Memorandum by Gateshead Council (DHB 05)
1. Gateshead Council has campaigned vigorously
for the introduction of licensing in the private rented sector
to help tackle the problems of irresponsible landlords and unruly
tenants. Licensing is seen as an effective tool in addressing
problems associated with poorly managed, sub standard accommodation.
Since the launch of the campaign in December 1999 there have been
over 140 written pledges of support from Local Authorities, Members
of Parliament and Professional and Voluntary Organisations.
2. In our experience, irresponsible landlords
investing in areas of low demand have a significant impact. They
often fail to maintain their property, which serves to increase
the physical deterioration of an area and the general feeling
of decay. There is little vetting of tenants and subsequent anti-social
and criminal behaviour of tenants goes uncontrolled, causing distress
for original residents and increasing the social tension in the
neighbourhood. An area rapidly becomes stigmatised which further
drives out original residents, often to the benefit of speculative
landlords who continue to buy up vacated stock.
3. It is our contention that the introduction
of an effective licensing scheme for private landlords will address
a number of the problems outlined and will help prevent neighbourhood
decline in the manner that we have experienced in some parts of
Gateshead.
4. We believe that such a scheme will remove
the possibility of landlords exploiting areas of decline for purely
financial gain to the detriment of the community. By having an
enforceable minimum standard the physical and social deterioration
of areas that is directly attributable to irresponsible landlords
can be prevented.
5. Our experience is associated principally
with areas of low demand. However, through the campaign we have
been running, it is clear from other local authorities that the
problems of anti-social and criminal tenant activity and physical
neglect are prevalent in areas characterized by high demand. There
may not be the associated problems of blight and abandonment but
the anguish suffered by tenants and residents is similar.
6. Whilst broadly welcoming the powers in
the draft Bill, Gateshead Council has a number of specific comments
with regard to the selective licensing proposals:
— It is important that Councils can
respond rapidly to changing conditions in their areas. Our experience
has shown that areas can deteriorate rapidly, often within a few
months. The requirement to seek confirmation from the Secretary
of State, followed by a three-month lead-in period, will unnecessarily
delay the implementation of any schemes. It is our opinion that
local authorities should be able to implement licensing without
Secretary of State confirmation.
— The exclusion of physical standards
from the mandatory licensing requirement is disappointing. The
impact of physical neglect and disrepair on both the tenants themselves
and the community at large is significant. In addition, the future
housing condition regime will not fully address the complex and
protracted nature of enforcement in the sector. The introduction
of minimum physical standards under a licensing scheme would be
a proportionate and productive measure.
— The emphasis in the Bill is on areas
in low demand or likely to become low demand. Consideration should
be given at this time to the introduction of criteria for areas
in high demand.
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