Social Housing Standards

Baroness Laing of Elderslie Excerpts

Wednesday 16th November 2022 Commons Chamber

[The Secretary of State for Levelling Up, Housing and Communities (Michael Gove)]

Members throughout the House and people across the country will have been horrified to hear about the circumstances surrounding the tragic death of Awaab Ishak. Awaab died in December 2020, just days after his second birthday, following prolonged exposure to mould in his parents’ one-bedroom flat in Rochdale. Awaab’s parents had repeatedly raised their concerns about the desperate state of their home with their landlord—the local housing association, Rochdale Boroughwide Housing. Awaab’s father first articulated his concerns in 2017, and others, including health professionals, also raised the alarm, but the landlord failed to take any kind of meaningful action. Rochdale Boroughwide Housing’s repeated failure to heed Awaab’s family’s pleas to remove the mould in their damp-ridden property was a terrible dereliction of duty.

Worse still, the apparent attempts by Rochdale Boroughwide Housing to attribute the existence of mould to the actions of Awaab’s parents was beyond insensitive and deeply unprofessional. As the housing ombudsman has made clear, damp and mould in rented housing is not a lifestyle issue, and we all have a duty to call out any behaviour rooted in ignorance or prejudice. The family’s lawyers have made it clear that in their view the inaction of the landlord was rooted in prejudice.

The coroner who investigated Awaab’s death, Joanne Kearsley, has performed a vital public service in laying out all the facts behind this tragedy. I wish, on behalf of the House, to record my gratitude to her. As she said, it is scarcely believable that a child could die from mould in 21st century Britain, or that his parents should have to fight tooth and nail, as they did in vain, to save him. I am sure the whole House will join me in paying tribute to Awaab’s family for their tireless fight for justice over the past two years. They deserved better and their son deserved better.

As so many have rightly concluded, Awaab’s case has thrown into sharp relief the need for renewed action to ensure that every landlord in the country makes certain that their tenants are housed in decent homes and are treated with dignity and fairness. That is why the Government are bringing forward further reforms. Last week, the House debated the Second Reading of the Social Housing (Regulation) Bill. The measures in that Bill were inspired by the experience of tenants that led to the terrible tragedy of the Grenfell fire. The way in which tenants’ voices were ignored and their interests neglected in the Grenfell tragedy is a constant spur to action for me in this role.

Before I say more on the substance of the wider reforms, let me first update the House on the immediate steps that my Department has been taking with regard to Awaab’s case. First, as the excellent public-service journalism of the Manchester Evening News shows, we are aware that Awaab’s family was not alone in raising serious issues with the condition of homes managed by the local housing association. I have already been in touch with the chair and the chief executive of Rochdale Boroughwide Housing to demand answers and that they explain to me why a tragedy such as Awaab’s case was ever allowed to happen, and to hear what steps they are now undertaking, immediately, to improve the living conditions of the tenants for whom they are responsible.

I have been in touch with the hon. Member for Rochdale (Tony Lloyd) and my hon. Friend the Member for Heywood and Middleton (Chris Clarkson), both of whom are powerful champions for the people of Rochdale. I have discussed with them the finding of suitable accommodation for tenants in Rochdale who are still enduring unacceptable conditions. I also hope to meet Awaab’s family, and those who live in the Freehold estate, so that they know that the Government are there to support them.

It is right that the regulator of social housing is considering whether the landlord in this case has systematically failed to meet the standards of service it is required to provide for its tenants. The regulator has my full support for taking whatever action it deems necessary. The coroner has written to me, and I assure the House that I will act immediately on her recommendations.

Let me turn to the broader urgent issues raised by this tragedy. Let me be perfectly clear, as some landlords apparently still need to hear this from this House: every single person in this country, irrespective of where they are from, what they do or how much they earn, deserves to live in a home that is decent, safe and secure. That is the relentless focus of my Department and, I know, of everyone across this House.

Since the publication of our social housing White Paper, we have sought to raise the bar on the quality of social housing, while empowering tenants so that their voices are truly heard. We started by strengthening the housing ombudsman service so that all residents have somewhere to turn when they do not get the answers they need from their landlords. In addition, we have changed the law so that residents can now complain directly to the ombudsman, instead of having to wait eight weeks while their case is handled by a local MP or another “designated person”.

One of the principal roles of the housing ombudsman service is to ensure that robust complaint processes are put in place so that problems are resolved as soon as they are flagged. It can order landlords to pay compensation to residents and refer cases to the regulator of social housing, which will in future be able to issue unlimited fines to landlords that it finds to be at fault. Of course, all decisions made by the ombudsman are published so that the whole world can see which landlords are consistently letting tenants down.

It is clear from Awaab’s case, which sadly did not go before the ombudsman, that more needs to be done to ensure that this vital service is better promoted, and that it reaches those who really need it. We have already run the nationwide “Make Things Right” campaign to ensure that more social housing residents know how they can make complaints, but we are now planning—I think it is necessary—another targeted multi-year campaign so that everyone living in the social housing sector knows their rights, knows how to sound the alarm when their landlord is failing to make the grade, and knows how to seek redress without delay.

Where some providers have performed poorly in the past, they have now been given ample opportunity to change their ways and to start treating residents with the respect that they deserve. The time for empty promises of improvement is over, and my Department will now name and shame those who have been found by the regulator to have breached consumer standards, or who have been found by the ombudsman to have committed severe maladministration.

While there is no doubt that this property fell below the standard that we expect all social landlords to meet, Awaab’s death makes it painfully clear why we must do everything we can to better protect tenants. Our Social Housing (Regulation) Bill will bring in a rigorous new regime that holds landlords such as these to account for the decency of their homes. As I mentioned, the system has been too reliant on people fighting their own corner and we are determined to change that. The reforms that we are making will help to relieve the burden on tenants with an emboldened and more powerful regulator. The regulator will proactively inspect landlords and, of course, issue the unlimited fines that I have mentioned, and it will be able to intervene in cases where tenants’ lives are being put at risk. In the very worst cases, it will have the power to instruct that properties be brought under new management.

Landlords will also be judged against tenant satisfaction measures, which will allow tenants—indeed, all of us—to see transparently which landlords are failing to deliver what residents expect and deserve. It is the universal right of everyone to feel safe where they and their loved ones sleep at night, which is why our levelling up and private rented sector White Papers set out how we will legislate to introduce a new, stronger, legally binding decent homes standard in the private rented sector as well for the first time. We recently consulted on that decent homes standard and we are reviewing the responses so that we can move forward quickly. It is a key plank of our mission to ensure that the number of non-decent homes across all tenures is reduced by 2030, with the biggest improvements occurring in the lowest-performing areas.

The legislation that we are bringing forward is important. We hope that, as a result, no family ever have to suffer in the way that Awaab’s family have suffered. We hope that we can end the scandal of residents having to live in shoddy, substandard homes, such as some of those on the Freehold estate. We want to restore the right of everyone in this country, whatever their race or cultural background, to live somewhere warm, decent, safe and secure—a place that they can be proud to call home. I commend this statement to the House.

[Madam Deputy Speaker (Dame Eleanor Laing)]

I call the shadow Secretary of State.

--- Later in debate ---

[Michael Gove]

Again, I am very grateful to my hon. Friend for his work. I know that he has been extraordinarily diligent in following up the cases of poor housing that have been brought to his attention. He is absolutely right that the leadership of RBH has presided over a terrible situation in his constituency. Action does need to be taken. He is absolutely right that we need to make sure that all of the tools at our disposal are used to investigate what went on and to hold those responsible to account. He is also right to say that individuals who earn well in excess of what our Prime Minister earns and who have responsibility for 12,500 homes should take the consequences of those actions.

[Madam Deputy Speaker (Dame Eleanor Laing)]

I call the Chair of the Levelling Up, Housing and Communities Committee.

[Mr Clive Betts (Sheffield South East) (Lab)]

May I associate myself with the aims that the Secretary of State has set out in his statement? I think they will be supported across the House.

I draw the Secretary of State’s attention to the Select Committee’s report, “The Regulation of Social Housing”, published in July—I gently remind him that the Department has not yet replied to it. In the report, we identified some social housing that was unfit for human habitation, and causing the sorts of health problems that tragically have been seen in this case. We identified problems with repair reporting, complaints handling, and a lack of proactive inspection of properties by housing providers and the social housing regulator. We put that in context and said

“some blame must attach to successive Governments for not investing enough in new homes, which has increased the sector’s reliance on outdated stock, and for not providing funding specifically for regeneration.”

Some of those are not individual repairs; there are failures of whole blocks and whole estates. I say to the Secretary of State: let us share the common objectives, and let us work together to get the money to ensure that those objectives can be realised.