163: After Clause 72, insert the following new Clause—
“Transfer of joint tenancies and survivors of domestic abuse
(1) This section applies where there are two or more joint tenants under a secure or assured tenancy and the landlord is a local housing authority or a private registered provider of social housing.(2) If one joint tenant (“A”) has experienced domestic abuse from another joint tenant (“B”) then A may apply to the county court for an order that B is removed as a joint tenant.(3) For the purposes of subsection (2) it is sufficient that the domestic abuse was directed at A or to anyone who might reasonably be expected to reside with A.(4) On such an application, the court must take the following approach—(a) the court must be satisfied that the tenancy is affordable for A, or will be so within a reasonable period of time;(b) if the court is so satisfied, then—(i) if B has been convicted of an offence related to domestic abuse against A or anyone who might reasonably be expected to reside with A, the court must make an order under this section;(ii) if B has been given a domestic abuse protection notice under section 20, or a domestic abuse protection order has been made against B under section 26, or B is currently subject to an injunction or restraining order in relation to A, or a person who might be reasonably expected to reside with A, the court may make an order under this section;(iii) if the application does not fall within sub-paragraph (i) or (ii), then the court may make such an order if it thinks it fit to do so;(c) for the purposes of subsection (4)(b)(ii), the court must adopt the following approach—(i) if B does not oppose the making of such an order, then the court must make it;(ii) if B does oppose the making of such an order then it is for B to satisfy the court that, as at the date of the hearing, there are exceptional circumstances which mean that the only way to do justice between A and B is for the order to be refused.(5) Where A has made such an application to the court, any notice to quit served by B shall be of no effect until determination of A’s application or any subsequent appeal.(6) Notwithstanding any rule of common law to the contrary, the effect of an order under this section is that the tenancy continues for all purposes as if B had never been a joint tenant. (7) For the purposes of this section, an offence related to domestic abuse includes, as against A or anyone who might be reasonably expected to reside with A, an offence of violence, threats of violence, criminal damage to property, rape, other offences of sexual violence or harassment, coercive control, breach of injunction, breach of restraining order, or breach of domestic abuse protection order.(8) In section 88(2) of the Housing Act 1985, after “section 17(1) of the Matrimonial and Family Proceedings Actusb 1984 (property adjustment orders after overseas divorce, &c.)” insert “, or section (Transfer of joint tenancies and survivors of domestic abuse) of the Domestic Abuse Act 2021,”.(9) In section 91(3)(b) of the Housing Act 1985, after sub-paragraph (iv), insert—“(v) section (Transfer of joint tenancies and survivors of domestic abuse) of the Domestic Abuse Act 2021;”.(10) In section 99B(2)(e) of the Housing Act 1985 (persons qualifying for compensation for improvements), after sub-paragraph (iv) insert—“(v) section (Transfer of joint tenancies and survivors of domestic abuse) of the Domestic Abuse Act 2021;”.”
My Lords, I am exceedingly grateful to the noble Lords, Lord Young of Cookham and Lord Kennedy of Southwark, and the noble Baroness, Lady Deech, for supporting this amendment and making it cross-party. There are few things in the unjust world of domestic abuse that make me more angry than a perpetrator driving the victim and their children out of the family home. This amendment seeks to address this injustice for joint tenancies in a secure or assured tenancy, where the landlord is a local authority or a private registered social landlord—I would make it wider if it were possible under the law as it stands.
As things stand, it is very difficult and costly for a victim in a jointly tenanted home to get the tenancy transferred to them if the perpetrator does not agree. For the purposes of simplicity, I am going to use the pronoun “he” for the perpetrator and “she” for the victim, but of course there are circumstances where it is the other way round. They could also be a same-sex couple.
Until the perpetrator’s name can be removed from the tenancy agreement, the victim will never achieve the security she needs. She cannot change the locks or restrict his access. She can seek a temporary court order to remove him from the property but when that expires, he has the right to return. The perpetrator can give notice to end the tenancy without the survivor’s consent or even knowledge, even though he no longer resides there. Unless he signs away his interest in the tenancy, her only recourse as things stand is to embark on costly court proceedings, which are complex and tortuous. Social housing providers, much as they might wish, have no legal mechanism to evict perpetrators and support survivors to stay in the tenancy. A number of creative methods have been tried, but these use legal mechanisms for which they were not designed.
For all those reasons, all too often the victim ends up fleeing the family home, leaving the perpetrator ensconced while she ends up homeless, often in a refuge with no resources to enable her to start again except emergency assistance from the state. It makes my blood boil even thinking about it.
My Lords, I have added my name to the amendment, which now has support from all four corners of the House. I add a brief footnote to the compelling case just made by the noble Baroness, Lady Burt. This is a rather modest amendment, as it covers only the transfer of a tenancy where the victim is a joint tenant. A more radical but perfectly defensible amendment would have proposed the transfer of the tenancy where the perpetrator was the sole tenant and the victim was living lawfully in the property as a spouse or partner, but not as a joint tenant. I should have been happy to sponsor such an amendment—with adequate safeguards, of course.
Once again, we find that Scotland has stolen a march on England with its amendment to its domestic abuse Bill. That amendment enables either the social landlord or the survivor/tenant to do just what I have said: to seek a transfer of tenancy through a court order. It can transfer a sole tenancy in the perpetrator’s name into a sole tenancy in the survivor’s name. Our amendment is more modest and proposes that the survivor can apply for a transfer of tenancy through the county court only if it is a joint secured or assured social tenancy, shared with the perpetrator. Of course, in those circumstances, the tenant is already known to and approved by the landlord.
The amendment is one of the domestic abuse commissioner’s top recommendations. At a round table last month with the Chartered Institute of Housing, Shelter, the National Housing Federation and the National Federation of ALMOs, there was unanimous support for this initiative. Since the A New Deal for Renting consultation in 2019, the organisation Standing Together Against Domestic Abuse, to which I am grateful for its briefing, has regularly met the department about joint tenancies and discussed the amendment. The organisation has sought to address the concerns expressed in the letter that the Minister, my noble friend Lady Williams, sent to us, which stated that
My Lords, I am proud to stand with the other signatories to the amendment, which is eminently sensible. Sadly, our discussions on the Bill have uncovered the nasty elements of the ways in which one human being can behave towards another. This is another example.
Stereotypically, it is the mother with children most in need of staying put, housing and avoiding children changing school. It is much more difficult to rehouse her if he causes her to flee. We must therefore remove the power of the abuser who is a joint tenant to remove the victim. The amendment would allow the victim to apply for a tenancy transfer, even if she has already been forced to flee. He, the perpetrator, could potentially cause rent arrears and damage to the property, for which she would be responsible.
It is a shame that the amendment cannot apply to private tenancies. Are there no alternatives? At the moment, a victim might obtain a temporary court order, such as a non-molestation or occupation order, but they are time-limited and could cost up to £5,000 at legal aid rates—more if there is no legal aid. The perpetrator might return. He may well not consent to a tenancy transfer and there is no guarantee that the landlord would grant a sole tenancy to the victim in the alternative. He, the perpetrator, might vindictively give notice to end the tenancy. Therefore, if there is a temporary eviction, it would have to be followed up by a transfer of tenancy action, again costing thousands. A married victim who is seeking a divorce could apply for a tenancy transfer under the Matrimonial Causes Act or Section 1 of the Children Act. This is all slow and expensive.
We need to avoid those complications and expenses that mean that the victim has to become homeless and start finding a home all over again. In the case of social housing, the provider can evict the perpetrator only after the victim has left the shared property. Again, she is put in a position of rendering herself homeless and hoping that someone will take care of her immediate housing needs. That is just not good enough because it is all disjointed and no-one has pulled together all the strings and pieces of legislation that might protect the victim, albeit imperfectly.
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If the amendment is passed, victims would not need to pay to obtain a transfer order. The amendment will also represent another saving to the public purse. It has been estimated that rehousing parent and children could cost from £3,000 to £11,000. Under the amendment, a domestic abuse protection notice would immediately remove the perpetrator from the property when it was issued by the police. Once it ends, the victim needs permanency by getting the tenancy transferred into her sole name.
The amendment is compatible with Article 1 of Protocol No.1 to the European Convention on Human Rights, on the protection of property rights, because it is in the public interest. It is also compatible with Article 6 of the convention, on the right to a fair hearing, because the perpetrator can make representations as to his situation. The Government must surely favour this humane and money-saving amendment, and I strongly urge it on them.
My Lords, I declare an interest as the chair of the National Housing Federation, the representative body for housing associations.
The amendment seeks to enhance the welcome improvements in relation to tenancies embodied in Clauses 71 and 72. They show that the Government have recognised that survivors of domestic abuse in this area are currently let down by the law. The tenancy laws can mean that where there is a joint tenancy a survivor of domestic abuse has only two options: to stay and endure further abuse or to leave the home and potentially become homeless. There is currently no way in which the survivor can exercise a right to stay in the home, with all the security and instability that that means, and require the abuser to leave. Indeed, an abuser could unilaterally terminate the joint tenancy, thereby effectively evicting the survivor into potential homelessness.
Where the landlord is the local authority or a registered provider of social housing, there is no requirement for alternative accommodation to be under the same security of tenure that the survivor and her children previously enjoyed. As Women’s Aid has said, the risk of losing a lifetime tenancy is a significant concern for survivors who fear the consequences of losing security of tenure if they leave. Yet, that is a frequent outcome for survivors and children who escape to a refuge.
As I have said, Clauses 71 and 72 are welcome. However, they assume that it is the survivor of abuse who must quit the family home and not the abuser. The amendment in the name of the noble Baroness, Lady Burt, would ensure a legal solution for survivors with joint tenancies to retain their housing security and stay safely in their own homes long term. It is important that there be a range of housing options available to people experiencing domestic abuse and that if they wish to stay in their home they should be able to do so safely and affordably. They should not have to become homeless or struggle to afford their tenancy because of abuse.
My Lords, I should declare a number of interests because this is a housing matter. I am a vice-president of the Local Government Association, chair of Heart of Medway Housing Association and a director of MHS Homes Ltd.
The amendment proposed by the noble Baroness, Lady Burt of Solihull, is one that I fully support. I am delighted to sign it with other Members from across the House. During our discussions on this Domestic Abuse Bill, we have heard how perpetrators can take control of all aspects of victims’ lives. The victims need help and support to get away from their abuser. The ability to live in your home without fear of the person you are living with is an important first step to getting control of your life. I agree with the noble Baroness, Lady Burt, when she says that a victim being driven out of their home—to a refuge or other temporary accommodation or to stay with friends—is something that should make us all very angry. It is just part of the devastating consequences that abusers have on victims’ lives and their children’s lives. We all want to ensure that we stop this.
The noble Lord, Lord Young of Cookham, again made an excellent contribution. I would be happy to support an amendment with his suggestion at the next stage. Maybe the noble Lord, Lord Parkinson, could respond to that. It may be that we need something more expanded. If someone is not a tenant at all but is living in the house, perhaps they should have the right to take over the tenancy as well. I think it is an important point.
Both the noble Baroness, Lady Burt of Solihull, and the noble Lord, Lord Young of Cookham, listed the disadvantages that a victim can suffer. As the noble Baroness, Lady Deech, said, we need to take away the power of the abuser in this situation. We can all see the situation in which an angry abuser wants to get even or cause trouble for the victim, for example by ending the tenancy or doing something else equally unpleasant and nasty. We need to ensure that we are doing what we can to stop those things. As my noble friend Lady Warwick of Undercliffe said, you can see the real concern of a victim, “I’m in this terrible situation. Even worse, I’ll be on the street”. It just makes it even more difficult for people.
My Lords, I thank all the noble Lords who have spoken in this debate. As the noble Baroness, Lady Burt of Solihull, set out, Amendment 163 seeks to allow victims of domestic abuse who have a joint social tenancy with the perpetrator to transfer the tenancy into their own name and to prevent the perpetrator from unilaterally ending the tenancy.
We certainly recognise and sympathise with the motivation behind this amendment, as expressed very eloquently by all noble Lords who have spoken. As the noble Baroness, Lady Burt, said, abusers who seek to control their victims by threatening to unilaterally end a tenancy and make their victim homeless—or indeed who actually do make them homeless in this way—are exercising a particularly cruel form of control.
The amendment would apply to local authority and housing association tenancies. By way of background—as I am sure noble Lords will know—these social tenancies are usually in place for a tenant’s lifetime, as long as the tenant adheres to the terms of the tenancy and, as such, a lifetime security of tenure is a valuable asset. That is why we are including provisions in the Bill which seek to protect the security of tenure for victims of domestic abuse when they are granted a new tenancy by a local authority for reasons connected to that abuse.
The current legislation means that, where any joint tenant of a periodic tenancy serves a notice to quit, it ends the whole tenancy and the landlord is able to seek possession of the property. This is a long-standing rule, which has been established in case law and was upheld by the Supreme Court in the 2014 case of Sims v Dacorum Borough Council. The rule seeks to balance the interests of each joint tenant, as well as those of the landlord. For example, a victim of domestic abuse who has a joint tenancy with the perpetrator, and who has fled their home to escape abuse, would be able to end the tenancy to ensure that they are no longer bound to it with their abuser.
My Lords, I listened very carefully to the noble Lord’s explanation. Could I just ask that the noble Lord reflects on this after the debate? The noble Baroness, Lady Burt of Solihull, has identified a really practical issue here. It is real. This will be our one chance to sort it out in this Bill. When the noble Lord gave some of his answers, I just thought, “Really?” I just think he needs to think about it more. This is a simple solution to a real problem. I am sure he talks to the charities and to the commissioner. The abuser can cause the victim real problems here. They will deliberately do that and we need to stop that. I hope he can reflect on that and that we can have this discussion again on Report and seek a solution.
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This new clause aims to resolve the problem, at least as far as secured and assured social tenancies are concerned. Three family law and housing experts, Giles Peaker, Justin Bates and Jenny Beck, developed the solution which I am proud to lay before the Committee today. It provides a simplified mechanism for transferring a joint tenancy into the hands of the victim as a sole tenancy. It utilises other mechanisms in the Bill, domestic abuse protection orders and notices, as well as existing mechanisms such as restraining orders, occupation orders and non-molestation orders, which can remove the perpetrator from the home temporarily. The breathing space created when the perpetrator is out of the home can be used to transfer the tenancy permanently to the victim, so when the order expires, he is no longer legally able to return.
Subsection (4) of the proposed new clause describes the conditions under which a domestic abuse transfer of tenancy order can be granted by the court. The new sole tenant must be able to afford the rent or have expectations of being able to do so in a reasonable amount of time. The court must make the order if the perpetrator is subsequently convicted of domestic abuse. It may make an order if a domestic abuse protection order or notice, injunction or restraining order has been issued. Even if none of these conditions applies, or the victim has already fled the property, the court may still make the order. If the perpetrator does not object to the order the court must make the order. If he objects, the onus is on him to make the case that there are exceptional circumstances why he should stay.
That is the gist of it. No doubt other noble Lords will have points to make which are more learned and informed than someone with no legal training like me, but I must say that it looks to me like an elegant and equitable solution. No doubt the Minister may have some legal reservations, but all I ask at this stage is for him to take it away, think about it and come back at Report—with, I hope, an even more elegant solution of the Government’s making. I beg to move.
“there are good practical and principled reasons for the rules which seek to balance the rights and interests of each tenant and the landlord.”
I shall quickly go through those rights and interests. Those of the social landlord would be basically unchanged because the nature of the tenancy agreement would stay the same. The rights of the tenant-survivor would also stay the same by their retaining the right to continue to live safely in their home. The rights of the perpetrator would, of course, be affected, and I agree that we should be cautious about making anyone homeless. However, in the circumstances to which the Bill applies, we have to strike a balance. If the perpetrator leaves, he may indeed face homelessness, probably as a single person. But if he does not, the innocent party and any children would also face either homelessness or continuing harm by staying put.
The amendment provides that where there is such a dispute and this balance has to be struck, the matter should be resolved by the county courts, which would hear both sides of the case before reaching a judgment. If a perpetrator loses but remains in the property, the normal eviction process would take place. However, in many cases, he may already have left due to a domestic abuse protection order, a restraining order or an occupation order, or he may have done so voluntarily. Under the amendment, the courts would have to define affordability, but this is something they already do, and it would be based on the survivor’s income and access to benefits to cover the rent.
There are further injustices in the present position, which were touched on by the noble Baroness, Lady Burt. At the moment, the perpetrator can leave the property and then unilaterally end the joint tenancy. That cannot be right. He can stop the survivor accessing housing benefit because his income is taken into account, but he will not be paying. As we have heard, the survivor cannot change the locks without the perpetrator’s consent. Without the amendment, if the perpetrator does not leave, the survivor has to resort to costly legal proceedings. That cannot be right, either, because it can take up to two years to complete the process and, depending on legal aid, can cost up to £10,000.
I therefore hope, as the noble Baroness, Lady Burt, has just said, that the Minister will listen sympathetically to the case made this afternoon and indicate that there is some flexibility in the position that the Government have adopted so far.
I know that housing associations are keen to work to support people who are experiencing domestic abuse and I know that they have also worked supportively with survivors if there are any arrears on the tenancy and/or damage to the property caused by the perpetrator. As the noble Baroness, Lady Burt, has said, it would be useful if there were more workable rules for joint tenancy in general, but the amendment is certainly a good first step.
The Government have recognised the importance of guaranteeing safe accommodation for survivors who flee their home and their abuser. I hope that they will agree that the best outcome for any family is to have the safety and security of staying in their own familiar home, free from the abuser and free to get on with their lives.
This is a very important issue and a very good amendment. As we have heard, the amendment provides for a new mechanism whereby a survivor of domestic abuse can apply for the transfer of the tenancy from a joint tenancy to a sole tenancy. The amendment is welcome and it gives the victim support and another option as to the action they can take to protect themselves and their children. If they want to stay in their home, they can stay and get the abuser out.
I hope for a very positive response from the Government. Hopefully we can find a solution at the next stage.
We do recognise that, in some cases of domestic abuse, as noble Lords have pointed out today, a perpetrator could use this rule to exert control. We understand how this proposed new clause seeks to overcome this important issue. The victim through it would be able to apply to the court to remove the perpetrator from the tenancy, which would effectively transfer the tenancy into the victim’s name. The perpetrator would also not be able to end the tenancy unilaterally.
We have certainly looked carefully at it and I am afraid we have some concerns with the effect of the amendment as drafted. One is that the amendment does not consider how any liabilities that might have occurred during the course of the joint tenancy, such as accrued rent arrears or damage to the property, would be apportioned between the tenants. As the perpetrator would no longer be a tenant, they would no longer be liable. That certainly ought to be considered. As a result, the victim and any remaining joint tenants would be left responsible for any liabilities, even if they were not fully responsible for contributing to them. We need to ensure that the victim and any remaining joint tenants are not put at any disadvantage by changes to the law in this area.
Another concern, picking up the point raised by my noble friend Lord Young of Cookham is that the amendment does not provide for how the interests of third parties—including the interests of any other joint tenants, children, or those of the landlord—might be taken into account by the court.
It is for landlords to decide whether to grant a tenancy for their property, and on what basis. This amendment would mean that, where a landlord grants a joint tenancy to two or more individuals, the number of tenants could be changed without consideration or consent from the landlord as the owner of the property. Landlords may decide to grant a joint tenancy for a number of reasons, including affordability and because joint tenants are jointly and severally liable for paying rent or looking after the property. In addition, this could result in interference with a housing association landlord’s own rights under human rights law. Since this engages other parties’ human rights, including those of the perpetrator, we need to consider very carefully the right approach in order to balance those rights, and to ensure that any interference is proportionate and justified.
It is important that we carefully consider the practical and legal issues, such as these, before we decide what the right approach is to protect victims in this situation, and whether that includes making changes to legislation so that we can ensure that any proposals have the outcomes which I am sure all noble Lords intend them to have.
Today’s debate has certainly contributed to that process. We would welcome further evidence on the scale of the issue, including how many victims wish to remain in a property where the perpetrator knows where they live. I understand that officials at the Ministry of Housing, Communities and Local Government are continuing to engage with the domestic abuse commissioner and her office, as well as the domestic abuse sector more widely, on the termination of joint tenancies in order better to understand this issue.
We understand how important this issue is as part of a whole housing approach. I would like to take this opportunity to recognise the work that is being done by the domestic abuse and social housing sectors together in supporting victims of domestic abuse. I am aware that many landlords are already committed to taking action through sector-led initiatives such as the Making a Stand pledge.
I am very happy to underscore our commitment to continue working with the sector in considering these issues, with a view to arriving at a workable solution. I repeat my thanks to the noble Lords for their contributions today, which have contributed to that important debate. We will certainly continue to consider it, but in the meantime I would ask the noble Baroness to withdraw her amendment.