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Building new homes also has other advantages, such as opportunities for estate regeneration, more energy efficiency, and the ability to focus on those homes in greatest need, such as supported housing. As I commented at Second Reading, in 1980, the average London renter was spending 14% of their income on rent. Today, for many, that figure is more than 50%. The gap between social and private rents in England has increased significantly. According to House of Lords research, since 1988, social rents have gone from 65% to 38% of market rent. Is it any surprise that, when the financial benefits are so huge, council waiting lists are increasing and tenants are increasingly reluctant to move on, even when they have the financial capacity?