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To ask His Majesty's Government what checks are required, if any, before a letting agency is admitted to a government approved property redress scheme or tenancy deposit protection scheme; whether they consider those checks are sufficient to prevent fraudulent operators from obtaining accreditation; and whether they plan to introduce additional...
To ask His Majesty's Government what checks are required, if any, before a letting agency is admitted to a government approved property redress scheme or tenancy deposit protection scheme; whether they consider those checks are sufficient to prevent fraudulent operators from obtaining accreditation; and whether they plan to introduce additional...
Letting agents and property managers in England are required to belong to a government-approved redress scheme. Landlords or agents who take a deposit in relation to an assured periodic tenancy must protect it in a government-approved tenancy deposit protection scheme. Membership of a scheme and protection of a deposit is a requirement of trading, rather than a wider accreditation of an agent’s conduct or legitimacy
The Government recognises the harm caused when fraudulent operators misuse legitimate schemes. Following recent cases, the Department has worked with tenancy deposit protection providers to strengthen safeguards, including adding a fraud disclaimer to insured deposit protection certificates, enhancing tenant communications about tenancy fraud, and reviewing verification and due diligence checks
We are actively working with National Trading Standards, redress schemes and other approved government schemes to consider whether further verification requirements are needed. My department is also exploring options for further regulation of the property agent sector.
My Lords, shared ownership promised a real lifeline for first-time buyers to get them on to the property ladder, yet soaring service charges, crushing maintenance bills and toxic lease clauses are trapping families in unsaleable, unmortgageable nightmares: I exaggerate not. What urgent steps are the Government taking to rescue and reform this scheme and protect hard-working buyers from financial hardship?
My Lords, shared ownership promised a real lifeline for first-time buyers to get them on to the property ladder, yet soaring service charges, crushing maintenance bills and toxic lease clauses are trapping families in unsaleable, unmortgageable nightmares: I exaggerate not. What urgent steps are the Government taking to rescue and reform this scheme and protect hard-working buyers from financial hardship?
The noble Baroness is quite right. The Government recognise that some people who entered shared ownership have faced real challenges. We have introduced new expectations for landlords to improve the customer experience, which include giving greater consideration to long-term customer affordability, making sure that there is greater transparency and fairness on costs, ensuring that fees do not generate a profit and giving customers the ability to opt out of fees for optional services, which often was not pointed out. We are continuing to consider what more can be done to improve that experience for all our shared owners.
To ask His Majesty’s Government what steps they are taking to increase the amount of affordable housing for young people.
To ask His Majesty’s Government what steps they are taking to increase the amount of affordable housing for young people.
My Lords, the Government have committed to delivering the biggest boost to social and affordable housing in a generation, and young people will benefit from this. The £39 billion social and affordable homes programme aims to deliver around 300,000 new social and affordable homes, including at least 60% for social rent. For young people renting, the Renters’ Rights Act has capped rent in advance and ended unfair bidding wars and no-fault evictions. I am also working with the sector to simplify the buying and selling process and make that more accessible.
I thank the Minister for her positive response, but—and it is a big but—how does the £39 billion pot actually help if, on the one hand, as charities tell us, her departmental bidding processes and rules exclude, in effect, the smaller youth charities from actually applying for grants and building vital transitional and move-on accommodation for young people, but, on the other hand, the Government’s own planning guidance lacks the strength and clarity to allow planners to give permission for what is becoming known as the stepping-stone accommodation model, to enable the building of such accommodation? Please could the Minister look into both these obstacles, currently mentioned by the charities, to ensure that these smaller providers can actually deliver the affordable homes that young people need and can afford?
I thank the Minister for her positive response, but—and it is a big but—how does the £39 billion pot actually help if, on the one hand, as charities tell us, her departmental bidding processes and rules exclude, in effect, the smaller youth charities from actually applying for grants and building vital transitional and move-on accommodation for young people, but, on the other hand, the Government’s own planning guidance lacks the strength and clarity to allow planners to give permission for what is becoming known as the stepping-stone accommodation model, to enable the building of such accommodation? Please could the Minister look into both these obstacles, currently mentioned by the charities, to ensure that these smaller providers can actually deliver the affordable homes that young people need and can afford?
I recognise the noble Baroness’s concerns, and I welcomed the opportunity to speak to her on this matter during the passage of the Planning and Infrastructure Act; I subsequently went to visit one of the schemes she had mentioned to me. The nationally described space standard sets minimum standards for internal floor space of new dwellings and is suitable for application across all tenures, but that standard is not mandatory, and it is at the discretion of local planning authorities to adopt it locally by reference to the standard in their local plan policies. As part of our consultation on updates to the National Planning Policy Framework, we have sought views on whether changes are needed to make sure that affordable fixed-term accommodation, such as stepping-stone accommodation, is better supported, with particular reference to space standards. We are in the process of analysing the responses to that and we will be confirming our response in due course.
To ask His Majesty's Government, further to the reply by Baroness Taylor of Stevenage on 24 March (HL Deb col 1357), what data they hold on the caseload of the First-tier Tribunal regarding rent appeals specifically; and what plans they have to make it publicly accessible.
To ask His Majesty's Government, further to the reply by Baroness Taylor of Stevenage on 24 March (HL Deb col 1357), what data they hold on the caseload of the First-tier Tribunal regarding rent appeals specifically; and what plans they have to make it publicly accessible.
Currently, HM Courts and Tribunals Services (HMCTS) publishes quarterly data on the Residential Property Chamber. The latest data is attached but can also be found via the following link: Tribunals statistics quarterly: January to March 2025 - GOV.UK.
HMCTS is reviewing the data captured, drawn and published from the supporting systems for the Tribunal as part of preparations for the Renters’ Rights Act.
My Lords, as the Minister has mentioned, the First-tier Tribunal clearly has a critical role to play here. Ministers have continually said that they will act if it is “overwhelmed by increased claims”, yet I was surprised to find that the MoJ does not even collect the data needed to assess its case loads. How can the Government credibly promise
intervention without the basic monitoring information required to trigger some action? When will they begin collecting and publishing monthly data on rent appeals so that Parliament can assess mounting pressure? If the tribunal becomes overwhelmed, will Ministers commit to using the backdating safeguard immediately?
My Lords, as the Minister has mentioned, the First-tier Tribunal clearly has a critical role to play here. Ministers have continually said that they will act if it is “overwhelmed by increased claims”, yet I was surprised to find that the MoJ does not even collect the data needed to assess its case loads. How can the Government credibly promise
intervention without the basic monitoring information required to trigger some action? When will they begin collecting and publishing monthly data on rent appeals so that Parliament can assess mounting pressure? If the tribunal becomes overwhelmed, will Ministers commit to using the backdating safeguard immediately?
Data is collected and published—otherwise I would not have the figures for the current situation. MoJ statistics, as I said, tell us both the median time from landlord claim to repossession and how many possession claims progress to bailiff stage. Data is available. On the noble Baroness’s other point, the Government decided to put in place a proportionate safeguard if the tribunal system is on course to be overwhelmed, as we discussed during the passage of the Bill. That involves the creation of a new power for the Secretary of State to make regulations to enable the backdating of rent increases following determinations by the tribunal in respect of new rent amounts.
My Lords, my concern is that for a whole year, the residents of Birmingham have had to endure worsening public health conditions. What additional public health powers are Ministers prepared to use if the situation deteriorates? How bad do things have to be before the Government intervene? A year is far too long.
My Lords, my concern is that for a whole year, the residents of Birmingham have had to endure worsening public health conditions. What additional public health powers are Ministers prepared to use if the situation deteriorates? How bad do things have to be before the Government intervene? A year is far too long.
Throughout the dispute, the Government’s priority has been the residents of Birmingham. During the worst disruption, in spring 2025, the Government provided intensive support to local partners to respond to the public health crisis that was arising then because of the all-out strike action. The result was to establish a regular contingency waste collection service, despite the industrial action. While the contingency service delivers basic services, there have been periods of missed collections. We continue to monitor the situation and the associated impact on local communities, but for the moment the contingency service is delivering a service to the people of Birmingham.
To ask His Majesty's Government how many civil penalties were issued to private landlords in each of the past three years; and what the total value of these fines were.
To ask His Majesty's Government how many civil penalties were issued to private landlords in each of the past three years; and what the total value of these fines were.
My Department does not currently hold the requested information.
We are in the process of implementing a new mandatory collection of private rented sector enforcement data from local housing authorities, which will include the number of civil penalties issued and the total amount of income received from civil penalties.
To ask His Majesty's Government what proportion of civil penalties issued by local authorities to private landlords over each of the past three years were uncollected.
To ask His Majesty's Government what proportion of civil penalties issued by local authorities to private landlords over each of the past three years were uncollected.
My Department does not currently hold the requested information.
We are in the process of implementing a new mandatory collection of private rented sector enforcement data from local housing authorities, which will include the number of civil penalties issued and the total amount of income received from civil penalties.
To ask His Majesty's Government how many (1) landlords, and (2) letting agents are currently listed on the database of rogue landlords and property agents.
To ask His Majesty's Government how many (1) landlords, and (2) letting agents are currently listed on the database of rogue landlords and property agents.
The Database of Rogue Landlords and Property Agents has 51 active entries. The database does not distinguish between landlord and property agent entries.
To ask His Majesty's Government what assessment they have made of the number of local authority staff in England available to enforce the Renters’ Rights Act.
To ask His Majesty's Government what assessment they have made of the number of local authority staff in England available to enforce the Renters’ Rights Act.
My Department is undertaking an assessment of the new burdens falling on local authorities as a result of their additional enforcement responsibilities under the Renters’ Rights Act. We are committed to funding the net additional costs arising. We anticipate that additional costs will principally be additional staff costs.
In relation to the number of staff currently in Iocal authority private rented sector enforcement teams, I refer the noble Baroness to my answer given to Question UN HL13226 on 14 January 2026
To ask His Majesty's Government when they plan to publish a response to the ground rent consultation held in 2023.
To ask His Majesty's Government when they plan to publish a response to the ground rent consultation held in 2023.
We will publish a response to the 2023 consultation in due course.
The government published a policy statement alongside the draft Bill setting out the existing evidence and considerations of different policy options.
To ask His Majesty's Government when they plan to bring forward reforms to the Building Safety Act 2022 to allow the First Tier Tribunal to confer accountable person responsibilities to a section 24 building manager; and whether they plan to introduce those reforms as part of the Commonhold and Leasehold...
To ask His Majesty's Government when they plan to bring forward reforms to the Building Safety Act 2022 to allow the First Tier Tribunal to confer accountable person responsibilities to a section 24 building manager; and whether they plan to introduce those reforms as part of the Commonhold and Leasehold...
When parliamentary time allows, we are looking to introduce a Remediation Bill to ensure all residents have a route to remediation, including in circumstances when a court has appointed a section 24 manager to take on the duties of the landlord.
We propose to amend the Building Safety Act to include section 24 managers within the definition of Accountable Persons to make clear that this manager can also be responsible for building safety duties.
This will ensure that remediation funds can be provided to a court appointed manager, and they are able to progress remediation.
To ask His Majesty's Government what assessment they have made of the impact of not including the remaining Law Commission recommendations on enfranchisement and right to manage in the Draft Commonhold and Leasehold Reform Bill on leaseholders' ability to control service charges and management of their buildings.
To ask His Majesty's Government what assessment they have made of the impact of not including the remaining Law Commission recommendations on enfranchisement and right to manage in the Draft Commonhold and Leasehold Reform Bill on leaseholders' ability to control service charges and management of their buildings.
On 27 January 2026, the government published the draft Commonhold and Leasehold Reform Bill for pre-legislative scrutiny. The government is committed to enacting remaining Law Commission recommendations relating to leasehold enfranchisement and right to manage over the course of this Parliament.
The government has already made significant progress when it comes to commencing provisions in the Leasehold and Freehold Reform Act 2024. On 3 March 2025, the Right to Manage provisions (expanding access, reforming its costs, and voting rights) came into force.
On 4 July 2025, the government published a consultation, jointly with the Welsh Government, on strengthening leaseholder protections over charges and services. The consultation included proposals to increase transparency over service charges and enhance access to redress through the relevant provisions in the Act. It also proposed new reforms the section 20 'major works' procedure. The consultation can be found on gov.uk here (attached). It closed on 26 September 2025, and we are analysing responses with a view to bringing the relevant measures into force as quickly as possible.
To ask His Majesty's Government what assessment they have made of the impact of reducing deferment and capitalisation rates on the premium payable for a lease extension; and whether they plan to ensure that those rates are not reduced.
To ask His Majesty's Government what assessment they have made of the impact of reducing deferment and capitalisation rates on the premium payable for a lease extension; and whether they plan to ensure that those rates are not reduced.
My Lords, the Renters’ Rights Act places the full weight of delivery and its success on two public bodies—the courts to provide timely justice and local authorities to provide enforcement. Can the Minister please reassure the House that on 1 May, when these additional rights are switched on, both the courts and councils will have sufficient capacity and resources to deal with this additional workload, given that, at the moment, court delays are still long and council enforcement capacity varies according to your postcode?
My Lords, the Renters’ Rights Act places the full weight of delivery and its success on two public bodies—the courts to provide timely justice and local authorities to provide enforcement. Can the Minister please reassure the House that on 1 May, when these additional rights are switched on, both the courts and councils will have sufficient capacity and resources to deal with this additional workload, given that, at the moment, court delays are still long and council enforcement capacity varies according to your postcode?
We had much discussion about this during the passage of the Act, and we are working very closely with colleagues in the Ministry of Justice to implement the reforms. Work is progressing well to ensure that the courts and tribunals have the resources and capacity they need to handle the additional workload that the reforms may generate. Work is also progressing on the new digital end-to-end service for resolving all possession claims in the county courts in England and Wales. Ultimately, the Act should reduce demand on the county courts, because possession claims will be able to be brought only where there is a valid reason for the landlord to do so.
The noble Baroness is quite right about local authorities. We are helping councils to build their enforcement capacity and get ready for implementation. We have provided new burdens funding, and we have funded the Operation Jigsaw network of local councils to deliver bespoke training on the Act.
To ask His Majesty's Government for what proportion of leasehold properties development value makes the exercise of collective enfranchisement prohibitively expensive; and what measures they will take to ensure that enfranchisement is financially feasible for affected leaseholders.
To ask His Majesty's Government for what proportion of leasehold properties development value makes the exercise of collective enfranchisement prohibitively expensive; and what measures they will take to ensure that enfranchisement is financially feasible for affected leaseholders.
My Department does not hold the requested data.
We are committed to implementing the provisions of the Leasehold and Freehold Reform Act 2024, which will make enfranchisement cheaper and easier. I refer the Noble Baroness to the response given in the House of Commons on 14 January 2026 UIN 103549 (attached) about these provisions.
To ask His Majesty's Government, further to the Written Ministerial Statement by Baroness Taylor of Stevenage on 27 January (HLWS1278), which specific flaws in the Leasehold and Freehold Reform Act 2024 are referred to as requiring rectification through primary legislation.
To ask His Majesty's Government, further to the Written Ministerial Statement by Baroness Taylor of Stevenage on 27 January (HLWS1278), which specific flaws in the Leasehold and Freehold Reform Act 2024 are referred to as requiring rectification through primary legislation.
I refer the Noble Baroness to the response given to UIN HL14534 (attached) on 25 February 2026.
To ask His Majesty's Government, further to the Written Ministerial Statement by the Minister of State for Housing and Planning on 21 November 2024 (HCWS244), when they will launch the public consultation on enfranchisement valuation rates under the Leasehold and Freehold Reform Act 2024.
To ask His Majesty's Government, further to the Written Ministerial Statement by the Minister of State for Housing and Planning on 21 November 2024 (HCWS244), when they will launch the public consultation on enfranchisement valuation rates under the Leasehold and Freehold Reform Act 2024.
I refer the Noble Baroness to the response given to UIN HL14534 (attached) on 25 February 2026.
To ask His Majesty's Government, further to the Written Ministerial Statement by Baroness Taylor of Stevenage on 27 January (HLWS1278), when they intend to commence Part 1 of the Leasehold and Freehold Reform Act 2024 on the ban on the grant or assignment of certain long residential leases of houses.
To ask His Majesty's Government, further to the Written Ministerial Statement by Baroness Taylor of Stevenage on 27 January (HLWS1278), when they intend to commence Part 1 of the Leasehold and Freehold Reform Act 2024 on the ban on the grant or assignment of certain long residential leases of houses.
This government is committed to ending the feudal leasehold system. We will reinvigorate the commonhold legal framework and ban the use of leasehold for new flats so commonhold can become the default tenure for the ownership of new flats, and we will implement measures in the Leasehold and Freehold Reform Act 2024 to ban new leasehold houses.
Following consideration of responses to the ‘Moving to Commonhold’ consultation and pre-legislative scrutiny of the Draft Commonhold and Leasehold Reform Bill, we will confirm commencement plans.