Smoke and Carbon Monoxide Alarm (England) Regulations 2015
Debate between Baroness Williams of Trafford and Lord Crickhowell
Lord Crickhowell
I am sorry. I understand that, but I happen to have open in front of me a letter I received from one of the major letting organisations representing a vast range of people, which shows how widely misunderstood the regulations are by the professionals. Some advice may have got through, but clearly some has not. I cannot delay the House setting out all the detail, but there is a long account of all the difficulties that landlords will have, some of which were referred to in practical terms by my noble friend. It is not just the rogue landlords who are going to get this wrong. I did my best when I renewed my own tenancy last week. I took the trouble to inform my landlord and my son at the same time, so that he could let out my former principal home correctly. But this is not understood by a whole range of people. That is the difficulty here: there may be a great blanket declaration that something is being done, but it is the detail that counts.
Baroness Williams of Trafford
I thank my noble friend and I will see what further publicity can be generated in the next few weeks.
On the timetable for the guidance, the booklet that we published on 4 September aims to aid landlords in understanding and complying with the regulations, and nothing new has been introduced. The requirements of the draft regulations are simply explained in that guidance and, as stated in the Explanatory Memorandum to the regulations, the Government did not intend to publish new guidance on this policy. Noble Lords referred to that last Monday. Instead we plan to use a variety of methods to publicise the instrument and the new duties to both local housing authorities and landlords. However, it was following a large volume of queries that we did decide to publish the explanatory booklet in order to help landlords.
The noble Lord, Lord Best, explained clearly the timeline of landlords being in breach and then issuing remedial notices. He also talked about testing on the first day of new tenancies for blocks of flats. In most cases a smoke alarm requires just a test button, but I appreciate that if new tenancies come in every day, it might be rather tiresome for the other tenants living in the block. If he does not mind, I will write to him in more detail about that.
My noble friend Lord Cathcart talked about the danger of carbon monoxide poisoning. He relayed that story to me the other day, and it is absolutely tragic. He also mentioned the point about fireplaces. They are covered under the regulations for carbon monoxide alarms. If fireplaces are clearly not being used as working fireplaces and are blocked up, they are exempt from the requirement to have a carbon monoxide alarm. He also talked about awareness among landlords, and has discussed with me the idea of a register of landlords from the council tax forms that people receive. He has now pressed me on this three times, so I will go back to the department and discuss his suggestion. He also raised access issues. He is right to say that a request must be made to the tenant to access the property. The testing could be done on the first day of the tenancy when the inventory is being taken. Landlords or their agents tend to be busy on the first day.
The noble Lord, Lord Beecham, mentioned the How to Rent guide and asked whether it would be updated. It most certainly will be, and I referred to it last Monday. He talked about the practical difficulties around testing. Again, it can be done as part of the inventory on the first day of the tenancy, through either the landlord or the letting agents. He also asked whether we could expect further regulations. They will be brought forward in 2017. He then talked about publicity for tenants. I will write to him with any further information I have other than the How to Rent guide because I do not have that answer to hand. The date of 1 October is very significant because a lot of students will be moving into the private rented sector.
The noble Lord, Lord McKenzie, asked whether the alarms would have to be hardwired. The answer is no. It is up to the landlord how he or she puts them in. He talked about new burdens on local authorities. We try to make them as light as possible. We spent the previous Parliament trying to undo new burdens. I referred to the nearly £4 million that fire authorities were given both for publicity and the purchase of new fire alarms and carbon monoxide alarms.
Smoke and Carbon Monoxide Alarm (England) Regulations 2015
Debate between Baroness Williams of Trafford and Lord Crickhowell(9 years, 2 months ago)
Grand CommitteeRead Full debate Read Hansard Text
Baroness Williams of Trafford
I thank all noble Lords who have taken part in this debate, which has been quite wide-ranging and informative, certainly to me. I also declare a former interest as the landlord of an HMO property. I say right at the outset that it is good practice for anybody, whether in their own home or in private rented accommodation, or indeed for local authorities, to have carbon monoxide detectors and smoke detectors fitted. As a landlord, I certainly did, and most landlords do so. Here, we are trying to target the small number of landlords in the private sector who do not feel responsible for their tenants.
The noble Baroness, Lady Finlay, made some very interesting points. One was that the regulations do not go far enough, and she wondered whether there are far more deaths than the 40 that we think there are. She asked whether post-mortem testing for it would be the answer. In the context of these regulations, there are probably many things that we could do but this is a very good start in tackling the small number of private landlords who have little regard for their tenants, whether in terms of smoke and carbon monoxide detectors or the general standard of the accommodation. This is what the regulations seek to tackle.
The noble Lord, Lord Hunt, asked me about an amendment. The amendment is a “to review” clause. The regulations will be reviewed in two years’ time, acknowledging that they may need to be looked at again.
The noble Baroness, Lady Finlay, talked about social landlords. They are exempt but generally in the social sector they tend to be far more diligent in providing carbon monoxide and smoke detectors. As I said, it is a small number in the private sector who seem to be the culprits.
The noble Baroness asked me about the regulations for installing carbon monoxide alarms applying only to rooms containing a solid fuel-burning appliance. I acknowledge that other things may lead to carbon monoxide leaks but these appliances are the main culprits in terms of creating carbon monoxide poisoning. Going way back to my O-level days, I remember learning that you could tell when someone had carbon monoxide poisoning because they would go pink. I do not know whether people stay pink at the post-mortem stage but that was a sign that someone had carbon monoxide poisoning. The noble Baroness, Lady Finlay, also asked about gas appliances. Again, she may well be right but I understand that the incidence is extremely low compared with that relating to solid fuel-burning appliances.
As I said earlier, there is a review clause in the regulations and there will be a review in 2017, but it is probably fair to make the point that these regulations have to strike the right balance by protecting tenants but not causing unnecessary burdens for landlords, the vast majority of whom, as I said, are diligent towards their tenants.
The noble Baroness also asked why the regulations require landlords to check the alarms only on the first day of the tenancy. We want to ensure that tenants entering a house or property are protected on day one, but we expect it to be both the landlord and the tenant’s responsibility. I have experience of a smoke alarm going off when the battery was getting low. Unless you deal with the problem, your life will be a misery.
My noble friend Lord Marlesford said that October 2015 was too soon and that there was not to be a grace period. First, any self-respecting landlord will already have installed a smoke alarm and a carbon monoxide alarm. They are available free. They are not complicated devices. The draft regulations were laid back in March. He is absolutely right that the explanatory booklets for landlords and local authorities were published only on 4 September, but they were emailed to key stakeholders.
Lord Crickhowell
I am sorry, but I do not know what a key stakeholder is. I do not want to be difficult, but I hope that when she clarifies that matter, she will tell me what detailed consultation has been taking place and about the amendments that I specifically asked about to the various documents.
Baroness Williams of Trafford
A key stakeholder is someone who has a stake or interest in the regulation or legislation at hand.
In going forward with the regulations, the Government provided £3.2 million in a one-off grant to help fire and rescue—