My Lords, I shall also speak to both amendments, having signed both—which I suppose is by way of an each-way bet. I hope that the odds turn out to be favourable.
Many noble Lords will have received a letter from the Minister of 7 April in relation to starter homes, and I shall return to that later. But I also wrote to her on 4 April with a number of queries and I received a reply some four days later. That reply raises some interesting further questions. I asked about the Government’s definition of affordability in this context and whether it would be determined in relation to average house prices in a given area, subject to the proposed caps, or whether, and in what way, the definition would be linked to income. The reply was that since starter homes would be purchased by first-time buyers under 40, the Government would expect them to be below the average house price for the area and to be offered at a genuine minimum 20% discount, but that,
“the discount may be greater in some locations”.
I do not recall that this latter possibility has been raised before. Can the Minister exemplify the locations in which a greater discount might be offered and indicate who will determine it and upon what criteria?
The Government are apparently working with the industry and valuation professionals,
“to ensure an agreed, transparent valuation process is agreed”,
to demonstrate that the discounted sale price is indeed at least 20% less than the market value. In her letter to Members in general, the Minister quoted the Office for National Statistics price statistics, showing that the new-build average was £291,000 in England—slightly more than the average for all dwellings—while for first-time buyers it was £181,000 excluding London. She expects that the actual starter prices will be lower than the average, even before the 20% discount.
But this of course assumes that developers will not take advantage of the scheme to increase the cost of new homes to buyers, who will be cushioned by the scheme from such increases by the operation of the discount. This is not an industry noted for its philanthropic
propensities. At the very least, we must expect developers to build at prices which will, after the discount, meet the current level of new-home prices—that is, at 25% more than the discounted price. What, after all, will be the vaunted “local open market value”? It surely cannot be a simple average, which is what the Minister appears to assume.
I also asked about the size of the deposit that buyers will have to find, to which the enlightening response was that,
“this will be determined by individual lenders”,
with whom the Government are apparently in discussion. As with so many of the concerns about this Bill, Parliament is being asked to establish this scheme with absolutely minimal or indeed no information about how it will work in practice.
Similar concerns apply to my third question about the reviewing of price caps and the geographical areas to which they will apply. This will, like so much else, be kept under review, with local authorities being consulted and with a power to prescribe different rates for different areas—but with no advance timetable.
I asked what standards in relation to building density, space, energy efficiency and special needs—for example, for disabled people—would be required and by whom they will be determined. The opaque answer was that starter homes,
“will be subject to the normal planning considerations and building regulations”,
to be agreed—an interesting word—at local level. So, despite the significant public contribution and the tax-free gains to be made by the first-time buyers, the Government are doing nothing to address these concerns. In fairness, they refer to councils’ ability to require higher levels of accessibility and to apply the nationally described space standards, and they have published,
“an initial set of design exemplars”—
but these will be optional.
In reply to a question about enforcing the prohibition on lettings, the Minister indicated that discussions are in train with the industry, lenders and local government which might involve a requirement on a starter-home owner to provide evidence of personal occupation—for example, in the form of council tax or utility bills. I should have thought that this would not be too difficult to evade and very difficult and costly to oversee effectively.
On tenure, I asked what consideration would be given to the provision of a mix, including affordable social rented housing, for which there is huge demand, as the noble Lords, Lord Best and Lord Shipley, have already said. The reply was less than comforting, stating that planning authorities will,
“need to apply their plan policies, including those on affordable housing, in light of the legal starter homes requirement”.
It went on to affirm:
“We would expect them to seek other forms of affordable housing, like social rented housing, where it would be viable”.
But this formulation begs the questions of what “seeking” means in terms of any power to require such a provision and what is meant by “viability”.
Some other questions are responded to after a fashion in the Minister’s more general letter. Thus, in response to questions raised by me and my noble friend Lord Campbell-Savours, she stated that an
individual who had inherited property might still be considered a first-time buyer—a very convenient provision for the fortunate few. And yet another consultation is to take place on how to enforce the requirement to occupy the starter home—a question raised by the noble Lord, Lord Greaves.
It is impossible not to conclude in relation to these and other matters that we are being invited to buy not just a legislative pig in a poke but a veritable herd of such animals. This makes it all the more necessary to improve the Bill, as most of the amendments in the relevant groups that we shall discuss today seek to do. In particular, there is the major question which is the subject of Amendments 1 and 5, which would require a tapered repayment of the discount on sale, in the case of Amendment 1, or, as in Amendment 5, that the discount should last in perpetuity, thus avoiding a double bonus to first-time buyers by way of tax-free gains from both the discount and the inevitable rise in value over time—without even the need for offshore financial organisations to be involved.
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The Minister’s letter of 23 March referred to the consultation document’s request for views on a taper, indicating a maximum period of eight years and accepting buy-to-let restrictions during the restricted period—but not, of course, after the restricted period. But why not? Properties could after all be sold on a leasehold basis with such restrictions being made for longer periods, thereby ensuring that they will remain available for first-time buyers.
The consultation includes a proposed national starter-home requirement of 20% on most—whatever that signifies—housing developments. Characteristically and worryingly, no such proposition is to be found in relation to affordable rented homes in the social housing sector or elsewhere. We are therefore being asked to endorse a costly approach to a massive housing problem for the benefit of only one section of the population, to a greater or lesser degree at the expense of people whose own needs and aspirations will continue to be unmet.
I need to refer to my local government interests as vice-president of the Local Government Association and a councillor in Newcastle—where, incidentally, a very small and well-designed street of bungalows for elderly people the local residents were kind enough to name after me. I hope that the House will support this and other amendments. I am quite happy to join the noble Lord, Lord Shipley, in supporting Amendment 1 if he chooses to test the opinion of the House.
We are in a position to encourage the Government not only to think through properly the implications of their policies but to ensure that the outcome of this Bill is fair to those seeking new homes to buy, to the taxpayer in general and to those who are in great housing need. The amendment goes some way to helping us ensure that and I hope that the House will support it.