Asked by: Apsana Begum (Labour - Poplar and Limehouse)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Levelling Up, Housing and Communities, what assessment his Department has made of the potential merits of proposals to merge One Housing Group with Riverside Housing.
Answered by Eddie Hughes
Registered providers of social housing are required to comply with the regulatory standards set by the independent body, the Regulator of Social Housing. These include a 'Governance and Financial Viability standard' which requires, amongst other things, that private registered providers ensure they have effective governance arrangements that deliver their aims, objectives and intended outcomes for tenants in an effective, transparent and accountable manner. Among other things, those arrangements shall ensure that they are accountable to tenants, the Regulator and relevant stakeholders. These same requirements apply before and after any merger.
In addition, the Regulator's Tenant Involvement and Empowerment Standard requires that where a registered provider is considering a merger that will entail a change in landlord for one or more of their tenants, they must consult with affected tenants in a fair, timely, appropriate and effective manner. The proposals must set out clearly any actual or potential advantages and disadvantages (including costs) to tenants and the registered provider must be able to show how they have taken account of the views of affected tenants in reaching a decision.
The Regulator does not have a direct role to play in assessing the merits of potential mergers. As a consequence of measures introduced in the Housing and Planning Act 2016, non-profit registered providers are no longer required to seek the Regulator's consent for restructures. They are, however, required to notify the Regulator when undertaking certain corporate restructures, including mergers.
It is for the Board of a registered provider to carefully consider the option of a merger taking into account all of the necessary requirements.
Housing associations are independent organisations and Government does not control the way in which they run their business or form their organisational structure. It would not be appropriate for the Department to comment on the merits of this particular merger.
Asked by: Apsana Begum (Labour - Poplar and Limehouse)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Levelling Up, Housing and Communities, what assessment he has made of the potential merits of ballots for residents in housing associations to decide whether to go ahead with mergers.
Answered by Eddie Hughes
Registered providers of social housing are required to comply with the regulatory standards set by the independent body, the Regulator of Social Housing. These include a 'Governance and Financial Viability standard' which requires, amongst other things, that private registered providers ensure they have effective governance arrangements that deliver their aims, objectives and intended outcomes for tenants in an effective, transparent and accountable manner. Among other things, those arrangements shall ensure that they are accountable to tenants, the Regulator and relevant stakeholders. These same requirements apply before and after any merger.
In addition, the Regulator's Tenant Involvement and Empowerment Standard requires that where a registered provider is considering a merger that will entail a change in landlord for one or more of their tenants, they must consult with affected tenants in a fair, timely, appropriate and effective manner. The proposals must set out clearly any actual or potential advantages and disadvantages (including costs) to tenants and the registered provider must be able to show how they have taken account of the views of affected tenants in reaching a decision.
The Regulator does not have a direct role to play in assessing the merits of potential mergers. As a consequence of measures introduced in the Housing and Planning Act 2016, non-profit registered providers are no longer required to seek the Regulator's consent for restructures. They are, however, required to notify the Regulator when undertaking certain corporate restructures, including mergers.
It is for the Board of a registered provider to carefully consider the option of a merger taking into account all of the necessary requirements.
Housing associations are independent organisations and Government does not control the way in which they run their business or form their organisational structure. It would not be appropriate for the Department to comment on the merits of this particular merger.
Asked by: Apsana Begum (Labour - Poplar and Limehouse)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Levelling Up, Housing and Communities, what comparative assessment he has made of the standard of service provided to residents (a) prior to and (b) following the merger of housing associations.
Answered by Eddie Hughes
Registered providers of social housing are required to comply with the regulatory standards set by the independent body, the Regulator of Social Housing. These include a 'Governance and Financial Viability standard' which requires, amongst other things, that private registered providers ensure they have effective governance arrangements that deliver their aims, objectives and intended outcomes for tenants in an effective, transparent and accountable manner. Among other things, those arrangements shall ensure that they are accountable to tenants, the Regulator and relevant stakeholders. These same requirements apply before and after any merger.
In addition, the Regulator's Tenant Involvement and Empowerment Standard requires that where a registered provider is considering a merger that will entail a change in landlord for one or more of their tenants, they must consult with affected tenants in a fair, timely, appropriate and effective manner. The proposals must set out clearly any actual or potential advantages and disadvantages (including costs) to tenants and the registered provider must be able to show how they have taken account of the views of affected tenants in reaching a decision.
The Regulator does not have a direct role to play in assessing the merits of potential mergers. As a consequence of measures introduced in the Housing and Planning Act 2016, non-profit registered providers are no longer required to seek the Regulator's consent for restructures. They are, however, required to notify the Regulator when undertaking certain corporate restructures, including mergers.
It is for the Board of a registered provider to carefully consider the option of a merger taking into account all of the necessary requirements.
Housing associations are independent organisations and Government does not control the way in which they run their business or form their organisational structure. It would not be appropriate for the Department to comment on the merits of this particular merger.
Asked by: Apsana Begum (Labour - Poplar and Limehouse)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Levelling Up, Housing and Communities, what assessment he has made of the adequacy of the Social Housing Regulator's (a) oversight and (b) scrutiny of housing association mergers.
Answered by Eddie Hughes
Registered providers of social housing are required to comply with the regulatory standards set by the independent body, the Regulator of Social Housing. These include a 'Governance and Financial Viability standard' which requires, amongst other things, that private registered providers ensure they have effective governance arrangements that deliver their aims, objectives and intended outcomes for tenants in an effective, transparent and accountable manner. Among other things, those arrangements shall ensure that they are accountable to tenants, the Regulator and relevant stakeholders. These same requirements apply before and after any merger.
In addition, the Regulator's Tenant Involvement and Empowerment Standard requires that where a registered provider is considering a merger that will entail a change in landlord for one or more of their tenants, they must consult with affected tenants in a fair, timely, appropriate and effective manner. The proposals must set out clearly any actual or potential advantages and disadvantages (including costs) to tenants and the registered provider must be able to show how they have taken account of the views of affected tenants in reaching a decision.
The Regulator does not have a direct role to play in assessing the merits of potential mergers. As a consequence of measures introduced in the Housing and Planning Act 2016, non-profit registered providers are no longer required to seek the Regulator's consent for restructures. They are, however, required to notify the Regulator when undertaking certain corporate restructures, including mergers.
It is for the Board of a registered provider to carefully consider the option of a merger taking into account all of the necessary requirements.
Housing associations are independent organisations and Government does not control the way in which they run their business or form their organisational structure. It would not be appropriate for the Department to comment on the merits of this particular merger.
Asked by: Apsana Begum (Labour - Poplar and Limehouse)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Levelling Up, Housing and Communities, what assessment he has made of the impact of the fire safety challenges on the ability of housing associations to (a) build new homes, (b) undertake maintenance and repair works on existing properties and (c) not increase service charges and rents.
Answered by Eddie Hughes
Individual housing associations are responsible for making the necessary investments to ensure their buildings are safe. The Government has supported this by committing up to £400 million to fully fund the removal and replacement of unsafe ACM cladding systems on buildings over 18 metres that are owned by registered providers of social housing. The Government has also committed to meet the cost of removing other types of unsafe cladding on buildings over 18 metres where the costs would otherwise have been borne by leaseholders or where a registered provider of social housing’s financial viability would otherwise be threatened.
The Government is committed to increasing the supply of affordable housing and is investing over £12 billion in affordable housing, the largest investment in a decade. This includes the £11.5 billion Affordable Homes Programme, which will provide up to 180,000 new homes across the country, should economic conditions allow.
Social landlords are obliged by law to maintain the structure and exterior of their properties, and to keep sanitation, water, gas and electrical installations in repair. The Regulator of Social Housing requires that social rented homes are maintained by all landlords to at least the quality set out by the Decent Homes Standard, and we are reviewing the Decent Homes Standard to consider whether it needs to be updated to make sure it delivers what is needed for safety and decency today.
Service charges are payable only to the extent that the costs have been reasonably incurred as set out under the Landlord and Tenant Act 1985. The Government’s social housing rent policy prohibits rent increases in excess of CPI plus one percentage point per annum (subject to certain exceptions) and are encouraged to keep service charges within this parameter.
Asked by: Apsana Begum (Labour - Poplar and Limehouse)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Levelling Up, Housing and Communities, what assessment he has made of the prevalence of insurance companies refusing to insure buildings which have been not been deemed in need of remediation through an EWS1 survey.
Answered by Christopher Pincher
We are aware of a very small number of buildings for which insurers have requested that additional remediation plans are put in place in order for them to provide building insurance.
The Department has raised this issue with insurers as part of our ongoing work with the insurance industry to restore confidence in building safety. Ministers continue to press insurance companies and industry bodies to take a more proportionate approach to pricing insurance.
Asked by: Apsana Begum (Labour - Poplar and Limehouse)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Levelling Up, Housing and Communities, when he plans to update the Consolidated Advice Note to reflect the announcement of 21 July 2021 that buildings under 18 metres will no longer require an EWS1 form.
Answered by Christopher Pincher
As stated in the 21 July Written Ministerial Statement, the Department will shortly retire the Consolidated Advice Note.
The Consolidated Advice Note will be superseded by new statutory fire safety guidance and the British Standards Institution (BSI) will publish guidelines on how to undertake fire risk assessments of external walls.
Asked by: Apsana Begum (Labour - Poplar and Limehouse)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Levelling Up, Housing and Communities, what assessment his Department has made of the impact of estate agent renewal fees on the cost of privately rented homes.
Answered by Eddie Hughes
The Tenant Fees Act came into force on 1 June 2019 to improve transparency and affordability for renters, by way of banning unfair fees and capping tenancy deposits. Letting agent fees previously charged to tenants, for renewals, 'admin' costs, inventory and credit checks are now banned unless they are specified in an existing tenancy agreement signed before 1 June 2019. These provisions benefit up to 4.4 million private renting households and save them an average of £70 per year.
Asked by: Apsana Begum (Labour - Poplar and Limehouse)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Levelling Up, Housing and Communities, whether buildings which have received a B1 EWS1 assessment, and therefore do not require remediation, are eligible for the Building Safety Fund.
Answered by Christopher Pincher
Where a building has been deemed eligible for the Building Safety Fund but the building has since achieved a B1 rating through an EWS1 assessment then it is currently at the applicant's discretion if they wish to continue with their application for funding.
Asked by: Apsana Begum (Labour - Poplar and Limehouse)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Levelling Up, Housing and Communities, what steps he has taken to end the use of segregated entrances for residents with different tenures in developments.
Answered by Christopher Pincher
We have provided guidance to local planning authorities which asks them to take this issue into account when preparing their local plans and taking decisions on planning applications. The National Design Guide advises that housing should be designed to be tenure neutral and socially inclusive, avoiding features that could create actual or perceived barriers, or contribute to segregation, and that there should be no differentiation in the positions of entrances. The National Model Design Code gives advice to local authorities on how to prepare their own design codes which set standards for the design of new development. This clarifies that design codes can help by requiring that the same shared entrances and facilities are available for all tenants within a building.