Responsibilities of Housing Developers

Darren Paffey Excerpts

Wednesday 11th December 2024 Westminster Hall

[Darren Paffey (Southampton Itchen) (Lab)]

It is a pleasure to serve under your chairship this afternoon, Mr Pritchard. I thank the hon. Member for Keighley and Ilkley (Robbie Moore) for securing this wide-ranging and important debate. Colleagues have made salient points about the need for more housing, and more housing in the right place. I will focus my comments on the responsibility of developers to build quality, safe homes.

When it comes to development, I am quite straightforward: I want developers to build more housing and I want them to get on with it, but they have to build good, safe homes. Too many do not have their own house in order, and I worry about them being awarded contracts in the future to build more as part of Labour’s ambitious plans for 1.5 million more houses. The time for asking nicely is over; we have to demand that people’s safety is put first. We do not want to be here dealing with the same issues in 10 years’ time under new developers.

This is also about ensuring the wellbeing of the very people we are talking about, namely our constituents—those on waiting lists, and those saving hard to buy their first home or put down rent deposits. Their overall wellbeing and financial stability have been compromised too much in the past. We are putting right the mistakes of the past. In my constituency of Southampton Itchen, I have met constituents who have painstakingly shared stories of how their families are struggling. They set out with these great new developments—they have bought or rented houses that they could afford—only to now be saddled with unscrupulously high service charges to cover the cost of remediation works for leasehold buildings. Some of those constituents are young couples and families who have bought their dream first home but now find themselves in a long and drawn-out nightmare.

I have met the building safety Minister to discuss some specific cases in my constituency: Oceana Boulevard and French Court, among others. They require immediate attention and they are getting it, for which I am grateful. But let us be clear: the housing industry has to act very differently in future on the issues that hon. Members have raised, to ensure that we avoid the gross mistakes of the past. I want the industry to learn those lessons from my constituency, and to ensure quality in what it builds from here on.

None of us wants to be here in a decade, clearing up a different housing mess—whether that is to do with location, quality or form of ownership. It is the developers’ responsibility now to guarantee that quality and get it right the first time, rather than remediating later. It is the Government’s responsibility, of course, to hold developers to account when they do not get it right, so I would appreciate the Minister’s assurances on how we will ensure that those things are right the first time. On that, and on other issues rightly raised by hon. Members, we cannot allow developers to wash their hands of their responsibilities.

Grenfell Tower Inquiry

Darren Paffey Excerpts

Monday 2nd December 2024 Commons Chamber

[Darren Paffey (Southampton Itchen) (Lab)]

I thank the Deputy Prime Minister for her speech, and I associate myself with her words. She reminded us that we should once again remember the victims, the survivors and those left behind after the tragedy of the 72 entirely preventable deaths in Grenfell Tower. There are many lessons to be learned from this tragedy, and residents in Southampton Itchen, especially those in the 46 blocks still affected by unsafe cladding, are looking on anxiously to see if we learn those lessons. These are some of the people who know far too well and far too personally just how slow the progress has been of making all buildings safe.

As this Government embark on our ambitious plan to build 1.5 million new homes, we and, importantly, those who will call those houses their homes, need to know that they are safe. Sadly, however, such peace of mind is not yet felt by many residents in my constituency, where an unacceptably high number still live in buildings affected by cladding or fire safety risks. Some remediation has happened, and that is to be welcomed, but in too many places it is not happening fast enough, or leaseholders are paying the price, as in the countless examples we have heard. They include those who live in blocks that do not meet the 11-metre threshold, and who are getting unexpected bills for tens of thousands of pounds through their letterbox.

I recently held a public meeting with constituents awaiting fire safety works. Among the many who came to share their experiences, Ellie has seen her service charges soar from £1,600 a year to over £6,000, and she has no idea how she will afford it. In the same block, Stewart told me he feels as though no one cares after the same service charge hike left him and his family trapped in a property they have outgrown. Just down the road, Daniel is not only facing escalating service charges of £3,000, but his insurance now tops £4,000 on top of his rent and on top of his regular bills. James happens to live in one part of a taller development in which his building is under 11 metres, yet he is facing remediation charges of between £15,000 and £30,000. Those responsible cannot yet decide how much they are going to charge the residents, and this is simply not acceptable.

Others have told me about the changes they want to see implemented, so in the time left I want to make my constituents’ views and voices heard in this place. They want a clearly defined single construction regulator that can channel efforts to drive change, and I am sure they will welcome today’s announcements. Many are stuck in unsellable flats, and they could not tell us who exactly is responsible for keeping them safe. That needs to change. They want to see a much clearer role for managing agents. What exactly are their responsibilities, and what standards will they be held to? They want to see improved regulation of insurance and service charges—again, that is touched on in the report—so they are not charged for remediation works through the back door, which is simply not fair. With an eye to the future, people want us to move away from the feudal system of leasehold, which this Government are committed to delivering. They want much better-quality housing, so they can move into places where they know they are safe. In short, people want, need and deserve a way out of this mess.

The remediation action plan shows that this Government are taking these issues seriously. I would just urge Ministers, even where deadlines are set, to move even more quickly, where possible. We have begun the crucial work to put right this scandal, and we must not rest until that is done in full.

Council Tax

Darren Paffey Excerpts

Thursday 14th November 2024 Commons Chamber

[Matthew Pennycook]

As I have made clear, we do not recognise the £2.4 billion figure. It fails to take into account increases that I have already mentioned, such as the £300 million increase in business rates income and the £300 million increase in income from new, additional houses. The hon. Gentleman is absolutely right that we expect council tax to raise £1.8 billion in 2025-26, but that is in line with the previous Government’s spending plans and baked into the OBR forecast as of March 2024.

[Darren Paffey (Southampton Itchen) (Lab)]

As a former deputy council leader, I am somewhat amazed by the collective amnesia of Conservative Members. The hon. Member for Ruislip, Northwood and Pinner (David Simmonds) spoke of what “constrains” local government spending power. Does my hon. Friend agree that it is 60% cuts, such as those that Southampton city council has suffered for 14 years, that have really reduced that spending power, and does he agree that rather than faux outrage, what we need is an apology?

[Matthew Pennycook]

I absolutely agree with my hon. Friend. We deserve an apology, but I doubt that we will get one. Before 2010, it was vanishingly rare for councils to fall into serious financial difficulty. Since then, nine councils have been affected in just 14 years. There is a pattern here. For too long, the Conservative Government not only failed to carry out their duty to local government, but hollowed out frontline services and crashed the economy. We are turning that around with the support that we are providing to local government in the Budget. We will set out more details in the local government settlement early next year, as I have mentioned.

Oral Answers to Questions

Darren Paffey Excerpts

Monday 28th October 2024 Commons Chamber

[Angela Rayner]

I am really proud of our Employment Rights Bill and I am really proud to stand here as someone who advocates for flexible working. We do not dictate to councils how they run their services; we work with councils. The right hon. Lady should be able to work out that flexible working is no threat to business and no threat to the economy. In fact, it will boost productivity.

[Darren Paffey (Southampton Itchen) (Lab)]

T4. Southampton Itchen has the worst cases of unsafe cladding in Hampshire and fire safety works are taking years to get started, so residents are stuck in properties they cannot move out of or sell. Will the Secretary of State please update the House on what she is doing to ensure that developers and freeholders get on with urgent safety works and protect leaseholders from extortionate costs? Will she meet me and local councillors?

[Alex Norris]

As a Government, we have been clear that the pace of remediation has been far too slow. The Deputy Prime Minister and I will be meeting developers to review their progress and to agree a joint plan for accelerating remediation in the coming weeks. I am, of course, very happy to meet my hon. Friend to discuss these issues, and meet with constituents if that is helpful too.

Employment Rights Bill

Darren Paffey Excerpts

2nd reading
Monday 21st October 2024 Commons Chamber

[Darren Paffey (Southampton Itchen) (Lab)]

Will the right hon. Gentleman give way?

[Graham Stuart]

I will not.

History tells us that Labour Governments always end with unemployment higher than when they began. They do not do it because they are evil. As has been said, no one in the Cabinet comes from a business background; they simply do not understand the realities. This Government seem bent on destroying employment even faster than their predecessors.

Small businesses are the lifeblood of our economy. They do enormous social good. As the FSB says, smaller employers are

“the ones most likely to give opportunities to people furthest from the labour market, such as those returning after long-term health issues or caring responsibilities.”

Yet under these proposals, the

“Plans to give day one unfair dismissal rights to new employees will add to the risks associated with hiring people.”

That increased risk will inevitably deter small employers from taking on new people for fear of facing an employment tribunal simply because a new recruit turns out to be unsuited to the role. How will Ministers ensure that a company selling food at summer festivals is not bankrupted by having to offer a contract to someone who is not needed after that period is over?

The Government have had a disastrous start. It is no wonder that the legislation is chaotic and poorly planned, given that Labour Cabinet Ministers are never early for work but always early for the free buffet at the Emirates or at Taylor Swift concerts. The Deputy Prime Minister is selling out the country’s interests in favour of trade union interests—selling out the people who vote Labour for the people who fund Labour. The Bill is a catastrophe, and I hope the House opposes it today.

--- Later in debate ---

[Darren Paffey (Southampton Itchen) (Lab)]

As a proud member of Unison, I am delighted to refer to my entry in the Register of Members’ Financial Interests. It is such a pleasure to be here on the Government Benches and rise to back this pro-growth Bill. I do that proudly on behalf of the people of Southampton Itchen, because I know that it will change my constituents’ lives for the better. It is the largest overhaul of working people’s rights in decades, and it will truly make work pay. That is what this Government are about.

As things stand, unfortunately too many employers put their profits before their staff, and for 14 years the Tory Government were happy to just sit back and do nothing about that. One of my constituents shared with me their experience of having their contract changed to zero hours behind their back, leaving them without shifts and unable to make ends meet. That has to stop. The Bill rebalances that relationship and puts an end to the underhanded moves used by some employers. Instead it gives over 1 million people on zero-hours contracts those guaranteed hours, and provides all workers with the protections they deserve.

We know that a secure job is about more than just a salary; it is about someone having the peace of mind that they can put food on the table for themselves and their family. The Bill enshrines such basic rights in law. With over 16,000 unfair dismissal cases a year brought to tribunals, and over 200 cases every month in the south-east alone, workers are clearly facing unjust treatment. Removing the qualifying period for unfair dismissal will offer people greater security from day one and promote a fairer workplace.

I want my constituents to have better pay, a better life at work and better parental leave. They are already telling me about their optimism for the Bill. It is a Bill that will benefit employers too, by helping to keep people in work, increasing staff retention and reducing recruitment costs for employers. That is happening because this Labour Government are pro-business and pro-worker. By increasing those protections, levelling the playing field and modernising our working practices, today a new dawn is breaking for working people. I am proud that it is a transformational Labour Government bringing forward the crucial Employment Rights Bill within our first 100 days.

City and Town Centres: Regeneration

Darren Paffey Excerpts

Wednesday 16th October 2024 Westminster Hall

[Darren Paffey (Southampton Itchen) (Lab)]

It is a pleasure to serve under your chairship, Mr Vickers, in my first Westminster Hall debate—or at least the first one I have managed to get called in, for which I am very grateful. I thank my hon. Friend the Member for Derby North (Catherine Atkinson) for securing this important debate and for setting out the issues so eloquently.

Southampton has been both a town and a city. Since 1964, when it became a city, it has grown to be not only a vibrant and diverse urban community, but also an economic hub and a centre of oceanographic innovation, with a world-leading shipping industry and emerging green tech businesses. It is a privilege to speak today with optimism about the future of my city, and that of the towns and cities represented by colleagues here, because of this Labour Government. The announcements that the Prime Minister made on Monday after the investment summit were a breath of fresh air and hugely welcome. I am here to speak up for my constituents in Southampton Itchen—to ensure that they get a fair slice of that £63 billion pie.

As my hon. Friend the Member for Bury North (Mr Frith) quite rightly stated, the last Government’s levelling-up agenda did not exactly do what it said on the tin; too many towns and cities have been left behind. The Prime Minister has made it clear that the Government are committed to revitalising communities. Southampton Itchen is perfectly positioned to seize these opportunities, so perhaps the Minister could outline the process and timetable for getting some of that investment out into our cities and towns. We must ensure that the investment reaches our town centres and high streets, which connect our constituents and provide them with jobs and opportunities. We must also ensure that decision making and place shaping is led by local leadership. Southampton, along with others in the area, is looking at a devolution deal. Again, I ask the Minister to be sympathetic to the call for national and local leaders to work together for the benefit of all.

Any visitor to the city centre of Southampton will come across Westquay, a state-of-the-art shopping centre that draws shoppers from across the region; the port, a critical hub of trade for the UK; and the Cultural Quarter, a centre for learning, arts and diversity, and a mosaic of small businesses. But they will also see stalled development sites and district centres that are too often forgotten, so although the investment is important and a welcome departure from the last 14 years, we have to regenerate well—all our commercial spaces and jobs, but also dentists, GP surgeries, schools and so on—so that people love where they live.

Renters’ Rights Bill

Darren Paffey Excerpts

Wednesday 9th October 2024 Commons Chamber

[Antonia Bance (Tipton and Wednesbury) (Lab)]

It is an honour to stand here today. I have worked on these issues for more than 15 years. A decade ago, I ran the “Evict Rogue Landlords” campaign at Shelter. I spent a decade on the board of the Nationwide Foundation, funding renter groups and campaigners such as the Renter’s Reform Coalition, and a happy year on the board of Generation Rent, which was ended only by my election.

There is so much to welcome in this Bill, but I am so sad that the Opposition Benches are so empty and that Conservative Members have wasted so much time. I thought that the shadow Secretary of State’s speech was curious, trampling on previous Conservative promises on section 21, citing stats sourced from landlord lobbyists about landlords leaving the sector, and rewriting history about why the previous Tory Bill failed. It was quite a performance.

Representing Tipton, Wednesbury and Coseley, I stand to speak for those renters who use housing benefit to pay their rent. I am so glad that the Bill will end the disgraceful “no DSS” policy. In the long term, the answer for most of my constituents who rent privately is a social home, and I would like to see the proportion of private rented properties in my constituency reduce as we build the social rented homes that we have promised.

There is so much that is so good in this Bill. I think my second favourite measure is the application of the decent homes standard to private renting. Over the past 15 years, I have met renter after renter living with damp dripping down the walls, infestations, faulty electrics, and landlords who just do not care—they do not fix it, but still take the rent every month—with temporary accommodation landlords often the worst. Bringing in Awaab’s law and decent homes, and supporting councils to enforce the law will make the change and make every home safe.

I wish to associate myself with the comments of my hon. Friend the Member for Mitcham and Morden (Dame Siobhain McDonagh). At Shelter, a decade ago, I worked with the Lullaby Trust to make sure that babies were safe in temporary accommodation and I am sad, angry and shocked to hear of the deaths of 55 babies in temporary accommodation in the years since. But, without doubt, my favourite measure in the Bill is the end of section 21. For once and for all, we will end the ability of landlords to throw people out of their homes “just ’cos”. For 40 years, the cards have been stacked in favour of the landlords. Today, we bring forward plans to rebalance the rules, so landlords can run their businesses, shouldering the appropriate level of risk, and renters know their home is theirs for as long they want it.

[Darren Paffey (Southampton Itchen) (Lab)]

My hon. Friend makes an incredibly salient point about families losing their homes under section 21. Like other Members, I am sure, I have an inbox full of such cases—for example, a family with two children were chucked out of their home with no other options. Does she agree that this Bill, brought in within the Government’s first 100 days, will give the basic security of a family home to my constituents and others up and down the country?

[Antonia Bance]

My hon. Friend will not be surprised to hear that I do agree. I have met many of his constituents in Southampton Itchen while campaigning with him over the years. I have seen the conditions that many of them and families in my own constituency live in, and I look forward to the security that the Bill will give them.

I am so pleased and proud that we will bring this Bill forward straight away—no delay, no hold-ups. Loads of renters out there are saving for their next unwanted house move; it takes, on average, £1,700 to move house. They are worried that they may lose their homes and be forced out of the area where their kids go to school. I say to those renters today, “We’ve got your backs. You will be able to stay in your homes—this will be law inside the year. Take heart!” If the landlord tries to raise the rent so high as to amount to a de facto eviction, renters will finally have recourse: they can go to a tribunal and stop a rent rise above market rates.

I gently say to the Minister that it would be good to understand how the tribunal will find out what market rates are; as we all know, looking at Rightmove will not help—that covers only new lets, not all lets in an area. But that detail is for later stages. What matters is this: no more no-fault evictions; security and predictability for renting families; rights rebalanced between renters and landlords; safe homes; and proper action on rogue landlords. This has been a long time coming, and I am so proud.