Lord Howard of Rising (Con)

My Lords, I shall speak to Amendments 31 to 33 in my name. I declare an interest as a landlord of rented properties. When I pointed out in Committee that the Bill as drafted would create a conservative 1 million applicants to the rent tribunals, the Minister commented that that was “unlikely, to say the least”.—[Official Report, 28/4/25; col. 1045.] In a recent letter from her, recognition was given that there is an inherent uncertainty about the volume of rent challenges. The proposed new delegated power to backdate rent increases acknowledges the potential difficulties. Welcome as that proposal is, it does not start to address the fundamental problem. At best, it will provide some temporary window dressing. The Government might recognise that the system may be overwhelmed, as the noble Baroness, Lady Wolf, pointed out very cogently, but promoting appeals to the rent tribunal in the first place is the crux of the problem when the Bill still provides that the tribunal can only confirm or reduce the rent, not raise it. That creates a no-lose situation for tenants. Amendment 31 addresses the most fundamental of the structural flaws. It would remove this restriction that the tribunal may only reduce or uphold a proposed rent, not increase it. If a tribunal can only confirm or lower a rent and never raise it, that is a one-way ratchet. As my noble friend Lord Jamieson pointed out, if things can only get better, what possible reason is there not to try it on? There will be no loss, and until and if the Secretary of State regulates to backdate rent increases—and how speedy that will be with two Government departments having to consult over it is noble Lords’ own guess—there will be a decent delay in any increase being implemented. It becomes a virtual necessity for a tenant to challenge. Amendment 32 would ensure that in the event the tribunal determines that the rent initially agreed was too high, landlords are not retrospectively liable for backdated repayments to tenants of an agreed rent. This is simply a matter of fairness and legal certainty: if a tenant has freely agreed a rent at the outset of a tenancy, it should not be open to the tribunal to rewrite an agreement and impose retrospective liability on the landlord. It would set a worrying precedent.