Oral Answers to Questions

Kate Green Excerpts

Monday 28th January 2019 Commons Chamber

[Rishi Sunak]

The current system is one of self-regulation and, sadly, the behaviour of some rogue operators using questionable or intimidating practices means that change is required and we must act. The new code will mean consistency and higher standards for parkers and will ensure that rogue operators are driven out of business.

[Kate Green (Stretford and Urmston) (Lab)]

My constituents—particularly disabled constituents and those, for example, attending hospital appointments—also suffer from punitive cowboy parking operators. What efforts can be made in the code to give special protection to them?

[Rishi Sunak]

These are exactly the kinds of things that the code of practice will cover, and I will be delighted to receive representations from the hon. Lady as the code is developed.

Protection for Homebuyers

Kate Green Excerpts

Thursday 13th December 2018 Westminster Hall

[Kate Green (Stretford and Urmston) (Lab)]

I beg to move,

That this House has considered protection for homebuyers.

It is a pleasure to see you in the Chair, Ms Ryan. I start by expressing my thanks to the Backbench Business Committee for allocating time for this debate; to Paula Higgins from the HomeOwners Alliance, and Emma Thomas and Steve Turner from the Home Builders Federation, who took the time to brief me; to the House of Commons digital team, which facilitated a digital debate on the subject earlier this week, in which hundreds of members of the public participated; and especially to the many individuals up and down the country who have been in touch with me to share their experience of buying a new home, particularly my constituents Lisa, Mike, Denise and Deepak. I also thank the Exchequer Secretary to the Treasury—for listening to the introduction of this debate, at least. I hope he will find our discussion to be of interest.

I am sorry to say that the experiences that homebuyers have related to me are not happy ones. I regret that I cannot mention every individual case that has been conveyed to me, but I will do my best to reflect the wide range of issues raised, in relation to both the defects that homebuyers too frequently encounter when they move into a new-build home and the poor customer service that follows when they try to have those defects rectified. Of course, everyone expects to find snags in a new house, but I was pretty shocked that Shelter reported that more than half those surveyed in a YouGov survey in 2017 said that they had experienced some, or a lot of, major problems with their new home, and some of those problems were frankly dangerous.

In Woodsend in my constituency, residents moving into new Persimmon homes experienced a toilet that was flushing boiling water; a toilet that did not flush; dripping from the loft; holes in the walls; skirting boards that needed replacing; problems with light fittings; a front door that could not be closed; and a whole host of other problems. From across the country, I have heard reports of waste water from a lavatory not being connected to flow into the sewerage system, and gathering underneath the house; uneven floors; exposed nails; unfinished electrics; waterlogged gardens; issues with insulation; and problems with sinks, walls and fixtures.

[Ian Murray (Edinburgh South) (Lab)]

I am grateful to my hon. Friend for bringing this welcome debate before the House. Bellway Homes built homes in my constituency in 1988, and there is a suspicion that the gas installation did not meet the 1988 gas regulations. Residents have been fighting Bellway since, and the matter has now come to a head: the company has put its lawyers on to the question of whether it should comply with those regulations, despite the gas safety advisors saying that the homes do not meet the regulations.

Should we be highlighting these issues more often, and saying to people who are purchasing these homes that they require a much greater level of protection, either from Government or from insurance, to make sure they are covered for not just a few years but for decades into the future?

--- Later in debate ---

[Kate Green]

I am grateful to my hon. Friend for making that point. The issues of protections through statute and of information to purchasers will be among the many points that I hope to draw to the Minister’s attention during the remainder of my speech.

A couple of weeks ago, the BBC’s “5 live Investigates” reported on the shocking experience of a couple who had moved into a new Bovis home in Worcestershire. During that programme, homebuyer Craig read out a list of a staggering 354 defects in their new house. Last week, the “Victoria Derbyshire” programme reported on homebuyers who found that the mortar in the walls of their new Barratt and Taylor Wimpey homes was crumbling. Buyers report that once they have decided to buy a house, they are placed under considerable pressure to complete the purchase speedily, so that the developer is paid and managers meet their sales targets. Quality is clearly being compromised as a result of those pressures.

[Justin Madders (Ellesmere Port and Neston) (Lab)]

The pressure that buyers are put under to conclude purchases quickly is something I hope to talk about later on. Is my hon. Friend aware of issues with developers insisting that particular solicitors complete the transactions?

[Kate Green]

Indeed I am, and that too is a point to which I hope to return in the course of my remarks.

[Sir Peter Bottomley (Worthing West) (Con)]

I apologise for not being able to stay for at least the middle part of the debate, because of another parliamentary duty. Does the hon. Lady agree that one of the consequences of this debate and those BBC programmes is that publicity attaches to the builders? It would be a good idea for there to be some forum that other media could look at, so that the names of the builders that manage to build homes without defects or correct them quickly get praised, and those that do not get damned.

[Kate Green]

The hon. Gentleman has raised an important point about the impact on the reputation of the whole industry. Although some of the builders involved are household names, it is important to recognise that, as I have heard, some smaller local builders are implicated in delivering poor-quality build, whereas others meet a very high standard of both build and customer service. However, too often, it is the large developers—whose reputation people will be familiar with, and in which buyers might reasonably feel they could place some trust—that are letting their customers down so badly.

I will put on the record a few of the other major household names that I have heard mentioned, as although I will be talking about my constituents’ experience with Persimmon Homes, Persimmon is far from being the only offender. I have also heard about problems with Bellway Homes, which my hon. Friend the Member for Edinburgh South (Ian Murray) mentioned; Harron Homes; Charles Church, which is an arm of Persimmon; Linden Homes; David Wilson Homes; and Keepmoat Homes. It is entirely possible that colleagues will add to that list in the course of our discussion.

The problems of defects are compounded by the appalling customer service, and sometimes outright bullying, that homebuyers experience when they attempt to have defects remedied. My constituents in Woodsend began complaining about their new homes many months ago. Lisa tells me that she waited a year and a half before Persimmon even gave her a named customer service contact, although the company did find time in that period to pay its then chief executive a £75 million bonus. I wrote to the company on Lisa and her neighbours’ behalf earlier this year and was staggered to be told that it was not Persimmon’s policy to deal with MPs. However, it was not dealing with or responding to the homebuyers either. I think the House will agree that that is truly shoddy and reflects systemic problems that are incumbent on Government to sort out.

Buying a house is the biggest, most important purchase most of us will ever make. People work hard and save up for their dream home, but too often instead they are suffering huge cost, stress and inconvenience.

[Danielle Rowley (Midlothian) (Lab)]

I thank my hon. Friend for bringing such an important debate to the House. I want to add something about the frustration that her constituents feel, especially with Persimmon Homes. A constituent of mine said:

“Unfortunately, we have had nothing but continuous issues since we moved in. What should have been one of the happiest times for us has been plagued by bad workmanship and appalling communication and customer service.”

They expressed to me that it had had such an impact on their life at what should be a happy time. Does she agree that it is a life-changing moment and that bad house builders are causing such distress to constituents?

[Kate Green]

I absolutely agree. In fact, my hon. Friend’s constituents have been posting on Facebook about some of their experiences with Persimmon, which echo those of my constituents. She makes an important point about the impact these things have on people’s emotional wellbeing. Some of the homebuyers who have contacted me in recent weeks have talked about being forced to take time off work because of mental health problems created by the stress they are experiencing.

As my hon. Friend said, buying a new house is a life-changing moment for many people. In and of itself, it is a big, emotional, stressful experience and is often accompanied by other big life changes, such as leaving the family home for the first time or an enlargement to the family. It is important to acknowledge that that stress is significant, often lasts for a protracted period of time and is exacerbated by the reluctance of developers to engage with people’s problems.

Despite all that, house purchase is one of the areas of consumer law that is least protected in consumer legislation. Property is exempt from the Sale and Supply of Goods Act 1994, meaning that if it fails to live up to expectations, there is no right to reject it and demand a refund. The role of building control inspectors is to ensure that technical standards are met. They are not responsible for monitoring build quality.

What is more, the person carrying out the work—in other words, the developer—has the choice of which building control body to use to carry out the inspection. A confusing landscape of codes of practice, warranty schemes and even, as was reported on the “Victoria Derbyshire” programme, attempts to gag buyers from going public leave people at the mercy of the developers and warranty companies. All in all, as the HomeOwners Alliance says, people get less protection when buying a house than they do when buying a toaster.

What needs to change? The all-party parliamentary group for excellence in the built environment made a series of recommendations—I know the Minister will be familiar with them—in an extremely well researched and comprehensive report in 2016. Earlier this year, the Government undertook a much-needed public consultation on strengthening rights and protections for homebuyers. I welcome those initiatives, and I am glad the Government have indicated their support for the introduction of a new homes ombudsman, but there is no detail as yet or timescale for implementing that.

In the meantime, the multiplicity of codes, warranties and complaints systems makes things very complicated for homebuyers. The Home Builders Federation told me that it is working on a series of industry-wide reforms, including preparing for the introduction of an ombudsman scheme, a standard sales contract, a single code of practice and a minimum set of warranty standards. It hopes to work with mortgage providers so that compliance would be required for a purchaser to obtain a mortgage. That is all well and good, but I just do not think people will be reassured simply by a voluntary, industry-led approach. The Government need to be much more precise and prescriptive.

The HomeOwners Alliance and the all-party group have called for a number of measures that would significantly help to improve the situation for homebuyers. In her response, I hope the Minister will specifically address them. First, they propose a 2.5% snagging retention so that new-build homebuyers retain 2.5% of the cost of the house, which would be held back for six months, until the end of the defects period, where it would be paid over only if the defects have been corrected. That would create a powerful incentive for builders to sort out problems.

The HomeOwners Alliance and the all-party group propose a right for homebuyers to inspect their new home before moving in, without prejudice and with the right to bring their own surveyor or snagger. Builders selling their properties off plan will often refuse to let buyers inspect the property before they take the keys. That practice is unacceptable and should be ended.

Standardised contracts should include the full plan and specification as standard, rather than them being hidden away in an office. The contracts must include standardised terms and have more detailed specification so that builders cannot swap for cheaper materials. Consumer groups should be involved in the development of those contracts, otherwise the fear is that they will continue to be stacked in favour of the developer.

A focus on quality is much needed across the sector through the adoption of International Organisation for Standardisation standards. A review of the inspection and warranty regimes is required to give consumers reassurance that buildings meet standards set by Government and greater clarity about what is covered. Buyers believe their warranties will protect them for up to 10 years, but after the first two years, warranties typically cover only serious structural defects. Again and again in preparing for this debate, I heard reports of warranty companies refusing to take responsibility for sorting problems.

We also need minimum standards for compliance inspections. A single homebuyers code should replace the many different codes, which are so confusing for homeowners. The new ombudsman, funded by the industry—I think that is the Government’s intention—should be the guardian of the code. It should cover after-sales service as well as the quality of the building work.

Developers should not be able to recommend individual solicitors. That point was raised a few moments ago by my hon. Friend the Member for Ellesmere Port and Neston (Justin Madders). Solicitors should be working for the homebuyer, but if they get most of their business via the developer, that naturally creates a conflict of interest.

[Helen Goodman (Bishop Auckland) (Lab)]

I am pleased that my hon. Friend has secured this debate. Does she not think that it might be an idea for the Law Society to look into the behaviour of solicitors who put themselves in the position of having that serious conflict of interest, which is so detrimental to our constituents?

[Kate Green]

I absolutely agree, and I hope the Law Society will take note of that suggestion.

The final suggestion for improvement and reform is for prospective homebuyers to have more up-front information about the property they are purchasing, including whether properties are leasehold or freehold and the implications of buying leasehold property. We have all heard reports of rip-off service charges and ground rents that rise every year affecting leaseholders in our constituencies. The Government need to act to address that scandal. There should be a standardised key facts document, as there is in financial services, such as for mortgages. Also, better information needs to be handed to the consumer once the property has been completed. I hope that the Minister will respond in detail to those suggestions.

Before I conclude, I should say that no debate in this House right now would be complete without a reference to Brexit. Fundamentally, the problems I have described come down to corporate greed, but they have been exacerbated by pressure to build the new homes needed to meet Government targets, which the construction industry is struggling to cope with. Poor quality workmanship has been attributed in part to being forced to rely on inexperienced, unqualified labour.

The Construction Industry Training Board tells me that, in response to the shortage of skilled workers, many developers are relying on EU workers to fill gaps in their sector, including electricians, carpenters and bricklayers. Those are skilled trades, and investment in upskilling the domestic workforce to meet demand is imperative. However, were we simply to turn off the tap on EU labour, the pressures that the industry faces would only increase.

We are still waiting for the Government’s immigration White Paper, although I was pleased to hear the Leader of the House promise in business questions this morning that we would see it next week. There are particular worries in this sector, not least because of the reliance on self-employed labour, yet there is a real lack of information about how the Government’s post-Brexit immigration system will work for self-employed workers. Will there, for example, be the possibility of third-party sponsorship schemes to enable such skilled tradespeople to continue to come in and provide labour in our construction sector? I urge the Minister to press her Home Office colleagues to ensure that the immigration policy that it introduces meets the needs of this crucial sector.

This House cannot sit by while so many of our constituents face such great cost, stress and disappointment when making such a significant investment. The industry needs to get its house in order, and the Government have a responsibility to ensure that it does so. The Minister must tell us exactly what steps she will take to protect our constituents from seeing their dream home become a nightmare. I look forward to her response.

--- Later in debate ---

[Justin Madders (Ellesmere Port and Neston) (Lab)]

It is a pleasure to serve under your chairmanship, Ms Ryan. I congratulate my hon. Friend the Member for Stretford and Urmston (Kate Green) on securing this extremely important debate and on the way she managed to cover a whole range of issues. There are many aspects to this issue. As my hon. Friend the Member for Poplar and Limehouse (Jim Fitzpatrick) said, I am vice-chairman of the all-party parliamentary group on leasehold and commonhold reform. I pay tribute to him and the hon. Member for Worthing West (Sir Peter Bottomley) for the work they have done, ably aided by the Leasehold Knowledge Partnership, in raising the many issues in many debates here.

The title of the debate is “Protection for Homebuyers”. The truth, as we have heard, is that there is little protection, if any. We have a system based on the historic principle of caveat emptor—buyer beware—which is a principle I often hear quoted back at me when I raise concerns about some of the more insidious practices developers have adopted over recent years. Buyers should beware, because caveat emptor relies on a buyer and a seller having equal bargaining power, and that is simply not the reality in 2018. We have a huge shortage of housing, there are significant barriers for buyers in getting on the housing ladder and there are a handful of huge companies responsible for the vast majority of housing delivery.

The situation has been exacerbated by the Help to Buy equity loan scheme, which offered support to first-time buyers for new-build homes only. That led to an effective monopoly being held by some developers. If someone wanted to purchase their first home in the area where they grew up, the only choice would have been to visit the sales office of an individual supplier.

[Kate Green]

Does my hon. Friend agree that it is not just individual homebuyers who are being ripped off by some developers, but the taxpayer, because it is public money, through the Government’s Help to Buy scheme, that is helping to boost their profits?

[Justin Madders]

I absolutely agree. The reliance on this small group of developers has been a very poor deal for the taxpayer, and it is against that backdrop that the leasehold scandal has emerged. Once-trusted household names such as Bellway, Persimmon, Redrow, Taylor Wimpey and Countrywide acted in, I believe, a deliberate way to exploit the circumstances and rip off thousands of people around the country—and the taxpayer, in the process.

For no other reason than profiteering, houses in many areas gradually began to be sold on a leasehold rather than a freehold basis. Punitive permission fees—where a leaseholder is forced to pay a significant sum for everything from putting up a shed to changing a carpet—were hidden in the small print of the leases. Service or maintenance charges were then added, charging leaseholders for the same services that they are already paying council tax for. If that was not enough, the developers then added onerous clauses, causing the ground rent in many cases to periodically double, taking them from an initial modest sum to thousands of pounds after a few decades, rendering the properties unmortgageable and unsellable in the future. The ground rent is, of course, being levied for absolutely nothing in return.

When purchasers query the leases on the properties, they are offered a range of scripted reassurances, being told that the properties are “virtually freehold” and that they would have first refusal to buy out the lease. In almost every case, the lease is then sold without the knowledge of the person actually living in the home, to become an income stream for a network of opaque investment companies. People are then told they can purchase the freehold of their own home only if they are prepared to offer tens of thousands of pounds.

As we have heard, purchases of these properties take place in an extremely tight and completely artificial timescale, imposed by the developer through a hard-sell approach. To compound the unequal relationship between the parties to the transaction, a variety of pressure and incentives are used by developers to encourage the use of a solicitor on their own panel. While the solicitor of course has a duty to act in the interests of the purchaser, the reality is that when hundreds of cases are being provided by the developer, that independence is inevitably put under some strain.

My constituent, Katie Kendrick, has helped to lead an incredible campaign on behalf of leaseholders around the country against this scandal, and I pay tribute to her for everything she has done to bring it to the attention of the public. Her own case is a textbook example of the kind of issues we have talked about. In July 2014, with her husband, she bought what transpired to be only the lease to her home from Bellway, a company with a revenue of more than £2.5 billion last year. It was bought through the Help to Buy scheme, and they had only 28 days to complete the purchase following payment of the £500 deposit to reserve the plot. Because of this developer-imposed and completely arbitrary timeframe, Katie and her husband were pressured into using the Bellway-recommended solicitors.

They were informed during the process that, after two years, they would have the right to buy their freehold without any problems and that it would cost in the region of £2,000 to £4,000. Less than two years later, in February 2016, they received notification that the freehold to their home had been unilaterally sold to Adriatic Land 4 (GR1) Ltd. When they inquired whether they could purchase the freehold, they were quoted an amount of £13,350.

I have concluded that Katie’s experience was deliberately manufactured, because it is simply not feasible for the exact same actions to have become standard practice across a range of developers throughout the country. If this situation, as I believe, was deliberately manufactured to exploit thousands of people up and down the country, what is the Minister going to do about it?

If the situation is so serious and inequitable that it should be banned from ever occurring in the future, as is the Government’s apparent policy, how can she justify taking no action to help those people who have already been affected? What examination has been undertaken of the Government’s role in the leasehold scandal? Does she accept that Help to Buy—a scheme created with good intentions—not only helped to create a monopoly position that was exploited, but has also subsidised the perpetrators? What is going to be done about that?

The Housing, Communities and Local Government Committee investigation into these issues is extremely welcome, and I would urge anyone who has not yet done so to look at the evidence provided to date. Some of the responses from developers are completely incredible, in the literal sense. All the developers were unanimous in their support for ending the leasehold scheme that they have already inflicted on thousands of people around the country. Taylor Wimpey told the Committee that when the doubling ground rent issue

“came to our attention...we made a very quick decision to convert the homes that we sell to freehold.”

That implies that until that point they were unaware of the basis on which they were selling their homes.

When Bellway was asked why it sold the freehold off to a third party rather than to the people actually living in the property, their chief executive, Jason Honeyman, replied:

“It is how we have always operated as a business. I am sure that is not the answer you want.”

A member of the Committee pressed him further on this point:

“I am asking why your customers do not get the chance to exercise the opportunity to buy their freehold. You are selling the freehold out from under them without their knowledge.”

His response was simply:

“Yes, we are.”

We know from many Bellway customers that they were specifically told by the sales staff they would be able to buy the freehold, yet here is the chief executive admitting that they have always sold them on to third parties. That, more than anything, shows that when I first called this scandal the payment protection insurance of the housebuilding industry, I was right to do so.

Although the initial response to this emerging scandal from the Government was the right one and was positively received by leaseholders, there is a huge amount of frustration at what are perceived as broken promises. Leasehold houses are no longer to be completely banned, as was promised by the Government. Ground rents will not be reduced to a peppercorn, but to £10, which creates an asset and again amounts to a broken promise by the Government. Will the Minister explain why there has been this backtracking from removing ground rents altogether to having a minimum cost? For all those people already trapped in leasehold properties more than two years on from the scandal coming to public attention, we have little more than warm words from the Government, and no action.

One of the reasons for people’s anger is that, although obscene bonuses have been awarded to Persimmon executives, the bulk of the profits have come from the taxpayer through the Help to Buy scheme. The Government need to accept that they are not simply a bystander, but a financer of the scandal. They cannot simply watch from the sidelines as our constituents continue to be ripped off while a handful of predators generate profits. It cannot be right that the companies that are guilty of this industrial-scale rip-off are the very same ones that we will end up relying on to get us out of the country’s very real, very damaging housing crisis. There seems to be an over-reliance on the market to deliver the new homes that we desperately need. I have seen very little evidence to suggest that developers will act responsibly.

As the leasehold scandal shows, developers have become ever more adept at squeezing cash out of homeowners. Another way of doing that is through the provision of grounds maintenance and other communal services. It seems that the idea of the developer paying the local authority a commuted sum to cut the grass and maintain common paths has had its day. I am not clear whether the blame for that lies with local authorities for asking for too much or with developers that are not prepared to cough up enough funds in advance. I am sure they will always blame each other. The net effect is that more and more homeowners now have, in effect, to pay twice for the maintenance of open spaces—once through the management fee and once through their council tax.

Of course, council tax pays for lots of things, but something as visible and obvious as grounds maintenance leads people to ask why they face a double-whammy. My suspicion is that developers will always be tempted to save themselves the expense of an up-front payment to the local authority by letting their customers pay further down the line long after they have fled the scene. It is not only a double payment; it is also inefficient and lacks accountability. If the grass is not cut on the verges in most parts of my constituency, either I or a local councillor will hear about it and respond. It is not that easy to get a response from a management company.

I want to say a few words about the difficulty in getting developers to comply with their legal obligations once they have completed the bulk of the work. Yet again, the name Bellway crops up. Although it finished building the properties on an estate several years ago, the roads have yet to be adopted by the local authority, because they are not yet up to highway standards. Years of wrangling and paperwork followed the work. We all know about the significant cuts in funding that local authorities have experienced, and yet they have to waste their precious resources chasing developers that are reluctant to face up to their responsibilities.

Another example of that in my constituency is in the Mostyn House development in Parkgate. Originally, it was a boarding school in a listed building. Once the school shut, the site was an attractive one for developers. It is now an impressive mix of new builds and apartments woven into the fabric of the old school, but it suffers from one major disadvantage: although some people have lived there for five years, it still does not have planning permission. The reason for that is that the revised plans were submitted halfway through the redevelopment. Despite the best efforts of the local authority enforcement officers, the developer, PJ Livesey, continually dragged its heels, and as a result there is still an outstanding long list of works.

Our Front-Bench spokesman, the hon. Member for Great Grimsby (Melanie Onn), is not someone who goes around fishing for compliments, but she and the shadow housing team are very engaged on these issues. I hope they continue to develop a full suite of important policies that will tackle many of the injustices we have heard about.

The net effect of all this is that there is no protection for homeowners. Once the developers have left town, they show little interest in keeping to their legal responsibilities. Worse, they continue to market their properties as a revenue stream for third parties.

As my hon. Friend the Member for Stretford and Urmston said earlier, why can we not have a retention scheme for snagging? Part of the purchase price could be held by an independent third party, only to be released when everyone was satisfied that things had been resolved. We do that with deposits for tenancies, and we are talking about something much more significant—sometimes a once-in-a-lifetime investment. People deserve more protection than they currently get. The cowboys in the developer sector need to be consigned to the history books.

--- Later in debate ---

[Drew Hendry]

I am grateful for that translation from the Scots.

A test case was brought by Mr Michael Marriott, a householder in Clackmannanshire, against Greenbelt Group in 2015. He took his case to the Lands Tribunal for Scotland and won, because it was found that the deeds were not compliant with the legislation. Perhaps that is a learning opportunity for the UK Government. Where there is a clear breach, homeowners can pursue a course to get factoring clauses taken out of their deeds altogether.

That has made a big difference, but it would be foolish to say it has cured all the problems. There is much more work to be done in Scotland, including on issues with shared factor arrangements on private housing estates. There is one such estate in Milton of Leys in my constituency. One of my constituents was advised that his factoring bill had risen from £100 in 2005-06 to £173 in 2017-18, with no explanation—it was just applied to the costs.

[Kate Green]

The hon. Gentleman is making a really interesting point. I know from personal family experience that one of the difficulties with factors is that those homeowners are often older people who live in specialist or sheltered estates. Does he agree that it is particularly important that any regulation and legislation attends to the needs of more vulnerable homebuyers?

[Drew Hendry]

I am very grateful for that intervention. That is an important point. Lots of people are in a vulnerable situation. They tend to be elderly people and people with disabilities, but it is important to recognise that there are other vulnerable groups, such as the young and inexperienced, who may not be able to think about entering into a contract in the same way as other people. Some people have found it difficult to get recourse when work is not done to the standard they expect, and others have found that maintenance of communal landscaped areas is ignored completely.

As well as introducing measures to protect homeowners, the Scottish Government are working to ensure that those who aspire to home ownership are able to achieve it. I will mention a specific programme that the Minister may find it useful to hear about. Ensuring that everyone has a safe, warm and affordable home is central to the Scottish Government’s drive for a fairer and more prosperous Scotland. Since 2007, they have delivered more than 80,000 new homes—as a proportion of the population, that is a third more than in England and three quarters more than in Wales. More than 28,000 households have been supported through the Scottish Government’s low-cost initiative for first time buyers scheme and the Help to Buy programme. Nearly 20,000 houses have been built for affordable home ownership.

The Scottish Government have also introduced a new land and buildings transaction tax relief for first-time buyers, which will raise the zero-rate threshold for that group to £175,000, benefiting all first-time buyers in Scotland by up to £600. That reform means that more than 85% of those who have bought a property worth £40,000 or more since April 2015 have either paid less tax compared with stamp duty land tax, or no tax at all.

Affordable housing to buy is very important for my constituents and across Scotland. A recent survey found that increasing numbers of young people want to live and work in the highlands and islands. In 2015, when the survey was previously carried out, many young people cited poor connectivity and a lack of housing as barriers to wanting to stay.

Working together is delivering results. Mid-market rent projects are delivered through the city deal investment in a partnership between the Highland Council, the Scottish Government and house builders. Through partnerships with Highland Housing Alliance and others, young people who cannot yet afford a mortgage are given the opportunity to rent a home at a mid-market rate to allow them to save for a deposit and buy the property after a number of years.

I want to quote my constituents, Sally and Ruaridh, who have just moved into their new home this week through the Highland Housing Alliance mid-market rent initiative. They will be able to buy the property in five years, after paying a mid-market rent that allows them to save. Sally said:

“This move has been transformational for me and my partner. We are now in a secure home where we hope to start a family one day, and we’re able to save hundreds more each month to help us towards a deposit for a mortgage.”

The Raining’s Stairs development in my constituency in Inverness, which includes mid-market rent properties, won the award for the best residential development of under 70 homes at the Inside Housing development awards in London last month, so it is appropriate to mention it in this debate. Some 55% of Help To Buy recipients were aged 30 years or under. The Scottish Government recently announced a further £100 million to extend the scheme by two years to March 2021, to help even more people into home ownership.

The debate has been interesting. I wanted to touch on points specific to Scotland, but I will underline that some of the voices we have heard talking this afternoon about the costs incurred by constituents and homebuyers and about the activities of house builders have been eye-opening. I hope that the Minister has had her ears open and is willing to proactively address the many deep concerns that people have. I look forward to hearing her response.

--- Later in debate ---

[Kate Green]

I thank all hon. Members, the Front-Bench spokespersons and the Minister for their contributions to this wide-ranging and, if I may say so, very well-informed debate. I again thank all the individuals who shared their stories with me and with other colleagues who are here—in particular those who joined in the discussion by participating in the House of Commons digital debate.

I very much welcome the Minister’s commitment this afternoon to improving protections and redress for homebuyers, and I look forward to—I hope it will be soon—the Government’s publication of their response to the consultation responses that they have received. There is considerable enthusiasm in the House for receiving further details of the homebuyer’s ombudsman scheme and further information on the strengthening of protections for leaseholders. The House will have noted the Minister’s promise of legislation when time allows, and I hope that that time will come shortly. We also will have noted that she sees industry-led reforms, although welcome, as only an interim step in underpinning the protection that buyers need.

I echo the comment made at the start of the debate by the hon. Member for Worthing West (Sir Peter Bottomley): that many builders do a good job and many buyers are delighted with their new homes. However, we are all very pleased to have had the opportunity this afternoon to give voice to the very legitimate concerns of those who have been treated shoddily. As the Minister undertakes to hold the industry to account, we in the House undertake to those individuals to hold the Minister to account. We will not allow the encouraging commitments that she has made this afternoon to our constituents simply to slip away.

Question put and agreed to.

Resolved,

That this House has considered protection for homebuyers.

Oral Answers to Questions

Kate Green Excerpts

Monday 10th December 2018 Commons Chamber

[Rishi Sunak]

I thank my hon. Friend and all members of the two Select Committees for their thoughtful and detailed work in this area. I know that my colleagues in the Department of Health and Social Care are seriously considering all options in advance of the social care Green Paper, and the Committees’ recommendations are very much a part of the those deliberations.

[Kate Green (Stretford and Urmston) (Lab)]

Social care is characterised by low pay and poor employment conditions, and is heavily dependent on EU labour to meet labour force needs. The Migration Advisory Committee says that only by raising pay in the sector will it be possible to replace EU labour with UK workers. Will the Minister commit to the additional £3 billion of funding that will be needed to do that?

[Rishi Sunak]

Immigration matters are obviously for the Home Office, which is shortly to bring out its White Paper. With regard to the funding, as I just said, the Department of Health and Social Care is working on a long-term sustainable funding settlement for social care that we look forward to seeing in due course.

Govia Thameslink/Rail Electrification

Kate Green Excerpts

Tuesday 3rd July 2018 Commons Chamber

[Joseph Johnson]

Cost overruns on that project have been a feature over the course of its life. We are looking carefully into the issues that the hon. Gentleman has raised, and we will follow that up with him directly.

[Kate Green (Stretford and Urmston) (Lab)]

Does the Minister understand the depth of anger and dismay in the north at the shadow that has now been cast over the full electrification of the trans-Pennine route? What assessment is he making of the impact on our economy and on future inward investment?

[Joseph Johnson]

The Government are making a massive investment in transport in the north of England, but Labour Members seem to be intent on downplaying its scale. It is worth reminding the House that £13 billion is being invested in northern transport in the years to 2020, and £2.9 billion is being invested in the trans-Pennine route upgrade alone. It is entirely right for the Government to seek the maximum value for both passengers and taxpayers when it comes to how that money is spent.

Oral Answers to Questions

Kate Green Excerpts

Monday 18th June 2018 Commons Chamber

[Nigel Adams]

No, it is me. Up and down—you have to be quick.

On 9 May the Secretary of State announced the allocation of funds for the £28 million Housing First pilots, which will be in Greater Manchester, the Liverpool city region and the west midlands. Plans to measure the impact and value for money of the approach are also well under way, and the first beneficiaries of the pilots will be housed in the autumn.

[Kate Green (Stretford and Urmston) (Lab)]

The Government are currently consulting on sites for Traveller families. Rather than simply looking at more enforcement, which police chiefs and others say will not work, what positive solutions is the Minister considering, and will he meet the all-party parliamentary group for Gypsies, Travellers and Roma to discuss some of those positive alternatives?

[Dominic Raab]

I thank the hon. Lady for her question. I should certainly be very happy to receive any submissions from her. I think it is right that we increase the trend making authorised sites available and, at the same time, ensure that, through both local authority and police powers, enforcement and the rule of law apply to all members of our communities.

Northern Rail Services: Greater Manchester

Kate Green Excerpts

Wednesday 6th June 2018 Westminster Hall

[Kate Green (Stretford and Urmston) (Lab)]

It is a pleasure to serve under your chairmanship, Mr Howarth, and I congratulate my hon. Friend the Member for Bolton North East (Sir David Crausby) on securing a debate that is important to all our constituents in Greater Manchester.

As I said in the Chamber on Monday when the Secretary of State made a statement to the House, the problems my constituents are experiencing are not new. They have endured months of misery, beginning well before the botched introduction of last month’s new timetable and well before the delays in completing the infrastructure improvements. In fact, my constituents have been used for far too many years to an unreliable, infrequent service on clapped-out old Pacer trains, which are still running on the line despite promises of replacements to come, and they are frankly fed up with what they have had to put up with.

Although performance has not been good for a very long time on the line through my constituency between Liverpool Lime Street and Manchester Oxford Road, the performance in recent months has been particularly abysmal. Day after day, constituents have been in touch with me about delayed, cancelled or overcrowded trains; trains that have only two carriages when they should have four; trains not stopping at all at scheduled station stops because they are too full for anyone else to get on, meaning that people who need to alight at those stations cannot do so and are taken well out of their way; huge gaps between services as not one, not two, but sometimes three consecutive rush-hour trains are cancelled, meaning people cannot get home from work to see their families in the evening; and a dearth of information for passengers, with information switching at the last minute from, “The train’s on time,” or, “The train’s two minutes away,” to, “The train’s 15 minutes delayed,” or, “It’s not coming at all.”

It is absolutely impossible for passengers in those circumstances to have any confidence in the service they need to rely on. No wonder that they are thoroughly fed up and furious. No wonder, as other hon. Members have said this afternoon, that they have started to drive to work or to other engagements, although many would prefer to take the train, because they know they cannot trust the service. As my hon. Friend alluded to, it is also no wonder that staff morale is so poor when drivers, conductors and other staff find themselves delivering a service that they know is substandard and for which they take the brunt of passenger anger. I have no doubt that that is contributing to the already difficult employment situation that my hon. Friend mentioned, with Northern itself acknowledging to me that absence rates are on the rise.

Passengers in my constituency do not really care whether it is Network Rail, Northern rail, Rail North or other train operators that are actually responsible for this mess and they do not really care about this passing the parcel of blame. They want someone to take responsibility for the whole system’s functioning, in order to fix the service and to make it reliable now. That is why I will put three particular questions to the Minister this afternoon.

First of all, we need a reliable, credible, up-to-date information system for passengers that tells them what is going to happen, and for that to then happen. My constituents have been relying on the now notorious hashtag on Twitter, #NorthernFail, to tell them what is going on; indeed, that has been my best source of information about what is happening to my constituents too. If #NorthernFail can give us up-to-date, real-time information about what is going on with the rail service, why on earth can Northern rail not?

It should not be too hard to give passengers reliable and accurate information that allows them to have faith that a service will run, rather than the situation they are in now, in which they do not know if a train will run or not. If that does not change, many of them will vote with their feet and simply not use the service at all. Will the Minister say what is being done to improve the quality and reliability of information to passengers, so that we can win back passenger confidence in the service and ensure that they can use it confidently in future?

Secondly, my hon. Friend talked about the compensation scheme that is in place, which I would also like the Minister to address. I was very pleased to hear the Secretary of State for Transport say in the Chamber on Monday that the compensation offered will be equivalent to that provided to Southern Rail users, who have suffered similar levels of disruption in recent years. It is absolutely clear that the current system is simply not adequate to compensate passengers for the level of inconvenience that they have suffered. The delay repay system does not address the persistent pattern of delay, cancellation, uncertainty and inconvenience.

That limited system has been exacerbated by passengers being frankly insulted by long delays in getting their compensation, by being refused for petty reasons and by being offered quite derisory amounts. Passengers have told me of compensation of £1 or £1.12, which is hardly worth the effort of asking for. What more can the Minister say to us about a proper, appropriate and fair compensation scheme that will recognise this persistent inconvenience? When will it be in place, how will passengers access it and what can they do to gain redress if they are not satisfied with the compensation they have had so far?

Thirdly, what will the Minister and his Department do going forward to monitor and enforce a Northern rail performance that complies with its contractual obligations under its current franchise, and what will he do to drive improvement? Passengers have been telling us for months that the service is dire, so I am at a loss to understand why it has taken so long for the Secretary of State to act. As my hon. Friend pointed out, this fragmented system is clearly not delivering for passengers, because Network Rail, Northern, the different train operators and numerous oversight and governance bodies all seem to stir the pot but do not actually take responsibility for putting things right.

Will the Minister describe exactly who is responsible at every level in this chain of command, from the operating companies to the infrastructure companies, to the oversight companies, and to the Department for Transport and Ministers themselves? I am not clear to whom the different demands and challenges should be directed, and I am tired, as are my constituents, of seeing blame passed all the way around.

I look forward to hearing the Minister’s answers to these questions, but my constituents look forward most to assurances that a service that they have endured for too long will now finally see real improvements.

[Debbie Abrahams (Oldham East and Saddleworth) (Lab)]

It is a pleasure, as always, to see you in the Chair, Mr Howarth. I congratulate my hon. Friend the Member for Bolton North East (Sir David Crausby) on his comprehensive and historical analysis of the failings of the transport network, and particularly of Northern rail in its delivery of services to so many of our constituents.

I will focus specifically on the recent timetable changes and how they came about, and what I think the Government should have done to address these problems before they actually happened. I also have some specific questions about compensation and contingency arrangements. I was promised by the Secretary of State that things would improve by today, but I am afraid that the information I have so far is that there has been no improvement at all.

As colleagues have mentioned, there have been many issues with the new timetable, including a shortage of properly trained and available drivers who are qualified to run the new services, as described in last year’s Gibb report, and, as my hon. Friend mentioned, the overrunning of engineering works—specifically, the electrification of the Manchester-Bolton-Preston line. Those issues meant that the proposed new timetable had to be overwritten, delaying its launch and the driver training for the new routes. Network Rail’s planners were unable to confirm routes and times until a matter of weeks before the revamp, rather than the normal three to six months for a routine change. Will the Minister explain why the timetable changes were not deferred once these multiple problems became clear?

We have heard words of remorse from the Transport Secretary, Network Rail and others, but in addition to many constituents asking me to raise the matter with the Transport Secretary last November, many rail experts also raised these issues. They have been proven right. Why were they not listened to? How could this have gone so horribly wrong, and why was there no delay in implementing the new timetable?

The Transport Secretary said in the Chamber on Monday that

“both Northern and GTR were not sufficiently prepared to manage a timetable change of this scale… Neither Northern nor GTR had a clear fall-back plan.”—[Official Report, 4 June 2018; Vol. 642, c. 50.]

If that was the case, why were Ministers and officials within the Department not aware of it beforehand? Surely, given the sheer scale of the changes being introduced, they should have been closely monitoring this.

In Oldham East and Saddleworth there has been deep concern from passengers at Greenfield station for many months about the proposed new timetable, with a reduced service and capacity at peak hours, destinations changing from Manchester Victoria to Manchester Piccadilly and poor connection times via Stalybridge, as well as ongoing accessibility issues at Greenfield. I wrote to the Secretary of State about these issues last November, and in response the then Transport Minister, the hon. Member for Blackpool North and Cleveleys (Paul Maynard), said the new timetable would deliver “significant reliability benefits”. The evidence has shown that response to be completely wrong. Given that “significant reliability benefits” have not been delivered, will the Minister ensure that future timetable planning now underway for the December changes will actively involve rail users and not ignore their concerns?

The impact of the timetable changes on people’s lives cannot be underestimated, particularly on those with caring responsibilities. Parents who were previously able to drop their children off at school before getting their morning train into Manchester now struggle to do so if they are to get into Manchester for 9 am. The changes to the timetable mean that there is a 44-minute gap between 7.45 am and 8.30 am, which is the time that they are able to do so after dropping their children off. Their return journeys are equally fraught, with not just too few trains between 5 pm and 6 pm, but the timings of these trains being at 5.17 pm and 6 pm.

We realised that the new timetable was going to play havoc with the lives of working people using Greenfield station in particular, but the chaos since 20 May has been far worse than we feared. Both Northern and TransPennine Express trains have frequently been cancelled and have too often been late as well. The TPE delays significantly impact on constituents interchanging at Stalybridge and have a knock-on effect on their arrival at work

As I told the Transport Secretary following his statement in the Commons, on Monday there were five cancellations at Greenfield station alone, and that was before the evening peak. That was under the new emergency timetable that was meant to address these issues, but made things worse. Such a level of incompetence from TPE and Northern is unacceptable and my constituents deserve much better.

The Government must ensure that appropriate compensation is paid to season ticket holders and that there is a reduction in general ticket prices. The announcement that there will be a special compensation scheme for passengers on affected routes on Northern is to be welcomed, but passengers affected by disruption to TPE services must also be included. The Government also need to look at wider compensation for people who may have had their wages docked or even worse. We have heard of cases where people are on final warnings and have been threatened with losing their jobs.

What details can the Minister provide on how passengers will receive appropriate redress for the disruption and other hardship that they have experienced since 20 May? My constituent’s children were under intolerable stress on their way to exams and experienced delays, which adds to their stress.

[Kate Green]

I am grateful to my hon. Friend for drawing attention to the situation faced by constituents trying to travel to exams. I know of exactly the same situation. Even more shockingly, when a taxi had to be used and the cost was claimed back from Northern rail, it said that such expense would not be covered by the compensation system.

[Debbie Abrahams]

Clearly that is absolutely unacceptable. I hope the Minister will reassure us that that will not be the case and that he will take that up with Northern.

We need timescales, eligibility requirements, details of how passengers can claim, and confirmation that entitlements will be similar to those conferred by last year’s Southern passenger compensation scheme, as mentioned by the Transport Secretary on Monday. Will the Minister confirm that compensation for poor service will be measured against the original timetable proposed, not the slimmed-down one now on offer? Will Northern tickets be able to be used on other operators and modes of transport, as called for by my colleague, the Greater Manchester Mayor, Andy Burnham?

Northern’s action to set a unilateral timetable should not go unchallenged. I repeat my earlier point: passengers must be engaged with and consulted on the timetable. What discussions has the Minister had with Northern on customer consultation on the timetable? The Transport Secretary assured me and my hon. Friends the Members for Stalybridge and Hyde (Jonathan Reynolds) and for Colne Valley (Thelma Walker) on Monday evening that the emergency timetable will deliver significant improvements by today. I have mentioned what we have found out so far, but I will hold the Secretary of State to that.

What contingency arrangements are in place to remove the franchise from Northern if services do not rapidly improve for passengers across Greater Manchester? I would expect the contingency arrangements to be in place already. Finally, will the Department look to give Transport for the North the necessary policy and financial powers to ensure oversight of all suburban and regional services and work in tandem with Network Rail?

It is clear from this fiasco that our railways cannot be cared for properly from London, and the failure to fairly fund transport in the north exacerbates the problems we face, with deferred electrification and poor-quality, ageing rolling stock. The Minister will be aware that local and regional newspapers yesterday joined together under the banner #onenorth to fight for the north and called on the Government to prove their commitment to our region. I hope that his response will show that commitment.

Housing, Planning and the Green Belt

Kate Green Excerpts

Tuesday 6th February 2018 Commons Chamber

[Derek Twigg (Halton) (Lab)]

I want to focus on my constituency and to raise the issue of how the Government keep sending mixed messages about what has priority in local plans, how many houses should be built and the amount of business that should be put in place.

I live and was born and brought up in the Halton area. Halton Borough Council is putting out a local plan for public consultation. I and many of my constituents do not agree with it, but the council tells me that, given the Government’s current rulebook—the national policy planning framework—it is impossible for the local plan to meet the NPPF requirements without going into the green belt. If the Government are serious about their commitment to protecting the green belt and delivering sustainable growth, they need to provide funding for infrastructure—which they do not; they have a fund, but I have not seen anything coming through in any significant numbers in Halton—for land assembly and for remediation. Halton has also been told that it has to consider economic growth, but how can it do that if it does not have enough brownfield land? So the Government force it to use the green belt. Should Halton be using the green belt? Is that an exceptional reason to do that? The Government talk about exceptional circumstances. Paragraph 79 of the NPPF says:

“The government attaches great importance to Green Belts. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence.”

That is what most of my constituents feel about their great green belt.

[Kate Green (Stretford and Urmston) (Lab)]

Does my hon. Friend agree that urban sprawl happens not only beyond town boundaries but within towns, where green space may be a green lung within a built-up area?

[Derek Twigg]

My hon. Friend makes an important point, and that is the situation in Halton, where we are losing the green belt within the town while our boundary is being pushed closer to neighbouring authorities.

People with Autism: Public Building Access

Kate Green Excerpts

Wednesday 31st January 2018 Westminster Hall

[Thangam Debbonaire]

My hon. Friend is absolutely right. This is not just about children; it is about adults. I want to reiterate what I was saying: my life has been immeasurably enriched by children and adults on the autistic spectrum who have insights and illuminating ways of looking at the world that I have personally benefited from and would hate to feel were being denied to our public life.

[Kate Green (Stretford and Urmston) (Lab)]

I congratulate my hon. Friend on her speech. I, too, have seen local businesses, such as intu Trafford Centre in my constituency, make tremendous efforts to train their staff and alter some of their business practices to welcome people with autism and to make the centre a safe space for shopping and leisure. They have found that it is not just people with autism, but people with dementia, learning difficulties or other sensory impairments, who have benefited as a result. Does she agree that what is good for autistic people may in fact be good for all of us?

Oral Answers to Questions

Kate Green Excerpts

Monday 22nd January 2018 Commons Chamber

[Dominic Raab]

My hon. Friend is absolutely right. In the 2015 autumn statement, the Chancellor set out our aim to release enough Government land by 2020 for 160,000 extra homes to be built. The Government are providing local authorities with money to help to facilitate that. I met Nick Walkley, the CEO of Homes England, last week to make sure that we get cracking on this top priority.

[Kate Green (Stretford and Urmston) (Lab)]

21. What recent assessment he has made of trends in the number of households in temporary accommodation.

[The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Mrs Heather Wheeler)]

Temporary accommodation ensures that no family is left without a roof over their head. Prevention is at the centre of our approach to protect the most vulnerable. We are spending over £1 billion until 2020 to prevent homelessness, as well as implementing the most ambitious legislative reform in decades—the Homelessness Reduction Act 2017, introduced by my hon. Friend the Member for Harrow East (Bob Blackman).

[Kate Green]

Why does the Minister think that the number of children in temporary accommodation has risen by 73%, to 120,000, since 2010, according to the Public Accounts Committee, when the number had been falling under Labour?

[Mrs Wheeler]

I very much regret to have to point out to the hon. Lady that the number of children living in temporary accommodation is lower than at its peak in 2006. In 2011, we changed the law so that councils can place families in decent and affordable private rented homes. This now—[Interruption.] Behave yourself, love, please. This now means that homeless households should not have to wait as long for settled accommodation.