Social Housing (Regulation) Bill [Lords]

Siobhain McDonagh Excerpts

2nd reading
Monday 7th November 2022 Commons Chamber

[Siobhain McDonagh (Mitcham and Morden) (Lab)]

It is an honour to follow my hon. Friend the Member for Salford and Eccles (Rebecca Long Bailey).

I should say at the outset that I welcome this Bill—but my goodness, it is long overdue. As always, context is key. Here we are reinventing the wheel after the coalition Government battered our social housing system from pillar to post. They abolished the Audit Commission and the housing inspectorate in the bonfire of the quangos and slashed the social housing budget by 50% overnight. The idea that the former right hon. Member for Tatton has been seen in Downing Street fills me with fear.

But reinvent the wheel we must. I have said many times in this House that my inbox is filled with social housing and disrepair cases, but now it is bursting. There is even a weekly meeting of my office staff and Clarion Housing Association to monitor disrepair cases one by one. I sometimes feel as if I work for Clarion Housing Association.

The spark was the appalling disrepair of the Eastfields estate in Mitcham, which made national news last year thanks to the tireless campaigning of my constituent Kwajo Tweneboa. He lived in a property overtaken by mice, cockroaches, damp and mould. Tragically, his father passed away of cancer while still in that house. Kwajo says that he asked for help before he died, but nobody listened.

Before focusing on the measures in the Bill, it is important to put them in context. Let us take the example of a tenant living in a home in disrepair, with a leak in the roof. The tenant starts by raising a case of disrepair with their landlord. They take a day off work to wait for a knock on the door that does not come. Frustrated, they follow up with a call centre, but no one there knows their name, their case or their home. Meanwhile, their roof continues to leak. They enter a multi-stage written complaints process in which they are careful not to mention the threat of legal action, which would shut their case down immediately. Throughout each stage, the roof continues to leak.

Still no joy? The tenant could turn to the ombudsman, but it will look at the process, not the disrepair. The next obstacle block is the need for a signed form from a designated person such as an MP or a councillor, or an eight-week wait if such a form is not secured. More hurdles, more bureaucracy, more leaking from the roof. Eight weeks on, the ombudsman is not looking at whether the leak has been fixed, but at whether the process has been correctly followed. Can the Under-Secretary of State for Levelling Up, Housing and Communities, the hon. Member for Bishop Auckland (Dehenna Davison) honestly say that she would have the patience to follow that process if she had water dripping through her ceiling electrics? I certainly cannot.

The tenant instead takes their complaint to the housing regulator. As it stands, however, the regulator states that it

“can only take action against a landlord when it has made significant, systemic failure that breaches the standards we have set”

and that

“Although our role is not to resolve individual disputes between tenants and landlords we signpost tenants, or their representatives, who have individual complaints, to the Housing Ombudsman Service.”

That is the same ombudsman that is checking whether the process has been followed.

Can the Minister imagine how frustrated tenants must be by this point, and how bad the leak has become? The whole process requires the patience of a saint, the tenacity of a five-star general, an endless amount of mobile phone data, a laptop to email, and a postgraduate degree in bureaucracy. I wholeheartedly welcome the Bill because a strengthened regulator could not be more urgently needed.

Will the Minister commit to allocating sufficient new resources to the regulator to allow it to perform its inspection role effectively as a result of the Bill? Can she give any more details on how the new inspections regime will be delivered and funded? Let us be under no illusion: the measures in the Bill do not build a single new socially rented home. We now have 1.15 million households on social housing waiting lists across the country, but just 6,566 new social homes were built last year—one of the lowest numbers on record—and at that rate, it will take 175 years to give everyone on the waiting list a socially rented home.

I welcome the Bill, which I will follow closely as it passes through the House. I hope we pass it quickly, because the roof is still leaking.

Impact of the Gas Explosion in Galpin’s Road, Pollards Hill

Siobhain McDonagh Excerpts

Friday 21st October 2022 Commons Chamber

[Siobhain McDonagh (Mitcham and Morden) (Lab)]

Shortly after 7 am on Monday 8 August, a gas explosion caused devastation in my constituency, changing the lives of the residents of Galpin’s Road forever. Beautiful four-year-old Sahara tragically lost her life. Her brave mum, Sana, and her grieving family are watching these proceedings online. I say to them: “This debate is in memory of Sahara, and I pledge to stand with your family every step of the way on your fight for justice to come.”

Madam Deputy Speaker, as we have just discussed, the Public Gallery is filled with Sahara’s neighbours from right along Galpin’s Road. They were asked to move out of their homes with no notice, no belongings and no idea of when they would return. Many remain evacuated to this day. Their strength and fortitude have been nothing short of remarkable in the extraordinarily difficult months since. I look up to them in the Gallery and say loud and clear that I have never been more proud to be their MP.

There are constraints to what I can say in the debate. There is a live investigation, and I am sure that everyone in the Chamber and the Gallery recognises just how important it is that I do not say anything that could be a barrier to justice for Sahara. However, I promise all Galpin’s Road residents watching that I will raise their concerns and questions to the furthest possible point today without jeopardising the justice that they so desperately want and need.

I will start by explaining to the Minister what happened. On the morning of Monday 8 August, a huge gas explosion shook the heart of Galpin’s Road. For over a week, residents including Sahara’s family had been reporting the smell of gas on their street. Those same residents need the investigation to confirm that their concerns had been heard, why the problem took so long to fix and whether the reporting mechanism for smelling gas is still fit for purpose. No matter how the investigation determines the tragedy to have happened, we must ensure that it never, ever happens again.

The blast occurred shortly after 7 am, when some residents were getting ready for work. Some were still asleep. All say that it was indescribable. There was the horrifying fear of what was happening, the volume of the noise and the terrifying shaking of their homes. They fled into the street to witness the damage and rubble that the explosion had caused and to hear the streets of Pollards Hill filled with the worrying sound of emergency sirens racing to their road. Four-year-old Sahara died later that day. In the words of her grieving mum:

“Sahara was the most incredible little girl. Our pride and our joy. Our community will always remember her.”

The blast also hospitalised two of Sahara’s neighbours, causing severe injuries. I know that everyone involved and watching the debate will join me in praying for their full and speedy recovery. We say to their loved ones watching the debate that we will stand with them through what must be such an unimaginably worrying time.

Over the following 24 hours, hundreds of residents from Galpin’s Road were evacuated from their homes. They were given a moment’s notice, at best grabbing scattered belongings and, at worst, leaving with just the clothes on their backs. Almost 11 weeks on, many are still unable to return.

An evacuation point was immediately set up at the New Horizon Centre in Pollards Hill thanks to the support of Commonside Trust, led by Naomi Martin and her team. They have always been the pride of our community, and they were there for Pollards Hill in our community’s gravest hour. As residents fled to the evacuation centre, an army of staff from Merton Council were tasked with booking hundreds of hotel rooms across London for an indefinite, unknown period of time. It took a monumental effort, with the council needing to provide immediate accommodation, food, financial support, clothes and supplies to hundreds of residents.

Support should have come from the Government. I wrote to the Secretary of State on Friday 12 August calling for financial assistance; it took seven weeks to receive a reply. This is one of an abundance of questions that I think should be considered at the very highest level. It seems to me that when a tragedy such as this happens, the local council is left on their own. Why is Government support not immediately offered? Who should pick up the support bill? Most importantly, in a disaster such as this, who should be responsible for supporting the grieving family? Given the number of stakeholders, and the volume of important information being shared with them, I believe that there should be a single point of contact to support them. The Government should have a role to play.

Sana has asked me to share the following quote with Members today:

“My four children and I are Victims of the gas explosion that sadly occurred on Galpin’s road. I made the phone call to SGN on 30th July 2022, to save every single resident that lives on Galpin’s Road. What did I get as a result of this phone call? I tried to help and warn of a possible gas explosion and my own daughter and in turn our family are victims of such an explosion just days later. A dead child. I am the one who lost my beloved daughter. How does that make any sense? I called that number and I've been sentenced to life. What I find absolutely outrageous is that 10 weeks after this horrific tragedy, my children and I are still sleeping on the floor. As if we have not been through enough, we are still homeless. Why have we not been offered housing? Because at this stage I am getting sick and tired of hearing, week after week that the police are doing their job. I need answers, not excuses.”

I am encouraging the council to help resolve Sana’s case as a matter of urgency.

Meanwhile, who should be responsible for providing the emergency accommodation for owner-occupiers when no one has accepted liability? The reality is that insurers were warning residents that they would be unable to pay out without being able to attend the location to assess the damage. They could not access the road because it was a crime scene. What more evidence could they possibly need when they could see the damage as the top story on the national news? The council stepped in when in many cases it clearly should have been the insurers. There needs to be clarity. I put on record my thanks to Chris Rumsey from the Association of British Insurers for taking up so many individual cases. There is clearly a systemic issue that needs fixing so that this does not happen to any other community in their time of crisis.

I turn now to the ongoing gas pipe replacement programme around the country. The pipes under Galpin’s road are described as the M25 of gas pipes, running down a densely populated area. How can this possibly be allowed in 2022 when we have known for almost 50 years that pipes such as these represent a risk? Have people's previous tragedies not been enough? Some context here is important. It was a 36-inch cast-iron pipe on Galpin's road. I understand that a tragic gas explosion in Scotland led to a gas mains replacement programme across the UK. I further understand that those works are approximately two thirds of the way through and that the programme continues to upgrade and make safer the gas pipes that are deemed to be of high risk.

There is a “but”. Under the coalition Government, the funding for that programme was cut. Many pipes that were originally set for replacement were suddenly to remain operational. While it is vital that the investigation determines whether the size and material of the pipe had any part to play in this tragedy, it must quickly be established whether this pipe was originally designated for replacement before the funding was cut by the Government. Why? Because there are other 36-inch cast-iron pipes around the country that are not set to be replaced. Will the Minister confirm that he will urgently review this matter and the funding of the programme? This should not need to wait until the investigation is complete.

That is not the only question that residents desperately want answered. What ongoing support will be available to them? What ongoing support will be available for Sana and her family? How long will it take for the investigation to be completed? How long is it likely to be before a coroner’s inquiry? Why were Southern Gas Networks possibly tasked with removing the gas pipe in Galpin’s Road when it is part of the investigation?

I acknowledge that this issue has been under the close watch of the Health and Safety Executive, but I share residents’ bewilderment at how evidence in an investigation could possibly be allowed to be removed by an organisation forming part of the investigation. Of course I recognise that the task of removing a gas pipe requires significant expertise, but is it really the case that no other company was able to complete the task? Surely the Minister shares my concern.

At times of desperate sadness we see the most extraordinary generosity. I can think of few more notable examples than in my caring community in the days and weeks following the explosion. When the residents of Galpin’s Road gathered at the evacuation centre, many of them had absolutely no belongings other than the clothes on their back. Community groups and local businesses responded to the call for help by delivering food, clothes and supplies within hours.

I am worried that I will miss somebody out, and I sincerely apologise if I do so, but I would like to put on record my gratitude to the following organisations: the Ahmadiyya Muslim Community for bringing food every lunch and dinner time; the Dons Local Action Group for van loads of supplies; the Loving Hands International nursery school for children’s toys and hot meals; the Casuarina Tree restaurant, the Golden Anchor, Aya restaurant, Domino’s, Franco Manca, Papa John’s, Pizza Hut, McDonald’s, Greggs and Krispy Kreme for sending so much hot and cold food; Uber for hundreds of free taxi journeys; the charity Kids Count for offering hundreds of bowling and cinema vouchers; and Morrisons and Sainsbury’s for offering food vouchers as residents return home.

I am also grateful to all the selfless local residents and groups who came by with such a remarkable abundance of generosity The evacuation centre was staffed by dozens of volunteers, including from the Red Cross, who worked around the clock to ensure that the centre was open 24/7 as somewhere safe for residents to go. I know that everyone watching will share my gratitude to each and every one of them.

It is difficult to imagine how upsetting, distressing and challenging the past few months must have been for the residents of Galpin’s Road. Behind every door is a real, personal story. There was Mr B, whose son was getting married later in August but was unable to access their wedding outfits and items for their celebrations. Mr and Mrs D could not get passports for their family holiday. Ms C desperately wanted the school uniform for her young son who was about to start secondary school. A resident who is a self-employed taxi driver could not access his car trapped in the investigation cordon, so he could not make a living. A special needs primary school pupil’s teacher contacted me, concerned that the child was falling behind on his schoolwork and putting on weight because of the takeaway food he was living on at his temporary accommodation.

There is sadness and difficulty behind every door along the road, and there is no question but that every family has faced the most challenging few months. I do not for a second dismiss how unbelievably difficult this must have been for each and every one of them. Eventually, they will return to Galpin’s. Sahara will never come home. Many of the residents believe that the explosion could have happened anywhere on that street. They count themselves lucky to be alive. They want to know how this tragedy happened and whether it could have been prevented. Above all, they stand ready to fight for justice for the beautiful little girl that they lost as their neighbour. Madam Deputy Speaker, I will be standing with them every step of the way.

[Madam Deputy Speaker (Dame Eleanor Laing)]

The hon. Lady has spoken very movingly. May I, on behalf of the whole House, express our sincere sympathy to the family, friends and neighbours of little Sahara and to everyone who has suffered in this dreadful way.

Social Housing and Building Safety

Siobhain McDonagh Excerpts

Thursday 9th June 2022 Commons Chamber

[Siobhain McDonagh (Mitcham and Morden) (Lab)]

I join all Members in this House in sending our condolences to the people from Grenfell Tower in the Gallery and to all the family and friends of those they have lost.

My day today began well: I got a phone call from Merton Council housing department to tell me that Miss S’s case would go into band A on the housing register and she would be the highest medical priority. Miss S lives in a one-bedroom flat that is rodent infested and covered in condensation, which she shares with her three children, two of whom have autism. They are now in band A—great! Only it is not so great, because I calculate that she will be 37th in the three-bedroom category in band A on Merton’s housing register, and I know the other 36 because I fought to get them there. Last year, Merton Council had 32 three-bedroom properties to offer to the entire housing register. At that rate, I calculate that Miss S probably has another six or seven years before she will ever successfully bid for a property. That is the reality we face.

The word “crisis” is overused in this Chamber, but when it comes to housing it could not possibly be more justified. Every Friday at my weekly advice surgery, I meet family after family on Merton’s 10,000-strong housing waiting list to whom I struggle to offer any hope that they will ever get a place to call home. I reflect on how I deal with their cases: do I tell them the truth and explain the system, or do I try to leave them with some hope to make them feel better? I would welcome anybody’s advice, because I have become the citizens advice or housing advice authority giving the news to people that they do not want to hear, but I believe it is my obligation to give that advice in the best way I can.

When I bring those cases to Parliament, I cannot help but question the priority the Government give this issue, given that the average tenure for a Housing Minister over the last 12 years has been slightly less than a year. Maybe I am dreaming, but finally it sounds as though it is time for some housing policy—who knew Sue Gray’s partygate report would have such far-reaching consequences? —but, as ever, the proof is in the pudding, and the pudding costs money.

Let us start on a positive note. I am delighted finally to see progress for social housing tenants living in properties in disrepair and battling endless hurdles in their fight for a safe, habitable place to live. This would simply not have happened without the determination of my constituent—I am proud to say that—Kwajo Tweneboa, who is here today, and Daniel Hewitt of ITV News in shining a light on the appalling conditions in which Kwajo, his neighbours and thousands of social housing tenants are living. Disrepair is the biggest issue in my inbox, thanks in part to a complaints process so rigorous and so tilted in favour of the landlord that my office now holds a weekly meeting with Clarion Housing Association to go through cases one by one.

I say to the Minister that, if I had rain pouring through my roof, I really do not think my patience would withstand a call centre with nobody responsible for my complaint, a two-stage written process, an eight-week wait to begin a complaint to the ombudsman, who looks only at whether correct processes have been followed, and a regulator who signposts me back to the ombudsman. So a truly strengthened regulator would be unreservedly welcome, finally giving a voice to some of the most vulnerable people in our communities. But we must be under no illusion: this would not build a single new home. There were just 5,955 new social rented homes last year—one of the lowest numbers on record—and at that rate, it would take 192 years to house everyone on the waiting list.

As I have always said, it is people’s real-life examples that bring this stuff home, and I would like to give two more examples. The first is Mr and Mrs B and their three children. Their eldest son has muscular dystrophy. He cannot walk or use a bathroom independently, but he lives in a house in which his bathroom and toilet are downstairs and his bedroom is upstairs. Each day, his tiny, diminutive mum puts him on her back and climbs the stairs to his bedroom. At night, she carries him downstairs on her back for him to be able to use the bathroom. She is in band A—the ubiquitous band A —on the register. Because I was so distressed at explaining the situation to her, I visited her home with the head of the Merton housing department, Mr Brunton, and together we tried to explain why she could not be helped. That is not something I would want to do too often. She is at the top of the list, but she will go no further.

There is Miss T, who lives with her three children in a combined living room-kitchen while her former partner, who is the tenant of the flat and has multiple sclerosis, is in the bedroom. Of those three children, one is severely autistic. Miss T herself has a neurological brain disorder. She is in band A on the housing register, but there are 32 families in front of her. Her wait has to be put into perspective: last year, Merton had 32 three-bedroom properties to offer to all the bands. Even though Miss T is at the top of the list, it will take until her children are teenagers before she is likely to be successful, so she and her three children will be sleeping in the living room until then.

How does the Minister intend to increase supply? One ambition appears to be reopening up current supply, with the Secretary of State vowing this morning to end the “scourge” of unoccupied second homes. If only rhetoric matched reality I would be dancing on the rooftops. Earlier this week, the Chancellor confirmed that he is handing out multiple energy bill discounts to those who own multiple homes. Aside from costing hundreds of millions to the taxpayer, does the Minister really think that this will discourage second home ownership?

Another suggestion is to give housing association tenants the right to buy, a proposal that categorically requires Government funding. However, the findings of the Government’s trial run in the midlands were indisputable: the number of replacement homes did not match the number of sales housing associations said they would likely need to be able to put their own resources into a part-funded replacement scheme, and the replacement homes were smaller and more expensive. Don’t get me wrong: I am a fan of home ownership. I am one of few on the Opposition Benches who regularly speak in favour of the right to buy. I know how liberating it is for people to own their home, and I know how it gives them independence and choice. As the daughter of a woman whose proudest achievement was not getting one daughter into the House of Commons or her younger daughter into the House of Lords, but owning her own home, I will never be a person who objects to home ownership. However, what we really need is the absolute copper-bottomed guarantee that there will be like-for-like replacement of every single property that is sold.

Finally, the Secretary of State heralded an ambition to return to a Macmillan era of housing—an era when 300,000 new homes were built a year. That is the very same target that the very same Secretary of State scrapped last month. Is it not about time that we stopped playing the hokey-cokey with the most fundamental human right—a secure place to live and bring up your children?

--- Later in debate ---

[Sir Robert Neill]

The hon. Gentleman is right, and I hope Ministers will do that. Again, the Secretary of State—who I am delighted to see back in his place—and his colleagues have shown real energy on this, but we need to keep the pressure on; that is key.

I am grateful to Lord Greenhalgh, who has been in correspondence with me a good deal on these matters. He pointed out that back in January the Financial Conduct Authority and the Competition and Markets Authority had been called upon

“to conduct a review of the buildings insurance market for medium and high-rise blocks of flats to get to the bottom”

of this concern. That is good of course, and the wider issue was recognised by Lord Greenhalgh, who wrote:

“Where the risk has demonstrably decreased, so should the premium.”

But that is not happening at the moment. While we want that review to be thorough, it must also be implemented in a timely fashion. I was advised by Lord Greenhalgh that the Department expects the FCA and the CMA

“to provide advice and recommendations within the next six months.”

He wrote that in a letter sent last month. I hope we can keep the pressure on so that it happens well within six months, rather than at the far end of that period. The risk, of course, is that some of the stakeholders in the industry will not have the greatest of incentives to move swiftly on this matter, so the duty therefore falls on the Government to do that. I know the Secretary of State has been more than willing to flex muscle with the sector when necessary to get movement, and I hope he will do so on this. I also hope that the Minister will confirm in winding up the debate that once the advice and recommendations from the CMA and FCA have been received, there will be prompt and urgent action to implement them in whatever form is necessary to address this genuine problem.

There is a related matter on the operation of EWS1 forms. In my constituency there is a firm called the Frankham Group. Steve Frankham MBE, a constituent of mine, has done a great deal of work in this field and has been recognised for his service in the industry and charitable works around these matters. His firm is anxious to do the right thing but it, and many others in the sector who have contacted me, are concerned about the real difficulty they are finding, as responsible contractors employed by the registered social landlord sector or the private sector to carry out the EWS1 surveys, in getting both accreditation and professional indemnity insurance.

At the beginning of the year, the Royal Institution of Chartered Surveyors set up accreditation for technicians and surveyors who will be carrying out the scheme. Despite firms such as Frankham having participated in meetings and sent in assessment forms as required, nothing as yet has been forthcoming from RICS to set the scheme properly in place. At the same time, insurance premiums have increased exponentially, which is, in some cases, making large contracts less viable than would otherwise be the case.

The last thing we want is for rogue operators to come into the market and undercut the responsible contractors who carry out this essential work, so we need both a realistic and fair insurance market operating in the sphere and, in parallel, a proper accreditation scheme in place. Otherwise, the temptation for the cowboys to undercut responsible people will be the greater. We need urgent action on that. I will happily share with the Minister and the Secretary of State the correspondence that I have had from my constituents, with the technical detail that they set out on what they have been doing to try to get the scheme working. I had a look at an EWS1 form myself, and it is quite complicated. We could not expect a group of residents to deal with it—they need professional advice to do it properly—but we must ensure that the professionals are accredited and insured properly to be able to undertake the work. I hope that we can flag that up, because I am not sure that enough attention has been given to it.

The other matter that relates to specific building safety issues is the position of small landlords, who are sometimes referred to as portfolio landlords. I appreciate that there has been movement to improve the number of landlords included in the Government’s support schemes for remediation, but the current definition for those who can come into the scheme is those who have their own property but own only one other property, which they do not live in. Constituents have contacted me about that.

Let us say that a retired couple have bought four small flats, as many people may have done, all in their joint names. In retrospect, I suppose they could have put them in their sole names and had two each, but, perfectly straightforwardly, they chose to put them in joint names. Had they bought two larger flats, they might well have fallen within the scheme. As it is, because they happened to invest in that type of property, they fall outside the scheme’s scope. I wonder whether the Secretary of State could think again about the definition of a portfolio landlord. Most of us might think they are someone with 20, 30 or 40 flats for whom that is their principal business and think, “Well, they will have to take the commercial risk on that.” They are not the large-scale landlord chains that we see, either. They are generally small investors, often moving into semi-retirement, who are not in anything like the same position to bear the costs. The principle behind the scheme is admirable, and it would be a shame if the ship was spoiled for a ha’porth of tar, meaning that entirely straightforward people who were caught out are left bearing a cost when someone with a slightly different configuration of their retirement investment would be able to benefit.

Finally, I turn to a broad point that echoes one made by the hon. Member for Mitcham and Morden (Siobhain McDonagh). As well as dealing with the building safety situation, we need to look at the maintenance of much of our social housing estate. Constituents have been in touch with me repeatedly about the difficulty they have in particular with some of the large RSLs. They have also been in touch with the Secretary of State’s Department in relation to the largest RSL in my area, Clarion. I deal with Clarion, and I see that the shadow Minister, the hon. Member for Greenwich and Woolwich (Matthew Pennycook), has come across it as well. We have also recently seen it in the press. It is one of the largest social landlords in the country, but, I am sorry to say that, despite sometimes having had constructive dealings with it, many of my constituents who are its tenants do not find it constructive to deal with. There is a continual issue of poor maintenance, with contractors who simply do not do the job properly and have to revisit time and again. In one estate in Mottingham in my constituency, we have had problems getting things done, which have been running for about four years—they are only partially done, then revisited and more is done. Clarion is quick to send removal notices for pot plants and garden sheds that may have been put in place without permission. It is sharp in doing that. It is also quite quick to serve statutory notices for the costs of significant capital works such as renewing roofs and other matters, but I am sorry to say that it is remarkably slow to sort out basic repairs, never mind some of the more serious issues such as when damp gets in.

That makes me wonder whether some of our RSLs have not in fact become too big to be accountable. The stock in Bromley was originally transferred by Bromley Council to an RSL called Broomleigh. Actually, it was one of the first RSLs, and that was one of the first stock transfers to take place. The whole point of Broomleigh was that it was locally based, with local directors and local offices. What we have seen over a period of time is a series of RSL mergers, so they have become much larger.

[Siobhain McDonagh]

Does the hon. Member agree that the drive for merger is directly due to housing associations’ funding, their lack of capital funding, their greater reliance on the equity in their own stock and their ability to borrow? We have the housing associations that our legislation and funding deserve.

Oral Answers to Questions

Siobhain McDonagh Excerpts

Monday 29th November 2021 Commons Chamber

[Eddie Hughes]

In the summer I was fortunate to visit the Grey Mare Lane estate in Beswick and see the work going on through the social housing decarbonisation fund demonstrator. Heat pumps are being fitted, and we will have the opportunity very soon to see how people benefit from the experience of having those measures introduced.

[Siobhain McDonagh (Mitcham and Morden) (Lab)]

3. What recent estimate he has made of the number of children in temporary accommodation.

[The Parliamentary Under-Secretary of State for Levelling Up, Housing and Communities (Eddie Hughes)]

It is certainly not ideal, but time spent in temporary accommodation does that mean people are getting help and ensures families have a roof over their heads. We are committed to reducing the need for temporary accommodation by preventing homelessness before it occurs, which is why we are investing £375 million this year to support local authorities to prevent homelessness, an increase of £112 million on the sum last year. However, on 30 June this year 124,290 dependent children were living in temporary accommodation, although that is down 2.3% on the same quarter last year.

[Siobhain McDonagh]

Some 124,190 children will spend this Christmas in temporary accommodation, without a place to call home. They will wake up in hostels, bed and breakfasts and working industrial estates, often far away from their schools and friends. Homeless families in the UK are moved the equivalent of 400,000 miles around the globe each year, at a staggering cost of over £1 billion. Given that there have been over 100,000 children in temporary accommodation since 2015, what hope can the Minister give this House, and more importantly those children, that they will at some point have a place to call home?

[Eddie Hughes]

I completely sympathise with the cause trumpeted by the hon. Lady and would say two things. First, some councils are doing innovative work in this area: I understand Barnet Council is working with Opendoor Homes to purchase properties itself to use for temporary accommodation, as in that way it can at least control the quality and associated cost. But my personal preference is the work we are doing through Capital Letters, which has been very successful so far in helping London boroughs secure properties for use for temporary accommodation.

Budget Resolutions

Siobhain McDonagh Excerpts

Monday 1st November 2021 Commons Chamber

[Siobhain McDonagh (Mitcham and Morden) (Lab)]

The message from the Budget was clear: the Conservatives are now the party of low growth and the architects of the highest sustained tax burden in peacetime. The aspiration of Margaret Thatcher; the delivery of Ted Heath.

We are told that this change of philosophy is temporary —that the virus has infected our economic growth and the growth of developed nations around the world—but the simple fact is that Britain has suffered the worst economic hit of any major economy, coupled with the highest death toll in Europe. The national insurance hike alone will cost a care worker £140 a year, a nurse £310 and a paramedic £420. Meanwhile, banks, which have recorded record profits, are set to save £4 billion in taxes by 2027. In the words of my late mum, is this not just another example of “much gets more”? The cost of living is rising at its fastest rate for 30 years and the tax bill is £3,000 per household higher than when the Prime Minister came into post. There is no hiding place. This is Conservative economic mismanagement, and it is working people who are paying for it.

The Chancellor delivered most of the Budget in advance through co-ordinated announcements to the press, but after hearing it in full, I am amazed that he had so many announcements to leak. This Budget offered so little to so many. Universal credit was slashed, pushing thousands of the poorest people in our society even further into poverty at a time when their energy bills are about to soar. There was barely a word on connectivity and closing the digital divide, which is vital for levelling up and pivotal for the technology-reliant society we now live in.

With 200,000 children transferring from primary school to secondary school this year, we were asked to celebrate a boost to the schools catch-up fund despite that support providing just £310 per pupil, a third of the amount the Government’s own education tsar stated was required before he resigned and only one tenth of what the Dutch Government believe their children deserve.

However, Budget announcements cannot be considered in isolation; to understand the impact of spending increases, it is important to consider what has been cut in turn. The final totals are revealing and clear. This is a Government who ask the poorest people in our country to celebrate £2 billion from one hand while taking £6 billion with the other, to be thankful for small wage increases that are negated by higher taxes and inflation, and to watch their taxes rise while banks have theirs cut. That is not what I understand by “levelling up”.

Social Housing: Housing Ombudsman

Siobhain McDonagh Excerpts

Thursday 1st July 2021 Commons Chamber

[Siobhain McDonagh (Mitcham and Morden) (Lab)]

Housing is by some distance the overwhelming issue brought to me by my constituents. Every Friday at my weekly advice surgery, I meet family after family on the 10,000-strong housing waiting list in Merton. I struggle to offer them any hope that they will soon have a place to call home, given that the demand is so high and the supply so small.

I meet countless hard-working families who are evicted by their private landlords simply because someone else will pay more rent. I meet families on the council’s transfer list—families with two, three and even four children in one-bedroom flats who will never, ever get to move to a larger home and whose children will never have the opportunity of a space to do their homework or to bring their friends to.

Far, far too regularly, I meet social housing tenants living in complete disrepair at the end of their tether with the endless hurdles that they face to fix even the smallest problems—residents such as Kwajo Tweneboa. The Minister may be familiar with his case already. In June, Kwajo bravely partnered with “ITV News”, which reported on the simply appalling conditions in which he and his neighbours are living, shining a light on the issue in every MP’s postbag.

I make clear right away my gratitude to Kwajo, to Daniel Hewitt and “ITV News”, and to Ann Baldwin and Debra Fryer from the Eastfields Residents Association for their collective commitment and determination in fighting not just their corner, but in support of their neighbours and—perhaps unknowingly—in support of social housing tenants right across our country.

I would like to start by directly addressing the disrepair at the estate as outlined in the report, before highlighting that it is by no means an isolated case. I will then detail the completely ineffective and bureaucratic system of tenants’ complaints procedures and so-called regulation, before concluding with the obvious steps that must be urgently taken by the Minister and his Government.

But first, Eastfields: a Clarion-owned housing estate in Mitcham in complete disrepair. My inbox is bursting with Clarion cases to the point that a weekly meeting now takes place between my office and Clarion’s to monitor the progress on each individually. But it should never have reached that point. A weekly meeting is no solace for Kwajo. He lives in a property overtaken by mice, cockroaches, damp and mould. Tragically, his father passed away last year from cancer. Kwajo says that he asked for help before he died and nobody listened. The problems have since continued:

“Nobody should have to live needing to heat water in a pot to bathe with because their water doesn’t work and their landlord won’t fix it. Nobody should be having their kitchen sink and washing machine fill with sewage water. Nobody should watch a ceiling collapse right next to their son, studying during lockdown, after already complaining countless times asking for it to be fixed. This is our reality.”

The problem in Merton is that a significant amount of Clarion’s stock is at the end of its life. Some of it is on the waiting list to be redeveloped, but a solution years down the line is no excuse for letting paying residents wait and live in squalor. Everyone agrees that Eastfields needs to be regenerated and demolished, but that does not solve the disrepair across the other estates that so desperately also need to be redeveloped.

Kwajo’s case is no anomaly. Take Ms P of the Phipps Bridge estate. For over 18 months my office has been badgering Clarion about an external leak into her property resulting in damp and mould, damaging her floor and decoration, and causing all manner of electrical concerns. Clarion has been unable to stop the water supply to her block and to her flat. Her flat is so small that she sleeps on the sofa so that her teenage son can have the only bedroom. However, when the damp took over the bedroom, both mum and 17-year-old son were forced to share the living room. She has been forced to take days off work without pay so that the repairs can be done, only to be frustrated when contractors do not turn up or do not complete the job.

Or take Ms N. I contacted Clarion on 11 May to report water pouring from the property above and through her fuse box and electrics—a huge health and safety concern that surely needed an urgent resolution, particularly when the water was leaking further to the flat below. It took a team of surveyors and contractors to discover that the source of the leak was a bath fitted by United Living in the flat above which had not been sealed by mastic. How on earth did this take six weeks to solve? If there is a leak in my house, I phone a plumber and he comes around that day, but if he does not come around, I get another plumber and the problem is solved.

Or take a second Ms P, of Sadler Close. I first raised her case with Clarion in 2014—yes, 2014. There was a catalogue of problems: water pressure, constant leaks, rodent infestation, damp, mould. Her property is in complete disrepair. Ultimately, I contacted the ombudsman in February 2020. I understand that it has been quite a year, but it did not formerly consider her case until April 2021. For the past year and a half, she has been batted between the ombudsman and Clarion and is still waiting for a resolution.

I now turn to the Clarion complaints process. To make a complaint and see it through to its conclusion at Clarion requires the patience of a saint, the tenacity of a five-star general, an endless amount of phone data, a laptop to email, and a post-graduate degree in bureaucracy. The complainant starts by dealing with a call centre where nobody knows their name or where they live, where nobody is responsible for their complaint, and where the call handlers do not have access to the records of the contractors that do the work, such as ENGIE, United Living and ARK

If people do not get the repairs done, their only option is to go through a two-stage written complaints process. If they ever mention the threat of legal action, they can expect their case to be shut down immediately. Mentioning legal action is a polite way to express the frustration that many people must feel.

Sometimes I feel like I work for Clarion. Prior to lockdown, my process was to complain about a case twice in writing and then I would book a site meeting if it remained unresolved. I intend to go back to that approach when restrictions are lifted. I do not care if it takes hours and hours of my week; I am going to pursue every case, and I am going to run them as ragged as they run some of my constituents.

[Jim Shannon (Strangford) (DUP)]

I commend the hon. Lady for her tenacity and strength of character, and for delivering on behalf of her constituents. None of us fails to be impressed by her commitment to them. She is absolutely right to say that it is important to rebalance the relationship between landlords and tenants. If the ombudsman cannot make that happen, I believe that the Minister has to be the person to crack the whip.

[Siobhain McDonagh]

There is a solution at hand. The Minister knows about it, but it has as yet not been introduced.

I understand the dilemma for housing associations. I have the greatest of respect for them. Before entering the House, when I had a proper job, I worked for Battersea Churches Housing Trust, an organisation that, like so many housing associations, came out of its community in response to the horrors of “Cathy Come Home”. It was led by people of faith who did not always get everything right, but who knew their tenants and their properties. Everything that made housing associations great was undermined by the incoming coalition Government slashing the social housing budget by 50% overnight, reducing it from £9.5 billion to £4.2 billion, slashing capital grants and attempting to make up the difference through the introduction of an unaffordable “affordable” rent, where tenants were to pay a rent of 80% market value.

--- Later in debate ---

Motion made, and Question proposed, That this House do now adjourn.—(Scott Mann.)

[Siobhain McDonagh]

I was just waxing lyrical about the financing structures introduced by the coalition Government, slashing the grants to build houses and trying to make up the difference by introducing an “affordable” rent of 80% market value—attempting to shore up the system on the backs of some of poorest people in the country.

The whole system relied on those housing associations having ever larger borrowing power and equity in their stock, which in turn forced mergers, taking them further away from their community and their tenants. That is an invidious position to say the least. The choice is to either stop providing houses for those in most need in order to retain their integrity and their local commitment, or to grapple with the new funding regime to continue to do the best they could to provide those homes. The coalition Government battered our social housing system from pillar to post. They even completely abolished the Audit Commission and the Housing Inspectorate under the bonfire of the quangos, so that we now need to talk about reinventing the wheel a decade on. The evidence could not be clearer that their belief in self-regulation in reality means no regulation. I will pursue Clarion, but I also pledge to badger the Government because that is where the ultimate blame lies.

On the problem with the housing ombudsman, with my remaining time I would like to consider the options available for Kwajo, or indeed any resident in his shoes, to complain about the performance of his housing association. First, the ombudsman is an authority that looks at the process, not the disrepair. To make a complaint in the first place you have to go through Clarion’s previously described multi-stage complaints process. When you finally get through the system, and if you have the patience and tenacity left, then you start the ombudsman process from scratch only to find that you need a signed form from a designated person such as an MP or a councillor, or to wait eight whole weeks if you do not—more hurdles, more bureaucracy. And when you eventually reach the burdensome finishing line, the ombudsman is looking not at whether your leak has been fixed, but at whether the process to fix your leak is correct. Oh, and you have to hope that your complaint falls on the right day of the week because they do not take phone calls on a Tuesday or a Thursday. Can the Minister honestly tell me that if he had water dripping through his ceiling electrics that that is a process he would have the patience to follow? I cannot.

The alternative is to take your complaint to the social housing regulator. However, it states:

“By law, our remit does not include proactive monitoring of how a registered provider performs or complies with our consumer standards…By law, we can only take action against a landlord when it has made significant, systemic failure that breaches the standards we have set.”

and that

“Although our role is not to resolve individual disputes between tenants and landlords we signpost tenants, or their representatives, who have individual complaints, to the Housing Ombudsman Service.”

Back to square one. While the regulator is required to proactively regulate economic standards of housing associations, it can only take action on consumer standards reactively when it finds evidence of “serious detriment” to tenants—hardly helpful. It is no wonder that the regulator concluded that no regulatory action was needed when inspecting Clarion on the back of endless complaints from Tower Hamlets councillors five years ago. It said:

“From the information we considered, we could see there were individual incidents of service failures, including in relation to Clarion’s handling of some complaints, but we have not seen evidence of systemic failings by Clarion which would necessitate regulatory action.”

However, the regulator did not meet directly with a single tenant or leaseholder as part of the investigation.

To recap, if I was Kwajo, living in disrepair at Eastfields and waiting endlessly for the regeneration to begin, and I had water pouring through my ceiling, the bureaucratic hurdles in my path would include a multi-stage complaints process with my landlord, the securing of the backing of an MP or councillor or an eight-week wait for an ombudsman to analyse whether due process had been followed and a regulator that would signpost me back to the ombudsman. Is it any wonder he is crying out for help? We are asking people to go through a process that I personally would not have the patience to deal with, and we are then surprised at the anger and frustration that pours out.

The Minister will be delighted to hear that the solution is in his hands. I draw to his attention the Government’s social housing White Paper, which envisages a thorough strengthening of the regulator’s role in consumer issues, of the type abolished by the Government before last. The regulator would be proactive. It would monitor and drive landlords’ compliance with improved consumer standards. It would introduce routine inspections for the largest landlords every four years. It would give the regulator a power to publish a code of practice on consumer standards. It would strengthen the regulator’s enforcement power, and it would introduce a new power to arrange emergency repairs if needed, where a survey uncovers evidence of systemic landlord failure. It sounds like a huge step in the right direction, does it not, so what is the problem? Not a single word was given in the Queen’s Speech to enacting those solutions into law.

If the legislation is not introduced in this parliamentary Session, Kwajo and his neighbours will wait in excess of five years to get anything done and for the regulatory system to be improved. Are this Government asking them to wait in squalor until that time?

I urge the Minister in the strongest terms to use his authority and call for this legislation to receive the Government time and priority it so obviously needs. While I am certain that a strengthened regulator would be a positive step in the right direction, I am under no illusion that it does not build a single new socially rented home. In Merton alone, there are 9,485 households on the housing waiting list, but just 74 two-beds, 32 three-beds and three four-beds have been available in the past year. It is a national problem. We now have 1.15 million households on social housing waiting lists across the country, but just 6,566 new social homes were built last year, one of the lowest numbers on record. At that rate, it will take 175 years to give everyone on the waiting list a social rented home. Where is the ambition? Where is the political will?

I finish with the words of Ann, who chairs the Eastfields residents association. She said:

“It angers me that it had to take a report by an ITV news journalist to highlight the disgraceful conditions that Clarion are happy for their tenants to live in. These residents had been living in these circumstances for years, having to pay rent to live in substandard housing. The Government need to tighten up regulations, bringing in a similar idea to Ofsted to hold housing associations to account. Because nobody living in the 21st Century should be expected to live this way.”

If only there were a White Paper waiting for Government time.

[The Minister for Regional Growth and Local Government (Luke Hall)]

I congratulate and thank the hon. Lady for bringing this debate before the House. I know how important the provision of safe and decent social housing is to her. She has spoken passionately on behalf of Kwajo and so many of her constituents who want to see progress in the area, so I am grateful to have the opportunity to discuss this important agenda and set out what we are doing to try to improve the lives of social housing tenants.

Hearing the hon. Lady’s remarks, and seeing the news reports over recent weeks, has highlighted the plight of some residents of social housing who are struggling with unacceptable conditions and landlord services. These cases have raised critical questions for many people involved in social housing, which is why the White Paper—I will come on to that—is such an important step in addressing some of those questions.

Of the 23 million households in this country, 17% are in the social rented sector, with 2.5 million people renting from a housing association, and 1.6 million people renting from a local authority. People in social housing must be treated with dignity and respect, and have their complaints handled effectively. The recent cases we have heard about today highlight the fact that some residents are simply not receiving a quality service from their landlord. We heard about the terrible conditions in a Croydon council housing block, and the council has commissioned ARK Consultancy to carry out an independent investigation. ARK’s report assesses what went wrong, and sets out the steps that Croydon Council must take to address those failings.

The Regulator of Social Housing has concluded its investigation into the issues in Croydon, and found the council to be in breach of its consumer standards. The regulator is working with the council to ensure that it takes the necessary action to remedy those issues. It is also considering information received from Clarion Housing Association about the Eastfields estate, which we have heard so much about. It will form a view on whether there is evidence of systemic failure that would indicate a breach of regulatory standards.

The Government were appalled to hear and learn about the conditions on the Eastfields estate. Social homes must be safe and decent, and provide security and dignity for residents, who should be treated with respect. If things go wrong, there should be swift redress. In this shocking case those expectations were not met. I understand Ann’s anger, and I thank her for the work she is doing on behalf of residents.

A review of decent homes standards has begun, as has work to improve fire and electrical safety, and address harm from carbon monoxide. I understand that Croydon has accepted its failings in full, and the regulator is considering future progress. The Housing Ombudsman has an important role in improving residents’ experience of social housing. It experienced a big drop in the number of inquiries and complaints last spring, in 2020, due to the impact of the pandemic, but in recent months the number of complaints has significantly increased. Just over 6,000 complaints and inquiries were made between January and March this year, which is a 73% increase compared with the same quarter last year. Although some of those issues may have been deferred during the pandemic and stored up to be raised now, we cannot accept that this is a new normal. The increase underlines the need of landlords to adhere to the good practice set out in the complaint handling code. It is clear that some landlords have significant work to do to improve the standard of their homes, and the service they provide to their residents.

Croydon has highlighted issues of damp and mould in the Eastfields case, and the ombudsman recently issued a call for evidence to support investigation into that. That was in response to data that suggested a high rate of maladministration in those cases, and the significant impact that had on the lives of so many residents. The investigation will enable the ombudsman to make recommendations to help landlords improve their services. Despite the shocking cases highlighted in Croydon and Eastfields, there are positive signs of broader improvement in standards.

[Siobhain McDonagh]

How would the Minister resolve problems of damp and mould growth in a one-bedroom flat where there is a mum and four or five children? I do not think any landlord in the country could do that. We are desperate for Eastfields to be regenerated, and we completely support Clarion in its efforts to do that. That is the only way people on that estate will get to live in houses of the size they need. For those not at Eastfields, there is not the same way out.

[Luke Hall]

I thank the hon. Lady again for that point. I am always happy to discuss that in detail with her, including outside this debate, and I am happy to hear more about the individual cases she has raised that are so shocking and so worrying.

I think, however, that we are seeing some signs of broader improvements. If we look back to 2019, we see that 12% of dwellings in the social rented sector failed to meet the decent homes standard. That is down from 20% in 2010. This is lower than the proportion of the private rented sector and owner-occupied homes that fail the standard, but it is still not good enough. That is why we are reviewing the decent homes standard as a key plank of our “The charter for social housing residents: social housing white paper”, which we published in November 2020.

The charter for social housing residents states that every social housing resident in England should be able to expect to be safe in their home, should know that their landlord is performing, should have their complaints dealt with properly and fairly, should be treated with respect, should have their voice heard, should have a good-quality home and neighbourhood to live in, and should be supported to take their first step to ownership. The reforms set out in the White Paper, which underpins the charter, will drive change throughout the social housing sector, as the hon. Lady said, ensuring that everyone working in the sector listens to residents and treats them with courtesy and respect.

We know that many landlords are passionate about putting their residents first and we want to see that approach replicated throughout the sector. That is why our reform package will transform social housing redress and consumer regulation. It will improve the quality and safety of social homes and rebalance the relationship between landlords and tenants. The regulator of social housing will be given stronger powers to proactively monitor and drive compliance with consumer standards, with regular inspections of the largest landlords and new tenant satisfaction measures to help assess landlord performance on issues such as repairs and complaints handling. The White Paper emphasises the importance of the ombudsman service in ensuring that residents can access swift and fair redress when things go wrong. It sets out the range of measures to increase the ombudsman’s impact in driving up standards, including through closer working with the regulator of social housing.

The hon. Lady mentioned the Housing Ombudsman Service, which is compulsory for social landlords, and its membership consists of over 2,300 landlords representing over 4.5 million individual households. The White Paper has set out how we have already acted to enable the ombudsman to take decisions more quickly. If we look at the ombudsman’s average determination rate for formal investigations in 2019-20, we see that it was below its six-month target at 5.8 months. It is the first time that that target has been achieved, so it is positive news that the performance is better than it has been, and we are trying to speed up access to the ombudsman by removing the democratic filter that the hon. Lady talked about through the building safety Bill. That will allow residents with unresolved complaints to have direct access to the ombudsman rather than having to wait eight weeks or approach an MP, a councillor or a tenant panel for a referral. That is an important point that she and many others have raised many times before.

We have strengthened the ombudsman’s powers so that it can take stronger action against landlords and better support residents when things go wrong. There is a very high level of compliance by landlords with compliance orders: 95% within three months and 99% within six months. Landlords were ordered to pay compensation to residents totalling £412,000 across the year, and last year three quarters of residents who sought support with an informal resolution of complaints said that the ombudsman had helped them.

Since the White Paper was published, the Housing Ombudsman, Richard Blakeway, has made further progress in responding to the White Paper agenda, including establishing a 600-strong resident panel that will involve residents in the development of the ombudsman service, in publishing a framework that sets out how the ombudsman will look beyond individual disputes to identify problems that need to be addressed across the sector, and launching that investigation into damp and mould—an issue, again, that I know is very important to many of the hon. Lady’s constituents—as well as by publishing determinations in individual cases and the landlord performance data, and issuing complaint handling failure orders when landlords fall short of the standards set out in the complaints handling code that we published last summer.

We know, however, that many of the most egregious complaints never reach the ombudsman, meaning that some residents miss out on the support that could be offered to them. That is why the White Paper sets out plans for a communication campaign to ensure that social housing residents know how to complain when things go wrong and that they have confidence in the process. Earlier this year, we ran a five-week campaign on social media with the slogan “Make Things Right”. That campaign has helped to improve awareness of the ability to raise these issues and has raised confidence in the process. We are absolutely committed to implementing the reforms that were laid out in our charter for social housing residents. They will deliver transformational change for social residents. We continue to develop our proposals on social housing regulations and want to legislate as soon as is practicable.

[Siobhain McDonagh]

When? What month? What year?

[Luke Hall]

Unfortunately, I cannot give the hon. Lady a date at this point, but we want to do it as soon as we are possibly able to, and when the proposals are right and ready. We share her urgency and passion to get this done, but we want to develop our reforms and get them in the right place. We will legislate as soon as we can, but of course we understand the urgency of the issues that she has raised. I know how important this is to the hon. Lady and her constituents, and that there are so many issues that could be addressed. Perhaps I could meet her to talk about some of them in more detail in the coming days and weeks, so that we can hear more about her constituents’ concerns. I am very grateful to her.

We want to ensure that the system for handling social housing residents’ complaints is fit for purpose and accessible, and that it drives improvements for individual complainants and for the benefit of all the residents in a community. That is why we are taking action to ensure that the social housing sector is better regulated, that residents have better and faster access to redress, and fundamentally to rebalance the relationship between landlords and residents.

The charter for social housing residents sets out what every social housing resident should be able to expect. The measures set out in the White Paper will ensure that those expectations become a reality for all residents.

Question put and agreed to.

Building Safety

Siobhain McDonagh Excerpts

Tuesday 29th June 2021 Commons Chamber

[Siobhain McDonagh (Mitcham and Morden) (Lab)]

Between April 2019 and March 2020, councils in England spent almost £1.2 billion providing temporary accommodation for homeless families. There has been a staggering 55% increase in the past five years. Temporary accommodation is now big business: 87% of that taxpayer funding went to private landlords, letting agents and companies, and every single penny was badly spent. It went to places such as Connect House in my constituency —a converted warehouse in the middle of one of south London’s busiest industrial estates, which housed 86 homeless families at an astronomical cost of up to £40 per night for squalor.

In 2010, there were 50,400 households in temporary accommodation. Fast forward through 11 years of Conservative government, and that number has almost doubled, and it now includes almost 60,000 children. For families stuck in that so-called temporary limbo, the only thing that appears temporary is the revolving door of Housing Ministers who fail to bring the rocketing number down.

This taxpayer-funded industry is completely unregulated. I want to draw the Minister’s attention to four examples that emphasise the regularity with which temporary accommodation law is broken. First, the law states that families with children must not be housed in B&Bs for longer than the six-week legal limit. Why, then, will 490 families with children spend this evening in a B&B where they have already been for longer than six weeks?

Secondly, on out-of-borough accommodation, the homelessness code of guidance makes it clear that local authorities must secure accommodation within their own borough,

“in so far as is reasonably practicable”.

It seems a fairly obvious requirement to ensure that parents can still go to work and children to their school, and that any local support and healthcare can be retained. Why, then, are 28% of households—a proportion that has doubled in the past decade—moved away from their home borough? Ross Kemp’s ITV investigation found that homeless families travel approximately 400,000 miles each year to get to their temporary accommodation. That is 16 times round the globe—hardly so far as is reasonably practical.

Thirdly, when households are moved out to different boroughs, the receiving local authority must legally be informed of their arrival. That same Ross Kemp investigation discovered that 60 councils—and, I suspect, even more—are failing to notify the receiving council.

Fourthly, any authority must, by law, ensure that any accommodation is fit for human habitation, but when I highlighted the appalling conditions at Connect House to Bromley Council, it confirmed,

“we do not currently visit and screen each individual property that we use as temporary accommodation. I’m afraid the scale of the numbers involved means this has proven not to be possible.”

How on earth can the accommodation be deemed safe and suitable if it has not been checked in the first place?

I say to the Minister that the law on temporary accommodation is broken—constantly. Everywhere. That is why I am calling for a regulator—an Ofsted, if you like, for temporary accommodation. We need an authority that will proactively enforce the law and rules that are already in place, because we know that services respond when they know that somebody is watching. I am under no illusion that this would build a single new social house for all those families who so desperately need one, but I believe that the widespread failings that a regulator would identify would encourage adequate funding and support from the Government and ensure better practice from local authorities, to make sure that the law that currently exists for taxpayer-funded temporary accommodation is finally upheld.

Royal Mail

Siobhain McDonagh Excerpts

Thursday 17th June 2021 Westminster Hall

[Siobhain McDonagh (in the Chair)]

I remind hon. Members that there have been some changes to normal practice in order to support the new hybrid arrangements. Timings of debates have been amended to allow technical arrangements to be made for the next debate. There will also be suspensions between each debate.

I remind Members participating physically and virtually that they must arrive for the start of debates in Westminster Hall. Members are expected to remain for the entire debate. I must also remind Members participating virtually that that they must leave their camera on for the duration of the debate, and that they will be visible at all times, both to each other and to us in the Boothroyd Room. If Members attending virtually have any technical problems, they should email the Westminster Hall Clerks’ email address, which is: [e-mail].

Members attending physically should clean their spaces before they use them and as they leave the room. I would also like to remind Members that Mr Speaker has stated that masks should be worn in Westminster Hall.

Household Overcrowding: Covid-19

Siobhain McDonagh Excerpts

Wednesday 10th March 2021 Westminster Hall

[Siobhain McDonagh (Mitcham and Morden) (Lab)]

I congratulate my right hon. Friend the Member for East Ham (Stephen Timms). The voice of those in cramped, uninhabitable or overcrowded housing is louder in this place thanks in no small part to his tireless campaigning. The pandemic has impacted us all—every family and house, and everyone in society. However, the impact has not been equal. The stark inequalities of our society have been laid bare by a virus that thrives on that very inequality. Those in the worst health are the most likely to fall ill. Those in the lowest-paid jobs are the most likely to be unable to work from home. Those children furthest behind in school are the most likely to be without the internet connection that is required for remote learning.

Perhaps the starkest examples of what I have been describing are in housing—the constituents who contact me every single day, who are without the outside space that makes lockdown more bearable; the children living on the top floors of tower blocks, who are unable to open windows for ventilation, because of the danger of living on the skyline; the families trapped in temporary accommodation, who do not register with a GP for the vaccination because they have no idea how long they will call that hostel or B&B their home; or, as my right hon. Friend so powerfully explained, overcrowded households, or houses in multiple occupation, where there is a family living in every room.

How can a person possibly self-isolate when they live in one room with four children, like Mrs B in my constituency? The simple answer is that they cannot. Families like hers live across our capital in houses in multiple occupation that have a single bathroom and a household in every room. Sanitation is a pipedream for these families, who share facilities with people in the next room, many of whom disproportionately head out to the frontline each morning. And those in the most insecure work simply cannot afford to self-isolate without the support that the Government seem so reluctant to provide. It is the pandemic paradox—the impossibility of ensuring the safety of those on our frontline when they are the least likely to be able to self-isolate. It is a problem baked in by a decade of austerity, housing crisis and low pay, and the Government’s shambolic treatment of our nurses shows that the lessons are simply not being learned.

I invite the Minister to my Friday advice surgery, where we will hear from Mrs C, who has two bedrooms on the second floor of a property that she shares with her three young children. For the last few months she has been joined by her disabled mother, who unfortunately has cancer and who she wishes to nurse to her end. Her mum is unable to leave the flat and quite frankly—given the impossibility of social distancing in that situation—neither are the rest of her family, if they are to ensure her mother’s safety.

So when the Government huff and puff about isolation payments or celebrate another Budget bereft of social housing policy, I say to the Minister that they simply do not know how the poorest and most vulnerable are living—like Mr F and his twins, who live in one small room in a shared house, or Mr D, who is in a single room with his son, following the sad passing of his wife. Try telling them that the pandemic is the great leveller.

The reality is that coronavirus has shone the strongest spotlight on the importance of having a safe and suitable place to call home. With 1.15 million households on social housing waiting lists across the country, the housing crisis cannot be solved by tinkering around the edges. It needs political will, it needs to be at the heart of Government decision making and it needs a bit more than the 6,556 new social homes that were delivered last year.

Perhaps the £20 billion that has just been announced to look at building a bridge between Scotland and Northern Ireland could be better spent on building the social housing that our country so desperately needs. Maybe then I could finally offer some hope to the families at my advice surgeries that they may one day get a place to call home.

--- Later in debate ---

[The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Eddie Hughes)]

It is a pleasure to serve under your chairmanship, Sir Edward, not least because, as the hon. Member for Strangford (Jim Shannon) said, this is my first debate as Minister. It will possibly be more memorable for me than for you. I thank the right hon. Member for East Ham (Stephen Timms) for securing the debate and other hon. Members for their important contributions to it.

Covid-19 has brought unprecedented changes in how we live and work, with people’s experience of their housing conditions brought into strong focus as never before. Since the start of the pandemic, we have provided unprecedented economic support for households and businesses up and down the country. In the Budget, the Chancellor set out a £65 billion three-point plan to support jobs and businesses as we emerge from the pandemic and forge our recovery. Housing is a key part of that picture, from protecting tenants and landlords to ensuring that our house building sector remains open and active.

For many people, the pandemic has been made tolerable, at least, by a good home and garden shared with the people they care about, but for too many people—examples were movingly set out by the right hon. Member for East Ham—in cramped and substandard accommodation, or unable to walk to shops, green spaces or services, their experience of the pandemic was exacerbated by their housing conditions. Spacious, well-equipped homes that offer green space and access to vital amenities must be the standard if we are to recover from the social as well as the economic effects of covid.

As the right hon. Gentleman outlined, the evidence suggests that housing conditions can play a role in the transmission of the virus and in people’s ability to self-isolate safely, including those living in overcrowded conditions and multi-generational households. We know that black and minority ethnic groups are more likely to live in overcrowded conditions and are disproportionately impacted by the transmission of the virus. The Government are hugely grateful for all the research that has been undertaken—by the Scientific Advisory Group for Emergencies, Public Health England and the Women and Equalities Committee—which demonstrates that. The Government are absolutely steadfast in our determination to make the housing system work for everyone, including by tackling overcrowding and supporting vulnerable people to live in safe and decent homes.

Members have rightly spoken today about the prevalence of overcrowding. Between 2019 and 2020, as the hon. Member for Bristol West (Thangam Debbonaire) said, the recorded state of overcrowding across all tenures in England was 4%, and that rate requires action. In many parts of the country, including in the constituency of the right hon. Member for East Ham, the situation is far worse. Newham has the highest level of household overcrowding in England, with 28,000 households on the waiting list in the overcrowding “reasonable preference” category, as of 31 March last year. We know that for some of those people in substandard housing conditions—especially in built-up areas with high deprivation, such as Newham—the pandemic has been particularly difficult.

The Government have responded at pace since the onset of the pandemic to provide a range of guidance to support and advise people who live in poor housing conditions, including overcrowded housing. We have kept our guidance under continual review in response to the latest available evidence, stressing the importance of ventilation and cleaning. We have made information available on people’s rights as tenants, and on how to work with landlords and local authorities to address hazardous issues.

I believe that our measures are the right ones. Where vulnerable tenants are living in overcrowded accommodation, local authorities can use their enforcement powers to require a landlord to remedy a serious overcrowding hazard. For shared houses and flats occupied by people who are not related—homes in multiple occupation—the Government have clarified the minimum room sizes in shared accommodation, making it illegal for landlords to let out a bedroom that is smaller than 6.51 square metres to one person.

HMOs are at increased risk of overcrowding, and the occupiers are likely to be vulnerable. That is why we require that all larger HMOs—those with five or more tenants—must be licensed with their local council. Under the HMO licensing scheme, a local authority can set conditions that landlords must follow to improve the quality of the accommodation, and the local authority has the power to inspect properties without notice and order improvements to conditions and any health hazards, including gas and electrical safety.

We are determined to crack down on the smaller number of unscrupulous landlords who neglect their properties and exploit their tenants. We want such landlords either to improve the service that they offer, or to leave the business. This is why we have strengthened local authority enforcement powers, introducing financial penalties of up to £30,000 and extended rent repayment orders for landlords and agents who break the rules, with banning orders for the most serious and prolific offenders.

Local authorities also have a duty to take enforcement action if they find seriously hazardous conditions. That is why we are overhauling and simplifying the housing health safety rating system, which is the tool used to assess hazardous conditions in rented homes. If a HHSRS assessment identifies a serious hazard, which includes overcrowding, the local council must take enforcement action against the landlord. That includes banning orders for the worst offenders, and it applies to all privately rented properties. We also brought forward legislation on letting homes fit for human habitation, empowering tenants to take their own action against landlords who let unfit properties.

[Siobhain McDonagh]

Chair, am I allowed to intervene, if the Minister is willing to give way?

[Sir Edward Leigh (in the Chair)]

If the Minister wants to give way, yes.

[Eddie Hughes]

Of course.

[Siobhain McDonagh]

I am sure that the Minister would not wish to take credit for a piece of legislation that was introduced by our great colleague, my hon. Friend the Member for Westminster North (Ms Buck).

[Eddie Hughes]

Under no circumstances was I attempting to take credit for that Bill, and I was delighted to be in the House when it became law. I completely endorse it, and I understand the comments of the hon. Member for Mitcham and Morden (Siobhain McDonagh).

--- Later in debate ---

[Eddie Hughes]

I will have to come back to the hon. Gentleman on the specific scheme that he is talking about. The Government are certainly aiming to do things to help people. For example, we have 95% mortgages to make sure more people have the opportunity to buy their own home. I will come back to him on the scheme that he mentioned.

The right hon. Member for East Ham asked about prioritising the building of three-bed properties and above. When the national planning policy framework was revised in July 2018, it set an expectation that local planning authorities must put in place planning policies that identify the size, type and tenure of homes required for different groups in the community. We have not changed that, and we would therefore expect it to be a key consideration when planning housing at a local level.

The right hon. Gentleman also asked about local housing allowance. During the pandemic, the Government increased the local housing allowance rate to the 30th percentile, which meant that 1.5 million people were able to access that additional payment, which averaged £600 annually.

[Siobhain McDonagh]

I appreciate that we are unrelentingly miserable in our stories about our constituents’ terrible housing circumstances, but will the Minister join me in thanking Channel 4 and journalist Jackie Long for helping one of my families? Jackie Long visited my constituent, who was going out to be a carer, to see the circumstances in which she was living during the lockdown—in one room with her son. Jackie Long and the viewers were so moved by my constituent’s story that they collected a deposit, and that woman is now in a flat of her own with her son.

[Eddie Hughes]

That sounds like a particularly moving case. During the pandemic, we have seen society pulling together in incredible ways, and that is a great example.

Homelessness and Temporary Accommodation

Siobhain McDonagh Excerpts

Wednesday 2nd December 2020 Westminster Hall

[Siobhain McDonagh (Mitcham and Morden) (Lab)]

How temporary is temporary? Sir Edward, if you had a family in front of you at your advice surgery, how would you explain? I would explain that families who were housed in temporary accommodation two years ago have another six months to go. For a family in front of me today, I would say I could not predict, but probably the time would be about five or six years, as long as things do not get any worse. Temporary, in that vein, is taking the English language to its severe extreme. There are 100,000 families—127,240 children—of whom 27,650 families are forced to travel 16 times round the globe, or 400,000 miles, in order to access temporary accommodation. That was a figure found by Ross Kemp in his recent documentary on homelessness.

Where do we go and how do we deal with it? In the few minutes I have, I would like to point the Minister to a really interesting email that we received from the Association of Accounting Technicians, no less, only last Wednesday, which points out that the spending review confirmed that the Government would provide £254 million of additional resource funding to tackle homelessness in 2021-22, of which £103 million had already been announced. The AAT points to the issue of taxing overseas purchasers of properties in the UK.

In September 2018 the then Prime Minister, the right hon. Member for Maidenhead (Mrs May), announced that a stamp duty surcharge of up to 3% would be imposed on overseas residential property investors, and that all the money generated would be used to tackle homelessness. It was expected to raise £140 million. Six months later, that was watered down to 1%—effectively an £80 million loss for homelessness projects. Having campaigned for the rate to be restored to 3%, the AAT was delighted when the right hon. Member for Richmond (Yorks) (Rishi Sunak), as Chief Secretary to the Treasury, announced a return to that during the 2019 general election. During the 2020 Budget, however, that was changed to 2%, meaning a £40 million loss.

Since it was announced in 2018, the rate of surcharge has been 3%, 1%, 3% and now 2%, without ever coming into force. It is due to be implemented in April 2021. The only way to deal with homelessness is with more money. This small suggestion will not resolve homelessness, but making available another £40 million by going back to a 3% tax on overseas purchases will help an awful lot of people.

--- Later in debate ---

[Kelly Tolhurst]

I thank the hon. Lady for her intervention. We have spent an unprecedented amount of money, and we are continuing to invest in those pilots and schemes in order to tackle all parts of rough sleeping and homelessness. There is a distinction between what we have done with Everybody In and what we are doing with Housing First, with regard to our social housing pilots. We are talking about a vast landscape. We are committed to solving rough sleeping and dealing with homelessness. The funding from the Government is an incredibly important part of that, and so are the right interventions on the ground, delivered in the correct way. That is something that I have particularly focused on since I have been in this role.

The spending review demonstrates the Government’s commitment to build on the fantastic progress of Everyone In and to support rough sleepers and those at risk of homelessness during covid-19. Next year, we are going even further and will provide more than £750 million to tackle homelessness and rough sleeping. That includes the additional funding to support frontline services through the rough sleeping initiative and to enable local councils to fund their statutory duties to prevent homelessness. We are also providing capital funding to continue our landmark drive to bring forward thousands of homes for rough sleepers. That will support our commitment to end rough sleeping in this Parliament and fully enforce the Homelessness Reduction Act 2017.

On temporary accommodation, I am absolutely clear that we always want to see homeless individuals and families moved into settled accommodation as soon as possible and permanently. The action we are taking to increase the delivery of social housing will support that. I also recognise the important role that temporary accommodation can play in the meantime in ensuring that no family is ever without a roof over their head. Although the overall numbers of households in temporary accommodation have been rising, the number of households with children has remained relatively stable since the introduction of the Homelessness Reduction Act. However, I accept that we must go further. The increase in temporary accommodation numbers since the Act took effect has been almost entirely driven by single households receiving help that was previously unavailable to them. More recently, the increase has also been driven by our action to accommodate rough sleepers during the pandemic.

The Homelessness Reduction Act requires for the first time that local authorities, public services and the third sector work together actively to prevent and relieve homelessness for people at risk, irrespective of whether they are a family or a single person. That means that more single people are getting the help they need. They might otherwise have been on the streets. Since the introduction of the Act, 270,000 households have had their homelessness successfully prevented or relieved through securing accommodation for more than six months.

The hon. Member for Westminster North rightly raised the issue of the quality of temporary accommodation. In 2019, we gave £6.7 million to more than 180 local authorities to boost their enforcement in relation to quality on the ground.

[Siobhain McDonagh]

As the Minister will know, the code of guidance from her Department says that councils should not place families outside their borough boundaries, except in exceptional circumstances, but we know that 27,650 families were placed all over the country—most of them were from London, and some, I suspect, went to the Minister’s constituency—because of the problems. Will she consider introducing an Ofsted-style regulator to ensure that local authorities’ temporary housing practices are inspected?

[Kelly Tolhurst]

I thank the hon. Lady for that intervention, and she is absolutely right. I am talking about enforcement on the ground. I appreciate and accept the issues that she is talking about—I have frontline experience of them. I am not trying to make excuses, but I have been in post for only two months. There are many issues that I want to shine a spotlight on with regard to rough sleeping and homelessness. That issue is worth investigating and looking at further. It has an impact on authorities outside London, which may be being put under pressure. I am prepared to look at that.

We have heard stories from hon. Members—they are not stories, but people’s experiences—about the quality of accommodation that people live in. It is unacceptable that people are living in damp conditions, and that they are not having their concerns and issues, which are being raised directly with housing associations or landlords, dealt with. That is why we gave tougher powers to local authorities to use. They can fine landlords up to £30,000 in penalties, issue rent repayment orders and ban landlords.

The other thing—I have seen this personally since being in this role—is that we agreed to review the housing health and safety rating system in 2019, which is the operational tool that local authorities use to assess accommodation. We have completed the first part of that, which will cover things such as fire, damp and excess cold in properties. We are commissioning some more work early next year. It is a highly technical tool, and I do not know whether Members have come across in their work with their local authorities, but I am always willing to talk further with them about it.

Where temporary accommodation is required local authorities have a duty to ensure that it is suitable for the applicant and all the members of the household who would normally reside with and who might reasonably be expected to reside with them. Consideration of whether accommodation is suitable will require an assessment of all aspects, and the location of the accommodation will always be, and should be, a relevant factor. We are clear that local authorities should, as far as possible, avoid placing households out of their boroughs. However, in some areas where there is a limited supply of suitable accommodation, we are aware that that is happening on occasion, as Members described. That is often done to place households in temporary accommodation, but that should really be a last resort. Housing authorities have a continuing obligation to keep the suitability of accommodation under review and to respond to any relevant changes in circumstances that may affect suitability. On request, applicants may ask for review of the housing authority’s decision that the accommodation offered to them is suitable.

[Siobhain McDonagh]

On that point, can I raise a small example? Councils all over south London were using a converted warehouse in my constituency. When we approached Bexley council and said, “Do you know that you are placing your families in the middle of an industrial estate?” it said, “We wouldn’t do that. We just never checked it.” It is not that councils do not want to do these things; it is that they are overwhelmed. If councils have 5,000 families in temporary accommodation, they are not doing any checking of the temporary accommodation, because they simply cannot manage it. Unless councils have a regulator that inspects them and forces them to do this, it is not going to happen.

[Kelly Tolhurst]

If Members have particular concerns about local authorities, such as the concern the hon. Lady has mentioned, I am more than happy to meet them and to take those concerns up personally. However, it is true that local authorities have the powers I set out, and we must all work together so that they are used on the ground.

The Government have been clear that the long-term use of bed and breakfast accommodation for families with children is both inappropriate and unlawful, and we are determined to stop this practice. To help local authorities deliver their new duties under the Homelessness Reduction Act, the Government created a team of specialist advisers with expertise in the homelessness sector to support and challenge local authorities in tackling homelessness in their area, at the same time as supporting councils to deliver a transformation in their homelessness services. This team of specialists has also helped local authorities to deliver a 28% reduction in the number of families housed in bed and breakfast accommodation for longer than six weeks.

As many hon. Members have mentioned, a key part of achieving our ambition to reduce homelessness and end rough sleeping will be building the homes this country needs, closing the opportunity gap and helping millions of young people into home ownership. We have committed to delivering 300,000 new homes every year by the mid-2020s. We will deliver that by committing at least £44 billion of funding over five years to build more homes. We have extended the current £9 billion affordable homes programme to March 2023, to secure the delivery of homes that would otherwise have been lost due to covid-19. This programme will deliver around 250,000 affordable homes.