Oral Answers to Questions Debate
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Matthew Pennycook
Main Page: Matthew Pennycook (Labour - Greenwich and Woolwich)Department Debates - View all Matthew Pennycook's debates with the Ministry of Housing, Communities and Local Government
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Chris Hinchliff (North East Hertfordshire) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
Alongside our commitment to delivering the biggest increase in social and affordable house building in a generation, the Government are determined to drive a transformational and lasting change in the safety and quality of social housing. To that end, we have begun the implementation of Awaab’s law, introduced a new, modernised decent homes standard, updated minimum energy efficiency standards and directed the Regulator of Social Housing to set new standards relating to the competence and conduct of social housing staff.
Mary Kelly Foy
In October 2022, a constituent of mine moved into a social housing property and immediately faced issues with extreme cold and damp. The issues went unresolved for so long that he referred his complaints to the Housing Ombudsman in April 2025, but it took until February this year for investigations to begin. Like everyone, my constituent simply wants a dignified life in a safe, comfortable property that he can be proud to call home. What are the Government doing to ensure that housing associations are meeting their requirements under Awaab’s law and that they have the resources to do so?
Matthew Pennycook
I am very sorry to learn of the experience of my hon. Friend’s constituent. All housing association homes must be free from dangerous damp and mould. I note that her case arose before we brought the first phase of Awaab’s law into force on 27 October last year; now that we have done so, all social landlords are required to repair emergency hazards within 24 hours and to deal with dangerous damp and mould within fixed timescales.
Sarah Pochin
In my Runcorn and Helsby constituency, Riverside housing association is flattening 365 properties, demolishing them to build new homes. Residents have been left with no communication, no support and no number to ring—residents such as John and Barbara Wheldon, now in their 80s, who have lived in the same property for more than 50 years and are facing the trauma of that move without knowing where they are going. Will the Minister agree with me that housing associations have a duty of care to residents and that, where they fail in that duty of care, they should be held to account?
Matthew Pennycook
Social landlords are held to regulatory standards that are overseen by the regulator. I am sorry to hear about the experience of John and Barbara and others. If the hon. Lady would like to write to me with details about the case, I will happily look into it.
Chris Hinchliff
More social housing is essential but, as Members across the House will know, increasingly distant housing associations are often far too quick to put up fees and far too slow to tackle damp, mould and disrepair. What more will the Minister do to ensure that future public funding comes with clear strings attached to require better standards for our constituents?
Matthew Pennycook
Registered providers of social housing, whoever they are, must address non-decency wherever it exists and must do so in a timely and professional manner. Where there are concerns that an RP is not delivering against the required regulatory standards, as I just mentioned, referrals can be made to the regulator, and the regulator has robust enforcement powers that allow it to take effective action when serious failings are identified.
Mr Will Forster (Woking) (LD)
Housing, including damp and mould, is a top issue in my inbox as MP for Woking. One of the key problems is the Conservatives’ unlawful removal of more than £4 million from the housing revenue account, which has resulted in a huge backlog of issues. What steps are this Government and this Minister taking to ensure that that does not happen again to add further woes to our social housing stock?
Matthew Pennycook
We are taking a number of steps to assist local authorities whose HRAs are under pressure, including the rent convergence introduction, which I know the hon. Gentleman is aware of, and all the other regulatory certainty and stability that allows local authorities, as well as housing associations, to plan for the future and invest in their existing stock, as well as building new social and affordable homes.
Rachel Hopkins (Luton South and South Bedfordshire) (Lab)
Blake Stephenson (Mid Bedfordshire) (Con)
The Minister for Housing and Planning (Matthew Pennycook)
On 19 March, we published a full impact assessment for the draft Commonhold and Leasehold Reform Bill. The hon. Gentleman will be aware that we are also consulting on precisely how to introduce a ban on the use of leasehold for new flats, including in respect of issues such as scope, transitional arrangements and exemptions.
Blake Stephenson
Wixams retirement village in Mid Bedfordshire is a wonderful, integrated retirement community, but I understand from the sector and the industry that that business model is under threat from the Government’s leasehold reforms. Given the important role that these communities can play in reducing social care costs for our local authorities, and the fantastic option they represent for older constituents, will the Minister commit to look again at the specific impacts of leasehold reform on the integrated retirement sector, particularly to give stability and predictability to investors so that they can invest in future schemes?
Matthew Pennycook
I thank the hon. Gentleman for his well-judged question. Let me reassure him that the Government understand the distinct operational and financial models that underpin specialist retirement housing, and that we recognise the important role that integrated retirement community operators play in providing high-quality housing for older people. As he is hopefully aware, the way in which the retirement housing sector functions in a world in which commonhold is the default tenure, and whether some kind of exemption is required, are among the many questions we are seeking feedback on in our consultation on moving to commonhold and banning leasehold for new flats. I encourage him and any operators in his constituency to engage with that consultation.
Rachel Blake (Cities of London and Westminster) (Lab/Co-op)
I thank the Minister for his work on this issue. I am working to make sure that the managing agent Freshwater will meet me to talk about its service charges. Does he agree that it is important that managing agents meet representatives in order to tackle these high levels, and to ensure that they are prepared for this Government’s reforms? I also have a real concern about the impact of high service charges on the long-term sustainability of the leasehold model for people who are choosing to retire into leasehold properties.
Matthew Pennycook
I absolutely agree with my hon. Friend. High and rising service charges are putting unprecedented financial pressure on leaseholders. They are also causing more and more issues with mortgages and remortgaging processes. On her point about managing agents: yes, managing agents absolutely should meet with residents who have concerns, either collectively or individually.
David Chadwick (Brecon, Radnor and Cwm Tawe) (LD)
The Minister for Housing and Planning (Matthew Pennycook)
The Government appreciate fully the long-standing concern among park home residents about the requirement to pay site owners a commission upon the sale of a park home. On 5 March, we published a call for evidence in relation to the said commission payments so that we will have the information necessary to act and provide the clarity and certainty that park home residents and site owners have rightly been demanding.
David Chadwick
Park home residents in Brecon and Radnor, and indeed across the entire country, describe the 10% sales commission as a deeply unfair hit on their life savings, often amounting to tens of thousands of pounds. With the Government’s call for evidence now under way, what assessment has the Minister made of whether this charge is fair and whether residents are receiving value for money?
Matthew Pennycook
I fully understand the hon. Gentleman’s desire to secure change in relation to this matter, and I can assure him that I share his eagerness to proceed quickly. Unfortunately, the research undertaken by the previous Government was not conclusive as to either the purpose of the commission or the impact of its removal or reduction. The final report recommended further work to clarify the rationale of the commission so that the Government can make informed policy choices, hence the call for evidence, which I hope he and park home owners in his constituency are engaging with.
Lloyd Hatton (South Dorset) (Lab)
I welcome the Government’s new call for evidence. Perhaps unsurprisingly, park home owners across South Dorset continue to be deeply frustrated with the unfair 10% sales commission slapped on all park homes. The current system feels unfair as it punishes one group disproportionately. With that in mind, will the Minister ensure that park home owners are not forgotten and finally end this unfair 10% sales commission charge, and ensure that these reforms sit alongside wider reforms to leasehold?
Matthew Pennycook
I again emphasise that I appreciate the frustration among park home owners. Unfortunately, we do not have the evidential basis that we need to act. We will need to make a decision on the basis of evidence gathered through the call for evidence that is taking place, and then take into account the impact on park homes of all sizes to ensure fairness and transparency, but I reassure my hon. Friend that we will act once we have the information and evidence that we seek.
Mr Luke Charters (York Outer) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
Responsibility for developing a registration scheme for short-term lets in England lies with the Department for Culture, Media and Sport, which is building a simple and easy-to-use registration scheme for short-term lets, informed by ongoing stakeholder feedback and consultation. The scheme entered user testing in October, ahead of its planned launch this year.
Rachael Maskell
The scale of short-term holiday lets in York continues to heighten our significant housing challenges and affect our public services and the economy, while residents have to put up with antisocial behaviour on their doorsteps. That registration scheme will be helpful—it would be good to know when it will be introduced—but will the Minister commit to working with MPs who deal with the significant challenge of Airbnbs in rural, coastal and urban communities, and embark on a consultation for licensing in the next parliamentary Session?
Matthew Pennycook
I understand the acute pressures that my hon. Friend faces in her constituency as a result of an excessive concentration of short-term lets. She and I met only recently to discuss that matter, but I will happily continue to engage on it with any hon. Member from across the House. As she knows, the Government appreciate that the excessive concentration of short-term lets can impact on the availability and affordability of homes, both to rent and to buy, and we continue to consider what additional powers we might give local authorities to enable them to respond to the pressures created by such concentrations.
Graham Stuart (Beverley and Holderness) (Con)
In rural and coastal communities, hospitality is already under massive pressure thanks to the tax rises, regulatory impacts and other negative impositions of this Government. May I urge Ministers to ensure that if we are to bring in a registration scheme, we gather the data and do not move in too heavy-handedly, because we risk further damage to a hospitality sector that does not need it? We need to establish the data and find out whether further action is required.
Matthew Pennycook
I assure the right hon. Gentleman that the Department for Culture, Media and Sport is working closely with digital delivery experts to ensure that the registration service is robust, secure and simple to use, minimising the impact on businesses for precisely the reasons he gave.
Jayne Kirkham (Truro and Falmouth) (Lab/Co-op)
The Minister will be aware that Cornwall has the second highest number of short-term lets in the country, after London. I understand that DCMS has responsibility for the scheme, but will the Minister discuss with his opposite number in DCMS the possibility of uploading things such as fire and safety certificates and checks to the register, so that it is not just a simple light-touch registration scheme in the future, if not during this round?
Matthew Pennycook
As I have said, we know that excessive concentrations of short-term lets affect urban and rural constituencies, and that coastal communities in particular are feeling the acute pressures that result from them. I am more than happy to engage with my counterpart in DCMS, as I do already, and to raise the specific points made by my hon. Friend.
Tim Farron (Westmorland and Lonsdale) (LD)
Will the Minister look at closing the loophole that allows second-home owners—people who are well-off enough to afford more than one home—to dodge paying any council tax whatsoever by letting their property as a short-term let for up to 72 days per year? Not only do they pay no council tax, but because they are a small business, they pay no business rates either. Thousands of my constituents are working their socks off to pay the council tax to subsidise people like that. That is wrong, isn’t it? Will he also bring in a separate category of planning use to make short-term lets easier to control?
Matthew Pennycook
The hon. Gentleman is well aware of what we have already done on furnished lettings exemption. We look at taxation in this regard and keep it under constant review. We have had a long discussion on this issue over many years, but I am more than happy to continue the conversation with him.
Jon Trickett (Normanton and Hemsworth) (Lab)
Wendy Morton (Aldridge-Brownhills) (Con)
The Minister for Housing and Planning (Matthew Pennycook)
The Government are committed to preserving green belts, which have served England’s towns and cities well over many decades. We have not changed the five purposes of the green belt set out in paragraph 143 of the national planning policy framework. That framework still contains strong protections for the green belt, making it clear that inappropriate development should not be approved unless justified by very special circumstances.
Wendy Morton
The approach to the green belt taken by Labour Members is the clearest example yet of their saying one thing and doing another. The Secretary of State campaigns against building on green spaces in his own constituency, but he is more than happy to see green spaces in my constituency concreted over by developers. Can the Minister tell me why constituents’ green space in my area is apparently less important than the green space in the Secretary of State’s area?
Matthew Pennycook
As the right hon. Lady well understands—we have had this exchange many times—it is for individual local planning authorities to determine whether green-belt land should be released and the exceptional circumstances test has been met. All the clever questions that she comes up with—I admire her ingenuity in doing so—disguise her true position, which is that she does not want any houses built on any green-belt land in any part of her constituency or anywhere near it, even if that means preventing families from buying or even longer waits for people on housing waiting registers.
Matthew Pennycook
I am confident, Mr Speaker. Perhaps the hon. Gentleman could confirm to me whether it is now the policy of His Majesty’s Opposition that if all reasonable options for meeting identified housing need have been exhausted, including grey-belt land, no green-belt land can ever be released, even in those very special circumstances. If that is their position, the Opposition are consciously and deliberately consigning people in this country to longer misery as a result of the acute housing crisis that got worse on their watch and is still causing misery, which we are undoing.
Gareth Bacon
The Government have previously claimed that so-called grey-belt land is comprised of old petrol stations and disused car parks, but by December 2025, of the 13 developments of 10 or more homes on so-called grey-belt land that had been approved by Government planning inspectors, 88% were due to be built on what had previously been undeveloped countryside. The evidence is unequivocal: the green belt is under attack from this Government. Why will the Minister not just admit that the term “grey belt” is in fact a dishonest concoction designed to mislead the general public?
Matthew Pennycook
It is anything but a dishonest concoction. As I have said, grey-belt land is determined by local planning authorities where it does not meet the purposes of the green belt, as set out. I come back to the question of what the hon. Gentleman is saying: is he saying that our strategic and targeted approach to the green belt should be replaced by the chaotic and haphazard approach that the previous Government took, under which we saw swathes of green-belt land released across the country, often in the wrong areas? The grey belt is ensuring that the right kind of low-quality green-belt land is released where all other options have been exhausted and where need for housing needs to be met through that avenue.
Sarah Smith (Hyndburn) (Lab)
Luke Akehurst (North Durham) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
The Government recognise that a far smaller proportion of social rented homes are let as furnished or partly furnished, compared with the private rented sector. In our response to last year’s consultation on a new decent homes standard, we made clear that we are exploring what more can be done to support the tenants who are most in need to access floor coverings and other essential furniture. Tenants currently living without essential furniture can, of course, look to local authorities for support through the crisis and resilience fund.
Luke Akehurst
Karbon Homes, which is the dominant social landlord in North Durham, provides furnished tenancies to ensure that vulnerable low-income tenants can access essential furniture and white goods. What steps will the Minister’s Department take to ensure that other social landlords across the UK adopt this approach, to greatly improve the quality of life for the least well-off people?
Matthew Pennycook
I thank my hon. Friend for his question and commend Karbon Homes for its commitment to furnished tenancies. While such tenancies are not mandatory, we know that many social landlords want to know more about the opportunities that furnished tenancy schemes can provide, as well as the funding and budgeting implications and operational requirements. We intend to publish comprehensive best practice guidance alongside our updated decent homes standard, and will engage with providers and other stakeholders in its development.
Manuela Perteghella (Stratford-on-Avon) (LD)
In my constituency I have families moving into social housing with no beds for their children to sleep in, no table at which to eat family meals and no white goods with which to cook healthy meals. Will the Minister recognise the importance of ensuring that tenants moving into social housing have access to basic furniture? Will he commit to working with social housing providers to ensure that no one is left without the essentials?
Matthew Pennycook
I do recognise the importance of ensuring that tenants can access essential furniture where required. Furnished tenancies are not mandatory. In making the decision on the decent homes standard, we had to balance the costs involved with the need to ensure that the requirements cover all providers. We are—not least through the best practice guidance that, as I have just made clear, we intend to bring forward—seeking to encourage the really good practice out there, so that more social landlords can take advantage of the opportunities that furnished tenancy schemes provide.
Alex Ballinger (Halesowen) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
The Government continue to steadily implement those reforms to the leasehold system that are already in statute and to progress the wider set of reforms necessary to end the leasehold system for good in this Parliament, not least through the provisions in our draft Commonhold and Leasehold Reform Bill, which was published on 27 January.
Alex Ballinger
My constituent Yvonne has lived in a house in Halesowen that she has owned for 20 years. She purchased it under a leasehold arrangement that allowed her property management company, Principle Estate Management, to quadruple her service charge from £400 to £1,550 without conducting any maintenance. Clearly, Yvonne feels that she is being ripped off, and other residents of the same housing estate are now having difficulty selling their homes. Will the Minister outline what action is being taken to tackle property management firms such as Principle Estate Management, so that people like Yvonne are not continually being ripped off?
Matthew Pennycook
I am determined to switch on the improved leaseholder consumer rights provided for by the Leasehold and Freehold Reform Act 2024, including service charge standardisation and transparency measures, at the earliest possible opportunity so that people like Yvonne, and many hundreds of thousands more across the country who are dealing with exorbitant service charge increases, including in my constituency, will get the protection they need. When it comes to managing agents, we are committed to strengthening regulation, as my hon. Friend knows, but I will happily write to provide him with the full position and details of what measures we are considering.
Jim Shannon (Strangford) (DUP)
I thank the Minister for his answer and the hon. Member for Halesowen (Alex Ballinger) for raising these issues. We have similar problems in my constituency, and I know that the Minister is keen to ensure that all parts of the United Kingdom can take advantage of the legislative change that the Government have proposed here. Will the Minister talk with the relevant Minister in Northern Ireland to ensure that the proposals put forward by the UK Government to address these issues can help my constituents in Northern Ireland too?
Matthew Pennycook
As the hon. Gentleman knows, we engage regularly with our Northern Ireland counterparts. On leasehold reform, which covers just England and Wales, I am more than happy to provide him with the insights of the proposals that we have been working up and what more we are considering to take forward in future months and years.
Dan Carden (Liverpool Walton) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
The Government do not support the introduction of rent controls, which we believe could make life more difficult for renters. There is sufficient international evidence from countries such as Sweden and Germany, and from individual cities such as San Francisco, as well as the recent Scottish experience, to attest to the potential detrimental impacts of rent controls on tenants.
Dan Carden
There is an injection of housing investment in some parts of my constituency, but sadly it is by landlords who are taking advantage of low house prices to turn family homes and whole terraces into houses in multiple occupation, charging sky-high rents for people to live in single bedrooms, undermining the local community. The Minister has told me a few times that the Government are opposed to rent controls, but will he look again at the evidence and start to consult? It is clear that we need to see rents come down in this country, especially in the most deprived areas.
Matthew Pennycook
I can assure my hon. Friend that I have looked at a wealth of evidence, particularly international evidence, of what the impact of first and second-generation rent controls are, as well as more subtle forms of rent control, which can have differential impacts on different groups. Such controls typically benefit settled and better-off tenants more than those looking for a home or needing to move. While I appreciate that a broad spectrum of regulation falls under the title, there is enough international evidence, in the Government’s view, to attest to the potential detrimental impacts of rent controls, and our position remains that we will not introduce them.
Sarah Dyke (Glastonbury and Somerton) (LD)
Jenny Riddell-Carpenter (Suffolk Coastal) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
Our recent consultation on a revised national planning policy framework included proposals to strengthen support for rural exception sites, and to make it easier for authorities to require affordable housing on smaller sites in rural areas. My hon. Friend will also be aware that designated rural areas are already exempt from the right to buy, but I would be more than happy to meet her and her fellow members of the research group to discuss protecting existing stock, and other matters covered in the recent report that she referenced.
Matthew Pennycook
The hon. Lady will appreciate that Ministers cannot comment on individual planning applications or local plans, but I am more than happy to meet her and discuss the general issues arising from the case she mentions.
Jonathan Davies (Mid Derbyshire) (Lab)
Matthew Pennycook
I find it quite galling that we have the shadow Secretary of State saying that we have lowered London’s housing targets too far and the hon. Gentleman saying that they are too high. They are just in the right place, from my point of view.
Mr Speaker
I call the Chair of the Housing, Communities and Local Government Committee.
Florence Eshalomi (Vauxhall and Camberwell Green) (Lab/Co-op)
I thank the Secretary of State for outlining the reforms that will come through with the Renters’ Rights Act 2025. In 18 days’ time, residents will see no-fault evictions banned. The Minister knows that we need local authorities to have the resources, and he has outlined that there will be additional resources for local authorities, including the launch of the private rented sector database and the PRS ombudsman. Can the Minister give us an update on when they will be live?
Matthew Pennycook
My hon. Friend will not have to wait long at all for details of the new burdens funding that is coming through for local authorities. On the implementation of the Act more widely, as she knows, the database, the ombudsman and other things will come through in further waves after the wave that commences on 1 May.
Rebecca Paul (Reigate) (Con)
Rural areas are facing a wave of unauthorised developments on land owned by Travellers, with little or no action being taken against them. My right hon. Friend the Member for East Surrey (Claire Coutinho) and 30 of my colleagues have been pressing for national support to give new powers to the police and local authorities to deal with this issue. Will the Minister meet us to discuss the issue, which is causing havoc in our precious British countryside?
Matthew Pennycook
Local planning authorities have a range of planning enforcement powers to tackle unauthorised development, with strong penalties for non-compliance. In our recent consultation on a revised national planning policy framework, we included proposals to strengthen national policy in respect of unauthorised development. I am more than happy to meet the hon. Lady and other hon. Members about the issue.
Chris Webb (Blackpool South) (Lab)
My constituents in Blackpool South pay more in council tax for their housing than people with mansions in Mayfair. That is because, under the Conservatives, Blackpool council had to put its council tax up to the max just to get by. Will the Minister outline for my constituents how we can lower council tax for people in Blackpool South?
Monica Harding (Esher and Walton) (LD)
The presumption in favour of development at transport nodes and on the so-called grey belt means that in my constituency of Esher and Walton, which is half green belt and has a disproportionately high number of stations—everybody lives within 15 minutes of a station—everywhere can be developed under the Government’s proposals. What should I say to my constituents who are facing concrete everywhere?
Matthew Pennycook
The hon. Member should say that they live near highly sustainable areas for development and we want to see more homes come forward in those areas.
Sarah Coombes (West Bromwich) (Lab)
Last week, the Sikh community in Sandwell was rocked by a second appalling attack at Guru Nanak gurdwara. For the second time, the gurdwara faced a racist attack in which someone dropped a bag of meat on the doorstep. Given that meat is strictly banned inside the gurdwara, this was deeply offensive. As this was a repeat attack, will the Minister meet me to talk about what we can do to stop this anti-Sikh hate and make the gurdwara safe?