I find this a difficult issue. I have probably spent longer than I can ever remember interrogating the evidence that we received, considering how the consultation process was carried out and tracking the information from the early stages of the consultation. Like some of my committee colleagues, I wish that we had had more time and the capacity to amend the order. That would have been a better way to deal with matters.
It is clear from the submissions that we received that the short-term let industry is expressing major concerns and worries. Ministers need to address those concerns in a number of ways. I am looking for the minister to comment on that when he sums up in support of the order.
The design of the order is critical. There must be clarity. The measures must be proportionate, and the costs and requirements must be clarified. The gap between what the minister and his officials think, as set out in the BRIA, and what the short-term lets industry thinks, is huge. That issue needs to be bottomed out.
Initially, in principle, I was in favour of the proposals. However, when I read the guidance on the proposals in the autumn, I thought that it was incredibly prescriptive and detailed, and I could see why it would be a challenge. Before Christmas, I read the details of the new fire safety regulations, which have to be implemented by 1 February next year, less than a year away. That stood out for me. I think that there is a challenge of compliance, due to the crossover between different types of short-term lets and the traditional bed-and-breakfast model. We need the minister and his officials to show effective leadership and work with the sector now to ensure that there is clarity on those issues. Some things that might stand out as being difficult, such as the fire safety regulations, have to be abided by anyway, so we have to bake that in to the process.
I know that there are concerns about the supply chains that will support the work that needs to be carried out. Even if we are looking at 2023 for implementation of the order, to be compliant, short-term let owners and agents have to start the works earlier. Local authorities must also get going now to make sure that they can establish the regulatory framework that is required to deliver on the order.
The principle of licensing is good, but there are a lot of specific issues that concern the sector. Those issues need to be considered by the minister and his colleagues, and the working group that he is establishing with the industry needs to be a proper one.
On the other hand, I support the principle of establishing safety standards to protect householders and owners of such properties and neighbouring properties. Those who let the properties need to be safeguarded, too.
Nobody has mentioned the concern of many owners about the detail that is required for compliance on energy performance certificates. At last week’s meeting, we discussed that in relation to housing in general. We need clear and proportionate guidance as well as support for the sector. Work must take place alongside all the sector’s representatives to help owners to implement the legislation and take them through that, rather than just telling them to do X, Y and Z. I want clarity from the minister about what he plans to do.
I am conflicted, because I am absolutely not against the principle of short-term letting, which has an important role to play in our tourism sector and offers opportunities to meet a need for those who have short-term employment. We need the sector, which must be effective and supported, but we need a balance that also supports the rights of communities.
I welcome the fact that local authorities will publish a register of licensed short-term lets, which will increase transparency. Jeremy Balfour and Gordon MacDonald made points about what they see in their roles as constituency representatives. The monitoring of the roll-out of the requirements is an issue. Lessons must be learned from the implementation process to achieve improvements.
What support does the minister intend to offer local authorities that are concerned about the cost of rolling out the scheme, so that they can deliver it effectively? It must also be affordable for the sector—affordability for both aspects is crucial.
I am disappointed that we have not had more time to examine the order—for example, by seeing a draft in advance. Andy Wightman’s points were well made. Providing a draft would have helped the committee’s scrutiny and enabled the minister and his officials to answer all the questions that we have asked. They could have worked more in advance with the sector to give more clarity and respond to the questions and concerns that have been sent to all of us before today’s meeting.
The tough issue that we must decide on is whether to support the order and recommend its approval to the Parliament. That is a difficult question. If we delay the order by voting against it, we will delay an important licensing system that needs to be brought into effect.
I want to know more about the detail of the numbers. I will support the motion but, before the Parliament discusses the order, the minister and his team need to do more work and provide more reassurance to ensure that the system is deliverable in the way that we all want, which is in the interests of all our communities across the country.