The amendments have been introduced at a very late stage in discussion of this bill, which has allowed no opportunity for consultation and discussion. Such a complex and detailed area of housing policy should have been subject to proper scrutiny by a Parliamentary Committee and dialogue with bodies representing both tenants and landlords in order to fully assess their impact on the private rented sector in Scotland.

Shelter has had provisional discussions with local authorities and there is concern that these amendments would override local policies, interfere with plans for affordable housing provision and have significant resource implications.

The policy intention behind the amendments is to restrict and control the number of HMOs. MSPs are aware of the widespread concern about the availability of affordable housing, particularly in Scotland's major cities. These amendments would place additional pressure on a vital housing option for young professionals, students and migrant workers . People central to a thriving economy would be pushed out of city centres by measures designed to limit the number of properties to rent.

The amendments do not address the central problem. HMOs are increasingly common because house prices are so high relative to incomes, forcing people to share. Simply to restrict HMO numbers while ignoring that market reality is short-sighted.

The HMO licensing regime was reformed as recently as the Housing (Scotland) Act 2006. Licensing is vital to the Parliament's commitment to drive up standards in the private rented sector. Requiring landlords of HMOs to get planning permission on top of a stringent licensing process is both costly and time consuming, and has the potential to act as a disincentive to landlords to let property. At worst, it may result in more landlords seeking to evade licensing. These amendments undermine the programme to foster a thriving and secure private rented sector for Scotland.