Housing Market

Lord Davies of Brixton Excerpts

Thursday 17th November 2022 Lords Chamber

[Lord Davies of Brixton (Lab)]

My Lords, it has been a relatively short debate so far, but it has been a privilege to be here and listen to contributions and, inevitably, to the magnificent introductory speech of my noble friend Lady Taylor. I think it has set a difficult standard that not all of us reach.

We have a very broad subject before us. I am going to focus on the private rental market in London. It is arguable that, because of the nature of London, the private rental market is particularly important because of the people who come to London, how long they stay here and the sort of people they are. The problem is that the private rental market in London is failing.

First, I will say a word about London. It is, of course, the greatest city where all human life can be found. To pick up a point from the noble Lord, Lord Lilley, we welcome people to London from all over the world. They are welcome and we regard them as being a net benefit to our life—even taking account of the decent housing with which they must be provided. The important point is that the success of London is not counterposed to the success of the rest of the country. I would argue, though it is not always a popular argument, that the success of the rest of the country depends on a successful London. To a significant extent, because of the particular and distinct importance of the private rental market in London, the success of the country depends on a functioning private rental market in London. This echoes the point made by the noble Lord, Lord Lilley, that it is an economic issue; decent housing is not just about accommodation but about the whole economy and its success.

The 2021 census estimated that London’s population stood at 8.8 million. It is forecast to grow, heading towards 10 million on some estimates. Of course, that is a churning population: people come, and people leave. I find it difficult to understand why they leave—I have stayed. The private rental housing market in London does not serve the purposes of this rotating population. This is in the context of our worsening cost of living crisis; the fiscal Statement earlier today forecast that things are going to get worse over the next few years.

Already, more and more Londoners, particularly those in private rental accommodation, are finding it such a struggle to make ends meet and to afford their basic needs. They are faced with a situation where, as the GLA reported this year, in

“March 2022, the median rent for a privately rented home in London was £1,450 per … month, … twice as high as the median in England as a whole … London’s rents are so much higher than those of other regions that the median monthly rent for a one-bedroom home in the capital (£1,225) is higher than the median rent for a home with four or more bedrooms across all of the North and Midlands.”

Following the success at moving away from Covid—I am not suggesting that we have solved the problem, but we are in a favourable trend—rents are now increasing faster than the temporary respite they had during the Covid pandemic. Zoopla reports that average rents in London were 17.8% higher this July than they were in the year before.

As I have explained, London’s economic success depends on a successful privately rented housing sector, alongside an important role for social housing. I gave a speech on social housing in this Chamber last week on the Motion tabled by the noble Lord, Lord Moylan, in which I emphasised the importance of council housing. I will not repeat that, although it is worth repeating it again. I discussed Harold Macmillan’s success, when he was Housing Minister, of achieving the then Conservative Government’s target of 350,000 new houses a year, many of which, I assume, were in Stevenage—so it can be done. However, I will not address that on this occasion; noble Lords can read my detailed contribution in Hansard.

Instead, I will continue to focus on private rental housing. I do not go along with the idea of demonising private landlords. I do not assume that they set out to provide poorly maintained stock at excessive costs, but clearly there are problems. The GLA, which I will cite again, has undertaken a survey of private tenants, finding that

“55% of private renting households in London”—

only 55%—

“said they were satisfied with … their accommodation”.

In other words, 45% were dissatisfied—representing an increase from 33% two years previously. The underlying problem we must confront is the inevitable tension that arises between, on the one hand, the provision of a human service—in this case, housing, which should be a social right that is available, of a good standard and affordable—and, on the other, a service that is being provided commercially. As we operate it at the moment, it is to the detriment of the people who are in the private rental sector.

I am glad that the issue of Airbnb was mentioned, because that is creating particular tension in some areas of London. However, I am not talking about Airbnb or the high-value rentals available to those on high incomes; I am talking about the lower-cost housing for people on incomes that are lower than average and who cannot afford to buy, but who need or want to work in London for employment, family or other reasons.

There is the oddity and counterintuitive fact that it is often more expensive to rent than it is to buy the house, provided that you have some capital in the first place. People are in the fix that they cannot afford to save to buy a house, because they are paying too much in rent. It is in that light that, again, these GLA figures tell us that 40% of London’s private renters are likely to struggle to make their rent payments in the next six months—so we have an immediate crisis.

The mayor, Sadiq Khan, held a housing crisis meeting earlier this week with representatives of the housing sector, and they are calling for greater security and safety for London’s private renters. I support the mayor’s call on the Government to introduce a two-year rent freeze, analogous to holding down the cost of energy, to address the soaring costs of living in London. Such a freeze has been introduced in Scotland. The Government should represent the democratic mandate that the mayor achieved; he fought on the basis of achieving this rental freeze, and we should look to the Government to support him in achieving this policy.