Draft Private Rented Sector Database Regulations 2026

Sarah Bool Excerpts

Wednesday 28th October 2026 General Committees

[Matthew Pennycook]

We are not going to pause—I say this to the shadow Minister quite plainly—because we want the database in place. It has benefits for landlords in understanding their legal responsibility, and it has benefits for tenants. This is the first of two statutory instruments, as I have made clear. We think we can do that work, working with the sector to understand how we might integrate their management systems.

[Sarah Bool (South Northamptonshire) (Con)]

Will the Minister give way?

[Matthew Pennycook]

I will give way, and then I am going to make some progress, because the same points continue to be raised.

--- Later in debate ---

[Sarah Bool]

I was formerly a commercial property lawyer, so I want to bring up a practical point about enforcement. The ambition behind the regulations—to make sure that everybody, including tenants, has the information that they need—is positive, but the practical reality is that if they cannot be enforced properly, it will cause problems and delays in the rental sector. I advocate for a pause—that is essential. If information needs to be gathered and uploaded for potentially up to 10,000 properties—an extremely large number—it will probably take a year or more to get that information up. Have we thought through the knock-on impacts? I encourage exercising caution, having seen the practical reality of being on the other side when I was a lawyer back in the day.

[Matthew Pennycook]

We have thought through the timetable and the implementation, and we are confident that we can proceed as we intend to.

[Sarah Bool]

Will the Minister give way one more time?

[Matthew Pennycook]

No, I will make some progress.

Fees will support activity to identify and act on non-compliance with the reforms in the Renters’ Rights Act. The funding will support councils, ensuring that they have the staff and skills required to identify and tackle non-compliance and to drive landlords who persist in breaking the law out of the sector. Fees will be pro-rated during the initial roll-out, ensuring that landlords in regions required to register early are treated fairly. To go back to my opening remarks, we will roll-out the measure on a regional basis from December. I think I have answered all the points put to me.

Council Housing

Sarah Bool Excerpts

Tuesday 27th October 2026 Westminster Hall

[Sarah Bool (South Northamptonshire) (Con)]

It is a pleasure to serve under your chairmanship, Sir Jeremy, and to take part in this debate about the delivery of council housing. It is a debate on a very important topic and I thank the hon. Member for North East Hertfordshire (Chris Hinchliff) for securing it.

Building more homes is a critical mission for anyone governing England and Wales today, in order to make the dream of home ownership a reality for even more hard-working families. With a record number of people homeless, and with 177,530 children and 49,120 adult households in temporary accommodation, clearly the priority must be to build more council homes. That is what the Opposition want to happen, but that is what the Government are currently failing to do.

Let us take a look at the Government’s own data. Just 208,600 net additional dwellings were added in England in Labour’s first year of power. That was a 6% drop from 2023-24, which was the last Conservative Government’s final year in office. Of these, 190,600 were new homes, a fall of 8,000, around 4%, on 2023-24. Taken together, the Government are on track to build around 400,000 fewer homes than they promised at the election, meaning yet another broken promise made to the British people. The Government know that—the Minister’s boss, the Secretary of State for Housing, Communities and Local Government, the right hon. Member for Ashton-under-Lyne (Angela Rayner), admitted this on national media.

That poor showing on homes directly impacts the pressing issue we are debating today, which is the delivery of council housing. We heard the Prime Minister proudly making his summer promise of the comeback of the council house, but what little details we do know on that policy show that the money he has earmarked would equal just 15,494 homes a year, barely 5% of the Government’s annual housing target. That is in exchange for another £79 billion added to the housing subsidy bill, despite the fact that the UK already spends the most on housing allowances as a percentage of GDP of any OECD country.

One might have been forgiven for thinking that the aptly-titled Social Housing Bill introduced earlier this year might have been the answer to get local authorities, the Government, industry, and the nation building again. However, as is becoming a theme in this Government, we are left severely disappointed by the reality. The Government have presented a Bill to the House that fails to build a single new council house. Instead of making social and affordable housing sites viable and pushing developments through the pipeline at pace—the Government love to use that phrase—to get people off the street and help children into permanent homes, they have chosen to use up parliamentary, Government and civil service time on an ideological assault on right-to-buy. It is a shameful course of action, and far from what the 1.34 million people on the social housing wait list need.

Even worse is that the Government know this Social Housing Bill will not deliver new homes. According tousb data from the Minister’s own impact assessment, in 2026-27 the pre-November 2024 baseline was 8,050 right-to-buy sales, leading to 5,450 replacement homes. The document goes on to show that if this Bill were to pass and the legacy impacts were to wind down in the period of 2031-35, annual right-to-buy sales would fall to around 1,100 a year, with around 1,450 replacement homes. That means that by their own analysis and admission, the Government will be overseeing a housing system in which there would be 4,000 fewer new social homes funded every year. Moreover, research conducted by the House of Lords Library shows that only a net 3% of social homes become available each year to new tenancies. That means that around 90 additional homes will be available for a new tenant each year instead of 5,000.

The Bill would not only mean no new homes built, but would actively prevent them from being delivered. The Government really must refocus their efforts on building more council housing, and that requires serious reforms to the viability of sites for social and affordable homes. We are halfway through a Parliament in which we have spent much time debating the Planning and Infrastructure Act 2025, various updates to the national planning policy framework and the aforementioned Bill, yet after all of that we are still left without a clear route to building more homes. Projections from the Government show they will have managed to build just 26% of their target in 50% of the time.

[Alice Macdonald]

Obviously we are in government now, but will the hon. Lady reflect on her party’s policies in terms of not letting councils keep right-to-buy receipts or the fact that nearly 200,000 homes were lost in one decade under the Conservatives?

[Sarah Bool]

Of course, it is always important to reflect on any of the legacies but we have to talk about the here and now. It has rightly been said that this Government are in control; the Social Housing Bill is supposed to unlock the system and yet it will not do that. Our questions should be directly to the Minister about how the Government will unlock the potential that everyone in this room wants to see. That is why the Conservative party proposes taking £50,000 off the cost of building a new home in England and Wales by cutting back on regulations and taxes; backing a genuinely brownfield-first approach to see new homes built on the existing 1.41 million sites viable for development; building, not blocking; a genuine council house comeback; and supporting aspiration.

[Joe Morris]

On that point, will the hon. Lady give way?

[Sarah Bool]

I am just concluding. I call on the Minister to commit to changing the Social Housing Bill, to back the delivery of council housing and to help bring the shocking number of people in temporary accommodation down. That is the only way to see more council houses built, to see more people into safe and affordable accommodation and to get Britain building.

Oral Answers to Questions

Sarah Bool Excerpts

Monday 7th September 2026 Commons Chamber

[Matthew Pennycook]

There is a variety of practice in the country, and we want to better understand whether local authorities are making full use of existing powers, but I reassure my hon. Friend that we keep the matter under review. We have to ensure that we are regulating HMOs properly.

[Sarah Bool (South Northamptonshire) (Con)]

The Government want Buckinghamshire council to develop 91,000 homes, but 2,890 of those are basically to be adjacent to Northamptonshire, and it will be my residents in Brackley who are affected by that. They are going to have none of the help in developer contributions or a proper say in the matter, so will the Minister meet me to discuss this concerning issue for my constituents?

[Matthew Pennycook]

That is precisely why we have introduced strategic cross-boundary planning through spatial development strategies—[Interruption.] The hon. Member says that it is not working, but it is not in place yet. We passed the Planning and Infrastructure Act last year, and it will be in place in short order. I am more than happy to have a conversation about it with her.

Chinese Embassy

Sarah Bool Excerpts

Tuesday 13th January 2026 Commons Chamber

[Matthew Pennycook]

I simply cannot provide a running commentary on a live case, but I assure all hon. Members that national security is the first duty of Government generally and that all relevant planning considerations will be taken into account when making a decision.

[Sarah Bool (South Northamptonshire) (Con)]

The Minister has recognised that China poses significant threats, yet this Government are prepared to welcome this Trojan horse of an embassy into the heart of our city, so close to the Link system. He talks about material planning considerations, but that means balancing developing needs with community impact and ensuring that development aligns with local and national policies and site-specific details such as heritage, which was mentioned by the Father of the House, my right hon. Friend the Member for Gainsborough (Sir Edward Leigh). Not one contributor in this House can say that this embassy is not a threat to national security and that it is in any way a good and solid planning application. How can this Government be so naive as to accept it?

[Matthew Pennycook]

No decision has been made on this case.

Oral Answers to Questions

Sarah Bool Excerpts

Monday 24th November 2025 Commons Chamber

[Steve Reed]

My hon. Friend raises a very important point, and I would be happy to write to him with details of our engagement with the Scottish Government.

[Sarah Bool (South Northamptonshire) (Con)]

T8. A more dynamic and active market unblocking pathways to home ownership and boosting local businesses by up to £1.2 billion—I am sure if someone offered that to the Secretary of State, he would bite their hand off, so why, when those are the benefits of scrapping stamp duty on homes, is he not lobbying the Chancellor to do just that on Wednesday?

[Steve Reed]

The Conservatives foisted Liz Truss on us as Prime Minister. I am very surprised that they have failed to learn from that disaster. Unfunded commitments they have no idea how to pay for cause only trouble to the economy, including to the housing economy.

Oral Answers to Questions

Sarah Bool Excerpts

Monday 14th July 2025 Commons Chamber

[Harriet Cross (Gordon and Buchan) (Con)]

12. What plans she has to increase community involvement in the planning process.

[Sarah Bool (South Northamptonshire) (Con)]

22. What plans she has to increase community involvement in the planning process.

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

The Government strongly encourage broad community engagement in the planning process, and we want to see greater public participation in the development of local plans in particular. We are currently exploring new ways to increase and enhance community engagement in the planning process, including by improving access to planning data through its digitisation.

[Matthew Pennycook]

I can do no better than to draw the hon. Lady’s attention to the extensive remarks that I made in the Bill Committee.

[Sarah Bool]

In Towcester, when the DHL development was going through planning, more than 1,100 residents submitted objections to the council, thousands signed petitions, I spoke on their behalf as their MP against the plans and locally elected councillors voted 11 to one against it at the strategic planning committee meeting, but it was ultimately approved on appeal. Residents, naturally, are losing faith in engaging in the system. The Minister referred in a written question to there being a more democratic plan-led system taking in larger numbers of voices. In our case, how many more residents would need to be involved to have an impact?

[Matthew Pennycook]

I think that the hon. Lady—if I followed her argument—was speaking about objections lodged to an individual planning application. We are making no changes to that process. Residents all over the country will still be able to object to any planning application that comes forward. We are making sensible changes to improve the certainty and speed at which planning decisions will be taken, with a two-tier approach —a consultation is live at the moment to which she can offer input—but when it comes to local plans, which are a slightly separate issue, we are looking to encourage greater participation upstream. Local plans are the best means by which local communities can shape the development coming forward in their area.

Planning and Infrastructure Bill

Sarah Bool Excerpts

Report stage
Monday 9th June 2025 Commons Chamber

[Sarah Bool (South Northamptonshire) (Con)]

I rise to speak to my amendments 145 to 147 and to highlight the importance of new clauses 39, 84 and—if I have time—83.

My amendments seek to correct a clear oversight in the legislation by extending the energy bill discounts to those who live near energy generation sites, rather than simply to those who live near energy transmission sites. Why is it that those who have pylons built near their homes are compensated, while those who have solar farms—such as the proposed Green Hill development near Grendon, Easton Maudit and Bozeat in my constituency —are not? That arbitrary distinction exposes the Government’s proposals as not only inconsistent, but fundamentally unfair. Such disparities understandably rile residents who must live cheek by jowl with solar farms. By simply extending the energy bills discount, the Government would at least put an arm around those who bear the burden, and would encourage communities to embrace renewables. I encourage the Minister to take that forward, but I will not hold my breath.

New clauses 39 and 84 are essential. The number of proposed battery energy storage systems is—if Members will pardon the pun—exploding. They should not be built on higher-quality agricultural land. The Government say repeatedly that food security is national security, but any plans that take agricultural land out of producing food leads the Government and this country down a very dangerous path. We must encourage and incentivise farmers to do exactly that: farm. The Government are creating an either/or situation by allowing battery energy storage systems and solar on higher-quality agricultural land. I urge Members to support these new clauses.

Non-Domestic Rating (Multipliers and Private Schools) Bill

Sarah Bool Excerpts

Report stage & 3rd reading
Wednesday 15th January 2025 Commons Chamber

[Adam Thompson]

If I am incorrect, I stand corrected. My understanding from speaking to the experts is that the proportion has remained broadly consistent, but my apologies if that is incorrect. I thank the right hon. Member for his intervention.

The Committee stage reaffirmed what many of us on the Government Benches already knew, which is that this Bill represents a common-sense modification of our tax policy that will support local small businesses. The Bill represents a core pillar of this Government’s goal to rebalance the scales away from large online giants in favour of local independents and towards the 94% of children educated in the state sector. I know that traders and families in Ilkeston, Long Eaton and the surrounding villages in my constituency will broadly benefit from these measures, and I am proud to support this Bill through its remaining stages unamended.

[Sarah Bool (South Northamptonshire) (Con)]

I intend to confine my remarks to two specific amendments—amendments 3 and 10, on private schools and special educational needs and disabilities—that would delay the introduction of this tax hike so schools have more time to plan financially.

Schools in my constituency have been punished by a series of tax rises since this Labour Government took office in July. By adding VAT to private school fees, and now by ending their charitable business rate relief status, Labour is attacking aspiration. These tax hikes will not hurt the wealthiest. It is the people who have scrimped and saved to send their children to a school of their choice who will be hit the worst. Labour seems to believe people should not have a choice over where they send their child to school, as is evident in their similarly misguided Children’s Wellbeing and Schools Bill, which is making its way through this place.

Schools will close because of this tax hike, and I know this because it is happening in my constituency of South Northamptonshire. Carrdus school, founded in 1957, survived the cold war, the winter of discontent, the global financial crisis and three Labour Governments, yet it could not withstand the tax onslaught from this Chancellor and it will close its doors at the end of the summer term. That will mean 120 pupils flooding back into the state system, which is already struggling with capacity issues, at a huge cost to the taxpayer.

--- Later in debate ---

[Sarah Bool]

That may be the evidence that you have received in this instance, but I am giving the real-life proof. When I spoke to the headteacher about this, she said that the increase in national insurance on teacher costs, which are about 80% of outgoings, in combination with all the other things, has had a huge impact and the school will have to shut. It will be closing its doors at the end of July, which is a travesty.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

Order. You said the word “you”, but I did not ask the question.

[Sarah Bool]

My apologies, Madam Deputy Speaker; I would not dare say that about you.

If the Government are intent on punishing my constituents’ aspiration for the future of their children, the least they could do is grant the concessions that the Conservatives are asking for in all our amendments, and specifically those in amendments 7 and 10. Amendment 7 would exempt private schools that wholly or partially provide education for children with special educational needs and disabilities who have not yet obtained an education, health and care plan, or whose needs are established but not so severe as to require one. SEND support in schools helps pupils with a level of need below that of an EHC plan. Restricting relief only to those settings that provide for the most severe needs is out of step with the rest of our education system. Many families, on not being successful in applying for an EHC plan, or indeed enduring huge waiting times for the local authority to put one in place, opt to send their children to a private school. We should not punish families who choose to do what is in the best interests of their children.

Amendment 10 would delay the introduction of this tax hike for a further year to allow schools to plan their finances accordingly. That is just plain common sense. It would mean fewer schools like Carrdus having to make the unenviable choice to close their doors.

[Dr Luke Evans]

My hon. Friend has hit the nail on the head: there is a timing issue. The Labour Government were explicit and up front on this tax rise in their manifesto, but they claim that they care about children’s education and welfare. If so, why would they implement the change halfway through an academic year? The hon. Member for Erewash (Adam Thompson) just turned around and said, “Well, it doesn’t matter because it’s 120 kids in the Member’s constituency.” Actually, it really does matter, because every single child’s education matters. Does my hon. Friend agree that even if those are small amounts at the margin, it is completely justifiable to delay the measure as the schools, the experts and the parents have asked for?

[Sarah Bool]

I totally concur with my hon. Friend, who made the point powerfully. The impact goes beyond the 120 individual students to their parents’ arrangements and how they work. The headteacher of the school has a husband who was also a teacher, and they face a huge impact in respect of what they will do with their children and whether they can manage to make new school place arrangements. This policy is terribly misguided. We really need to think about what we are doing. It is a travesty that we will lose a school.

[Chris Vince (Harlow) (Lab/Co-op)]

Will the hon. Member give way?

[Sarah Bool]

No, I will keep going if the hon. Member does not mind.

I do not want to see any other schools close or any other children suffer as a result of this plan. I hope that colleagues across the House will join Conservative Members in supporting our amendments.

[Paul Davies (Colne Valley) (Lab)]

I am pleased to speak in favour of the Bill, which is a significant piece of legislation that aims to reform the non-domestic rating system in England. I welcome the Bill’s primary objective of creating a fairer and more balanced approach to non-domestic rating. By increasing the multipliers for large businesses, we will ensure that those entities contribute their fair share to the local economy. That change is particularly important as it addresses the disparity between large corporations and smaller businesses, which often struggle to compete under the current system.

The introduction of lower multipliers for retail, hospitality and leisure properties is a much needed relief for those sectors, which have faced significant challenges, especially in the wake of the covid-19 pandemic. By reducing the tax burden, the Bill aims to support recovery and growth, ultimately benefiting local communities and economies such as the hospitality and retail sector in my constituency.

One of the most notable aspects of the Bill is the removal of charitable relief for private schools. Although private schools play a role in our education system, it is essential to recognise that they operate as businesses and should be taxed accordingly. This change will generate additional revenue that can be invested in public services, including state schools. The Bill represents a step towards a more equitable and balanced tax system. It addresses the needs of various sectors, supports local economies and ensures that all entities contribute fairly to the public good.

--- Later in debate ---

[Chris Vince (Harlow) (Lab/Co-op)]

As I have about two hours to give this speech, I want to start by going back to the summer of 1983—[Laughter.] I have just told everyone how old I am, have I not?

Thank you, Madam Deputy Speaker, for the opportunity to speak in this debate. I also thank the Minister for all his work on the Bill. I genuinely want to thank all Members from across the House too for their contributions in Committee. I thought the way in which the Bill was discussed in Committee and the contributions from both sides were well thought out and, as I have mentioned before, respectful—I say that in advance of any interventions. I also want to thank all the people who came forward to provide evidence to the Committee.

I am honoured to rise to speak on Report on behalf of my constituency of Harlow. First—I promise I will not take two hours—I think everybody in the Chamber will forgive me for taking the opportunity to thank and praise the hard-working teachers and school support staff across my constituency for the hard work they do day in, day out to support young people.

I had a wonderful opportunity to visit Mark Hall academy in my constituency last week and saw the incredible work that its staff are doing to provide an inclusive atmosphere. I particularly welcomed the fact that the school was about not just exam results, but what I describe as the hidden curriculum—how young people grow and develop. The school also focuses on the importance of debating skills, which may be of particular interest to the right hon. Member for East Hampshire (Damian Hinds)—I am only joking. I thought that perhaps he and I could go together and learn a thing or two. [Interruption.] I set myself up for that. The school also recognises the importance of critical thinking. As I say, it was a fantastic visit, which was capped by an opportunity to meet the young carers in the school. As many Members will know, young carers are a hugely important issue for me.

I will briefly address private schools, as they have been mentioned a number of times. As I said on Second Reading, private schools affected by this policy can choose to absorb some of the cost if they so wish, and that is their prerogative. Members across the House may disagree with this, but, ultimately, the fundamental issue here is fairness and equality.

[Sarah Bool]

Will the hon. Gentleman give way?

[Chris Vince]

Yes, I certainly have the time.

[Sarah Bool]

The hon. Gentleman mentioned that private schools could absorb the cost. The headteacher of my Carrdus school told me that they could not absorb the cost. The school has tried everything possible to stay open, but it cannot. One just cannot make this claim that these schools can absorb the cost; they cannot.

[Chris Vince]

I thank the hon. Lady for her comments. Having spoken to headteachers in private schools, I know that that is what some of them are looking to do. I recognise that may not be the case in that situation. As I said on Second Reading, ultimately, we want all schools to be at such a standard that parents do not need to choose to send their children to private school.

Every business in the UK is required to pay VAT. The “Cambridge Dictionary” definition of a business is a particular company that buys and sells goods and services. Parents pay for the service of their children’s teachers, and they pay for their children to go to private school.