My Lords, I shall raise a couple of questions on paragraphs 7.8 and 7.9 of the Explanatory Memorandum, which deal with the tenures covered by the regulations. Paragraph 7.8 defines a specified tenancy as,
“a tenancy … lease, sub-lease … of residential premises which grants one or more persons the right to occupy the premises as their only or main residence in return for the payment of rent”.
I find it difficult to understand why that restriction should be imposed. If Members of your Lordships’ House were renting premises in London but lived elsewhere, as many of us do, those premises would apparently be excluded from the provisions of these regulations. I am sure that the noble Baroness will be sensitive to the life expectancy of Members of this House—at least on the government Benches. However, it does strike me as odd that that restriction is imposed.
Furthermore, the schedule excludes other categories of letting arrangements,
“where the accommodation is shared with the landlord or falls outside of the traditional private rented sector”.
Again, I do not see why someone paying rent in a property the rest of which is owner-occupied should be exposed to a risk that would not be the case if he were renting the whole property. Then there is the question of what is meant by a tenancy or letting arrangement falling outside the “traditional private rented sector”. We now have Airbnb and similar organisations providing facilities by which occupiers or owners of property can let, usually for short holiday periods and matters of that kind, with probably quite a significant turnover of people. Again, why should those people be exposed to risk, unless the noble Baroness can confirm that such properties are included? It seems to me that they are not part of what the Explanatory Memorandum describes as “traditional private rented sector” properties.
Paragraph 7.9 says that the Schedule excludes agreements where there is shared accommodation with the landlord or landlord’s family. I briefly referred to that in speaking to paragraph 7.8, but paragraph 7.9 has the explanation:
“This is likely to arise where an owner occupier rents out a room in their own home”.
The justification for that is:
“The Regulations are not targeted at owner occupied accommodation”.
Of course, by definition this is a property that is no longer exclusively owner-occupied accommodation. Given that a profit is presumably being made out of the letting, the regulations should at least be extended to properties of that kind.
I appreciate that we are not in a position to amend these regulations, but a number of points have been made by noble Lords opposite, and at some length and with great force by my noble friend, that require attention. I suggest that the matters I have raised also need to be looked at. Otherwise, we are potentially
exposing people—it will be a fair number of people if we take the different categories into account—to continuing risk. That is not in the least desirable.
In so far as owner-occupied properties, shared in the way set out in paragraph 7.9 of the Explanatory Memorandum, might be brought within the provisions of the regulations if subsequently amended or revised, the result is that nobody loses. The owner-occupiers gain and their safety is enhanced. Therefore, it certainly seems worth the Government taking another look at the regulations and coming back with new ones that meet many, if not all, of the points that have been raised in the Committee today.