Renters’ Rights Bill

Lord Roborough Excerpts

Monday 12th May 2025 Lords Chamber

Moved by

[Lord Roborough]

176: Clause 25, page 41, line 35, leave out paragraph (a)
Member’s explanatory statement
This amendment is intended to probe why the government has sought to remove section 25(1) of the 1988 Act completely.

[Lord Roborough (Con)]

My Lords, I rise to move Amendment 176 and speak also to Amendment 177, in my name. Before I begin, I refer the Committee to my interests as set out in the register, as a farmer, landowner and residential landlord. In particular, I have a number of houses occupied by employees under assured agricultural occupancies.

These two amendments are probing amendments, intended to allow the Committee to understand better how the Government sees these provisions of the Bill operating and also to probe whether the impact of the Bill in this area may have unintended consequences that need to be resolved. Before moving on to the detail of the discussion, I shall follow my noble friend Lady Scott, who on an earlier group underlined the importance of being able to offer on-site accommodation to agricultural employees.

I have three herdspeople, and one relief herdswoman, who rise daily at around 3.30 in the morning to milk. Being a short walk from the herd and the parlour is critical to their employment conditions. Those herdspeople also take primary responsibility for animal health within the herds, as well as the linked young stock. Again, being on site is vital to allow frequent inspections of the animals to ensure that they are doing well. There is also an important security consideration in having employees on site and able to deal with any malicious trespass, animal escapes and so on.

In short, this may not be a matter of huge general interest, but it is critical to farming in general, and to livestock farming in particular, that accommodation is available on site for these employees. When they leave, it needs to be available for their successors. However, we must also recognise that farm workers may have lived for many years, and even decades, in a community, and that options for them to stay in the area even when employment ends are desirable.

Beginning with Amendment 176, my Explanatory Notes indicate that leaving out this paragraph is intended to probe why the Government have sought to remove Section 25(1) of the 1988 Act completely. Since the 1988 Act, it appears that agricultural occupiers with an assured agricultural occupancy are entitled to remain in that occupation, even if they leave the employment of the landlord, as long as they remain in agricultural employment.

Omitting this subsection could mean that agricultural occupiers retain protection even after their qualifying employment ends. I ask the Minister whether that is the intention. The subsection may be being removed because it refers to fixed-term tenancies, which the Government are seeking to abolish in the Bill. However, in this case, it is linked to fixed-term employment. It appears that the Government may not have considered the importance of this link and the necessity for landlords to be able to recover agricultural accommodation linked to employment. I also ask what impact this will have on assured agricultural occupants in tied agricultural dwellings where, if they are no longer employed in agriculture, it may well be a breach of planning regulations.

Amendment 177 is a similar probing amendment. Ground 16, for recovering possession of an assured agricultural occupancy at the end of employment, was omitted from the Housing Act 1988. This created a headache for agricultural employers, but in practice its implications have been rather limited, as departing employees often leave for other employment with accommodation included, or because the open market rent for quality rural accommodation tends to be unaffordably high for those working in agriculture.

In the Renters’ Rights Bill, the Government have continued to omit the ability to recover accommodation at the end of employment—or at least that is what I thought. On an earlier group, the Minister said that

“we appreciate that the agricultural sector has distinct requirements, and it is often vital for workers to live on-site to carry out their duties, as the noble Baroness, Lady Scott, very ably described to us. That is why we have included ground 5A”.—[Official Report, 24/4/25; col. 859.]

However, it does not appear that ground 5A is applicable to landlords and assured agricultural occupants to ensure that houses can be recovered at the end of employment, as it is omitted as being a ground. I would be most grateful to the Minister if she could explain how she sees it working in practice for agricultural employers to recover vital accommodation at the end of employment.

These assured agricultural occupiers will also gain greater protection, given that grounds 2ZC and 2ZB are not available for use. I ask the Minister why the Government think this is appropriate. Why are agricultural landlords being treated differently from other landlords and are not able to regain possession of the properties after the landlord changes under Section 18 of the Housing Act 1988 or after taking over a tenancy?

In a previous group, the noble Baroness, Lady Grender, argued for making grounds 2ZC and 2ZB discretionary. In our view, this introduction of legal uncertainty would make the complexity even worse. From my limited exposure to this Bill, I am not sure how easily anyone will be able to administer all tenancies captured by it without a law degree. This discretion may elevate that base level of expertise to actually practising at the Bar. Given that it is largely estate agents and land agents who manage tenancies, it is important to make the Bill’s provisions as clear-cut as possible.

I also ask the Minister whether the Government have considered the impact of this Bill on a particular practice that we believe will deliver unintended consequences. Many agricultural employers, when housing employees, have understandably sought to avoid creating assured agricultural occupancies by serving notice before a tenancy begins and classifying that tenancy as an assured shorthold tenancy. This allowed serving a Section 21 notice with certainty that the house could be recovered at the end of employment to ensure it was available for the next employee. As a consequence of this Bill, those employees or tenants will now gain what appears to be greater protection than originally intended. Would the Minister consider adding a provision to allow landlords and employees in this position to change the status of those tenancies, potentially to assured agricultural occupancies, before the Bill takes effect? I beg to move.

[Baroness Coffey (Con)]

My Lords, I will speak to my Amendment 182. I am a great supporter of the policy of right to buy and right to acquire. I think it is one of the best policies of the past 50 years, making sure that people had investment in their communities and were able to determine exactly how different things in their homes looked. Basically, it made sure that we had a greater proportion of owner-occupiers.

During my time as a Member of Parliament, I had not realised that, in effect, there had been discrimination against people living in the countryside. I discovered this when busily propagating some of the latest policies that my party was putting forward and had it said to me very squarely on a doorstep in a particular housing estate in Rendlesham in Suffolk. I was told that I was doing a load of good, but, frankly, it meant nothing to them because they had already tried to acquire their housing association home and had been told that they could not.

--- Later in debate ---

[Baroness Taylor of Stevenage (Lab)]

We hope to provide more financial sustainability to housing associations through our funding mechanisms, which I hope will prevent them having to do that. The Government have no current plans to change the right to acquire. On that basis, I ask noble Lords not to press their amendments.

[Lord Roborough (Con)]

My Lords, I am grateful to all noble Lords who have spoken in this short debate, in particular to my noble friend Lady Coffey for her comments on agricultural tie dwellings. I am also grateful to the Minister for providing a very helpful clarification. The question mark remains about what happens to dwellings that have an agricultural restriction on them which are occupied by agricultural employees after they cease to be agricultural employees but may be protected in their tenancy under the Bill. I hope she might write to me on that but, in the meantime, I beg leave to withdraw.

Amendment 176 withdrawn.