High Rise Social Housing: Reducing Fire Risk

Luke Hall Excerpts

Tuesday 14th September 2021 Westminster Hall

[The Minister for Regional Growth and Local Government (Luke Hall)]

It is a pleasure to serve under your chairpersonship and to be back in Westminster Hall, Ms Rees. I thank the hon. Member for Hammersmith (Andy Slaughter) for securing this important debate; he gave an incredibly thoughtful, forensic and detailed speech that really showed his passion for the issue. I also thank the other Members who have spoken—there have been some really thoughtful, important contributions.

This issue impacts so many of our constituents. That is why we are taking action, as has been described, by providing that £5 billion of grant funding for the remediation of unsafe cladding, to support building safety. The hon. Gentleman noted at the start that the Minister for Housing, my right hon. Friend the Member for Tamworth (Christopher Pincher), and the Minister for Rough Sleeping and Housing, my hon. Friend the Member for Walsall North (Eddie Hughes), are currently on the Building Safety Bill Committee. I know that they would like to be here to respond to his points, but it is my pleasure to respond on their behalf. I want to give an overview of the work the Government have been doing, but I will try to come to the points he has raised and give him satisfactory answers.

The £5 billion of grant funding specifically supports the remediation of unsafe cladding on high-rise buildings. This means that we will fund the cost of replacing unsafe cladding for leaseholders in residential buildings 18 metres and over in England. Work to remediate unsafe aluminium composite material cladding has progressed: 100% of high-rise buildings in the social housing sector identified as having that unsafe cladding at the start of last year have already been made safer or have remedial work under way. To date, the social sector ACM cladding remediation fund has approved £277 million of funding for the removal and replacement of unsafe ACM in England.

[Tony Lloyd]

The tragedy of Grenfell was as a result of a specific type of remediation of those buildings. Other types of work have had a similar but different effect, such as the example I gave in my constituency. Is the Minister telling us that they will not be covered by the £5 billion fund—that they will be outwith—and that there will be no funding available for other types of necessary fire prevention work?

--- Later in debate ---

[Luke Hall]

If the hon. Gentleman could be slightly patient, I will address the points raised today, including that one. For social sector buildings with unsafe, non-ACM cladding, we will meet the cost of remediation where a registered provider of social housing becomes financially unviable due to the cost of remediation. We will provide funding equivalent to the amounts that providers would otherwise have been entitled to pass on to leaseholders, including shared owners.

I heard the point made by the shadow spokesperson, the hon. Member for Manchester Central (Lucy Powell), about local authorities approving some of the burdens placed upon them. I am happy to take away any examples she wants to investigate and raise with my colleague the Housing Minister, or I will speak to them myself as the Minister for Local Government Finance.

Social housing owners, with private sector leaseholders, may also be able to benefit from the finance scheme, which the Government have announced for all buildings from 11 metres to 18 metres in height. In the small number of cases where unsafe remediation may be necessary on buildings of that height, the scheme will protect leaseholders from unaffordable costs, by ensuring that no leaseholder will pay more than £50 a month towards the cost of cladding remediation.

Of course, in all of those cases, Government funding does not absolve building owners of their responsibility to ensure that their buildings are safe. They should consider all routes to meet costs, protecting leaseholders where they can. It is also right that the industry that caused this legacy of unsafe buildings contributes to setting things right. That is why we have consulted on a new residential property developer tax, which aims to raise around £2 billion over the next 10 years. We will also introduce a building safety levy on developers of high-rise buildings, which we plan to introduce at the gateway 2 stage of the new building safety regime.

[Stephen Doughty]

Will the Minister be clear about when the Welsh Government will get clarity? The fund was announced in February and, more than eight months since, there is still no clarity on the funding consequentials, nor has there been adequate co-operation on the tax and levy he refers to, as I understand it. When is that going to happen? They want to work in co-operation, as this is affecting leaseholders across the UK, but they are not getting that co-operation.

[Luke Hall]

Regarding consequentials, I was coming on to answer the hon. Gentleman’s point and that made by the hon. and learned Member for Edinburgh South West (Joanna Cherry) later in my speech. On co-operation, I am always happy to meet with them on finance matters and to raise the issue with my relevant colleague in Government, if that is helpful to the hon. Gentleman and to colleagues in the devolved Administrations.

Looking forward, the package of changes that we are making through the Building Safety Bill will help to ensure that the problems identified with the current building and fire-safety regimes are rectified. Those responsible for buildings where they are occupied, will be required actively to manage building safety risks, evidenced through a safety-case regime. The new regime will allow fire and structural hazards to be effectively and proportionately managed, mitigated and remedied, through effective steps that consider both safety and costs.

Building owners, including local authorities and social housing providers, will need to appoint a building safety manager, who will be responsible for the day-to-day management of fire and structural safety in the building, and must have the relevant competence to perform the role for that specific building. Residents of high-rise buildings will no longer be ignored when they raise safety concerns about their building, and the Bill will make securing resident and building safety a critical objective of the accountable person. The new building safety regulator will give residents a strong voice through a statutory residents’ panel.

We will also use the powers in the Bill to make regulations that place duties on those who procure, plan and manage to undertake building work. That will ensure that the designs, as well as the building work, comply with building regulation requirements. That more stringent regulatory regime will apply to the design and construction of high-rise residential properties that are at least 18 metres in height or have seven storeys. It also applies to hospitals and care homes. The new regulator will also have new powers to ensure that those who are responsible for building safety are held to account if they fail to do the right thing.

We take electrical safety extremely seriously. We have introduced electrical safety regulations, where it is proportionate and practical to do so. The building regulations require work to the fixed electrical installation in homes, regardless of tenure, and to be carried out safely to protect people from fire or injury. The accountable person for occupied high-risk buildings that come under the scope of the Building Safety Bill must take all reasonable steps to mitigate or control building safety risks, the spread of fire and structural failure, regardless of the cause.

All landlords must ensure that electrical installations and any electrical equipment provided are safe at the outset of a tenancy, and kept in good working order. Last year, as the hon. Member for Hammersmith highlighted, we introduced regulations requiring private landlords to ensure that electrical installations in their properties are inspected every five years.

The social housing White Paper that we published last year sets out the actions that we will take to ensure that residents in social housing are safe, are listened to, live in good-quality homes and have access to redress when things go wrong. In the White Paper, we committed to consulting on measures to keep social housing residents safe from electrical harm; subsequently, we formed a working group to help develop proposals for the consultation. Clearly, it is too early at this stage to say what the outcome of that consultation will be, but I am happy to confirm that we will consider introducing the five yearly checks to bring about parity with the private rented sector. I will ensure that the views of the hon. Member for Hammersmith and of the hon. Member for Vauxhall (Florence Eshalomi), who raised this in a very powerful way, are fed into that thought process and raised with the Housing Minister.

Alongside the social housing White Paper, we published a consultation on smoke and carbon monoxide alarms. The proposed changes would make smoke alarms mandatory in all social rented homes and extend requirements for carbon monoxide alarms in both the private and socially rented sectors. The reforms that we have set out will drive real cultural change throughout the social housing sector. Everyone, from board members and councillors to senior officers and contractors, who has direct contact with residents will listen to what they say and treat them with the courtesy, dignity and respect that they deserve. The regulatory proposals will help to create a culture of accountability and compliance on health and safety requirements.

The hon. Member for Hammersmith asked for assurance that we are moving in the right direction, and I believe that we are. We will consider the point that he made extremely carefully. I hope that he feels that we are moving in the direction, and with the intention, that he suggests. The hon. Gentleman also asked what actions the Government are taking to deliver affordable housing. We will be delivering the £12 billion affordable housing programme over five years, the largest investment in social housing in a decade. It will provide over 180,000 new homes, and 32,000 of those will be for social rent. That is more than double the current programme. We do think that we are making progress there.

My hon. Friend the Member for Crewe and Nantwich (Dr Mullan) spoke movingly about his own constituency and the experiences of his constituents. We recognise that timber has some environmental benefits, but we have always tried to be clear that the material should be used only when it is safe to do so. We have commissioned some work on this particular point, so perhaps I can suggest that he and I meet and discuss that in more detail. It would be interesting to hear the views of his constituents on the issue.

The hon. Member for Rochdale (Tony Lloyd) raised the issue of a forum to bring all of this together and make sure it is available. Perhaps I can write to him after the debate to try to bring that together in the most appropriate way, so that he can share it with his local authority, constituents, housing associations and others. I am afraid that I have to say to him and the hon. and learned Member for Edinburgh South West, on the point about consequentials, that I will raise it today with the Housing Minister and get back to them as soon as I can.

I know that there is a united desire to ensure that those living in high-rise social housing feel safe in their homes. We will restore the right for everyone in our country to live somewhere that is safe, decent and secure—a place that they are proud to call home. We want to drive meaningful change in the building industry and ensure that residents know that they are being properly supported and listened to. We can do that, and help drive the biggest improvements to building safety for decades: improvements that restore public confidence in our housing sector and that together create a robust, strengthened building safety system that has the welfare of residents at its heart.