Renters’ Rights Bill

Nusrat Ghani Excerpts

2nd reading
Wednesday 9th October 2024 Commons Chamber

[Ayoub Khan (Birmingham Perry Barr) (Ind)]

May I start by commending the eloquent maiden speech by the hon. Member for Aldershot (Alex Baker)?

When I was studying law with aspirations of becoming a barrister, I often recalled the words of Lord David Pannick KC. He once said that the Bar is like the Ritz hotel: the doors are open to all, but only a select few ever get in. Those words resonate as I stand here, privileged to represent my Birmingham Perry Bar constituents. There are many parallels between my journey to the Bar and my journey to this House. The Bar was once considered too elite for someone like me—a young man of colour from inner-city Aston, who grew up in one of the most deprived and disadvantaged areas in Birmingham. Yet despite all the barriers, I persevered and became a member of the legal profession, just as I now stand here as a Member of Parliament, representing a community rich in resilience and potential, despite its challenges.

Like many in this House—the most diverse in our nation’s history—I bring a unique story. Our diversity in race, religion and culture strengthens this Parliament, reflecting the richness of the nation that we serve. In this House, we have the immense privilege of debating, challenging, and holding the Government to account for the decisions that shape our country’s future. I recognise that our opinions often differ and are, at times, deeply polarised, but our respect for opposing views, and ability to agree to disagree, are what define our democracy.

My political journey began over two decades ago in 2003, when I was first elected to local government. It was a remarkable experience, not just because of my initial victory, but because after losing my seat in 2004, I challenged the result through an election petition, exposing Birmingham’s postal vote scandal. As the election commissioner in that tribunal commented—I paraphrase—“Mr Khan must be commended. He was the backbone of the petition, fighting this on a shoestring while studying at the Bar.” That defines my character—my commitment to fairness, justice and equality. Barristers are taught to act without fear or favour, a principle that guides my actions in public life. Winning as an independent is extremely rare, but that victory was not simply plucked out of thin air. It may surprise some, but during my political journey, I have contested seven local elections, three general elections, the west midlands police and crime commissioner election and a European election. As I have served my residents faithfully for over two decades, and will continue to do so, I am certainly no stranger to politics, and I take great exception to those who seek to undermine me, my campaign or my constituents.

Birmingham Perry Barr, like many constituencies, has its charms and challenges. It was once home to the great inventor James Watt, whose contributions were instrumental on a global level. My constituency is also home to the Jacobean Aston Hall in Aston Park, a stone’s throw from where I grew up and still live. We are home to Aston Villa football club, which, as we all know, is supported by His Royal Highness Prince William. And before anyone asks, no, I have not received any complimentary tickets—yet! The Commonwealth games at the Alexander stadium in Perry Barr brought much-needed positive global attention to our constituency.

However, we must not lose sight of the real challenges that we continue to face. Many people in Perry Barr, like others elsewhere in the country, are at breaking point. Our doctors and nurses are overwhelmed, struggling to deliver care under increasing pressure. Meanwhile, families are enduring unsafe and unsuitable temporary housing. Fly-tipping continues to plague large parts of the constituency. The cost of living means that child poverty has hit record highs. Crime and antisocial behaviour are rampant: just last week, our community faced another tragic murder.

Growing up, I had the support of youth workers, who helped to shape who I am today, but now, our youth centres are being dismantled. Youth services and employment opportunities are vital for reducing crime, tackling unemployment and ensuring a brighter future for Birmingham. Children with special needs are also being failed. I visited Anglesey primary school, where 20 non-verbal children with autism are confined to a dilapidated room. Their teachers are pleading for just £10,000 annually for better facilities. Those urgent issues require real solutions.

Let me turn to the substantive issue under debate. I have registered my interest in the Register of Members’ Financial Interests. Although I welcome the Renters’ Rights Bill, I urge the Government to take stronger action to address the appalling standards in temporary housing. We have 25,000 families on the waiting list for homes, and with Birmingham city council declaring bankruptcy, the situation is dire, but that is no excuse for the deplorable conditions that families are forced to live in. The Government must step in and provide support to bail out the council, just as we did with the banks. The people of Birmingham should not be made to suffer for the failures of local government.

I must acknowledge my predecessor, Khalid Mahmood, who was the first Muslim MP to be elected to this House. He paved the way for many, and I hope to build on his work to improve the lives of my constituents. Another name fondly remembered by my constituents is Jeff Rooker, a significant figure. A common bond between the three of us is our shared working-class heritage through our parents.

My late father, Iqbal Khan, worked 12-hour shifts at the steel factory, while my mother, Parveen Akhtar, raised me and my siblings. Both my parents sacrificed family ties in Azad Kashmir to pursue a better future for me and my siblings. I like to think that I have done them proud. At this point, I must also extend my heartfelt gratitude to my wife, children, extended family and friends, who have graciously shared me with my constituents throughout my political journey. Their unwavering support has been invaluable.

Finally, I would be doing a disservice to my constituents if I did not mention in my maiden speech the plight of the Palestinians. As a lawyer, dealing with evidence is my expertise, but a law degree is not necessary to see the injustice that we are all witnessing. On Monday, I told the Prime Minister that self-defence is a moot point, but not because I do not believe that sovereign nations have a right to defend themselves—they do. Despite desperate calls for a ceasefire, those pleas have fallen on deaf ears. Words without meaningful action are hollow. The only real action that the Government can take is to immediately halt all arms sales. If we are to truly claim the mantle of human rights defenders, we cannot acknowledge the suffering of some while turning a blind eye to that of others. Injustice anywhere is injustice everywhere. Our response must be comprehensive and principled.

I conclude my remarks with the words of Albert Einstein:

“The world will not be destroyed by those who do evil, but by those who watch them without doing anything.”

[Madam Deputy Speaker (Ms Nusrat Ghani)]

Parveen and Iqbal will indeed be proud. Time limits are limits, folks. If you look at me or at the clock, you will know when it is time to stop talking. I call James Naish to make his maiden speech.

[James Naish (Rushcliffe) (Lab)]

Thank you, Madam Deputy Speaker, for the opportunity to make my maiden speech in this important debate. I congratulate my hon. Friend the Member for Aldershot (Alex Baker) and the hon. Member for Birmingham Perry Barr (Ayoub Khan) on completing their maiden speeches. As the House will hear in a moment, I am used to being third, so this is an appropriate time to speak.

I have the honour of representing Rushcliffe in the south of Nottinghamshire. In these quarters, Rushcliffe is known for one thing: Baron Clarke of Nottingham. If politics were a beauty contest, Ken Clarke was Mr Rushcliffe for 49 years before being ennobled, despite remarking in his own maiden speech in 1970 that the constituency was a marginal. I am not sure that is how the local Labour party saw it for the next 54 years. During the campaign, though, my local campaign team—ever the optimists—actually knocked on Baron Clarke’s door, and he graciously invited us in. We chatted about various local issues before he unsurprisingly concluded that he would still be supporting the Conservatives at the election. At that point, his daughter helpfully piped up from the next room, “Remember, Dad, you’re in the Lords—you can’t vote any more”, condemning his party to one fewer guaranteed vote. I am honoured to follow in the footsteps of one of the great characters of this House. His pro-European views resonated strongly with the constituents of Rushcliffe, the only constituency in the east midlands to strongly support remaining in the EU. I will therefore endeavour to work closely with the Government to deepen ties with our European friends, neighbours and allies, as we must.

I also pay tribute to my immediate predecessor, Ruth Edwards, who served on several Select Committees. She was passionate about the rural environment, chairing the all-party parliamentary group on geographically protected foods. She also fought hard for the east midlands freeport and championed a network of safe spaces for domestic abuse survivors. I sincerely hope that Ruth is enjoying her time away from this House in what can only be described as her own personal zoo—the farm that she shares with a Labrador called Clemmie, chickens, bees, donkeys, a tortoise called Geoffrey, and three alpacas.

Like Vera, Florence and Coco the alpacas, I was lucky enough to be born part of a trio, the youngest of triplets. While the House of Commons Library is not 100% sure, I am likely to be the first triplet to stand in this place. Having spent my whole life sharing birthdays, cards, parties, exam results days and much more, it is nice to achieve something unique that is not shared with anyone else in my family, including a well-known podcaster who seeks to stay relevant by disagreeing agreeably.

I thank the people of Rushcliffe, especially the 73.2% who voted—one of the highest turnouts in the recent election. Since being elected, I have met representatives from our three great sports venues: Nottingham Forest’s City Ground, Trent Bridge, and the National Water Sports Centre. I have made several visits to the site of the Ratcliffe-on-Soar power station, the last working coal-fired power station in our country, which closed last week. Such was my commitment to visiting the site that on one occasion, running late, I decided not to fill up as I passed a garage, only to lose power three miles later as I was driving up the A453. I blocked the left-hand lane for an hour while waiting to be rescued—not the best place to be seen as the new MP for the area. Having worked in delivery in the energy sector for most of the past decade, I strongly believe that the advanced, clean, green energy agenda, through which we can build the technologies of the future, offers huge economic potential. I hope to speak regularly in this House on those topics.

Moving on to this debate, I draw the House’s attention to my registered interest in a property from which I receive a rental income. Only last weekend, I saw a comment online from a lady who moved to my constituency with six-year-old twins. She posted anonymously on a community Facebook group about a leak into her flat: “It’s one excuse after another, and nothing has been done for six months. For the past three weeks, my children have been ill as a result. Please, I need help and advice on what to do.” She told me that the stress was causing high blood pressure and had resulted in changes to her routine medication. That demonstrates that a person’s living conditions can have much broader implications for their health and wellbeing. I therefore welcome this Bill and its many provisions to promote longer-term secure tenancies, but as a former council leader, I encourage Ministers to consider how local authorities can be best resourced to take on extra enforcement work—a point already touched on.

It is an honour to represent the people of Rushcliffe, and I will seek to serve them as best I can for as long as I am in this House.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

Hopefully, the Government Whips will know that the correct, elected triplet is in the Chamber and voting.

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[Rebecca Smith]

I will.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

Order. We need to reduce the number of interventions, because they eat into other Back Benchers’ time.

[Naushabah Khan]

I will be brief, Madam Deputy Speaker. Does the hon. Member recognise that a number properties are taken out of the private rented sector to be used as temporary accommodation because landlords are able to get a better deal, sometimes from councils, and that that also has an impact on the market?

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[Richard Tice]

It is a really good question, and I am happy to answer it. If the landlord pulls a property available to rent out of the market, it will go into the ownership sector and that property will not be available to rent.

We know that there is significant demand to rent, and I say to the Government that we want to increase the supply of properties available to rent. I therefore repeat the point that it is about risk and reward. The Government must make these judgments. I just say to the Minister that he should keep this closely under review. If the Government get the balance wrong, the market will reduce while demand will continue to rise, so rents will rise as the supply reduces. That is my concern. If the Bill passes—it is likely to—perhaps the Minister should review it in a year by looking at the data and seeing what is happening to rents, what is happening to supply and whether further tweaks and adjustments are needed.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

I call Pam Cox to make her maiden speech.

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[Olly Glover (Didcot and Wantage) (LD)]

Let me start by congratulating the hon. Member for Colchester (Pam Cox) on her excellent maiden speech and her comprehensive survey of Colchester’s history.

On the morning of Friday 5 July I was elected as a Member of this House. My result was declared at around 6.30 in the morning. Like so many of us, I had been awake for 24 hours and I was exhausted but elated. When I got home I had breakfast and a couple of hours’ sleep. I was woken up by hearing something being put in my letterbox. That in itself was not unusual; my landlords received my post and put it in that box, as they lived just 25 metres away. I wondered what it could be: another magazine from a charity I support, a credit card bill or perhaps, even, a belatedly delivered Liberal Democrat election leaflet?

When I opened the letter, it was something even worse: a section 21 eviction notice stating that my landlords intended to retire, and giving me just over two months to move out and find somewhere else to live. I had been renting that home for more than four years. I have always rented, and up to that point I had generally had a good experience, so I have no particular axe to grind. But receiving that eviction notice via letter without any prior conversation or indication that it may be coming was not what I needed any morning, let alone that morning when my head was spinning from having been elected.

Receiving a section 21 eviction notice was tough for me, but it is far worse for many others—people with children, those who care for disabled or elderly relatives and those without the financial means to deal with the deposits and up-front rents associated with moving to a new place. Some tenants may seek a landlord notice period of more than two months, but the current market does not provide that, which shows that regulation is needed.

Exposure to many of these renting issues is, at root cause, driven by a lack of social or affordable housing to rent. In the town of Didcot in my Oxfordshire constituency, the average house price is 14.8 times the average annual salary. This significant disparity highlights the need for more homes that are cheaper than market rent, so that young people wanting to start families can afford to remain living in the area. More social and affordable housing would also ease pressures on some lower paid key worker roles in education and healthcare, which currently are hard to recruit.

There are many problems with the current renting arrangements, which I am pleased to say the Bill addresses. However, some organisations representing renters believe that it does not go far enough. For example, the charity Crisis feels that stronger action may be needed to protect tenants from unfair rent increases, and to remove some of the barriers that make it harder for low-income tenants to secure a private rented tenancy in the first place. Research commissioned by the TDS Charitable Foundation indicates that nearly half of private renters do not know where to turn if their landlord or letting agent fails to address a problem they may have. That highlights the need for better information for tenants on their rights and where to find support.

The Bill does not include a requirement for landlords to engage in dialogue or discussion with a tenant before issuing an eviction letter—something that would have helped in my case. As my hon. Friends the Members for Maidenhead (Mr Reynolds) and for Taunton and Wellington (Mr Amos) said, more could be done to require landlords to improve energy efficiency, and local authorities and courts will need to be properly resourced to enforce the Bill’s provisions.

In a free market economy people have the right to invest in property, but it is important to remember that a home is far more than a financial asset. Unlike stocks and shares, a home is a place of safety, security, shelter, warmth, comfort and privacy and somewhere to raise a family. That should always be our starting point.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

I call Torsten Bell to make his maiden speech.

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[Jeremy Corbyn (Islington North) (Ind)]

I pay tribute to all the new Members who have delivered their maiden speeches, and I wish them well as Members of the House. I draw particular attention to the maiden speech made by the Member for Birmingham Perry Barr (Ayoub Khan), my colleague in the Independent group.

The issue of housing that we are debating today should have been a huger issue in the general election than it actually was. A quarter of a million people in this country are homeless at any one time. In my own area, 2,000 people are living in temporary accommodation —or, sadly, sleeping rough—including 850 children. I pay tribute to the many organisations in my area that do a huge amount of work to try to alleviate the problems of homelessness, including Streets Kitchen, the Single Homeless Project, Shelter from the Storm, and Acorn, which represents private sector tenants.

I welcome the Bill. Much of it is very good. It is a huge improvement on what has gone before. Frankly, it should have been law a long time ago. However, there are one or two areas that I think we should consider. British renters, on average, spend 30% of their income on rent, and the proportion is far higher in London. One in five private tenants spend more than half of their salary on private sector rent. Young people, especially those moving into inner-city areas, for instance in London, Birmingham, Newcastle and Manchester, are saddled with student debt and, on top of that, are paying phenomenal amounts of rent, usually in shared flats. It is quite normal for young people in my constituency to be renting flats for more than £2,000 a month, which they have to share with three or four other people. They might be happy sharing for a short time in their 20s and 30s, but as they get older they want their own place. They have no savings and no ability to save, and they have no security of tenure either. Something has to change.

I made this point in my intervention during the Secretary of State’s opening speech. I welcome the Bill, because ending no-fault eviction and providing security of tenure is a huge step forward. Providing for some predictability when it comes to getting repairs done and rights of representation is good, and the role of local government in these measures is also good. However, unless we address the fundamental issue of very high rents in the private rented sector, we will not make any progress.

In my constituency, about a third of people live in the private rented sector—up from less than 10% when I was first elected to the House many years ago—and the figure is rising all the time. The rents are incredibly high. When somebody who is on universal credit and eligible for housing benefit looks for a flat in my area, none is affordable within the local housing allowance. It is simply far too expensive, so the only thing that happens is that people move out. We need to bite the bullet and introduce rent controls in this country. It would not be the end of the world, and they would not destroy the private rented sector. Rent controls have been introduced in Berlin, and they are quite common across much of Europe and in the United States. Unless we introduce rent controls, we are going to have a continuing long-term problem.

I want to finish by saying that we are dealing with a desperate housing shortage in this country, and it will be resolved only by the comprehensive building of council housing with secure tenure and genuinely affordable rent. That will deal with the scourge of homelessness.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

For the benefit of new colleagues, one does not stride past a Dispatch Box once a debate is taking place.

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[Siân Berry (Brighton Pavilion) (Green)]

I endorse all my hon. Friend’s comments, particularly on the need for rent controls. In my constituency of Brighton, I have a very high population of renters, including myself. I have only ever been a private renter since leaving home over 30 years ago. My constituency has many young people and students renting, and my local Acorn branch and the National Union of Students have also raised the problems caused by well-off guarantors being required to secure a rented home. I have spoken with the NUS president about this. It fuels discrimination against working-class, estranged and international students, and fuels homelessness among students—

[Madam Deputy Speaker (Ms Nusrat Ghani)]

Order. I am standing, so you must be seated. I call Carla Denyer.

[Carla Denyer]

My hon. Friend the Member for Brighton Pavilion (Siân Berry) makes a good point about guarantors, and I would also like to see that issue addressed in this Bill.

Citizens Advice reports that almost half of private renters are living in homes plagued with cold, damp or mould. Winter fuel bills are due to go up by 10%, and the winter fuel allowance is being cut for millions of pensioners. It is good to hear that the Government’s regulations will apply to social housing as well as private housing, but that commitment needs to be explicitly enshrined in this Bill, and let us get going on energy efficiency—there is no time for delay. There was a consultation on energy efficiency in the private rented sector in 2020, so let us not do another; let us just get on with it. We must properly fund our local councils, which will enforce these new rights. Councils that are on the brink of bankruptcy after 14 years of swingeing cuts will obviously struggle to deliver this part of the policy.

We need a shift in how we think about renting. In policy and practice, we should move away from viewing housing as an asset—as an investment for the wealthy— and towards prioritising and valuing the right to a stable home. Almost every point of improvement that I have suggested today has been raised by members and ex-members of the Labour party, so I hope that the Secretary of State and the Minister will give them very serious consideration.

This is such a welcome and important Bill. I hope it can be made even better to become truly transformative. My Green colleagues and I will be voting for the Renters’ Rights Bill tonight.

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[David Smith (North Northumberland) (Lab)]

I would like to begin by warmly welcoming this Bill and declaring that until July I was chief executive of a homelessness charity. It is well known that section 21 evictions are the second highest cause of homelessness, so it is a delight to be able to speak in the debate and to support the Government. This Bill cannot come in soon enough.

I would like to read out a short excerpt from an email I received from a constituent who was recently issued with a section 21 notice:

“We have lived in our home for over four years and were shocked to be told that we need to move out. We have been desperately searching for a new house to call home but due to a housing shortage and extortionate rents, we cannot find anywhere to move to and are facing homelessness. In the time we have lived at our current house, we have made a life in our community. We run a business and teach twice a week at our local hall. We help care for an elderly gentleman in the village to enable him to remain in his own home. The feeling of being powerless is overwhelming. We have been completely consumed by our housing situation for five weeks now. We feel powerless to protect our boys, six and eight years old. It is hard to function and it feels like an impossible situation...Our neighbour advised us last week of the Labour Government’s plan to immediately abolish section 21 notices. We sincerely hope that this happens in the future so that going forward, people never have to feel the way we do now.”

That family wrote to me at the end of August. Sadly, thanks to the inaction of the previous Government this Bill is too late for them, but for many others it is timely. The perilous rental market is an anchor around the necks of many families like these and this excellent Bill is a reminder that Government really can help those in need.

However, I would like to ask the Minister to look at two tweaks to the Bill. First, will he examine whether any new no-fault grounds for eviction could include a provision that exempts tenants from paying their last two months of rent? Research by Generation Rent shows that the average unwanted house move costs a typical two-adult household £1,709. That includes finding the deposit for a new home, covering rent on two properties, taking time off work and a host of other costs. Most people do not have £2,000 lying around, so that insecurity can lead to homelessness. I urge the Government to look at those situations.

Secondly, I ask the Minister to consider whether the permitted 12-monthly rent increases should be capped at the lower level of inflation or wage growth. Character matters, and some landlords—a small proportion—have spent years extorting and squeezing their tenants. An obvious loophole some landlords will exploit to manipulate tenants is to use their annual rent increase to push rent to unexpectedly high levels and create economic evictions by the back door. That is on top of the fact that landlords are clearly increasing rent beyond any sense of the common good, with rent inflation last year outstripping wage growth by 3% and inflation by 5%. I understand that first-tier tribunals are in place for just this scenario, but evidence suggests that these tribunals have not had the overall desired effect of bringing average private rent increases in line with affordability, let alone inflation.

I am proud that this Government are genuinely committed to ensuring that the 4.6 million households renting privately in this country are no longer dependent on the whims of another for their security. That is part of a comprehensive plan, along with nationwide house building and a cross-departmental homelessness strategy, that will transform what it means to have a place of belonging and security in this country.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

I call Chris Ward to make his maiden speech.

[Chris Ward (Brighton Kemptown and Peacehaven) (Lab)]

Thank you, Madam Deputy Speaker. It is a pleasure to follow my hon. Friend the Member for North Northumberland (David Smith), as well as all the excellent maiden speeches made this afternoon.

I grew up in Brighton, and my parents grew up in Peacehaven, so it is a huge honour and responsibility to represent the great constituency of Brighton Kemptown and Peacehaven. It is also a privilege to speak in this debate, because of all the Bills in the King’s Speech, this one will have the most immediate and far-ranging impact on my constituency. Why? Quite simply, housing is the single biggest issue there. It makes up around two thirds of the casework that I receive and dominates every constituency surgery, from overcrowding—typically a mum, dad and three kids crammed into a two-bedroom flat—to overpricing, with home ownership now beyond the reach of far too many, and landlords charging London prices in a city that does not pay London wages.

In Brighton, there is also a persistent problem of homelessness and temporary accommodation, especially in the western part of my constituency. There are at least 7,500 on the council house waiting list, while 1,600 households, 50% of which have children, are living in temporary accommodation. On top of that, my constituency has the among the highest numbers of high and medium-rise blocks outside London, with people trapped for years in unsellable and unsuitable homes. You can see why, Madam Deputy Speaker, I wanted to make my maiden speech on the issue of housing.

The Bill is a big step in the right direction. Justlife, a wonderful charity operating with people in temporary accommodation in Brighton, tells me that around a quarter of all homelessness applications in the city are a result of section 21 no-fault evictions. The Bill will finally outlaw that. As the Secretary of State said earlier, applying the decent homes standard to the private rented sector will also give renters the safety and security that they need. There will be new powers for renters to challenge the excessive rent rises that we see far too often in Brighton. Given that one in four people in my constituency live in the private rented sector, that is why the Bill will have an immediate and far-reaching impact.

I thank my predecessors. When Dennis Hobden won Brighton Kemptown for Labour in 1964, he did so by seven votes and became the first Labour MP in the whole of Sussex. I am pleased to report that there are now six Labour MPs across Sussex—we are so numerous that we have our own WhatsApp group. I also thank Lloyd Russell-Moyle, who represented Brighton Kemptown for the past seven years. In particular, I thank Lloyd for his work championing LGBTQ rights, an incredibly important issue in Brighton Kemptown, given that it has one of the largest LGBTQ communities in the country. I also praise Lloyd’s campaign to ban the heinous practice of conversion therapy—a ban that I am proud to say this Labour Government will now pick up and take forward.

I am delighted to say that I am the first Member of Parliament for Brighton Kemptown and Peacehaven. Quite right, too, because a third of my constituency extends beyond the boundaries of the city and reaches as far east as Peacehaven. Named at the end of world war one, Peacehaven lies on the Greenwich meridian, perched high above the cliff of the south downs looking out at the English channel. It is a wonderful place—although I am contractually obliged to say that, because it is where both my parents grew up, in neighbouring streets, more years ago than they would like me to admit.

I am sure that many Members will have visited my constituency at some point, whether for a trip to the seaside; to see the bustling shops of Kemptown, the tranquillity of the south downs, Rudyard Kipling’s house in Rottingdean or the wonderfully restored art deco lido in Saltdean; or simply to jet-ski around Brighton marina, as the leader of the Liberal Democrats prefers to do. For those who have not had the pleasure of going, the easiest way to picture my constituency is running from west to east, from Brighton pier to Peacehaven, and from north to south, from the Amex stadium, which is home to my beloved Brighton and Hove Albion—[Interruption.] Thank you very much. And through the south downs to the seafront.

In between, one can see the diversity and beauty of my constituency: the vibrancy of Kemptown, the proud working-class communities of Whitehawk and Moulsecoomb, the small towns known collectively as the Deans—Woodingdean, Bevendean, Ovingdean, Saltdean and Rottingdean—and the beautiful green spaces and sloping streets of Queen’s Park.

But if we look closely, we also see something else: the inequality and injustice that holds back too many lives across my constituency. Behind the picture postcard view—the downs, the pier, the lido—one in four children in my constituency grow up in relative poverty. Whitehawk, a stone’s throw from the bustle of Kemptown, is in the 10% of most deprived wards in the whole country, and Moulsecoomb—within sight of the riches of the Amex and the excellence of Sussex and Brighton universities—is the second most deprived ward in Sussex.

That inequality matters: it thwarts potential and holds back life chances. As the excellent local campaign group Class Divide emphasises, children from the poorest parts of my constituency are twice as likely to be excluded from school, three times more likely to be placed outside mainstream schooling, and half as likely to get good GCSE grades. Life expectancy itself varies by seven years between the poorest wards in my constituency and the rest. The Prime Minister often says that for him, politics is not about left or right; it is about who you have in your mind’s eye when you make a decision. I hope that for the time I have the great honour of representing the constituency and community that I love, I will always have in my mind’s eye those who are at the sharp end of that inequality.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

Marvellous. I call Chris Vince.

Renters’ Rights Bill

Nusrat Ghani Excerpts

Report stage & 3rd reading
Tuesday 14th January 2025 Commons Chamber

[Matthew Pennycook]

I beg to move, That the Bill be now read the Third time.

It has been a real privilege to take this vital piece of legislation through the House. I want to thank everyone who has played a role in getting the Bill to this stage: my right hon. Friend the Deputy Prime Minister for her passionate commitment to improving the lives of England’s 11 million private renters; the Department’s Bill team who have worked tirelessly on the legislation for the past six months; my outstanding private office, including my fantastic private secretary Will Gaby, who has led the team on the Bill; the Clerks, Chairs and parliamentary counsel for facilitating its progress; the witnesses who gave evidence to the Committee; and hon. Members from across the House who provided valuable input today and at previous stages.

The current system for private renting is broken. While the Government recognise that the majority of landlords provide high-quality homes and a good service to their tenants, it remains the case that the private rented sector still provides the least affordable, poorest quality and most insecure housing of all tenures. This intolerable state of affairs is why renters have been demanding change for many years, and I am extremely proud that this Government have acted so early in the Parliament to deliver it.

The Renters’ Rights Bill will deliver on our manifesto commitment to overhaul the regulation of the private rented sector and to decisively raise standards within it. It is bitterly disappointing that despite not forcing a single Division in Committee, the Opposition decided today to set their face firmly against private rented sector reform on the basis of a series of specious and, indeed, spurious arguments. They may be intent on letting down England’s private renters once again, but this Labour Government will not put tens of thousands of them at risk of homelessness, nor will we prolong the uncertainty that responsible landlords across the country have experienced over recent years by hesitating. We will finish the job and give England’s 11 million private renters the greater security, rights and protections they deserve. I wish Baroness Taylor the best with moving the Bill forward in the other place, and I commend it to the House.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

I call Kevin Hollinrake, who has 35 seconds.

Renters’ Rights Bill

Nusrat Ghani Excerpts

Consideration of Lords amendments
Monday 8th September 2025 Commons Chamber

Consideration of Lords amendments

[Madam Deputy Speaker (Ms Nusrat Ghani)]

I must draw the House’s attention to the fact that Lords amendments 39 and 68 engage Commons financial privilege. If either of those Lords amendments is agreed to, I will cause the customary entry waiving Commons financial privilege to be entered in the Journal.

Clause 12

Right to request permission to keep a pet

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

I beg to move, That this House disagrees with Lords amendment 11.

[Madam Deputy Speaker]

With this it will be convenient to discuss:

Lords amendment 14, Government motion to disagree, and Government amendment (a) in lieu.

Lords amendment 18, and Government motion to disagree.

Lords amendment 19, and Government motion to disagree.

Lords amendment 26, and Government motion to disagree.

Lords amendment 27, and Government motion to disagree.

Lords amendment 39, and Government motion to disagree.

Lords amendment 53, and Government motion to disagree.

Lords amendments 55 to 62, Government motions to disagree, and Government amendment (a) in lieu.

Lords amendment 64, and Government motion to disagree.

Lords amendment 67, Government motion to disagree, and Government amendment (a) in lieu.

Lords amendments 1 to 10, 12, 13, 15 to 17, 20 to 25, 28 to 38, 40 to 52, 54, 63, 65, 66 and 68 to 77.

[Matthew Pennycook]

This Government were elected with a clear mandate to do what the Conservatives failed to do in the last Parliament—namely, to modernise the regulation of our country’s insecure and unjust private rented sector, and empower private renters by providing them with greater security rights and protections. Our Renters’ Rights Bill does just that, and it needs to receive Royal Assent as quickly as possible so that England’s 11 million private renters can benefit from its provisions.

Before I turn to the Lords amendments, I want to thank Baroness Taylor for so ably guiding the Bill through the other place. I put on record my appreciation of all the peers who contributed to its detailed scrutiny.

As you will know, Madam Deputy Speaker, the Government made several important changes to the Bill in the other place with a view to ensuring that it will work as intended and in response to the legitimate concerns raised about the implementation of specific provisions. In the interests of time, I will update the House only on the two that are most apposite.

The first change concerns the date from which a tenant is required to pay a new rent in instances where the first-tier tribunal has set a new rent amount following a tenant’s challenge to a proposed increase. The Government were elected on a clear manifesto commitment to empower tenants to challenge unreasonable rent increases. It is essential that we deliver on that commitment not only to protect tenants from undue financial pressure, but to prevent rent hikes from being used as a form of back-door eviction once section 21 notices have been abolished.

However, recognising that there is inherent uncertainty about the volume of rent increase challenges that will be brought when the new tenancy system comes into force, and as a safeguard against a scenario in which the first-tier tribunal is overwhelmed by a sharp increase in challenges, Lords amendments 6 to 8 introduce a new delegated power that will enable the backdating of rent increases following determinations by the tribunal of new rent amounts. I want to reiterate what Baroness Taylor made clear in the other place—namely, that it is not the Government’s intention to make use of this new power unless and until it is considered necessary to avoid lengthy delays for genuine cases to be heard. If used, it would be subject to the affirmative procedure to allow appropriate parliamentary scrutiny. In addition to introducing that important safeguard, the Government also concluded that there is a compelling case for the use of an alternative body or mechanism to make initial rent determinations. Subject to a final viability assessment, we intend to establish such an alternative body or mechanism as soon as possible, and will confirm further details in due course.

The second important change the Government made in the other place concerns insurance to cover potential damage from pets. As hon. Members will be aware, the Bill as originally introduced, mirroring provisions in the previous Government’s Renters (Reform) Bill, enabled landlords to request such insurance in instances where a tenant had requested a pet. In response to concerns expressed by several peers that the insurance industry appears unlikely to provide suitable financial products at the speed and scale required, and that the reasonable request of tenants to keep pets might be hampered as a result, Lords amendments 10, 12 and 13 remove the provisions in the Bill which made landlord consent to a request to keep a pet conditional on the tenant taking out, or paying for, pet damage insurance.

--- Later in debate ---

To conclude, the Bill has undoubtedly been improved as a result of the scrutiny to which it has been subjected, but the Government are not prepared to allow our core principles to be undermined in the way that the amendments would. I urge the House to support the Government’s position, and I look forward to the remainder of the debate.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

I call the shadow Secretary of State.

[Sir James Cleverly (Braintree) (Con)]

The UK needs a vibrant and fluid private rented sector. We need it to deliver communities that are happy and cohesive, and to deliver fairness, stability and security for families. I have been looking at the Government’s position on the Bill, and I pay tribute to the Minister for Housing and Planning, the hon. Member for Greenwich and Woolwich (Matthew Pennycook), for the work he has done on it—or is he the right hon. Member?

Renters’ Rights Bill

Nusrat Ghani Excerpts

Consideration of Lords message
Wednesday 22nd October 2025 Commons Chamber

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

I beg to move, That this House agrees with the Lords in their amendments 19B, 19C and 19D.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

With this it will be convenient to consider the Government motion to agree with the Lords in their amendments 39B and 39C.

[Matthew Pennycook]

Today is a momentous day, because, subject to agreement from this House, the Renters’ Rights Bill will have completed all its stages and will therefore shortly become law. This House last legislated to fundamentally alter the relationship between landlords and tenants in 1988—I was just six years old. In the decades since, England’s private rented sector has changed beyond all recognition. It now houses not just the young and the mobile, but many older people and families with children, for whom greater security and certainty is essential to a flourishing life.

The need to overhaul the regulation of the private rented sector and, in so doing, level decisively the playing field for landlords and tenants is pressing. That is why we introduced the Bill within months of taking office. We promised that we would succeed where the previous Conservative Government had failed by legislating to transform the experience of private renting. I am delighted that we are now within touching distance of seeing the Bill become law. Before I turn to the final amendments agreed to in the other place, I want to put on the record once again my profound thanks to Baroness Taylor for so ably guiding through its House of Lords stages.

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[Matthew Pennycook]

We have ongoing dialogue with colleagues in the Ministry of Defence about this issue, and if the hon. Member will allow me, I will elaborate on how we think these amendments will work in practice and how they interact with what the Ministry of Defence is itself doing. First, however, I once again thank Baroness Grender, Baroness Thornhill and the hon. Members for Taunton and Wellington (Gideon Amos) and for North Shropshire (Helen Morgan) for their continued support and advocacy for service personnel and their families.

The Government have been clear throughout the passage of the Bill that our armed services personnel and their families must live in safe and decent homes. We remain determined to improve the standard of service family accommodation across the entire defence estate. Alongside the commitment to drive up standards through a record investment of £1.5 billion in service family accommodation over the next five years, the Government will soon publish a defence housing strategy setting out clear renewal standards and further steps to improve the lives of those who serve our country. That standard will be published, so service families will be able to see, judge their accommodation against and interact with this new statutory duty.

As I outlined in the previous debate on Lords amendments, the Government acknowledge the need for greater transparency and accountability to ensure that the commitments we have made are honoured. The amendments in lieu will place the commitments I made to this House last month on a statutory basis. The Government believe that this, alongside the wider steps I have already set out, will help ensure service personnel and their families have the quality of homes that they deserve. The amendments also include a delegated power allowing the housing quality standards that SFA is assessed against to be updated when the current version of the decent homes standard is no longer considered appropriate—for example, when it has been replaced by a new modernised standard. The Liberal Democrats have indicated their support for these amendments, and I hope hon. Members will join me in supporting them.

To conclude, I urge the House to support the amendments put forward by the other place, and I look forward to the remainder of the debate.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

I call the shadow Secretary of State.

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[Kevin Bonavia (Stevenage) (Lab)]

I fully support my hon. Friend the Minister’s motion to agree with Lords amendments 19 and 39, and I thank him for all his work. I pay tribute to my right hon. Friend the Member for Ashton-under-Lyne (Angela Rayner) for piloting this momentous legislation through the House. If I may, I add my own thanks to the noble Baroness Taylor of Stevenage, who has been a doughty champion in the other place and, of course, in my constituency of Stevenage.

Some 7,000 households rent privately in Stevenage. They fear their tenancies coming to an end for no good reason. I was knocking on doors in the ward of Roebuck last weekend. A young mother opened her door, and I noticed that the window next to the front door was broken and patched up with a wooden board. I asked whether it was a council property, and she said, “No, I rent privately. He’s a good landlord.” I said, “Okay, so will he fix that window?” She replied, “Oh, no. He has given me this bit of wood. I am a bit worried that if I ask, he will throw me out.” That is what a “good” landlord is assumed to be. It must come to an end.

Renters like that young mother have been waiting 40 years for change. Today, should the House agree, the Bill will go for Royal Assent, and that fear will come to an end, so I support the motion. I thank the Minister.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

I call the Liberal Democrat spokesperson.

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

I look forward to Parliament finally passing legislation that will bring long-overdue protections to tenants. We do not believe, like the shadow Secretary of State, the right hon. Member for Braintree (Sir James Cleverly), that tenants’ rights are “all well and good”. They are not all well and good. No-fault evictions are not all well and good, and the previous Government’s failure to outlaw them is unacceptable. It is a good thing that this legislation will finally change that.

The Liberal Democrats have long campaigned for—and stood on a manifesto that included—ending no-fault evictions of tenants, longer and more stable tenancies, a register of landlords, and decent homes for our forces families. Thanks to the Government agreeing to our proposals, all those things are to become law through the Bill and in MOD service accommodation. For too long, renters across the board have had a bad deal. It is time to redress the balance after years of Conservative government failing to deliver both on no fault evictions and on decent homes for our military families.

I warmly welcome Government amendment 39, which will make service family accommodation subject to the decent homes standard. I am glad that Ministers have listened to the calls from the Liberal Democrats and service families. I thank the Minister for doing the hard yards pragmatically in his negotiations on the Bill, and I pay tribute to my noble Friends Baroness Grender and Baroness Thornhill for their work to secure those important changes. The state of housing that service families have had to endure is a disgrace. The Defence Committee heard of dire conditions, with pest infestations, black mould, damp, flooding and unreliable heating and hot water in winter. I have heard similar stories and seen the photographs from constituent service families who were forced to live in damp and mouldy accommodation declared unfit for human habitation. Our soldiers, sailors, air force personnel and Royal Marines—such as those who serve in 40 Commando at Norton Manor Camp in my constituency, the Conservative closure of which I began campaigning against in 2017—sacrifice so much for our country. The very least that they deserve is a decent home for them and their family.

This is not an isolated issue. Research we obtained earlier this year found that, on Victory in Europe Day alone, more than 400 service families were forced to apply for emergency repairs. While the country celebrated our veterans, too many forces families were struggling with housing that falls far short of the standards that we rightly expect elsewhere. Their new decent home standard—which comes a year after my hon. Friend the Member for North Shropshire (Helen Morgan) tried and failed to get the Conservative Government to deliver it, and 18 years after Sir Menzies Campbell began the Liberal Democrat campaign for decent homes for our military—is a matter of fairness, as I hope the House will agree. This is a great first step, and I am proud that the Liberal Democrats have had a hand in securing it.

Decent homes for service families should be not just reported on but acted on. Defence Ministers have assured the House that housing standards are on an upward trajectory. We will hold the Government to account on that commitment. Can the Minister give any assurances that resources will be put in place to ensure that that happens? Nobody wants to see an annual report that leads to no progress. I also ask him to ensure that service family accommodation meets the commitments made in the Defence Infrastructure Organisation’s consumer charter—most notably the requirement to complete urgent repairs within a timeline consistent with Awaab’s law. That would ensure that Lords amendment 39 strengthens a Bill that already delivers vital reforms for renters and rightly includes protections for service families. It delivers broader transformation in renters’ rights by ending no-fault evictions, creating more secure tenancies and raising standards across the private rented sector. Amendment 19 would also allow shared owners to re-let if a sale falls through. As such, we support it.

Of course, we must not lose sight of the bigger picture: the need to build a new generation of council and social rent homes—150,000 per year. This week shows that determination, persistence and principle can deliver real change. Our forces families will now have statutory protections for their homes, tenants across the country will gain greater rights, and every step like this brings us closer to the fairer housing system that we all want. I congratulate all those who have campaigned for this change, particularly the forces families who have contacted me. More secure homes are what private renters need, and decent homes are the least our military deserve.