual gas safety checks. We had to make three attempts to carry out the check before going to court and seeking an injunction to access the property, not only resulting in legal costs for the social provider, but extending the time that a tenant was residing in a property without the boiler having its approved checks done. The same problem can also extend to five-year electrical safety checks. Only yesterday, I hosted a roundtable with the British Pest Control Association, where we spoke about how delays to access in such instances are causing further damage through pest infestation. Bedbugs, for example, often move within a block of flats, so quick access to all dwellings in that instance is key to stopping the spread and its impact.

The new clause has come from experience of working in the sector. I have never known a judge not to grant an injunction when a social landlord has been able to prove that it has made those three attempts. Although article 8 and the right to a private life may come up, that is of course a qualified right. As long as the access is in accordance with the law, necessary or proportionate, or pursuing a legitimate aim, article 8 considerations can be laid aside.

[Matthew Pennycook]

I thank the hon. Member for Newbury for tabling and speaking to the new clause. It raises an important issue that we recognise has been an area of growing concern, and on which there were some particularly considered and constructive debates in the other place; I express my thanks to the noble Lord, Lord Best, for his engagement. Those debates reinforced the incredible complexity of the issue, which involves the interaction of the fundamental rights of tenants, the legal duties placed on landlords and the safety of both residents and their neighbours.

I reassure the hon. Gentleman that, since those debates in the other place, the Government have been undertaking an intensive process of engagement and policy development to examine the issue. In that respect, we are grateful for the input and expertise that we have received from a range of residents’ groups, landlords, representative bodies and charities. That engagement has put it beyond doubt that this is an issue that must be resolved. However, it also made it clear that we cannot act in haste and risk creating new systemic problems, and there are a range of challenges that arise from various options in this area.

For that reason, the Government cannot support new clause 60, but we will shortly bring forward a consultation that will examine the issue in the round to get at some of those challenges and find out what the potential solutions might be. It will also look at the design and the necessary safeguards for any new law in this space. To support the sector with practical advice, we will bring forward plans to develop best practice guidance on access procedures.

I absolutely understand and recognise the expertise of the hon. Member for Newbury in this area. He raises a valid point, but for the reasons I have given, I hope he will withdraw his new clause.

[Mr Dillon]

I thank the Minister for his reply and for his Department’s understanding of the wider impact. I welcome the consultation being launched. I agree that the balance between a landlord’s rights and a tenant’s rights needs a lot of thought. When I was drafting new clause 60, I did not include pests as a hazard; I appreciate that that should have been included as well. I look forward to seeing the Government’s progress. I beg to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

New Clause 62

Ability of tenants to request an electric vehicle charging point

“(1) Within six months of the passing of this Act, the Secretary of State must, by regulations made by statutory instrument, make provision to enable tenants to request and install a domestic Electric Vehicle Charger.

(2) Regulations made under subsection (1) made under this subsection must include—

(a) the grounds on which a request can be declined including—

(i) electrical standards,

(ii) planning requirements, and

(iii) cost; and

(b) a requirement for social housing providers to respond to the request within one month.

(3) A statutory instrument containing regulations under this section may not be made unless a draft of the instrument has been laid before and approved by a resolution of each House of Parliament.”—(Mr Dillon.)

Brought up, and read the First time.

[Mr Dillon]

I beg to move, That the clause be read a Second time.

[The Chair]

With this it will be convenient to discuss new clause 63—Provision of electric vehicle charging points in new social housing developments—

“(1) Within six months of the passing of this Act, the Secretary of State must, by regulations made by statutory instrument, make provision to require new social housing developments to include electric vehicle charging points.

(2) A statutory instrument containing regulations under this section may not be made unless a draft of the instrument has been laid before and approved by a resolution of each House of Parliament.”

[Mr Dillon]

These are simple new clauses and we hope that Members on both sides of the Committee will support them. In effect, new clause 62 would allow social tenants the opportunity to have an electric charging point on existing stock, and new clause 63 seeks the same for new builds.

[Matthew Pennycook]

I can assure the hon. Member that the Government are committed to improving access to convenient home charging for tenants, including in social housing. However, we do not believe that new clause 62 is the right way to achieve that objective.

Tenants can face hurdles in getting landlord or freeholder approval, sometimes without a clear reason; that is not in dispute. The Department for Transport is already consulting on an ability to charge for tenants and leaseholders. That consultation, published on 21 October, considers both legislation and non-statutory guidance to give residents clearer routes to request permission for a charge point. It also seeks views on setting clearer expectations for landlords and freeholders when responding to those requests, including in social housing.

New clause 62 would pre-empt that consultation by introducing requirements before the Government have considered any evidence or fully assessed the impacts. In our view, that risks introducing grounds for refusal, which could be inappropriate and have the unintended consequence of deeming certain scenarios unreasonable when they are not, limiting access to home charging for tenants rather than making it more accessible. We want to ensure that any intervention is workable for tenants, while also taking proper account of the legitimate responsibilities and constraints on landlords and freeholders.

New clause 62 would risk creating an inconsistent approach between different property types, which could cause confusion for housing providers and leave other tenants without the same protections. Support with installation costs is already available, with existing Government grants providing up to £500 towards the cost of installing an eligible charge point.

New clause 63 seeks to require new social housing developments to include electric vehicle charging points. I entirely agree with the hon. Member for Newbury about the importance of ensuring that new homes are equipped for the transition to electric vehicles. In schedule 1 to the Building Regulations 2010, part S, which was introduced in 2021, already requires charging infrastructure in new residential buildings and those undergoing major renovations in England, including in social housing developments. In our view, the new clause is therefore not required. The Government are also currently considering whether those requirements should be strengthened via the DFT consultation.

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[Mr Dillon]

I happily accept the Minister’s considered view about the consultation. I beg to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

New Clause 66

Review of the use of empty homes as social housing

“(1) The Secretary of State must, within six months of the passing of this Act, publish and lay before Parliament a review on the use of empty homes as social homes.

(2) A review under this section must include information on—

(a) the number of empty homes in England and Wales that could be used for social housing,

(b) the potential merits of a scheme to bring empty homes into use as social housing, and

(c) any challenges involved in establishing such a scheme.”—(Gideon Amos.)

Brought up, and read the First time.

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

I beg to move, That the clause be read a Second time.

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[Matthew Pennycook]

I thank the hon. Member for Taunton and Wellington for speaking to new clause 66, tabled in the name of the hon. Member for Eastleigh. He rightly pointed out that there are currently more than 300,000 homes that have been empty for six months or more. The Government absolutely want to see more empty homes brought back into use across the country, but we do not believe that a national review or a national empty homes strategy supported by a new ringfenced fund is the right approach.

The scale and causes of empty homes vary considerably between places, as do local housing pressures and the interventions that will be most effective. Therefore, we believe that local authorities and mayoral strategic authorities are best placed to understand those circumstances and determine the right approach for their areas. Local authorities can already access funding to bring homes back into use, including through the social and affordable homes programme, the local authority housing fund and the long-term rough sleeping innovation programme. Loan funding is also available through the Public Works Loan Board to support the acquisition of empty homes.

We are also strengthening local authorities’ powers to bring empty homes back into use by reforming empty dwelling management orders, removing evidential requirements and reducing the period that a property must be empty before it is eligible for an EDMO from two years to six months.

[Mr Dillon]

The Minister has outlined a number of funding packages and processes that are already set up to tackle empty homes. Can he say how well they are working, and whether the Government need to go further? A national strategy, with a regional breakdown or local levers within it, could help tackle the problem.

[Matthew Pennycook]

The hon. Gentleman asks me a very specific question. I commit to give him, in writing, a sense of the local and regional breakdown of the use of EDMOs and these powers. Funding is available, but the point I am making is that although funding can be a barrier, it is only one part of the solution. Local authorities have a range of powers and incentives available to tackle empty homes. We want to continue empowering them to use those, but we think it is right that they retain the flexibility to respond to particular local priorities.

Although the Government agree with the sentiment behind the new clauses, we do not believe that this Bill is the best route forward. On that basis, I hope the hon. Member for Taunton and Wellington might consider withdrawing new clause 66.