The noble Baroness, Lady Howe of Idlicote, has indicated that at the present time there is an increasing desire, among young people particularly, to rent rather than buy. When I say “desire”, it is of course a desire that is impelled upon them because of the difficulty of getting mortgages and actually purchasing a house. Whatever the reason, they are having to rent rather than buy.
As so many noble Lords said in Grand Committee, which, unfortunately, I was unable to attend, there is a very strong argument that letting agents and management agents employed by landlords to look after their property should be covered by the Estate Agents Act 1979 and by an ombudsman scheme, as estate agents have been for some time. In Grand Committee, my Front Bench spokesman, the noble Baroness, Lady Hayter, made a powerful speech, as she has today, in favour of extending the power of the Office of Fair Trading to ban estate agents for misconduct to those who engage in the letting and the management of property and to make available an ombudsman scheme for complaints. In Grand Committee she put forward a number of very strong arguments—for example, the size of the market, running to a couple of million letting and management agents. On the number of complaints, she quoted from the Property Ombudsman, for whose council I had the honour to serve as chairman a few years ago. It has shown how the number of complaints has increased. All of the speakers so far in this debate today have mentioned that almost all British Property Federation bodies connected with this field are in favour of the scheme being proposed in this amendment.
The ombudsman scheme is very familiar to us now in all sorts of private industries, as it was already in public concerns—for example, the Parliamentary Ombudsman, which in 1967 started the ball rolling in this country, and the Local Government Ombudsman. I found very puzzling the response of the noble Viscount
the Minister in Grand Committee when he said that there would be a reduction in choice if the amendment were carried. When government departments were made subject to the Parliamentary Ombudsman, individual departments were not given the choice as to whether they should be subject to the Parliamentary Ombudsman; they are all subject to it. As new departments and, indeed, quasi-departments, if I may put it that way, have come into being, they, too, have been particularly mentioned as being subject to the Parliamentary Commissioner or Parliamentary Ombudsman.
I thought that the Minister’s answers, as I understood them, were quite inadequate. They seemed to bring in the subject of competition. I am all in favour of competition, and part of this Bill is concerned with improving competition. Competition and choice are very important. Nevertheless, where does the benefit to the consumer come to choose between estate agents, estate management or letting agents, or whatever, which belong to an ombudsman scheme and those which do not? If there is a choice, surely no sensible consumer would wish to go to somebody who does not belong. It seems to me that a mandatory scheme is most desirable in this field.
Finally, I mention in passing the banning of estate agents when they engage in misconduct. This dates, as we all know, from the Estate Agents Act 1979. The Office of Fair Trading has probably not used it as much as it might to deal with bad estate agents. In my day at the Office of Fair Trading we tended to ban only estate agents who were in prison. In other words, they were imprisoned for fraudulent activities and we received evidence that they were coming out of prison shortly. We decided that they must not come out and engage in estate agency so we would ban them. There are not that many estate agents who have been banned who were not at the time in jail.
It is a pity if the Office of Fair Trading has, whether under my guidance or later, not been a little bolder, but it needs adequate evidence of course. Whatever it is, surely letting and management agents should be subject to the same rules.