Building Safety Bill (Sixteenth sitting)
Debate between Daisy Cooper and Shaun Bailey(3 years ago)
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Shaun Bailey
The hon. Member makes an interesting point. On the face of it, we could say that the new clause streamlines the approach, but I still have a concern. For example, why could the agency not sit within the BSR or within the new regulator that we have just established? Why do we need to establish another one? I get his broader point—
Daisy Cooper (St Albans) (LD)
Unless I have missed something, these are two entirely separate proposals for two entirely separate bodies that have two completely different functions. The Building Safety Regulator is there to regulate. The building safety works agency would oversee the remediation works. One regulates and one does the actual building work. They are two separate bodies. There is no confusion at all. A further amendment could put the building safety works agency within the regulator, but there is no need for that. They are two completely different bodies with two completely different remits.
Shaun Bailey
I can certainly see the hon. Lady’s point, but my point is: why do we need to bring so many actors to the table? We are trying to build a system that is accessible. I get what she says, but we both know that for vulnerable leaseholders, things might not seem straightforward. When someone is in distress and difficulty, they will not know the difference between the building works agency and the BSR. I can show her that from my casework.
Daisy Cooper
I think it became incredibly clear in our evidence sessions that there are many innocent leaseholders who have effectively become lawyers. They understand the legislation in great detail, and it is hugely disappointing that the hon. Gentleman thinks that many of these innocent leaseholders would not be able to understand the difference between two different bodies when they themselves have effectively become experts on the legislation. As I say, they are two different bodies. Leaseholders themselves are calling for a programme of find, fix and fund, and the building works agency would be there to do the fixing.
Shaun Bailey
We did see that, and I certainly do not want to undermine the work that individual leaseholders have done to get a grasp of the system. That is not what I am trying to say. I want to see a system that is as easy as possible to navigate. Yes, we have seen those examples and I completely get that, but I could equally refer to individuals in states of absolute emotional distress who would have to deal with this system, as we have touched on under previous new clauses.
Building Safety Bill (Fifth sitting)
Debate between Daisy Cooper and Shaun Bailey(3 years, 2 months ago)
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Shaun Bailey
The hon. Member for Weaver Vale makes an interesting point, but I come back to my point about the environment we are dealing with from a legislative point of view. As an esteemed former member of Manchester City Council, he is much more experienced than me, and he understands the issues. We are crossing into the boundaries of planning reform as well. I do not disagree that that needs to be looked at in this space. However, while I do not disagree with and can subscribe to the amendment’s intentions, broadly speaking, I am concerned that doing it like will mean missing other opportunities for a much more comprehensive reform of this space to ensure that the issues that both the hon. Gentleman and I have experienced in our communities can be resolved.
Daisy Cooper
Given the rumours that the Government’s proposals for planning reforms have been dropped, does the hon. Gentleman agree with the content of the amendment? If he does not want to see it in the Bill, where does he imagine he would be able to put it over the course of the legislative agenda?
Shaun Bailey
The hon. Member is trying to tempt me into speculation on matters I have no control over, unfortunately. I could not possibly say, purely because I do not wish to speculate. To round up, I do not disagree with the hon. Member for Weaver Vale’s sentiment, but there is a better way that we can do it, outside the amendment.
Ordered, That the debate be now adjourned.—(Scott Mann.)
Building Safety Bill (Sixth sitting)
Debate between Daisy Cooper and Shaun Bailey(3 years, 2 months ago)
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Shaun Bailey
I do not disagree with the hon. Gentleman. One point that I would make, now that I have been able to gather my notes, is that clause 5 kind of addresses the issue. It says:
“The regulator must keep under review—
(a) the safety of people in or about buildings in relation to risks as regards buildings, and
(b) the standard of buildings.”
To pick up on the point that the hon. Member for Brentford and Isleworth made, the Bill already does that.
On the points that the hon. Member for Weaver Vale articulated very well on wellbeing and the need for homes that are placed so that people can live and thrive, from my experience those conversations are had at the planning stage and the determination stage. On the safety element, again I do not disagree with the hon. Member for Brentford and Isleworth. She is right that the regulator needs to look at that. From my reading of the Bill, clause 5 address that. Although the sentiments behind the amendment are absolutely right, clause 5 half deals with that, and we have a planning process that deals with the other half. From that perspective, we are already doing this within the structures in which we are already operating. Again, I agree with the sentiments, but operationally there are ways in which we are already doing it.
Daisy Cooper (St Albans) (LD)
I have been struck by the outbreak of cross-party consensus on the content of this and the previous amendment. The dispute is about where it sits. If Government Members do not wish to see it in the Bill and we do not yet have a planning Bill to look at, I wonder whether the Minister might be able to provide some assurances that he would be willing to consider setting up an alternative mechanism that would be in between planning and housing, to look at precisely these kinds of issues that come up, as a form of horizon scanning.
On a slightly different note, which is slightly tangential to the amendment, we took evidence in our hearings, particularly from the Fire Brigades Union, on the need for a mechanism to do horizon scanning. I wonder whether that might be the place to take up these kinds of issues, and whether the Minister might be willing to provide assurances that he would consider such a proposal.
Shaun Bailey
Absolutely, and the hon. Lady made a really interesting point that allows us to think about how that would operate. We talk quite abstractly about things, and the clause in particular sounds very nice, but when we consider the detail of its operational function, we realise that a lot of people caught by the provision will have someone above them in the ownership chain. How can we ensure that those obligations are met?
Broadly speaking, I agree with the clause. It is absolutely right to ensure proactive engagement between the regulator and the relevant persons. As my right hon. Friend the Minister touched on in his contribution, the regulator should not be there just to slam down when things go wrong; it should be proactive in ensuring that things are done correctly in the first place. I will listen very intently to his response to the hon. Lady’s interesting points. From an operational perspective, it is important to remember that there will be people between those relevant persons, and that the regulator, as it carries out its engagement practices under the clause, will encourage best practice from those people as well.
Daisy Cooper
It is a pleasure to serve under your chairmanship, Mr Davies.
I always welcome the idea of regulators having proactive powers, and it is good to see that the regulator can provide proactive assistance and encouragement, but how can a regulator provide assistance and encouragement to absent freeholders? That point was raised by the National Housing Federation in evidence. An idea that I mooted then was that it might be possible for a regulator to favour pursuing remediation if a freeholder repeatedly fails to respond to requests. Has the Minister reflected on that suggestion, and does he think that the clause, as it stands, would give the regulator enough powers to deal with the situation of absent freeholders in particular?
Building Safety Bill (Fourth sitting)
Debate between Daisy Cooper and Shaun Bailey(3 years, 2 months ago)
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Shaun Bailey
Q
Dr Glen: I am a bit wary about looking at the ownership structure, simply because if we waved a magic wand and all those buildings were today commonhold, everybody living in them would be in exactly in the same position. It does not solve anything. You can argue, “If it was commonhold, they could maybe sell some air space and generate a few million,” but that is sort of selling the family silver. You could do that to put new boilers in.
More generally, there are things that legislation can do. I am a big fan of mandatory, independently set reserve funds because buildings deteriorate after a time. Naturally, people say, “You want me to pay for something that won’t happen for 25 years. I’m going to be out of here in five, so I don’t want to pay towards that.” We see that when dealing with boards, which naturally look at whether they can put a sticking plaster on something rather than committing to major expenditure. Other things can be done to help.
How can you resolve the relationship between landlords and leaseholders? As Martin says, sometimes their interests are diametrically opposed, and they are within the organisation. I am painfully aware of many RMCs—my firm almost used to do nothing but RMCs—where you have a dichotomy between the buy-to-lets, who want the minimum service charge possible, and the people who live there, who want the place to be nice and cleaned every single day. You will still get that conflict. The problem is people who are not related living together in close proximity. Communal living is one of the issues. I do not have an answer for you.
Daisy Cooper
Q
Martin Boyd: Unfortunately, my view is that the residents’ voice section of the Bill and the HSE’s current work is the weakest element of the whole process. The Government have not dealt with the issue of the residents’ voice particularly well for a very long time. There is no system at all in either the social or the private sector for the proper representation of everyone’s interests.
As we said, the landlord is obviously sitting in conflict. Under the Bill, I get to sit in conflict with my leaseholders because I have become the accountable person. Under me, I have a responsible person—one of Nigel’s managing agents—who will employ the building safety manager. With my landlord’s hat on, I am liable if things go wrong, but I have no responsibility for any of the costs. All the residents have full responsibility for the costs, but no control. It is only because I am a landlord and a leaseholder that we get that common interest. In both the social and private sector, we have had landlords who have undermined effective resident engagement for decades.
Early in the Bill’s passage, we set out a proposal for a formalised system to create a residents’ group on every site, and the view at the time was that that sat outside the Bill’s purview, but there is no point in setting up a system for cosy little decisions to be made that filter down to the residents, where you hand them a nice little infographic saying, “Please don’t store petrol in your flat.” That is what has been done. The social sector best practice group has produced an infographic, and one of the diagrams says, “Don’t keep petrol in your flats.” Well, if that is our view of the intelligence of people who live in flats, we have a very, very long way to go.
We need to take a very different approach to resident engagement, and what I have said to officials is that, rather than take a top-down approach—assuming that we call the landlord the top of the system—it should start at the bottom with people who actually live in the buildings. Give them the facility to organise themselves and represent their common interests.
Dr Glen: As a managing agent, I would much rather deal with a representative committee of residents than each resident individually, because obviously time is involved in that. It would be nice to think that those residents will represent everybody—that would be nirvana—although it will not always be the case.
This is a really difficult issue. It is always a surprise that people do not realise that managing agents often do not know who the resident is. Somebody will hide the fact that they are sub-letting, for a variety of reasons. They might not want the taxman to know that they are receiving rental income. They might not want to pay a sub-letting fee, or they might not bother to get around to it.
It is difficult to engage with residents when you do not know who they are, but capturing their voice means we have to do that. We also have to filter it. I will give you an unfortunate example that I read about on LinkedIn over the weekend. A firm that specialises in out-of-hours said that they had had a complaint from a gentleman. It was about an issue that did not need instant attention, because that would cost four times as much and he could wait until Monday. The firm received 155 phone calls from that person over two days, most of which were abusive.
Something I put in my paper was that we need somehow to figure out how to filter this. The example I gave was someone saying, “It’s a bit dark in this corridor.” Is that a complaint? Is it just ruefully saying, “My eyes are getting old,” or do I, as a managing agent, have to log that, report it to the regulator, track it and bring in somebody to install new lighting at the cost of £2,000 that weekend? I do not know.
This is a difficult area to get into, but the more we, as managing agents, can get a collective response, the less admin you are doing trying to deal with absolutely everybody.
Building Safety Bill (Second sitting)
Debate between Daisy Cooper and Shaun Bailey(3 years, 2 months ago)
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Daisy Cooper
Q
Justin Bates: There is probably no way of doing this without significant SIs, because to legislate at the level of detail that you probably need, you would have a 10,000-page Bill—you guys would still be in Committee at Christmas. There is also a value to doing it by SI for an element of future-proofing, because it will be easier to update it as things change. I do not see why you could not have at least a draft of the SIs to accompany the Bill, to be considered as part of the scrutiny. One assumes that the thinking as to what will be in the SIs must be reasonably advanced. The moment you have them, this Committee or some other Committee is as well placed as anyone else to do that kind of scrutiny and to bring in the leaseholder and external voices. At the risk of sounding like a typical lawyer, I suspect I am sitting somewhere in the middle.
Giles Peaker: I think I would agree. There are very significant operational elements of this Bill that will be done by statutory instrument, so we are largely in the dark about the way in which it will play out and operate, inasmuch as we have no idea what will be in the SIs. The difficulty with scrutiny of SIs is, I suppose, a parliamentary problem rather than a legal one, but I support Justin’s suggestion that at least drafts, indications or outlines of where the SIs will be going would be significant at this point.
Shaun Bailey
Q
Giles Peaker: I suspect that would be a matter for guidance; guidance would not necessarily avoid the risk of litigation on the issue, but it would mitigate it. The risk for all involved, particularly those who will end up paying for it, is that “reasonable steps” will be seen to be taken as doing every single thing possible to avoid any prospect of being sued or losing one’s insurance, and with that sort of risk avoidance there is a clear risk, particularly when you are looking at potential criminal liability in some aspects. We need some sort of clear guidance on the extent of “reasonable steps”. The difficulty is, of course, that you are looking at a wide range of potential safety issues, and I do not think you could draw a bright line under every single one. Inevitably, without something beyond clause 84, the accountable person will be running scared of what the potential consequences for them will be, if they do not do literally everything.
Justin Bates: The phrase “reasonable steps” is one that the draftsman of this Bill really likes, because it crops up in quite a few places. Contrast clause 84 with clause 124, inserting proposed new section 20D(9) into the Landlord and Tenant Act 1985. That is the one about how you regulate service charges, and in that one the Secretary of State is giving himself a power expressly to issue guidance about what will be reasonable steps. I cannot see that he has done the same in clause 84. He is making the accountable person go back to the prescribed principles, but prescribed principles are not the same thing as guidance. I do not see why you could not add a new subsection (6) to clause 84, stating that the Secretary of State may issue guidance from time to time about what constitutes a reasonable step for these purposes. That would be quite useful—and if you wanted to make him lay it before the House before it takes effect, you could even scrutinise it.