Grahame Morris MP Working for Easington
I understand concerns expressed by local residents about several Houses of Multiple Occupation (HMOs) in East Durham.
While HMOs are common in university towns or areas with high rental prices, such as London, they have not been prevalent in our local housing market. There has never been a demand for shared accommodation in East Durham, as single people receiving housing benefits were able to rent two-bedroom properties, which are readily available.
Two policy changes introduced by this government have increased demand and created the opportunity for HMOs in East Durham. In 2012, the government changed housing benefit rules, meaning that single people under 35 years old were only eligible for a shared accommodation rate. Coupled with the bedroom tax, which reduces housing benefits by 14% if you have one bedroom more than required, or 25% if you have two bedrooms more than allowed, this has led to a need for one-bed properties or shared accommodation.
The current situation is a failure of government policy to recognise that housing needs and demands across the country are not uniform. These policies were responsible for Accent Housing ending a proposed investment scheme in Horden and selling off their stock to absentee private landlords, as well as creating an opportunity for speculative developers of HMOs motivated purely by profit.
My Position
I do not support the creation of HMOs in residential areas. The demand and need for such accommodation in our area is purely artificial, created by the perverse incentives of government housing policy. I opposed the Government’s Housing and Welfare reforms at the time, fearing situations such as those we are experiencing in Horden and now across East Durham.
We need to recognise that housing needs are not uniform across the UK. We need a less prescriptive policy that takes into account local circumstances. While such subtleties seem to be beyond the ability of the current Government, we will be moving to a new regional model of government with the creation of a North East Mayor. Once elected, we need to press for our Regional Mayor to have greater powers, including over housing, so decisions affecting our region are made locally.
I have raised concerns with Durham County Council about any planning or licensing routes open to us to oppose these developments. Durham County Council under the Conservative LibDem Independent coalition seem open to this type of housing.
Below is a response I received from Durham County Council’s Head of Planning and Housing:
“The conversion of the dwellinghouse into a 5-bed roomed HMO does not require planning permission and therefore there are no regulatory controls available to the Council to prevent this happening. I am aware that this is not the news that your constituents will want to hear but, as I am sure you will appreciate, HMO accommodation does provide a recognised and entirely legitimate form of housing for many, and it would not be appropriate to seek to resist such forms of accommodation in principal without good reason to do so.”
I disagree with Durham County Council. HMO accommodation may be suitable in other areas, in towns and cities with high housing demand. However, our area is being targeted due to government housing policy creating a profit incentive for developers.
When we had an influx of absentee private landlords, I advocated and supported the creation of a Selective Licensing Scheme to regulate landlords and ensure they meet their obligations. I commend the work of Cllr Kevin Shaw, who was the Labour Council lead on housing that pushed through these changes. We are two years into the process, and while work continues to identify and license landlords, those failing to do so or failing to maintain their properties are being held accountable. This has helped tenants and led to neglectful landlords leaving the market.
Labour is no longer in control of Durham County Council, which is now run by a Conservative/Lib Dem Coalition supported by Independents. This includes Cllr Susan McDonell, Peterlee West, who is part of the Coalition’s Cabinet. I have yet to see any proposed action or policy in relation to HMOs, and as shown by the Head of Planning and Housing, Durham County Council is open to further HMOs in East Durham.
What Can We Do?
I do not support HMOs in East Durham, and I will lobby the government for change and devolution. However, as the Conservative Party is the architect of the current housing policy, and with them leading at Durham County Council, we are at their mercy until there is a political change.
However, this does not mean we have to stand still. While the Council may be limited in its response, it could be more proactive with its regulation, monitoring, and licensing of HMOs.
Compare the policies of Durham County Council with the neighbouring Stockton area. Stockton Borough Council makes its expectations on HMOs clear, setting out response timescales when concerns are reported.
We must ensure all properties that require a license, either an HMO license or a Selective Licensing Scheme, are registered with Durham County Council.
There are 283 Peterlee postcodes covered under selective licensing: https://www.durham.gov.uk/selectivelicensing
And HMOs in any area require a license if they are occupied by five or more persons forming two or more households: https://www.durham.gov.uk/article/2499/Multiple-occupancy-homes#Consumer%20complaints
We cannot stop these HMOs going ahead; however, we must insist that Durham County Council rigorously enforces the ‘fit and proper’ person criteria in relation to HMOs and anti-social behaviour.
Housing Rights: Dealing with antisocial behaviour
Conclusion
Our first challenge is to get Durham County Council to recognise and understand local concerns, which it is currently failing to do.
The Council needs to set out the powers available to them and be open and honest about the parameters and restrictions they face. This includes any reluctance to use their powers, as we continue to experience difficulties getting the Council to use existing powers such as Community Protection Warnings to address anti-social behaviour.
As a Member of Parliament, I campaign and lobby the government for legislative change. I will include the issues relating to HMOs going forward in view of the concerns I have received from residents.
However, without support from the local authority calling for change and new powers, it is difficult to move the Government on these issues. Particularly, when I am an opposition MP calling for change.
While I do not believe the Government will reconsider housing policy this side of the General Election, a call from a Conservative-led County Council for support and powers from a Conservative Government would add weight to a campaign for housing reform.
I would ask Cllr McDonnell to consult with her cabinet colleagues, establish a Council policy on HMOs, and seek the support of the six County Durham MPs (Three Labour/Three Conservative) to give Councils the powers to manage and regulate Private Sector Housing, and particularly HMOs, to ensure we have the appropriate types of housing required that align with the needs and views of the community.
However, it is difficult to pursue policy changes from Government when the Local Authority is supportive of HMO accommodation, with them stating it is a “recognised and entirely legitimate form of housing for many, and it would not be appropriate to seek to resist such forms of accommodation in principal without good reason to do so.”.
The reason I oppose HMOs in East Durham is that we have properties available that can accommodate single people, without the need of converting family homes into HMOs. It seems to be common sense, that instead of creating higher-density housing through HMO, our community would be better served by getting more people to occupy the existing empty homes in County Durham.
The Council, to date, disagree!