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.

Grenfell Tower Inquiry: Phase 1 Report

Matt Rodda Excerpts

Tuesday 21st January 2020 Commons Chamber

[Matt Rodda (Reading East) (Lab)]

It is a pleasure to follow the hon. Member for Thirsk and Malton (Kevin Hollinrake). I welcome his willingness to look at a wider range of policy responses to try to deal with this terrible problem.

I would like to start by paying tribute to the Grenfell families. It is almost impossible for us to imagine what they have been through. Their steadfastness and determination are a wonder to us all, and I pay tribute, from the bottom of my heart, to them, the whole Grenfell community and the firefighters who so bravely served local people on that dreadful day. I thank the Secretary of State for his work and the tone in which he spoke earlier. I concur with the views of many hon. Members on both sides of the House.

I want to focus on two areas that have been discussed but that I believe need to be developed further. The first is the scale of the problem. The fire was truly dreadful. We have heard moving accounts of how people heard about loved ones who were caught up in this disaster. The aftermath affects the whole country and we need to consider the full scale of the issue, by which I mean many of the aspects that we have started to discuss tonight, including the much wider range of cladding that is believed to be dangerous, such as wooden cladding and other forms of composites, and the lack of fire safety, such as potentially substandard fire doors. There is a whole range of other issues that we are just starting to touch on.

I am grateful to the Secretary of State for his thoughts on the height of buildings, and I urge him to work with me and other Members who have a large number of lower-rise flats in our constituencies. It is a huge potential problem. Many have a whole series of potential fire hazards buried within them. In Reading, for example, we have four high-rise buildings that were identified as having ACM cladding on them after the terrible disaster. It took some time for Berkshire fire and rescue to investigate a number of tall buildings across the county. They did a very thorough job. However, there then comes the issue of buildings that are not quite as tall but may contain very serious fire safety risks to residents. Substantial numbers of people in medium-sized towns and cities around the country are living in flats that are four, five, six, seven, eight or nine storeys high that are not covered by some of the issues we have discussed today.

There are other issues with potentially dangerous houses in multiple occupation where terraced houses are divided up into maybe two or three flats. I have seen for myself, as a former local councillor, two or three families living in one terraced house, crammed in, often in very squalid conditions, subject to poor quality housing. There are real issues about the provision of fire safety in those buildings.

We also need to address the very real problems that some Members have discussed, or hinted at, regarding other types of buildings, whether they be academic buildings, workplaces, hospitals or schools. A whole range of buildings could contain dangerous cladding in one form or another. We need to address those issues very thoroughly. In the wake of the original disaster, we have had terrible fires in a number of parts of the country, such as the Bolton incident, Barking and several others. These fires could take place across a number of parts of Great Britain, and they deserve to be addressed properly through a suitable scale of response.

I am grateful for the attention that has been paid so far to the scale of response needed from central and local government. However—I urge the Government to consider this fully—I find it deeply disturbing that in the fifth wealthiest country in the world, two and a half years after this disaster, we are still waiting for people to be rehoused and still waiting for a series of actions to be taken. Those actions just deal with the initial problem of the ACM cladding, not the subsequent issues that I have discussed. I note that the Minister for Crime, Policing and the Fire Service is in his place and attentive, and I believe he is very sincere in his desire to improve matters. I urge Ministers to ensure that we look thoroughly, afresh, at the need for human resources in DCLG—skilled people who understand the issues and who are trained in building safety—and the need for fire inspection by fire services. In my case, in a typical English county, it took months for the local fire and rescue service to inspect all the buildings. They worked very hard with the limited resources they had.

We need to look carefully at the resources for dealing with emergencies but also for inspecting and understanding risk, and we need to take urgent and determined action to tackle that risk. That covers a number of fronts, both at official level in central and local government and on the ground, with firefighters and building control officers making sure that the new inspectorate has real teeth and has suitable resources to take the action that is needed. I am sure the Minister would agree that this is a vital point. I urge him to ask his friends in the Treasury to look afresh at this issue and to commit substantial and significant sums of money on a timescale that is appropriate to the urgency of this very serious issue. I hope that he will take account of that plea.

My town of Reading and the neighbouring small town of Woodley, which also falls largely within the Reading East constituency, are just one small example of many towns and cities across the country where this serious problem exists. Luckily, we have not yet had a disastrous fire, but it could happen at any time. We need urgent and determined action, with central Government in the lead, to tackle this dreadful problem. I urge the Minister to take action on the scale that is needed.

Social Housing

Matt Rodda Excerpts

Thursday 13th June 2019 Commons Chamber

[Matt Western]

My hon. Friend makes an incredibly important point, and I will come on to it. I am particularly familiar with his constituency, and I know that many areas of our country have seen high house price inflation, which has priced out young people, a lot of whom would ordinarily want to stay in those communities. This needs to be urgently addressed through social housing.

Twelve months ago, I was fortunate enough to meet a former soldier at one of my Saturday surgeries. He was back in his home town of Warwick, having been discharged from the Army after 10 years’ service. A veteran of several tours, soldier Y found himself searching desperately for a job and a home, and he was not in a good place. He was really struggling. He had he been diagnosed with, and was clearly suffering from, post-traumatic stress disorder. Soldier Y was sofa-surfing. Until relatively recently, it would have been possible for him to access one of the hostels provided by Warwickshire County Council, but the cuts since 2013 have resulted in a huge drop in capacity and places such as Beauchamp House in Warwick are no longer available. I have mentioned soldier Y, but I could have spoken about any of the dozens of people I have met since my election in 2017, all of them desperate for help to resolve their own housing situations.

[Matt Rodda (Reading East) (Lab)]

I would like to thank my hon. Friend for securing this debate, along with my hon. Friend the Member for Stroud (Dr Drew). I agree with him wholeheartedly about the need for a major council house building programme. The issue I would like to raise is the need for much greater funding for local authorities to build council houses. In my area of Reading, there has been an ambitious programme to build council houses within the limited scope of the funding that is available, but more funding is clearly needed. We have an excess of brownfield land in Reading, a former light industrial town. We have enough brownfield land to build all the houses that are needed until 2036, and I understand from colleagues that many other boroughs, towns and cities around the country face a similar situation in which former industrial land is available but there is no funding to enable the local authorities to build. Does my hon. Friend agree that that should be a priority for this Government?

[Matt Western]

My hon. Friend makes another important point. This is absolutely about the cost of providing housing and land and about how authorities are facilitated to do that. This is the most pressing issue of our time, as I have said, and Government policy should be to help our local authorities. Indeed, at one of the meetings of the parliamentary campaign for council housing, which I co-chair with my hon. Friend the Member for Stroud, Lord Porter made it clear that, in his view,

“all the bad things in our society stem from bad housing, and the best way to fix any of those problems is to make sure as a fundamental that everybody’s got safe, secure, decent housing.”

I could not agree with him more.

We only have to walk down streets such as the Parade in Leamington Spa—and, I am sure, any of the high streets across the country—to see some of the casualties of this crisis: rough sleepers curled up in our doorways or sitting at street corners crying out for help, asking for loose change, desperately trying to create personal order out of social disorder. Inevitably, there will be an ex-forces person among them, but no matter—they are all one community now. Surely civvy street was not meant to be this uncivilised or, for an ex-soldier, this ungrateful.

To understand how we got here and where we need to go, it is worth briefly considering the past and how times have changed. Had soldier Y been lucky enough to have been returning from the first world war rather than from Afghanistan 100 years on, he would have been greeted by the then Prime Minister’s promise of “homes fit for heroes”. Lloyd George recognised the importance of social provision and knew that because house building would be difficult it was only through subsidies that local authorities would be able to afford to deliver them. His progressive social and local authority approach kick-started the sector and resulted not just in a growth of housing supply but in improved standards in all new homes. It was actually following world war two that the council house really arrived. Enlightened administrators strove to deliver them, and none more so than the Attlee Government, which, despite the ravages of war and the shortage of materials, managed to build more than 1 million new homes to replace many of those that had been destroyed.

Grenfell: Government Response

Matt Rodda Excerpts

Monday 10th June 2019 Commons Chamber

[James Brokenshire]

The hon. Lady has made various statements in respect of what did or did not happen at that time. It is precisely those elements that are part of phase 2 of the public inquiry, and it is right that there should be that proper scrutiny and investigation. Phase 1 is about what happened on the night, phase 2 is about the broader issues, and that inquiry will provide the scrutiny and detailed challenge that I think she is looking for.

[Matt Rodda (Reading East) (Lab)]

I thank the Secretary of State for his update. Two years is a very long time. I can only imagine the suffering and stress that the residents of Grenfell and the local community have had to endure in that time. Many other residents around the country, such as those in Reading living in flats with dangerous cladding, have also endured suffering and stress. Will the Secretary of State now commit to take urgent action? Will he visit Reading to see the flats in my constituency that are covered in dangerous cladding, as well as other buildings that may be dangerous, such as overcrowded houses in multiple occupation and shoddy conversions of office accommodation into flats?

[James Brokenshire]

On the last point, the hon. Gentleman may be aware that we are conducting an examination of some of the evidence around office-to-residential conversions. The point he makes is one that I have heard, which is why we are pursuing the issue further. He makes various other points about his constituents and residents. If there are particular points he wishes to make to me, my ministerial colleagues and I stand ready to respond to him. His call for action is one that I hear and will respond to.

Permitted Development and Shale Gas Exploration

Matt Rodda Excerpts

Thursday 28th March 2019 Commons Chamber

[Matt Rodda (Reading East) (Lab)]

It is a pleasure to follow my hon. Friend the Member for Swansea West (Geraint Davies). For me, the context of this debate is quite simply the deeply worrying issue of climate change. We face a stark choice if we are to avoid extreme and potentially unstoppable change to the climate: do we continue to develop and exploit fossil fuels, or do we leave them in the ground? It will be extremely difficult, if not impossible, to stop dangerous climate change if we do not leave fossil fuels, including gas, in the ground. We can and must take a more responsible and sustainable approach, and that is why we need to stop the exploitation of shale gas.

I also want to talk about the issue of local planning, which other Members have spoken about today. There have been test wells in eastern Berkshire and other parts of the south-east, as was mentioned earlier. Many residents in Reading, Woodley and the Thames valley have deep concerns about our local environment. In our area, there is a long history of concern about the effects of noise and pollution from major infrastructure projects such as the expansion of Heathrow and large-scale gravel extraction. The very last thing that residents in our part of England need is a major new environmental threat.

I am conscious of the time, but I just want to add my support for a range of other points that have been made today. In particular, I would like to support and endorse the concerns that have been expressed about the relative weakness of the planning system and about the Government’s policy on energy—particularly renewable energy—and their deeply mistaken policy of cutting the feed-in tariff and not investing in wind power, solar energy and other renewables such as the tidal power project in Swansea bay. These mistaken energy policies stand in stark contrast to the policies of many other Governments, including the last Labour Government.

[Matt Western]

Will my hon. Friend give way?

[Matt Rodda]

I am afraid I am running out of time.

We have just 12 years left to reduce carbon emissions dramatically. Local communities around the country have serious and substantial concerns about fracking. Given the climate crisis and the need for radical change in energy provision, and given the indisputable local concerns, shale gas exploitation has to stop, and it has to stop now.

Homes (Fitness for Habitation) Bill

Matt Rodda Excerpts

3rd reading: House of Commons & Report stage: House of Commons
Friday 26th October 2018 Commons Chamber

[Matt Rodda (Reading East) (Lab)]

I rise to speak in favour of the Bill and to urge the Government to go further. I wish to point out just how serious the issue of poor-quality private rented accommodation is in my constituency and to show why urgent action is so sorely needed.

Just last week, I met a constituent who was desperate for help. She is a single mother who lives in damp terraced accommodation, with mould growing on the walls. She was desperate. Her son and daughter both have problems with their breathing. One of them has asthma and was seeing the doctor about it. She had asked the landlord for help, but he was unwilling or unable to make changes to the property and solve the damp problem. She is applying for a council house, but because of the severe shortage in places such as Reading and Woodley, she is unable to progress quickly up the list of those seeking homes. The woman’s plight explains the seriousness of the issue and why urgent action is needed.

In Reading, nearly a third of houses are in the private rented sector. There are many good landlords, but there are also many who do not provide a good service. Problems with damp, difficulties with landlords and high fees all make for deep-seated problems that affect thousands of local people. At the same time, as was mentioned earlier, councils have few powers to tackle rogue landlords and there are simply not enough good- quality private rented properties or council houses available in many parts of the country. I urge Ministers to take steps to address this serious problem by considering Labour amendments to the Bill and other related measures on the issues that affect the wider housing sector.

Several amendments to the Bill were proposed, and I am grateful to the Government for taking some of them on board. I hope that they will look again at one in particular. Earlier this year, I spoke about the potential loophole that allows landlords to charge for items such as lost keys. That could provide less scrupulous landlords with a loophole through which they could bypass the Bill’s intent. I urge the Government to look into the matter again.

Other changes that are needed include a much larger programme of council house building and wider measures to improve the planning and development sector.

I urge the Government to support Reading Borough Council’s bid for about 140 new council houses and ask them to go much further in considering the funds that are available for council house building. In my area, we could easily find families to fit into another 1,400 council properties, let alone the 140 that have been bid for.

[Kevin Foster]

I welcome the spirit of the hon. Gentleman’s speech. Does he agree that his local council may well benefit from the removal of the cap on borrowing to fund housing and therefore might be able to fund more of the council houses he is talking about?

[Matt Rodda]

I do welcome that. My council colleagues tell me that they are waiting for further details from the Ministry of Housing, Communities and Local Government, and I look forward to Ministers being more amenable to local authorities on this matter.

To sum up, as time is pressing, poor-quality rented housing is a serious issue for many residents and urgent action is needed to address both the problem of rogue landlords and the problems in the wider housing market.

--- Later in debate ---

[Kevin Foster]

What I would say to them is, as an Opposition Member said earlier, “If you are renting out a property that is unfit for human habitation, you really should not be in the business of being a landlord. If that is the standard of what you are renting out then, bluntly, we do not want you to carry on.”

Will there be an impact on availability? Possibly, but—and it is a very big but—if someone cannot afford to do a property up to the standard where it is fit for habitation, they have an obvious option, which is to sell the property to someone who can. Another option is to discuss with the local authority whether planning permission needs to be granted to allow for a proper redevelopment.

I recently went to see a superb development in Paignton. It used to be poor-quality, guild house-style accommodation. In theory it was sheltered accommodation, but it was more like guild house-style accommodation, with shared bathrooms and facilities that were not particularly good. It was on the site of a former brewery. It was really not that great and the local housing association took the view that it did not meet the standard. It has been done up properly and there are now 22 new homes. The new apartments are modern properties that meet modern standards of disability access; the facilities reflect this era, rather than the 1950s; and young families have moved back in.

Let us be clear about what happens when we take action on housing standards. I know my hon. Friend the Member for West Aberdeenshire and Kincardine (Andrew Bowie) will agree with this point; indeed, he probably made his intervention so that I would put it on the record. There is always the theory that when we introduce legislation and take action on housing standards, we might reduce the supply and make it more difficult or more expensive—because if we contract the housing supply, the price clearly goes up—for the tenant to find housing. However, in my experience when enforcement action is taken by local authorities, which will still happen, in many cases it results in the same amount of housing, or even slightly more of it, but this time of the right standard.

If a landlord feels that one of their properties is not up to standard—again, I refer to the landlord with a property in Paignton—they should start engaging with the local authority. Most councils will be reasonable and sensible if a landlord is trying to do the right thing. That could mean looking at how the property is used, perhaps converting the property or getting planning permission to allow the proper redevelopment of the site, as happened in Paignton. I am happy to take another intervention but I think that my hon. Friend can be reassured that, although there is always an argument about how much we do in terms of pushing measures so far that we reduce supply, this Bill will not do that. In fact, it could reduce the supply of completely unsuitable accommodation and increase the supply of the type of rental properties that we want to see.

Let me turn to the matter of implying terms into a lease—a sensible and proportionate measure. For those wondering what that means, this is about how the legislation creates the civil enforcement. Any tenancy will now contain this provision in the lease. As has been said, this is not about bringing back a piece of Victorian legislation, where the maximum rental price is now woefully out of date—probably as historical as the piece of legislation itself. Rather, this is about having a modern piece of legislation that does not come with the idea that every so often we need to decide the maximum rent to which it would apply. That makes this a more secure piece of tenancy legislation.

Following amendment in Committee, it would be interesting to understand how the Bill will affect those who rent out a property in a block where the leaseholders are the freeholders. A concerning issue came out following the fire safety work in Torbay after the Grenfell Tower fire. To be clear, there is not a large local authority owner of tower blocks in Torbay, as some hon. Members might have in their constituencies. We have a lot of apartment blocks and blocks of flats, particularly for those entering retirement, where the leaseholder is the freeholder—that is, the leaseholder owns a share in the freehold—and some of these flats may be rented out. In these cases, the freeholder, who is supposed to be dealing with certain issues and maintaining certain safety standards, has absolutely no incentive to enforce against its own shareholders. In fact, the shareholders are not very keen at all for the freeholder to take enforcement action.

There was an example in my constituency whereby a block had been built in the late 1960s—not a dissimilar era from that of Grenfell Tower. There were two apartments on a floor, which had two fire doors, then the corridor and then the door to the stairwell. About 20 years ago, the owner of one flat bought the other flat on the floor and turned it into one property along the whole floor, so instead of having two doors and the fire door to the stairwell, there was now just a fire door to the stairwell. This had not been picked up, partly because the freeholder had no great incentive to take action against the leaseholder, because the leaseholder was the freeholder. In the Minister’s contribution, she might wish to reflect on whether a tenant of a leaseholder would be able to enforce against the freeholder in such a situation.

[Matt Rodda]

Does the hon. Gentleman agree that there is a related issue—cuts to fire services—to which he is almost referring in his very thoughtful contribution? I have had representations from Royal Berkshire fire and rescue service about the dire need for more fire safety officers, who take a long time to train. Many properties in multiple occupation actually have multiple fire safety issues, including small adjustments made by landlords and tenants, as the hon. Gentleman has described, and because of the nature of the buildings, which are often old and in some cases dilapidated. I have heard some very concerning stories about this in my county. Will he refer to that aspect?

Tenant Fees Bill

Matt Rodda Excerpts

3rd reading: House of Commons & Report stage: House of Commons
Wednesday 5th September 2018 Commons Chamber

[Mr Goodwill]

Yes. As a landlord myself I am aware of how that operates. We have talked about private landlords and social landlords. I like to see myself as a social landlord: I do not see what I provide to my tenants as being any different from what is provided by a housing association or a local authority—indeed, I like to think I give a better service. Still, it is right that this legislation has been introduced, particularly as double-charging could take place, with both tenant and landlord paying fees to the letting agent and the letting agent doing very well out of that.

I do not agree with the Labour shadow Minister, the hon. Member for Great Grimsby (Melanie Onn), about the fines in amendment 1 and 2. A £5,000 fine for a landlord is already equivalent to a year’s rent for many properties in my part of the world. As I said, having much larger fines could jeopardise the business of such landlords. I also do not support amendment 4, tabled by my hon. Friend the Member for Shrewsbury and Atcham (Daniel Kawczynski). We must do everything we can to help people to get into housing—I would prefer that they were able to buy their houses, but if not, we must help them to get into the rented market. A problem people often face when moving house is that the deposit put on the previous house is not made available at the same time as the new tenancy takes effect. Therefore, having to find, for example, six weeks’ rent at £100 a week plus another six weeks’ rent at £100 a week, plus maybe a £300 fee, as the amendment suggests, means a person looking to rent a two-bedroom flat in Scarborough or Whitby would need to find £1,500 of cash just to make that house move.

I was appalled to hear the nightmare stories mentioned by the right hon. Member for Birkenhead (Frank Field). As my hon. Friend the Member for Thirsk and Malton (Kevin Hollinrake) made clear, the tenants’ redress scheme introduced in 2014 means that the landlord can no longer see that money as their own money that they can snaffle when the tenant moves; instead, they need to demonstrate that real damage has been done or there are real problems that require that money to be used. In the past, I am afraid, I have heard horror stories where reasonable wear and tear was put down as damage or a slight scratch on the wall was taken to indicate that a whole room had to be decorated. I was pleased to hear from the Minister that he is looking at the possibility of a passporting scheme for these deposits. That is desperately needed because it is so frustrating for a tenant wishing to move that their deposit, which they will get in due course, is frozen and cannot be used to pay the next deposit.

To return to amendment 4, it is not reasonable to introduce these fees of £200 or £300. That would become the norm and, to be fair, it is the landlord who is getting this service: it is the landlord who is interested in the creditworthiness of the tenant and who wants to see the legalities and the administration done correctly, and therefore it is not unreasonable for the landlord to pick up the bill. Indeed, many landlords will do much of this work themselves, and tenancy agreements are available to download which makes doing that much easier.

In supporting the Government amendments, I hope that my hon. Friend the Member for Shrewsbury and Atcham will not press his amendment. We certainly would not want the Opposition amendments to be pressed.

[Matt Rodda (Reading East) (Lab)]

I am grateful for the opportunity to speak in this debate, having spoken on Second Reading in May. It is also a pleasure to follow my hon. Friend the Member for Great Grimsby (Melanie Onn) and other Members.

In Reading East we have seen increasing numbers of young people and families entering the rental market, and it is in the vital interests of these residents and all my constituents that the rental market in our area is affordable, transparent and accessible. However, as with many other constituencies, rising rents, large deposits and high letting fees are increasingly causing difficulties for those seeking to access rented accommodation.

Along with my Labour colleagues, I welcome the Bill as a first step towards establishing a fair and reliable rental market for tenants in my constituency and across the country. However, I remain concerned that the Bill does not go far enough in its protection for tenants. In particular, I am concerned that it does not go far enough to protect tenants against default fees. As we have heard, these are the fees that are chargeable if a letting agent or landlord incurs costs due to a tenant’s actions, such as replacing a lost key or making a late payment. These fees are set at the discretion of the landlord or the agent, and have been described by agents themselves as a back door to reclaiming income lost through this Bill. I share the concern expressed by the Housing, Communities and Local Government Committee and by other respected organisations such as Shelter and Citizens Advice that the lack of clarity regarding default fees creates a major loophole that could expose tenants to unreasonable fines from unscrupulous landlords or letting agents.

[Dr Drew]

In a survey that I conducted in Stroud, I found that the agents were making just that point. They want complete transparency and fairness in relation to tenants as well as landlords. Does my hon. Friend see the Opposition amendments as a way in which we could strengthen the Bill and deliver that?

[Matt Rodda]

My hon. Friend makes an interesting point, and I urge the Minister to take this opportunity to listen to him and to the points made by our Front Benchers.

Amendment 3 provides a clear definition of default fees and limits the amount that could be charged, while still allowing landlords and agents to charge for expenses where there is a clear cost. It would provide clarity for all parties and, crucially, it would provide tenants in my constituency and elsewhere with the protection from exploitation that they so desperately need. Surely colleagues across the whole House would agree that that is the right thing to do. I therefore urge the Minister to consider this amendment and to consider strengthening the Bill to provide limits on what can be charged for. I urge him to take this opportunity to protect tenants from exploitation. It is time for the Government to listen to tenants and to deliver a fair, accessible and accountable rental market for all.

[Richard Graham (Gloucester) (Con)]

I rise to support the Tenant Fees Bill, which has been so clearly presented today by the Minister. The abolition of most up-front fees, the capping of security deposits at six weeks’ rent, the reduction of costs to tenants in the private sector potentially by hundreds of pounds and the increasing of transparency in the housing market—surely we can all unite in saying that these characteristics of the Bill are a good thing. We have all met constituents who rent and whose fees have gone up by roughly 60% in the period between 2010 and 2014 and who have been charged fees for the most bizarre and sometimes unfair reasons—including, for example, checks being made by the same agency on the same tenant for a different property in a short space of time. As my right hon. Friend the Member for Scarborough and Whitby (Mr Goodwill) mentioned, those fees should be paid by the landlord if they are going to be paid by anyone. As rents and demand increase, the unfairness in the marketplace from a few—I stress a few—landlords and agents that is tolerated by law requires a response from the Government.

However, the Bill is not just about saving money and increasing transparency. The principle of fairness will also be boosted because all landlords will have to be members of a redress scheme, and because tenants should have easier access to dispute resolution. That is an issue that many of us will be familiar with through our own surgeries. Agents will have to be registered as members of a client money protection scheme, as many already are, and banning orders and a database of rogue landlords will be introduced. We all know about the frequent suspects whose properties consistently fail environmental health inspections, and I suspect that they will find their way on to that list unless they change their habits, which is the point of the Bill. At the same time, there will be a further consultation on benefits and barriers relating to longer-term tenancies, which I also welcome.

The ban on fees, the capping of security deposits and much else has already been welcomed by many organisations, such as Which? and Citizens Advice, and on the face of it there is no reason why anyone should object to the changes. However, there are of course some who have opposed some of the detail of the legislation, and at a time when trust is such a crucial element in the relationship between tenant, agent and landlord it is worth touching on those objections.

Tenant Fees Bill

Matt Rodda Excerpts

2nd reading: House of Commons
Monday 21st May 2018 Commons Chamber

[Matt Rodda (Reading East) (Lab)]

I am grateful to be able to speak on Second Reading and to discuss an issue that is relevant at both national and local level. It is also my pleasure to follow the hon. Member for Lewes (Maria Caulfield).

I welcome the Bill, which has long been delayed—the issue was raised by Labour in 2013 and adopted in our 2015 manifesto. Rising house prices in my constituency mean that the rental market is growing rapidly. Since 2009, median house prices in Reading East have risen spectacularly by 175%, from £197,000 to £344,000. Increasing numbers of young families as well as single people are entering the rental market.

Some renters are satisfied with their properties, but in my experience far too many find themselves footing bills for housing that is in poor condition, or for tenancies without any long-term certainty. Nationally, 1.6 million families with children are renting privately, with their long-term plans depending on the reliability of landlords who can evict them with one month’s notice. Meanwhile, letting fees, burgeoning rents, and high deposits present an affordability challenge for tenants. It is therefore in the vital interests of all my constituents that the rental market be maintained as affordable, transparent and accessible. I welcome the Bill as a first step towards establishing that fair and reliable rental market.

The Bill will have a positive impact in abolishing up-front fees to enhance clarity and control for tenants. Letting-agency fees restrict the mobility of renters, thereby removing one of the prime incentives of renting a property. On average, tenants pay £272 per person in fees with each move, on top of rent in advance and deposits. Alarmingly, one in seven tenants are charged more than £500 to enter rented accommodation. Over the past five years, renters have racked up a staggering bill of £678 million in agency fees.

Moreover, there is a lack of consistency in setting those costs. Research by Shelter has found broad variations across letting agents—reference-check fees range from £30 to £220, and tenancy renewals cost between £35 and £150. I welcome the premise of the Bill—the measure was initially promised in the 2015 Labour manifesto—but I note that both the Prime Minister and the Chancellor of the Exchequer have previously voted against a motion abolishing letting fees. I am delighted that the Government have decided to change their mind.

Default fees are chargeable if an agent or landlord incurs costs due to a tenant’s actions. They have been described by agents as a back-door route to reclaiming lost income. Agents have admitted openly to the Housing, Communities and Local Government Committee that they will charge disproportionate default fees to make up for loss of revenue, which is an extraordinary admission from the industry about its intentions to exploit loopholes in the Bill. I am concerned that there will be cases of a brush coming with an associated charge of £45, or of £130 being charged for a missing TV remote. These default fees are set at the discretion of the agent or landlord, and there is no cap in the Bill on the cost to tenants. There is an urgent need to strengthen this legislation to provide limits on what can be charged for and to ensure that any charge made is reasonable. If relevant additions are made to the Bill to resolve this flaw, the legislation’s good intentions will be preserved.

The second aspect of the Bill that I would like to discuss concerns tenancy deposits. Although I am glad that the Government have decided to issue a cap on tenancy deposits, I am disappointed that the Select Committee’s recommendation to cap deposits at five weeks’ rent has been rejected, as the hon. Member for Harrow East (Bob Blackman) mentioned. The Government have opted for a six-week cap, which means that renters in the south-east of England will still have to find an average of £1,800 to place a deposit. This is at a time when the majority of landlords already take deposits for six weeks or less. As such, the Bill will not change the realities of access to housing for renters, particularly in an area such as mine.

Thirdly, I voice my support for robust enforcement. I am glad that tenants will be given access to a first-tier tribunal to enforce the regulation, and I am pleased to see penalties being put in place for breaches of the rules. However, sufficient funding must be released to allow for the enforcement of the ban on letting agent fees. Without proper resourcing, the measures in the Bill are likely to fall short.

In general, the Bill has the potential to make significant savings for tenants in—and enhance the transparency of—the private rental sector. I am pleased that the Government have listened to calls to make private renting fairer and more affordable. In fact, as I mentioned, the Labour party has been campaigning for these measures for a long time. Indeed, my right hon. Friend the Member for Wentworth and Dearne (John Healey) first recommended them in the Letting Agents (Competition, Choice and Standards) Bill in 2013. The Bill requires further scrutiny in several important areas—most obviously, the provisions on default fees. I ask the Government to provide further protections against the exploitation of tenants in this regard.

With proper amendments, the Bill can present a good first step towards balancing the rental market. I urge the Government to listen to these points.

Building Regulations and Fire Safety

Matt Rodda Excerpts

Thursday 17th May 2018 Commons Chamber

[James Brokenshire]

I wholly endorse what my hon. Friend has said in relation to the private sector. On the public sector, as I indicated in an earlier response, we are formulating our detailed guidance and information to go to local authorities but my intent is to see that that money is deployed as quickly as possible.

[Matt Rodda (Reading East) (Lab)]

I welcome Dame Judith’s recommendations. Does the Secretary of State now recognise the need for clarity across the building industry? When will new standards be in place?

[James Brokenshire]

We have talked about Approved Document B and other planning guidance. I want that to be out before the summer. We have had some consultation, but we need to make progress. I think that underlines my clear, driving desire to get on with things where we can but, obviously, where longer-term reform is necessary, to consider carefully to get it right.

Housing and Homes

Matt Rodda Excerpts

Tuesday 15th May 2018 Commons Chamber

[Matt Rodda (Reading East) (Lab)]

I am grateful for the opportunity to speak in this important debate. Housing is a central issue in my constituency, where, as across England, we face an acute housing shortage. For many years, home ownership grew in the Thames valley and across our country, with young people expecting to be able to afford to buy a place of their own or to have long-term secure and affordable rent of either a private or council house. Sadly, in the present time home ownership and good-quality home rentals are all too often out of reach for many people, particularly for younger people in areas like Reading and Woodley in my constituency, where house prices have risen to unheard of levels. Much of the new housing being built is aimed at the more expensive end of the market and private rented accommodation is often very expensive, and some of it is poor quality and poor value for money.

We desperately need homes that are genuinely affordable. There is a severe shortage of council housing, affordable homes to buy and good-quality private rented accommodation. I welcome the Government’s interest in prioritising brownfield land. In my constituency and in many other former manufacturing towns in England, there is a huge amount of brownfield land that can be built on without eating into the countryside or public open spaces. Indeed, Reading Borough Council’s local plan has identified enough former light industrial and commercial land to provide almost all the housing needed until 2036. The council has also identified land to build 1,000 council houses. Reading Borough Council, like many other councils, is doing what it can to help.

The Minister will know that Reading Borough Council had plans to build 1,000 homes to meet the rising demand for accommodation. However, this had to be scrapped following the 2015 summer Budget delivered by the then Chancellor, George Osborne. The former Chancellor made a serious mistake when he changed the financial rules, making it harder for councils to borrow and pay back the cost of building council homes from the rental income gained once the houses are occupied.

By contrast, I was proud to stand on Labour’s manifesto commitment, as we heard from my right hon. Friend the Member for Wentworth and Dearne (John Healey), to build at least 1 million affordable homes over the next five-year Parliament. Our record in government is clear. Between 1997 and 2010, we saw 2 million more homes built, a million more home owners and the biggest investment in social housing in a generation.

In the eight years since 2010, we have seen home ownership falling to a 30-year low and the lowest number of new social rented homes on record. The Government have cut investment in publicly funded affordable housing and relied instead on big developers to build, giving them too much control over what gets built. That is why in my area both Labour-run Reading Borough Council and Conservative-controlled West Berkshire District Council took the Government to court, winning a High Court challenge that means they and other councils can insist on more affordable housing being included in developments in accordance with their own local plan priorities. I hope that the Minister will consider that as a matter for potential policy change.

As I mentioned earlier, renting in my area is often expensive and can be poor quality. In my constituency, we have a particular problem with Victorian terraced houses that have not been fully modernised. Reading Borough Council and other Labour councils in Oxford and London have improved the regulation of landlords and have stood up for tenants, but much more could be done if the Government made it easier for councils to regulate the private rented sector.

At a local level, I have campaigned for a new deal on housing for young people, families and other residents who have been hit hard by the housing crisis. I am working with local councillors and other MPs to tackle this issue and to press for a new approach. In Reading East, as I have mentioned to the Minister in other discussions, this approach could involve much more use of brownfield sites, tighter regulation to encourage developers to build more affordable homes, allowing councils to build council houses once again and protecting renters by giving councils more powers to regulate landlords.

The current housing situation is indeed a crisis; it is unacceptable and unsustainable. Young people and other groups have a right to decent and affordable housing, and I will continue to press the Government for the new deal on housing that those renters and owners deserve—a new deal that Labour would deliver.