Construction Standards: New Build Homes

John Lamont Excerpts

Tuesday 25th March 2025 Westminster Hall

[Michelle Welsh]

I completely agree. I was pleased that the Government announced they are accepting some of the recommendations in the Competition and Markets Authority’s housebuilding market study. I am particularly pleased that we are implementing a statutory UK-wide new homes ombudsman scheme and supporting the development of a voluntary ombudsman scheme to improve consumer protection ahead of the statutory scheme’s launch. For too long, customers have felt like they have nowhere to turn, are not being listened to by the big developers, and do not know their rights. I hope this is a step towards changing that.

I ask the Minister that when drafting the new UK-wide scheme, the Government put quality at the heart and ensure that people have all the necessary protection in cases such as those of my constituents. We must also have better oversight and accountability for companies that do not deliver high-quality construction standards. It is vital that we showcase what good practice looks like. I know there are many builders who do an exceptional job, and take great pride in their work. We cannot let the reputation of new build homes be ruined by a few rogue companies.

I mentioned earlier that I am proud that this Government have committed to delivering 1.5 million quality homes. In my constituency, the quality has sometimes been very lacking, the infrastructure has been very lacking, and the local Ashfield district council has been gerrymandering with its local plan, which continues to put precious historical land at risk, while there are more than enough brownfield sites to be used across the district. I ask the Minister that when we deliver these homes, the necessary steps are taken to ensure that the right companies and builders are selected to complete this work; that we work to provide the infrastructure that is needed; and that when councils let their communities down, like Ashfield district council has, the Government will step in.

I ask the Minister to ensure that the Government and local authorities have the necessary oversight powers to ensure that quality is maintained throughout the house building process. We have a real opportunity to build the homes we desperately need, while beginning to close the skills gap and shutting out rogue companies that underperform. Tradespeople need protection so that they are able to do a high-quality job.

[John Lamont (Berwickshire, Roxburgh and Selkirk) (Con)]

The hon. Lady is making an excellent speech, and I agree with many of her points. Does she agree that when someone buys a new home, not only do they expect to have the mains water running, electric and gas, but in this day and age they expect to have a good broadband connection? Although the last Government made significant progress with obliging new house builders to connect properties, the £2,000 cap is sometimes giving developers an opt-out—a get-out—from connecting some properties to high-quality broadband. Does she agree that we should go further to ensure that all properties have access to high-speed broadband?

[Michelle Welsh]

I completely agree with that, as somebody who represents a constituency that has a large very rural chunk. With these new builds it is really important that such communities stay connected.

Future generations deserve to know that they are buying and/or living in quality homes, whether that is in new social housing, or their own home that they have purchased. Our construction workers of today and tomorrow, and the future of our housing, rely on us, as a Government, to get this right.

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[Lee Anderson (Ashfield) (Reform)]

It is a pleasure to serve under your chairship, Ms Jardine. I congratulate the hon. Member for Sherwood Forest (Michelle Welsh) on securing this important debate. I am very happy about it, because for about 10 years Persimmon Homes, which she mentioned, has been on my radar both as a local councillor and as a Member of Parliament.

We have an estate in Huthwaite in my constituency called the Mill Lane estate, which was built by Persimmon some 12 or 13 years ago. The standard of work was, to say the least, quite shoddy. There were lots of snagging issues when people moved in, but it is too late then—they have paid the money, they have got the mortgage and they are in these houses with dodgy patios, patio doors that do not fit, kitchens falling to pieces, uneven floors, walls that are not lined up and doors that do not fit. When they complain to Persimmon, it takes ages to come out and see people and put the work right.

In fact, Persimmon did not come out at all, so I ended up, as a councillor, putting in formal complaints on behalf of the residents who had snagging problems. I did it through the previous MP’s office, and lo and behold, once the MP got involved and we put in formal complaints, Persimmon started to come round to people’s houses and put the problems right. However, it should not be for somebody who has just forked out thousands and thousands of pounds, and made themselves skint to get their new dream home, to have to go to the local MP or councillor to complain about a brand-new but shoddy home and try to get the work put right. The owner of a brand-new home would expect it to be right first time. Imagine waking up one morning and seeing all these problems after being in there for a week. That has been happening to residents in my constituency.

We have another Persimmon estate in Ashfield—the Owston Road estate in Annesley. Persimmon—I will name and shame it because I think it is important to do so, as it has been dreadful to my constituents—decided to put a road on this estate made out of semi-permeable blocks of stone. It is not a normal road, but a type of block paving that has been put on the whole estate. Nottinghamshire county council had never seen this block paving before, so it quite rightly refused to adopt the estate, because once it adopted the estate, it would be responsible for the block paving. They have been arguing the toss for over 10 years, and I have been working on this for 10 years as a councillor and an MP. Every year or so, Persimmon staff turn up on site with their high-vis jackets and their boots, and they meet me and speak to residents. They promise to have a plan to put it all right within six months, and six months later Persimmon has swapped staff or sacked somebody, and another person turns up.

This has been going on for 10 years, and I have a resident called Mr Warhurst—Alan Warhurst—who has been campaigning with me for the past 10 years. I actually feel sorry for this bloke, because it has got to the point where he thinks he is banging his head against a brick wall. The killer is that when people try to sell their houses, they may struggle. Some of them may struggle to get a mortgage on these houses, because the estate is in essence a private one. Nobody has adopted it, and nobody wants to adopt it or the highway, because it could cost hundreds of thousands of pounds to put this work right.

I have a solution. I am not sure whether the Minister will agree with me, but I strongly suggest this for house builders such as Persimmon. Don’t get me wrong; I have had this with Ben Bailey, Avant and other house builders, but they have been much better and much more forthcoming in putting right the repairs. I suggest that if we have persistent problems with a house builder, we should reject any planning application from it in the future, until it starts to build houses correctly. I think that is the only way to stop these people.

When a council adopts a new estate, it takes on full responsibility, and the house builder knows that. However, once the house owner has purchased the house—once they are in their house, have the keys and have a mortgage —they are locked into that house and they are stuck with it. They cannot really battle with the house builder, whereas a local authority can. The local authority holds all the aces. It can say, “No, we’re not adopting that road, these pavements or these street lights until you’ve built them to our standards.” It is the same with the local water authority, such as Severn Trent, which can say to the house builder, “No, we’re not adopting that sewer or that freshwater supply until you’ve built them to our standards.”

[John Lamont]

The hon. Member is doing an excellent job of highlighting the problems with new house developments in his constituency. The National House Building Council will in many cases provide a guarantee backing up the developer to fix the repairs that are required, but I have certainly had difficulties with the NHBC in the past. Has he any reflections on the role it plays?

[Lee Anderson]

I thank the hon. Member for his intervention, which, as usual, is spot on. He is quite right, and I have had loads of these problems over the years. In fact, I had a big project running on a few of my new house builds in Ashfield a few years ago, and I was getting exactly that problem. People think they have a 10-year guarantee, but when they try to get in touch with the NHBC to get the work put right, they find it is next to useless. That is why the people on these new housing estates are contacting their local councillor and their local MP in great numbers.

While I am here, I will give right hon. and hon. Members a tip. Because of what the hon. Member for Sherwood Forest has said, if they get a new housing estate in their patch—I am getting one shortly—they should go and knock on the doors, deliver a snagging leaflet or do a survey to ask people whether they are satisfied with their house builder. Hon. Members would be surprised how many surveys we get back from constituents who are deeply unhappy with the state of their house.

--- Later in debate ---

[Robbie Moore (Keighley and Ilkley) (Con)]

I thank the hon. Member for Sherwood Forest (Michelle Welsh) for securing this important debate. As I said in my earlier intervention, it seems that we have both experienced the challenges of Harron Homes, and she has my full sympathy for having to deal with them. In my own constituency, I had the managing director come out—not that he wanted to, but I managed to get him there—and we had a meeting with residents to talk through some of the challenges. I share the concerns that she raised on behalf of her constituents, because it is not a good housing developer and it does not have its residents’ best interests at heart.

Construction standards are not just about bricks and mortar; they go into a home, and they go beyond that, into the sense of belonging that one feels when living in a good quality space. Construction standards are also about the process of planning, site security and development maintenance, all of which play a part in the experience of a resident who moves into a property.

I will use this opportunity to talk about some of the challenges that I have experienced in my constituency, particularly in Long Lee. In Redwood Close, a development is being undertaken by Accent Housing Group. I was called to look at the condition of an existing construction site about eight months ago. It is derelict because those involved in the construction went bust, but this is a site that is right in the heart of Long Lee and, dare I say it, has been causing a huge nuisance not only to those who wanted to move into the development and are now experiencing delays, but to those living in close proximity. I was invited along to see the access challenges to this particular site for myself. Neighbouring properties have had boundary walls, drainage and access all disturbed as the result of ongoing, existing construction. It is completely unacceptable.

I met again with the director for development, who came out on to the site with me around four months ago and reassured me that things would change at speed. I can tell hon. Members that nothing has changed at all, other than giving me further reassurance and then holding a residents meeting. They have told me that Esh Construction Ltd has now been appointed to complete the works, but those works are not due to start until mid-spring and construction of the site at Long Lee will not be completed until 2026.

All the while, those neighbours—who have had their property damaged, access hindered and boundary walls to their properties completely removed, allowing easy access to a dangerous site—have had to live with this right on their doorstep. It prompts the question: what has the local authority been doing throughout this whole process? Bradford council has not monitored the construction, nor has it carried out sufficient enforcement action; indeed, no enforcement action seems to have been taken at all. That is not a satisfactory outcome for the residents in Long Lee.

[John Lamont]

My hon. Friend is making an excellent speech and he is right to highlight the important role that local authorities have. However, speaking as a former commercial property lawyer, I think part of the problem is that, when buying a new home, the purchaser is forced to take a contract package that is geared in favour of the developers. When someone buys a second-hand home, there is a degree of negotiation between the parties, but when buying a brand-new home they take the pack from the developer and the remedies for the purchaser to deal with snagging items are very limited. Does he agree that that is part of the problem?

[Robbie Moore]

I absolutely agree, and that point has been made by the hon. Members for Sherwood Forest and for Ashfield (Lee Anderson): once someone has purchased a property or is tied into a contractual relationship, dealing with those snagging issues is a huge challenge. Where can they go from there? They have been taken out of the local authority’s remit to deal with it, because it has approved the planning application—having probably not carried out any enforcement action at all. That is the problem I observed with Bradford council’s lack of any attention to the challenges that we faced in Keighley, Ilkley and the wider area that I represent.

The problem is that, when someone is locked into a contractual relationship, or has even moved into a property, and there are snagging issues, they are effectively trapped and there is no real ability for any organisation with any weight to deal with that. Will the Minister address in her closing remarks what action the Government will now take to deal with cases where new developments have been constructed of a poor quality and concerns have been consistently raised?

It should not take a Member of Parliament to deal with those concerns—it seems that only housing developers only then suddenly realise they have to do something about them. What will the Government do to provide more weight to these concerns that are being raised, so that people with snagging issues can have reassurance that those problems will be sorted out?

I will conclude my comments by discussing the challenges associated with dealing with section 106 moneys. When planning applications have been approved, there is then effectively a negotiation that takes place between the developer and the local authority. I again have to rely on Bradford council negotiating the best deal for whatever that section 106 money is contributing to. Section 106 money is effectively a payment to deal with any mitigating factors that have been negatively imposed on our community through that development. I give the simple example: if those negotiations are not robust enough, that disadvantages the communities we represent. If that section 106 obligation is not spent or enacted within a reasonable time, our constituents are significantly disadvantaged as a result of a local authority—such as Labour-run Bradford council—not responding well enough. That disadvantages the communities we represent.