Lord Truscott (Non-Afl)

My Lords, I come to improve this Bill, not to bury it. In doing so, I declare an interest as a landlord and a former private rented sector tenant of a combined 40 years’ standing. The Bill’s intention is laudable: to provide more security for tenants, to abolish arbitrary evictions under Section 21, to deal with the minority of rogue landlords, to establish an ombudsman and a useful database, and to introduce the decent homes standard and Awaab’s law to the PRS. I support all these measures. However, His Majesty’s Government should beware of the unintended consequences of the application of parts of the Bill, which would lead to less, not more, security for tenants, and higher, not lower, rents. Before I expand on this, I make no apologies for my amendment. Your Lordships’ House is a revising Chamber; our job is to revise and improve Bills which come from the other place. To broadly paraphrase the late noble Lord and MP Francis Pym, large majorities do not always get things right. Your Lordships’ role is, rightly, to use your collective expertise to point out where a Bill has gone wrong and where it can be bettered. My amendment argues for fixed-term tenancies of up to 12 months; they could then revert to rolling, periodic tenancies, or another 12-month tenancy could be agreed. This would give tenants more security than the current Bill does, not less. Under the Bill, tenants will have no security after the first 12 months. They could be evicted for a whole host of reasons, including the landlord re-occupying or selling the property. However, if a landlord and tenant were free to agree annual 12-month tenancies, the landlord would not be able to regain possession over this period, so the tenant could have security for many years, renewable annually. This suits both tenants and landlords. A majority of tenants actually want longer fixed-term tenancies in order to have more security, to allow their children to attend local schools, to be near to work and to build links within a community. So, why are the Government so adamant that fixed-term tenancies should be banned, and assured shorthold tenancies, which normally have a six-month break clause, abolished? Let me be clear: I opposed the ending of fixed terms and the abolition of ASTs under the last Government and remain consistent in opposing them under this one. I have been at a loss to discover who came up with the idea of moving exclusively to periodic tenancies with two months’ notice. As the noble Lord, Lord Marlesford, who is in his place, said at Second Reading, it is a batty idea. Incidentally, taken together, we have almost 100 years’ experience of the PRS, so we know of what we speak. Another Peer with many years’ professional experience of the PRS asked the Minister in a briefing meeting why the Government were moving to periodic tenancies with no fixed terms and two months’ notice on the tenant’s part—they found it inexplicable. I thank the Minister for her engagement on the Bill. I am aware of her extensive experience in and leadership of local government. However, the Minister’s lines to take, both here and in the other place, do not hold water. First, there is the often-quoted example of domestic abuse. This is a very serious issue. However, to say that two months’ notice is required if someone is facing domestic abuse is simply not the case. It is the victim who flees, often with no notice at all, and the abuser who stays put, as domestic violence charities will confirm. The abuser will hardly make themselves homeless by giving two months’ notice, so the type of tenancy in these circumstances is irrelevant. Secondly, the Minister has opined that fixed tenancy must go so tenants are not trapped in unsuitable or hazardous conditions, or if their circumstances change—but this is one of the main points of the Bill. The database should show the history of the property and the landlord, whether it is safe and well-run. A decent homes standard and Awaab’s law will be imposed and regulated. If any landlord is reckless enough to provide substandard accommodation, they can face fines of up to £40,000 and rent repayment orders of up to two years—enough to bankrupt most landlords. If properly regulated, such behaviour would be extremely rash and worthy of action. Very few, indeed, would risk it. Under current assured shorthold tenancies, as I mentioned, there are usually six-month break clauses, which allow for most changes of circumstances. There is thus no logical reason to abandon fixed-term tenancies. From the tenant’s point of view, it will make their tenancies less secure and more expensive. From the landlord’s point of view, it will increase costs and uncertainty. We have heard before how a lot of the landlord’s costs and time are front-loaded into new tenancies. Landlords will have to factor this, and the fact that a tenant can give notice at any time, into rental prices. What will this mean in practice? First, if a tenant moves in, they can give notice on day one and move out in two months. You may ask, “Why should they?” At the moment, short lets can be four times more expensive than long lets. For example, anyone moving to a city centre or coastal resort will be able to move to a form of Airbnb at a fraction of the present cost. Rentals for local residents will become even more expensive and rarer than they are already. The line between short lets and long lets will be blurred and, in effect, disappear. Many landlords will gravitate to ultra-short lets, as they are more profitable and virtually unregulated. According to Foxtons, there are already 150 pieces of legislation covering long-let homes but virtually none for Airbnb. Secondly, those landlords who stay in the dwindling long-let business—and it is a business—may find that tenants move out over the winter, when properties are traditionally harder to let, and will face higher voids as a result. To cover the risk of higher turnover and the expected voids, rents will have to go up. In answering why fixed terms, even with a break clause, are anathema to the Government, I ask that the Minister does not roll out the same stock answers on domestic violence and flexibility in the case of unsatisfactory accommodation. That is a non-answer. The Norman Lamont MP puppet in “Spitting Image” said, unfairly lampooning the noble Lord, Lord Lamont, “If you repeat things often enough, people will believe it”—but not in this House, I hope. I beg to move.