Speeches by Simmonds.

“Q Could we address the Homelessness Reduction Act 2017 element? It is common for local authorities to engage with private rented sector landlords and act as guarantor to secure a property for someone who would not otherwise be able to access that property but would be put into temporary accommodation by the local autho…”

“Q You froze for a moment there. We missed about the last 20 seconds. Cllr Adam Hug: Apologies; I was just saying that the biggest area of concern about our homelessness duties is ensuring that the increased costs to councils of providing the additional prevention duty over the length of time for which the section 8 not…”

“Q That is a point I made on Second Reading, so I entirely agree. Under the Homelessness Reduction Act 2017, local authorities are significant users of the private rented sector for people who would otherwise be at risk of homelessness. It is common for local authorities to pay rent-in-advance deposits and use various o…”

“Q Councillor Hug, do you have anything to add to that point? Cllr Adam Hug: To echo that, I think it is important to understand where we are starting from. We have seen environmental health teams in councils cut over the last 14 years, because of the financial situations councils find themselves in. Environmental healt…”

“Q I have two questions, and perhaps we can start with the one that is relevant to both organisations. Both of you have expressed concerns about the enforcement burden that provisions of the Bill would place on local authorities. Although there is a new burdens protocol out there, could you share your views about the le…”

“Q Briefly, there is another subset of a broader issue around things like the decent homes standard. We have heard from various sources of evidence that there is a need to ensure that property owners have the time and necessary support to achieve that. We know in the rest of the UK housing stock that that can be a chall…”

“Q I have two related questions. First, as has been said by all three of you, there will be an ombudsman, a tribunal and a court, all of which will have a slightly different role. I am interested in how you think the Bill can provide clarity for both tenants and landlords on where to go with different issues, thereby en…”

“Q This is a very broad-based panel with different perspectives. My first question is about the impact on housing associations. Could you each give us a brief introduction from the perspective of your organisations on what you think the impact of the Bill will be, in particular on the supply of private rented sector hom…”

“Q Propertymark called for new grounds that would allow landlords who rent houses—HMOs, or houses in multiple occupation—to students to seek possession in advance of the academic year. Do you agree with that suggestion, or do you have an alternative way to address the concerns that you outlined? Victoria Tolmie-Loversee…”

“Q Do you have a view of how that impacts on, or relates to, property that has been converted to be student accommodation, as opposed to that which is purpose built? Many of us have universities in near proximity to our constituencies, where often a large number of houses have been turned into student accommodation. The…”

“Q The situation with student rentals has been a much aired part of this process so far. Can I ask a couple of questions about the way in which the Bill interacts with students? The first is around the Bill exempting purpose-built student accommodation from the move to periodic tenancies. We have heard mixed feedback ab…”

“Q Final question: what are the main consequences you expect from the Bill for residential landlords and tenants in the private rented sector? Anna Evans: For tenants, the positives are a new foundation of rights and there should be more legal security. Tenants in Scotland enjoy open-ended tenancy and specific grounds f…”

“Q That is enormously helpful, because clearly, the Bill is very similar to the legislative underpinning of what is going on in Scotland. We are also interested in how it will impact on regeneration projects and the ambition to deliver more housing—we know, for example, that the build-to-rent sector is interested in tha…”

“Q Particularly given your experience in Scotland, it is valuable to have you as a witness. Your organisation talks about wanting to improve the effectiveness and affordability of the housing market. To what extent do you think the Bill will contribute to achieving those goals? Anna Evans: I am here as an expert on the …”

“Q I have one final question. I would like to explore the specifically rural and agricultural aspect of this. I know it is common in rural areas for properties to have things like agricultural worker conditions on their occupation and for properties to be provided with a licence to occupy rather than through a tenancy i…”

“Q Thank you very much indeed; that is helpfully clear on the point about supply. In written evidence you have warned that some proposals to reform the private rented sector could risk overcorrecting in favour of tenants. Do you still have those concerns about the Bill in its current form? Judicaelle Hammond: Yes. The m…”

“Q Your organisation previously warned that young people could be forced out of rural communities due to a lack of affordable and available homes. How do you feel this Bill will affect that situation? Judicaelle Hammond: Unfortunately I do not think the Bill is going to make it much better in the sense that the main iss…”

“Q What I am hearing from constituents affected by it is that rent in advance is the method by which they get around this, as well as guarantors potentially, but if the Bill removes that scope, then the one route they have to negotiate—because of their bad credit history—is effectively removed and they are potentially e…”

“Q The question is about the impact on supply. A prospective landlord may decide from the outset to insure their rental income from the property, but after the required credit check on a tenant, the insurer may say, “We won’t insure this tenant. If you put that person in the property, we won’t cover it”—for instance, if…”

“Q I would like to ask the panel for their views on issues around insurance. You can get different kinds of landlord insurance; some are optional and some are not. Some provide you with a guarantee to pay the rent if the tenant fails to pay in time. Some insure against damage caused to your property by a tenant while th…”