Flats and Shared Housing: Fire Risk

Matt Rodda Excerpts

Tuesday 28th January 2020 Westminster Hall

[Matt Rodda (Reading East) (Lab)]

I beg to move,

That this House has considered the fire risk in flats and shared housing.

It is a pleasure to serve under your chairmanship, Mr Gray. I start by paying tribute to the Grenfell families. As I said in the House last week, it is difficult to imagine the suffering that they have been through. They deserve our respect and our support. I also pay tribute to those in the fire service, who protected local residents as best they could and with such dedication during the night of the tragedy, and to all those in the local community and beyond who have supported local people as the aftermath of the tragedy has unfolded across London and, indeed, across the country.

Today’s debate is an opportunity to discuss some of the many important issues that have arisen in the aftermath of the Grenfell disaster. I will focus my remarks on the following: cladding, of both aluminium composite material and other materials; fire doors and other fire safety matters; problems in flats under 11 metres tall, of which we have many in Reading and Woodley, in my constituency; and, above all, the need for a completely new approach to fire safety from central Government, the fire service, local government and, indeed, the construction industry, all of which have important parts to play. I urge the Minister, who is listening attentively and has offered her support, to urge her colleagues in Government to take determined action on the matter, which has been going on for too long.

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

I congratulate my hon. Friend on securing the debate. He has not specifically said that he will do so, but I hope that he touches on the concerns of leaseholders in such blocks, and how they are to meet the often very high costs of remediation. They cannot always access the block insurance that the developer has taken out in their name, or in the name of their managing agent. I hope that the Minister will address that point, and I am sure that my hon. Friend will touch on it.

[Matt Rodda]

I am grateful to my hon. Friend, who makes an excellent point. I will address that very issue, which is of great concern to many of the residents I represent and to many people across the country. I heard a very moving report on BBC radio over the weekend discussing the concerns of a young couple in Leeds who were living in a block with ACM cladding and who were deeply traumatised not only by the fire safety issues, but by the lack of amelioration of these serious problems. That links to insurance, and to the situation that leaseholders in such blocks face.

I find it simply staggering that two and a half years after the Grenfell disaster, the Government are still only beginning to address this terribly important issue. Little ACM cladding has been removed in that period. In my borough of Reading, four blocks were identified by Royal Berkshire Fire and Rescue Service as having ACM cladding on the exterior. I believe that only one of them is in the process of having that cladding removed, and that represents a very serious continuing fire risk.

I have been advised that that risk may be getting worse because of the continued possibility of human error. Although additional fire safety measures have been instituted—such as waking watches, where fire wardens are on site during the night—as time goes by, there is a greater possibility that a resident or another person will accidentally do something that induces a fire risk, or that some other problem will cause an accident or a terrible tragedy. I have been advised by fire service personnel that with the passage of time, the risk of human error increases, so the fact that nothing has happened to address the issue in the past two and a half years is significant. The problem is ongoing, and it may be getting worse because of the lack of response from central Government.

As my hon. Friend the Member for Stretford and Urmston (Kate Green) rightly pointed out, local residents who live in blocks with ACM cladding face significant stress and concern. The issue affects many of us around the country, because many towns and cities have blocks containing that dreadful material and very few buildings have had it removed. Many of the people affected are private tenants or leaseholders, who have little recourse to take any substantial action on their own. They are often locked into a situation where the freeholder has the power to remove the material but is struggling to do so. Alternatively, they may need to come together with other leaseholders, and it may be difficult in practical terms to agree a way forward. I urge the Government to address that issue in particular. I hope and believe that the Minister is very much in listening mode and will consider how best to push that forward immediately.

I will also pick up on some related concerns. ACM cladding has been mentioned in the Grenfell inquiry, the second part of which opened only yesterday. Without going into significant details, it is worth pointing out that from the opening day of the second phase of the inquiry, it appears that some businesses involved may have known about the potential fire safety risk of ACM cladding some time before the Grenfell disaster. That relates to the problem of current ACM cladding. Cross-party support for much tougher action appears to be emerging. I listened with interest to the comments of Lord Porter, the Conservative chairman of the Local Government Association and a Member of the other place, who rightly picked up on the Government’s lack of action on this important matter.

There are many other forms of cladding, and I will mention some concerns that have been raised with me about the wide range of other materials. In Reading, two buildings have other types of cladding that have caused fire safety concerns. One is the Chatham Place development—it is a series of large multi-storey blocks near the town centre—which has wooden cladding. Wooden cladding is a serious issue, which we need to address as well as ACM; indeed, it played a part in the recent fire in Barking, which was very nearly a complete tragedy. Luckily, residents managed to escape.

Serious concerns have been raised regarding other forms of composite material. Crossway Point, another large block in my constituency that contains a lot of social housing, has other forms of cladding that also need to be addressed urgently. Indeed, there was another fire in Bolton, in the north of England, from which students had a very lucky escape; the Minister is nodding wisely. I appreciate that colleagues in central Government are aware of the problems, but I ask them to act as fast as they can to deal with the wide range of cladding issues.

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

My hon. Friend raises an important point. I know that the Government are doing a review of those other materials. Are we not slightly uncomfortable about the fact that material that has now been banned from use on new buildings under Government regulations is still allowed on existing buildings? Materials that are not of limited combustibility cannot be put on new buildings, but such materials are still on existing buildings, and they pose a risk to residents.

[Matt Rodda]

My hon. Friend makes an excellent point. The issue is that the use of such materials has been allowed for many years, and we now face a national crisis—I do not use that word lightly—in building safety and standards, with a legacy of dangerous materials across the whole United Kingdom. We need to take urgent and determined action to address that. My hon. Friend makes an excellent point. I understand that the Select Committee on Housing, Communities and Local Government, which he chairs, has carried out some excellent work on that issue, and he is working on a cross-party basis to try to move the matter forward as fast as possible.

I am aware of the need to press on. I will address some specific issues beyond the exterior of buildings, because a number of important points have been made about internal fire safety, an area in which serious dangers could also be lurking for many existing buildings. I draw colleagues’ attention to the issue of fire safety doors, and I will give two examples from Reading residents I have spoken to who have serious concerns about this matter. Obviously, because of the number of buildings that are either tall or are flatted developments, fire safety doors should play a crucial part in stopping the spread of fire—rather like compartmentalisation, which I will come to later.

[Eddie Hughes (Walsall North) (Con)]

Perhaps I should apologise for interrupting the hon. Gentleman as he is getting to the bit I am particularly concerned with. One problem is that although we have lots of legislation regarding the assembly of fire doors—such as BS 8214, which I think was revised in 2016—on a hot day we may walk through buildings where doors are, ironically, held open with fire extinguishers, as often happens on this Estate. Additionally, during the life of a building, a lack of routine maintenance may mean that its fire doors become less effective than they were previously. Certainly, one of the things that was identified in Grenfell was that some fire door closers were not functioning correctly.

[Matt Rodda]

The hon. Gentleman makes excellent points about the need for proper maintenance, for sensible information to be shared with residents, and for greater awareness of the importance of fire safety doors.

I will give two examples of potentially substandard fire safety doors in two types of development in my constituency. One was a piece of casework that came to me only last week, when an elderly gentleman in his 70s was asked—quite understandably—by the landlord of a shared retirement block to replace his front door, because it was a fire safety door. Although this resident has real concerns about fire, he is an elderly man with a limited income.

Rather like the problems with insurance, one aspect of the issue is the cost of fitting new doors. It is not just about fear and risk, but about the cost to some residents, and the resident I have mentioned told me what happened in his case. The hon. Member for Walsall North (Eddie Hughes) made a good point about the need for maintenance; in this case, the freeholder, which is the business that runs that block of private retirement flats, had asked residents to fit new doors. This gentleman spent £1,500 fitting a new door, only to be told that a different standard applied, and he has now been asked to fit another door, which will cost £2,000. This is an issue of information, of regulation, and of providing clear advice to vulnerable people.

My other point relates to the pure unease and deep concern felt by many residents. I spoke to another gentleman who lives in a block in Reading town centre. He is in his 20s—completely at the other end of the age range—and he described the poor maintenance of some fire doors, which the hon. Member for Walsall North also mentioned. In the block in which this resident lives, which I believe dates from the 1990s, the doors already seem flimsy. They may not have been up to the relevant standard when they were built, and they certainly seem poorly placed to withstand a prolonged fire. There is little information and little support for residents facing this deep concern, so I emphasise that residents are very concerned about fire doors; that there is poor information; and that many residents face significant extra costs when fitting such doors in private rented or leasehold accommodation.

[Eddie Hughes]

The hon. Gentleman and I have common cause here. My understanding is that some of those fire doors are regarded as 30-minute compliant, or whatever, but they have subsequently been retested and found to not have that level of resistance. Even when somebody thinks they have bought a product that complies, subsequent testing can prove it does not.

[Matt Rodda]

The hon. Gentleman makes an excellent point, and I appreciate his intervention. In many ways, the issues are similar to those with cladding: residents have been left with poor-quality building materials in their homes. The advice and the testing of those materials is not up to modern standards. As a result, residents face a great deal of anxiety, and potentially the huge extra cost of retrofitting adequate doors.

A further related issue, which has been discussed quite widely in the media, is compartmentalisation. I have serious concerns about this issue as well, both in tall buildings and in lower ones. Again, I refer colleagues to some of the advice I received as a councillor when the Royal Berkshire Fire and Rescue Service investigated blocks in our county. It shared some of the horror stories it had heard about conversions of buildings where compartmentalisation had been clearly breached, leading to a serious increase in fire risk.

For example, I was told that in a block in Slough—obviously not in my constituency, but a similar town not very far away—builders had inadvertently drilled large holes in walls that were meant to compartmentalise fire, to allow service pipes to gain access through the walls, and had not adequately sealed the holes. In a large block of flats, that type of work can breach compartmentalisation. Just as I have raised serious concerns about the exterior of buildings and about fire safety doors, I am equally concerned about the need to maintain compartmentalisation, as are many other Members. This all comes back to the issue of legacy buildings with significant problems, as well as the need for far greater resources for the fire service, local government and private sector contractors, along with regulation and training for staff working on these matters.

There is a growing awareness of the series of problems in tall buildings, and I understand that the Ministry of Housing, Communities and Local Government is particularly aware of the issues related to ACM. However, I want to highlight how many other blocks also contain the same potential fire risks. This is an issue not just with the very tallest of tall buildings, but with the far greater number of lower-rise buildings that are still flats and contain a large number of residents. To give an idea of the scale of the issue, I want to discuss how it affects Reading and, indeed, the county of Berkshire. I am using Berkshire as an example because our fire service is still operated on a county basis, although the county is made up of small unitary authorities.

Between 2,000 and 2,500 buildings in Berkshire are flatted or multi-occupancy purpose-built buildings under 11 metres tall. I understand that Ministers are currently looking at buildings above an 11-metre threshold, but I urge them to look at those below 11 metres, because of the large number of them across much of this country. I hope that my local examples will give Ministers a flavour of the sorts of problems they may come across when they discuss this issue with local authorities and the building industry. Across Berkshire, there are a large number of buildings—student accommodation at universities and colleges, old people’s residential blocks, a wide range of other residential buildings, and possibly some other buildings—where there may be issues such as faulty fire safety doors and problems with cladding and compartmentalisation, as well as other matters that we have not yet discussed. The scale of the issue is simply enormous.

I appreciate that many Members may have visited Reading only on the train, perhaps while on their way home to their constituencies in the midlands, the west country or other parts of the UK. To give them a simple illustration, if Members were travelling through my constituency on the train, they might notice four or five tall blocks, but below those individual high points on the horizon they would see a townscape of many, many flats. In my constituency office, we carried out an exercise of trying to establish how many addresses had the term “flat” attached to them. It is difficult to fully establish that fact, because some buildings are described as “court”, “residence”, or with some other prefix or suffix, but the number is huge. Several thousand people in Reading itself live in flats. Imagine the number of flats across the whole county of Berkshire, with neighbouring towns such as Slough or Bracknell, which are heavily built up and developed. Indeed, some of the market towns such as Wokingham, Windsor or Newbury may also contain a large number of new flats or retirement homes for older residents, all of which are potentially affected by these same serious issues.

The scale of the problem is simply enormous, and it exists across the whole of the UK. I imagine that every Member here today has dozens and dozens of similar low-rise flats in their constituency, all with the same potential problems as the high-rise flats, yet those buildings are not on the Government’s target list at the moment. I appreciate that looking at buildings below 11 metres may require a significant injection of resource, but given the scale of the concerns and what we have already seen with Grenfell and those other fires, which were in lower-rise buildings at or around the 11-metre threshold, this is a very serious and substantial issue. I also appreciate that the Minister took time to talk to me before this morning’s debate, but I urge her once again to find the necessary resources to address this extremely serious problem, which affects so many residents.

There are two or three other issues that act in combination with those relating to lower-rise buildings below 11 metres. There are not only structural issues, which we have discussed, but important related issues to do with tenure and the nature of conversions, which are also germane to the debate. I will use Reading and Woodley as examples, because I know them well, but I am sure that every hon. Member present could describe the same thing.

Simply, there has been an explosion in the number of houses of multiple occupation in the United Kingdom in the last 20 to 30 years. Many hon. Members may have rented properties in their youth. It is now common to rent properties by room, rather than a couple renting a flat together or a single person renting a small flat by themselves. It is common for terraced houses, including taller three-storey houses, to be divided between multiple occupiers who often do not know one another and who may be cooking and using the building at different times. That building may be old and not have fire safety doors or other measures fitted, which is potentially a massive problem that is linked to the issues with lower-rise buildings. It is an additional and to some extent overlapping problem. I urge the Minister to look at the regulation of that part of the housing sector.

Some local authorities have been quite robust in registering landlords, which is my preference. In my borough, there are serious problems with resourcing, but the local authority has cracked down on the worst offenders. That is typical of many local authorities, which are doing their best with limited resources. One or two local authorities have led the way with full registration schemes, such as Newham Council and Liverpool City Council. I urge the Minister to consider finding the resources for local authorities across the country to run registration schemes, because of the fire safety risks and other related health and amenity risks.

My local fire services told me that, although it has not been widely discussed in the media, there are a large number of unregistered HMOs, which are particularly dangerous, because vulnerable people may be living there and being exploited by unscrupulous landlords. That is beyond the sector where landlords register with the local authority.

Office-to-flat conversions are another pressing issue because building standards are much more lax than in other forms of development. A significant part of the new housing in the borough of Reading, which makes up a large part of my constituency, comes from that type of conversion. If someone were to drive from Reading town centre to the M4, they would see a series of buildings built in the 1980s, which were then the most attractive office buildings. Because of changes to building design and the use of IT in buildings, however, they have been converted to flatted accommodation. A wide range of other risks could lurk inside those buildings. I urge the Minister to address that point, as I am sure she is willing to, when she considers the other issues that I have mentioned. Local authorities lack sufficient powers to investigate the full nature of those conversions, so many fire safety risks may exist in such buildings.

I appreciate that I have spent some time on these matters, so I will address the new fire safety Bill and the need for significant resources. I welcome the Government’s Bill, which I hope will contain the type of regulation that I have suggested that we will need to address those serious concerns, but I ask the Minister to address the full scale of the matter and to make sure that fire services, local authorities and the construction sector have the necessary resources to address the crisis as new legislation is introduced.

I have discussed the measure with colleagues in local government and the fire services in Berkshire. It is estimated that Royal Berkshire Fire and Rescue Service would need 30 extra staff, which is 5% of their total headcount. It is a significant extra resource, which would be needed to inspect the buildings that I have described, which are not currently being inspected. After Grenfell, the service rapidly inspected tall buildings in Berkshire, but did not have the necessary resource to address the 2,500 additional buildings of 11 metres and below, the large number of HMOs or the other buildings that I have mentioned, which may need to be inspected.

The 5% increase in the establishment number for Royal Berkshire Fire and Rescue Service is just one example of a county fire service needing further resources. It is estimated that it would take between two-and-a-half and four years to train some of the key staff. The figure of 30 includes support staff, admin and legal support, all of which are important parts of the fire service team. It will take time to train the fire inspectors, some of whom have significant academic qualifications at degree level, and in some cases at masters level, in fire safety and building matters. I am sure that our fire services are willing to undertake that important work, but they will need extra financial resources.

Our fire services face specific pressures, as the Minister is aware. Many services in areas near major conurbations—in our case, London—face additional financial pressures due to problems in recruiting and retaining public sector staff because of the high cost of housing. In Berkshire and many other places, there is a lack of flexibility in the current fire service precept. In our case, the precept went up to around £65 per household per year across the county, which was only a £1.20-per-household increase. The fire service would dearly like a £5-per-household increase to allow it to carry out further work. That would not cover the extra 30 staff, but would enable other recruitment and retention measures.

In addition to the fire service, there is a clear need to invest far more in local government and to revise the model of accreditation of fire inspection and building control inspections to make it a more professionalised service. The Chair of the Select Committee, my hon. Friend the Member for Sheffield South East (Mr Betts), has carried out more detailed work on this important issue, about which I have spoken to him. Again, it relates to the need for personnel in the fire service. I urge the Minister, who I am sure is aware of the issue, to look at it as a matter of urgency because of its importance and because of the lead time for training staff, many of whom have degree-level qualifications, which are necessary given the complicated world of construction. The staff we need are highly trained and skilled. As a country, we need time to invest in those people, to pay them and to retain them in the public sector.

I urge the Minister to consider the work of other, related Departments, such as the Department for Environment, Food and Rural Affairs and the Department of Health and Social Care, and other forms of regulation in local authorities that overlap with fire safety responsibilities. It is also worth considering the pressure on private sector firms that operate in the construction industry. Yesterday, I had an interesting conversation with a small business in my constituency about that pressure and the fact that there needs to be greater awareness in the industry of different types of cladding and materials, so that it can move away from ACM cladding. As hon. Members may know, part of the problem is that the inner core of ACM cladding is petrochemical-based, which is highly flammable. Many members of the construction industry would like to know more about alternative materials, but they have training needs. They would be grateful if they could work in greater partnership with central Government and local authorities to address those needs.

I have had similar conversations with local councillor Ayo Sokale, who is a civil engineer and has a lot to offer on the subject in Reading. She pointed out the desire of civil engineers to learn more as specialists in their field, which again relates to the issue of building construction safety. There are needs within professions and within the wider construction industry that must be urgently addressed. I encourage the Minister to work closely with the sector through industry bodies, as I am sure she wishes to, to provide it with the support that it needs.

In Reading, we are lucky to have a great academic tradition in the University College of Estate Management, which is now more than 100 years old, and the University of Reading, which provide academic training and support, architecture degrees and other estate management and surveying courses. That type of investment is greatly needed to support the training of people within the industry, working with the sector and related professional bodies, to help them to provide the level of service that they wish to, and to move away from a low-cost, low-quality model, so that we encourage buildings that are safe, that will last for generations and that will provide the kind of homes that people want to live in.

I thank you, Mr Gray, and the House for allowing me this debate. I thank colleagues for their helpful and thoughtful interventions. I look forward to hearing more from the Minister and from other colleagues. I urge the Minister to take those points on board and to act with the greatest urgency to address these very important matters.

--- Later in debate ---

[Matt Rodda]

I am grateful to the Minister for her detailed response, particularly her final point about the importance of enforcement and her response to the intervention from my hon. Friend the Member for Sheffield South East (Mr Betts). I thank hon. Members for attending the debate, particularly as they represent such a wide spread of places in the United Kingdom. We have had a wide discussion of issues ranging from particular developers to a whole number of other matters. I ask the Minister, once again, to act with the utmost urgency, and to arrange a meeting with me and members of our local fire authority and local councillors in Berkshire.

Question put and agreed to.

Resolved,

That this House has considered the fire risk in flats and shared housing.