Lord Shipley
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(12 years, 8 months ago)
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Lord Shipley
“(3A) In carrying out the review, the reviewing officer shall presume that a new flexible tenancy for a term at least equivalent to the current or previous fixed term should be granted to the tenant unless the contrary is shown to be in accordance with the authority’s policies, in the interests of good housing management and compliant with Article 8 of the European Convention on Human Rights.”
Lord Shipley
My Lords, this amendment is designed to create a presumption that flexible tenancies should be renewed on expiry unless good reasons are shown to the contrary. The reviewing officer should proceed on the basis of the presumption that a new flexible tenancy for a term at least equivalent to the current or previous fixed term should be granted to the tenant unless the contrary is shown to be in accordance with the authority’s policies, in the interests of good housing management and compliant with Article 8 of the European Convention on Human Rights. That is, the decision should take account of the tenant’s right to respect for his or her home, or his or her private and family life.
The removal of security of tenure will result in a great deal more uncertainty for tenants where it occurs. They will be aware of the looming threat of possibly losing their homes towards the end of a fixed-term tenancy. While the presumption in favour of renewal would not remove this worry, it would at least ensure that tenants are on a more secure footing and help to ensure that landlords undertake a thorough and rigorous process when reviewing tenancies.
As the legislation stands, the process that tenants will have to undergo when their flexible tenancies come to the end of the fixed term is weighted almost entirely in favour of the landlord. The amendment would help to ensure that when this process is being undertaken there is greater protection and clarity for tenants towards the end of their tenancy. Many of those tenants will be particularly vulnerable. We can do this by placing the onus on the landlord to justify refusing to extend the tenancy, rather than expecting the tenant to undergo a potentially complicated reapplication process. This will be preferable, since many tenants will be unaware of what factors are relevant to the authority’s decision and may find it difficult to advocate their case for renewal of a tenancy or struggle to provide proof of need. Further, a presumption in favour of renewal would make it harder for landlords to adopt practices or make decisions that may discriminate against certain tenants, such as those who have made complaints about the perceived failures of the landlord.
Finally, there is one further issue to do with guarding against bureaucratic failure. The administration of a brand new bureaucratic system of housing assessments across local authorities is likely to be a significant undertaking and could well lead to mistakes being made. As a result, it is vital that tenants have basic protections written into the legislation that will provide for default renewal of the tenancy if landlords either fail to carry out a lawful review or are unable to justify a negative decision. Bureaucratic failings already cause a great deal of hardship to people on low incomes, such as when mistakes occur in determining housing benefit claims or when registered providers fail to issue an assured tenancy following a successful probation period. No one should face the possibility of losing their home as a result of a bureaucratic failing. The amendment would help to prevent this happening. I beg to move.
Baroness Hanham
My Lords, as I said in Committee, Amendment 28 is not necessary. The review already ensures that a decision by the landlord not to renew the tenancy must be fair and in line with the landlord’s published tenancy policy. Should the reviewing officer decide that the decision is not in line with the landlord’s policy, the landlord will need to reconsider his decision. Where a landlord seeks possession of a tenant’s property despite a review concluding that he was not acting in line with his own policy, the court will refuse to grant possession, as the Bill makes clear. Amendment 33 will not be moved. I hope that the noble Lord, Lord Shipley, is minded to withdraw Amendment 28.
Lord Shipley
My Lords, I am grateful to the Minister for her response. I hope that what she has described will happen. I am sure that it will. We need to ensure that people who are worried about a successive tenancy have little cause to fear that the landlord might decide not to grant a further tenancy. On the assumption that the measure will provide what we are trying to achieve, I beg leave to withdraw the amendment.