Building Safety Bill (Fifth sitting)
Mike Amesbury Excerpts(2 years, 7 months ago)
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Christopher Pincher
I am grateful to my hon. Friend for his intervention. I quite agree that the Bill will help his constituents, and those of all right hon. and hon. Members on the Committee and in the House. We want to ensure that HSE has the appropriate resources to do its work. I am sure that we will discuss that in greater detail as we proceed, but I can say that the finances available to HSE were increased by 10%—to some £14 million—for the course of the covid emergency. That is an example of the financial stimulus that we provided to HSE, and we will of course continue to support it in its new and important role.
Clause 2 and schedule 1 are vital to our wider reform, which the Building Safety Regulator within HSE will sit at the heart of. They provide the regulator with the necessary powers to effectively deliver a new regulatory regime, and I commend clause 2 to the Committee.
Mike Amesbury (Weaver Vale) (Lab)
It is a pleasure to serve under your chairmanship, with your very colourful tie, Mr Dowd. It will be a pleasure to work with everybody in this room over the next few weeks, scrutinising and hopefully strengthening the Bill, which will alter the building safety landscape.
The Chair
Order. The Minister had a little bit of leeway to make a general speech to begin with, but this debate should be about clause 2 and schedule 1. May I exhort you to deal with the specifics of those provisions, please?
Mike Amesbury
I certainly will, Mr Dowd.
Giles Grover from End Our Cladding Scandal referred to the many complexities that make up the layers of the building safety scandal, from waking watch to inflated insurance premiums and the funding lottery created by the limited size and scope of the building safety fund. Do the many clauses and schedules of the Bill respond to that immediate crisis? Does clause 2 do that? The answer is no. This is the very Bill that the Minister with responsibility for building safety, Lord Greenhalgh, said was the appropriate vehicle for responding to the crisis. If there were a prize for being consistently inconsistent, this Minister would win hands down—top of the premier league.
Moving on to the fundamental details of clause 2, many witnesses, including the general secretary of the Fire Brigades Union, Matt Wrack, welcomed the new building regulator and spoke of the constructive working relationship with the Health and Safety Executive, reaffirming the Minister’s statement and the evidence from other witnesses about the appropriateness of HSE. Other witnesses, such as Martin Boyd from the Leasehold Knowledge Partnership, spoke of the need to capture the residents’ voice, from the grassroots to the highest table of the new regulator, to help to establish and change that culture, and to improve the competence referred to in future clauses. Given the commitment highlighted in the previous social housing White Paper, for example, I am interested in the Minister’s thoughts about the residents’ voice.
The evidence from HSE management team seemed to indicate that they have the necessary resources to carry out the terms of reference of this new regulator.
Theo Clarke (Stafford) (Con)
Does the hon. Gentleman not agree that this Bill does in fact make buildings safer, specifically because the Minister said in his opening remarks that HSE will now have the right expertise to oversee the regulator?
Mike Amesbury
I do hope so. Working together in Committee and across the Floor of the House, I hope we can contribute towards changing that landscape and making people and buildings safe. However, on resources, and this point was mentioned by—I know the Member has a Bolton seat, but do excuse me—
Mike Amesbury
It was Bolton South East, yes.
I know it is important to hon. Members that HSE is resourced appropriately, but given the evidence from the inspection regime, with the number of inspectors cut from around 1,400 in 2011 to 900 in 2019 and funding cut by over 30% by HSE, I am not filled with confidence. Will the Minister ensure for residents and leaseholders, let alone Members of Parliament, that the new regulator does indeed have the necessary resources?
Daisy Cooper (St Albans) (LD)
While it was reassuring to hear that HSE has been assured by the Government that it will receive the resources it requires, does the hon. Gentleman agree that it is imperative that local authorities are also given the resources they require to deliver this new building safety regime?
Mike Amesbury
I concur with that powerful point. Indeed, the Local Government Association made the same representations. Of course, local authorities have been somewhat hammered over the past decade in terms of resources and austerity. The hon. Lady makes a good point.
In conclusion, Labour welcomes the regulator overall, but we would of course go further and establish a building works agency to deal with the crisis here and now, building by building, with the principle of find, fund, fix and recover, and that the polluter pays. That is the immediate way forward.
Shaun Bailey (West Bromwich West) (Con)
It is a pleasure to serve under your chairmanship, Mr Dowd, to participate in this Committee and to follow the hon. Member for Weaver Vale. His contribution was fascinating, and I want to pick up on one of his points about clause 2. I hear what he is saying about not necessarily dealing with the present, but clause 2 is also focused on the future. I am sure he will agree that we have to ensure that we do not see a repeat of what we have seen thus far. We have to ensure, as we heard in the evidence sessions, that the housing market and the industry is fit for the future and keeps people safe, and that we do not allow this race to the bottom to continue or put vulnerable people at the risk of individuals who seem to think it acceptable to create unsafe places to live. Clause 2 is part of the patchwork to do that.
My right hon. Friend the Minister talked about the importance of the Building Safety Regulator sitting within the Health and Safety Executive. I absolutely agree with him. He particularly mentioned the importance of collaboration. HSE has 45 years of experience in dealing with health and safety, and will now be focused on building safety too. That is the right approach. As the Building Safety Regulator is developed, we have to ensure that the right expertise is there, because it will have such a crucial role in the future of the housing market, probably for the next generation.
Christopher Pincher
I congratulate all members of the Committee on their contributions on the clause. A number of Members, properly and understandably, raised funding, including my hon. Friend the Member for West Bromwich West and Opposition Members such as the hon. Member for Liverpool, West Derby. We have made further funding available for the creation of the shadow regulator within HSE. We also, as I said earlier, made funding available to HSE during the covid emergency. We have also made commitments through the building safety levy to ensure that developers that have made mistakes in the past provide appropriate and proper restitution for the remediation of high-rise buildings. We will provide more information about that in due course. Certainly, the funding of HSE is, as always, subject to discussions with the Treasury in the spending review, and I am sure we will hear more about that—to the benefit of HSE—in due course.
The hon. Member for Weaver Vale referred to Grenfell in his remarks, and he was right to do so because Grenfell was the wake-up call to the challenges that we face in a very complex development, ownership and safety terrain. That is why we must approach the Bill and the clause with care, to ensure that we address the complex situation of buildings, safety and ownership carefully, and that is what we will do throughout the course of the Committee.
The hon. Gentleman made two specific points to which I think I ought to respond. He asked about residents’ voices. Sarah Albon made clear in her evidence to the Committee last week that HSE is reaching out—to use that modern phrase—to stakeholders, including residents and dwellers of high-rise buildings, to ensure that their voices and concerns are heard. We have also committed to a new homes ombudsman. That is not the point of the clause, but it is something that we will debate later in our scrutiny of the Bill, giving the hon. Gentleman and other Members the opportunity to learn about the Government’s work to ensure that residents’ voices are heard. The hon. Gentleman also made the point about HSE funding, and I refer him to the comments that I have just made.
To conclude, we have heard the high regard in which HSE is held by all members of the Committee for its historical and, one might say, international reputation as a safety board of the highest regard. We believe that HSE provides the regulator with the necessary powers to effectively deliver the new regulatory regime. I commend the clause to the Committee.
Question put and agreed to.
Clause 2 accordingly ordered to stand part of the Bill.
Schedule 1 agreed to.
Clause 3
The regulator: objectives and regulatory principles
Mike Amesbury
I beg to move amendment 11, in clause 3, page 2, line 14, at end insert—
“(c) mitigating building safety risks due to climate change, including—
(i) flood risk
(ii) coastal erosion, and
(iii) overheating of buildings.”
This amendment would mandate the building safety regulator to mitigate for risks to building safety due to climate change.
Mike Amesbury
Although there is much to welcome in elements of clause 3, there are two points on which I believe it important to expand what is currently set out. Amendment 11 seeks to expand the objective of the regulator to include another major threat to the safety of people in buildings, beyond fire and the threat of climate change. In 2019, the Climate Change Committee published a report on housing in which it stated:
“UK homes are not fit for the future.”
It found that
“efforts to adapt the housing stock for higher temperatures, flooding and water scarcity are falling far behind the increase in risk”
from the challenging climate emergency. We will face serious consequences if we do not act soon. Some of the biggest risks are the lack of protection from increasing floods and coastal erosion, and the overheating of buildings. There is also the danger of under-insulating buildings. Projections indicate that maximum summer temperatures could rise by 9° by the end of the century. Some 20% of homes overheat in the current climate. Modern high-rise flats are disproportionately at risk of overheating due to lack of protection from the sun and lack of ventilation in many cases. As a result, deaths caused by overheating could triple over the next 30 years if we do not reduce the risk. This is about people and about building safety beyond fire safety. At the other end of the spectrum, cold deaths are also predicted to remain high, but we could reduce them by better insulating homes.
It is not just high-rise flats that are at risk from the effects of climate change; 1.8 million people now live in areas at risk of flooding. That could double by 2080, but we are simply not seeing the resilience measures that we need to be built into the framework. In mentioning flooding, I am not talking about eighth-floor flats, yet there is a clearly a huge risk. Many constituencies and constituents regularly face the threat of flooding. This summer has seen huge flooding that has killed hundreds of people across western Europe. This is another example of how we must look beyond the narrow definition of the present risk and of building safety.
Last year, the chair of the Climate Change Committee’s Adaptation Committee, Baroness Brown, wrote to Dame Judith Hackitt as chair of the board overseeing the establishment of the Building Safety Regulator. In the letter, she stated:
“The current building safety works programme must be broadened beyond its current focus on fire safety to include the risk of addressing climate change.”
We are in a climate emergency. Amendment 11 would put that very commitment on the face of the regulator’s objectives. I urge the Minister to consider the amendment.
Siobhan Baillie
My hon. Friend is right. We will address the climate emergency in many forms. I think the regulator will already be working on it, and I will come to that in a second.
Mike Amesbury
If the regulator and the Bill’s provisions genuinely address the climate emergency, why not add it to the objectives rather than making it an assumption?
Siobhan Baillie
I thank the hon. Gentleman for his point. I am somebody who does not think that we should add words for the sake of it, if the regulator is already doing the work. The explanatory notes describe the regulator’s core functions, stating that it will implement
“the new, more stringent regulatory regime for higher-risk buildings. This means being the building control authority in England in respect of building work on higher-risk buildings and overseeing and enforcing the new regime in occupation for higher-risk buildings. The Building Safety Regulator will work closely with, and take advice from, other regulators and relevant experts in making key decisions throughout the lifecycle of a building.”
We know from our constituencies that the Environment Agency, our local authorities and our parish councils are committing to looking very carefully at such issues—particularly, in my patch, those related to flooding. That work, and the work that the Government are already doing to combat flooding, will flow through. I am confident that the Bill as drafted achieves that.
Mike Amesbury
The hon. Lady referred to local authorities and other stakeholders giving due care and attention to flooding. In my constituency, given that new developments are still being built on flood plains, I do not think that is the case. I would again argue that, rather than making it an assumption that the regulator addresses the climate emergency, it should be added to the Bill.
Siobhan Baillie
Forgive me—I hear the point again, in a new form, but I still do not think that that is necessary. We have to rely on the expertise of the regulator and everybody who will be involved. We are so focused on building safety risk at the moment, and rightly so, given everything that has happened. I feel that the work is there.
I had my own mini-experience of coastal erosion growing up. It was not in Stroud, which is landlocked, save for the River Severn. I grew up in Yorkshire and went from Filey to Scarborough to school on a school bus. As we were going along, a hotel called Holbeck Hall fell very steadily into the sea. Many Members may know about it. It went on for many months. It was completely fascinating to school children, but even those many decades ago it was known about, thought through and seriously considered. Everybody was focused on it. Given the work that has been done in the Bill, I do not believe that, were a building in that state of peril, the regulator would not pick up on it and be able to help.
Shaun Bailey
In the light of your comments, Mr Dowd, I shall try to keep mine short and sweet.
I do not disagree with a lot of what the hon. Member for Weaver Vale said. My concern, as a constituency Member who had real flooding issues last year, is that planning is a real patchwork. That is one thing that we perhaps need to go further on. The hon. Gentleman talked about house building, and he will know as well as me that water companies, for example, are not statutory consultees on planning issues. I would like that to change, because it is ridiculous that water companies are just asked to join an estate up to the network, having played no part whatsoever in planning. That is an example of something that needs to change.
On flooding specifically, we go down a plethora of different avenues. Flood Re is meant to cover buildings at risk, and some house building standards are being amended right now. I do not disagree with the hon. Gentleman about the climate change issue; we know that temperatures are going up and that we all have a responsibility to tackle that. The environment that we are dealing with at the moment is complex and will require us to bring many strings together. Although I do not disagree with his intentions, my concern is about the mechanism for ensuring that that happens. I do not think that relying on the BSR should be our only avenue; we need a mechanism to ensure that this happens.
I have seen the impacts of flooding on my constituents, particularly in deprived urban areas, which are quite often overlooked. For the best part of 18 months, I have been making the case that there needs to be more of a realisation that it is not just nice shire areas that get flooding, but inner-city areas, too.
Mike Amesbury
In my own constituency, the Northwich area has been subject to flooding for the last two years. Undoubtedly, that is partially an impact of the climate emergency. In future, a high-rise buildings regulator could, through a planning gateway process, future-proof that and other environments.
Last week, I had the displeasure of visiting the Strand in Liverpool, near the waterfront. Work there was signed off by building control under a permitted development, and some secondary legislation has already been passed for that. The regulation for such buildings is minimal, to say the least. It is so important that this provision is added to the remit to future-proof and to respond to the climate emergency, including with the practical examples that the hon. Gentleman gave. Beyond this debate, I would like to sit with Ministers and have a conversation about the wording around this, because it is very important.
The Chair
Can I just be clear? People can speak for as much as they want with a substantive issue. Interventions should be pretty short, sharp and to the point.
Building Safety Bill (Sixth sitting)
Mike Amesbury Excerpts(2 years, 7 months ago)
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Christopher Pincher
I am grateful to my hon. Friend for that intervention. Yes, we want the Building Safety Regulator to consult with its peers across the sector, including with other Government agencies. As we work our way through the Bill, my hon. Friend will see that that is an objective.
The location of buildings is primarily an issue for the planning system. The Building Safety Regulator will have responsibility for the construction materials and the design, construction and occupation of buildings. My Department is responsible for planning, and I take that responsibility very seriously, hence our consultation on a planning reform Bill—
Christopher Pincher
The Committee will see the bones of it—the hon. Member for Weaver Vale may be about to ask me about that—very soon.
Mike Amesbury
For the sake clarity on gateway 1, what responsibilities will the Building Safety Regulator have in that journey?
Christopher Pincher
We want the Building Safety Regulator to have responsibilities with respect to gateway 1, and that will become clear to the hon. Gentleman as we address further clauses. I beg him to have patience, and he will see that there is a clear responsibility and involvement of the BSR.
We work closely with the Department for Environment, Food and Rural Affairs on planning issues around flooding. However, the Building Safety Regulator is not designed to replicate or oversee the planning system. The planning system already ensures that the risks outlined in the hon. Gentleman’s amendment are considered in the decision-making process. Specifically, the national planning policy framework sets out that development plans should take a proactive approach to mitigating and adapting to climate change, taking into account the long-term implications for flood risk, coastal change and the risk of overheating from rising temperatures.
Tackling flooding and coastal erosion are also critical issues, as the hon. Gentleman rightly acknowledges. The Environment Agency supervises and works with other organisations to manage the risk of flooding and coastal erosion in England. It also directly manages flood risk from main rivers, the sea and reservoirs. It would therefore not be right for the Building Safety Regulator to replicate that important role. Tackling flooding and erosion is a priority for DEFRA and the EA, and the Government are investing £5.2 billion to build 2,000 new flood defences across the country over the next six years. That investment will better protect 336,000 properties from flooding and coastal erosion.
I welcome the opportunity to debate the action the Government are taking to mitigate the effects of climate change. That includes—as part of clause 3—creating a new Building Safety Regulator that will provide independent advice to Ministers on how building standards need to change to effectively mitigate climate change. I do not believe, however, that the amendment would have the effect that the hon. Gentleman wishes. It would confuse the role of the Building Safety Regulator, giving it an objective that would be hard to deliver when other bodies lead on crucial elements and are actually responsible for that objective. It would give the Building Safety Regulator responsibility without power, and I do not think that that is a sensible way to build agencies and undertake good governance.
The Building Safety Regulator will have the best chance of success with two clear objectives around the safety and standards of buildings, on which it has clear levers to deliver. In the light of those points and of the reassurances that I have provided, I hope that the Committee will recognise that the powers and objectives that we have set out for the Building Safety Regulator are sufficient to undertake the law as required, with respect to climate change. Other Government agencies, such as the Environment Agency, are also undertaking that important work. I urge the hon. Gentleman to withdraw the amendment.
Mike Amesbury
I am not going to force the matter to a Division, so I beg to ask leave to withdraw the amendment.
Amendment, by leave, withdrawn.
Mike Amesbury
I beg to move amendment 10, in clause 3, page 2, line 33, at end insert—
“(6) In this Part, ‘safety’ means risk of harm arising from the location, construction or operation of buildings which may injure the health and wellbeing of the individual.”
This amendment defines safety within this part of the Bill.
Mike Amesbury
It is a pleasure to serve under your chairmanship, Mr Davies. For many of us in this room our homes have been a place of sanctuary and safety, but for far too many that has not been the case. We have remained in our homes to protect the NHS and save lives, but too many have been housed in cramped, damp, poorly designed and shoddily constructed homes. Their immediate environment has been polluted by the air they breathe, and they have lacked space, whether communal or recreational. We have an opportunity to apply the lessons of the pandemic, which we are all familiar with, particularly our constituents, to create safe and healthy homes and communities.
By broadening the definition of safety in this part of the Bill, the amendment provides an opportunity to speak about risks beyond high-rise buildings and fire, and would address housing health and safety issues the Bill’s title claims to address. The Town and Country Planning Association’s written evidence points out that health risks and harms such as air pollution, overheating and noise pollution, as well as more indirect issues, such as poor accessibility or walkability, insecurity, lack of access to green space and cramped living conditions, are not covered by the Bill but undermine people’s wellbeing and health and ultimately their safety. I therefore hope that the Minister will consider the amendment.
Shaun Bailey
It is a pleasure to serve under your chairmanship, Mr Davies. Again, I find myself being slightly repetitive. I do not disagree with the sentiments of the hon. Member for Weaver Vale. On this point, he and I will probably find a lot of common ground. However, the amendment strays slightly into the planning space—I almost get the impression that the hon. Gentleman is perhaps trying to tease the Minister to give us a sneak peak of what might be in the planning Bill in the Queen’s Speech. Our local planning authorities should consider these matters when they determine planning, and I know from the local councils I deal with that they do. They do have conversations when they look at the design of a particular development. They consider what impact it will have, whether there will be space to live, and whether people will feel they can live there meaningfully.
Shaun Bailey
I thank the hon. Lady for her intervention, and I see her point, but I maintain the point that I made: we are slightly straying here. I see what she says, because if a building is fundamentally unsafe, of course the new Building Safety Regulator would need to intervene. I question whether we need the amendment to say that, though. I am concerned that perhaps these conversations are happening before time. Broadly speaking, although I agree with the sentiments behind the amendment, I just think that operationally—
Mike Amesbury
We are all in agreement—including, very importantly, many of the witnesses who gave evidence—that the regulator sits correctly in the Health and Safety Executive. Health and safety are paramount under the Health and Safety at Work etc. Act 1974. When I think about how buildings are constructed, including some buildings that we are all very familiar with—thousands of buildings up and down the country—I see that the impact on our constituents, residents and leaseholders’ mental health is tremendous. That is because of the built environment. The interplay between health, homes and communities is crystal clear.
The Chair
Order. Interventions should be brief. The hon. Gentleman seems to be reverting back to a speech. Can I ask him to get to the punch of his intervention?
Shaun Bailey
I do not disagree with the hon. Gentleman. One point that I would make, now that I have been able to gather my notes, is that clause 5 kind of addresses the issue. It says:
“The regulator must keep under review—
(a) the safety of people in or about buildings in relation to risks as regards buildings, and
(b) the standard of buildings.”
To pick up on the point that the hon. Member for Brentford and Isleworth made, the Bill already does that.
On the points that the hon. Member for Weaver Vale articulated very well on wellbeing and the need for homes that are placed so that people can live and thrive, from my experience those conversations are had at the planning stage and the determination stage. On the safety element, again I do not disagree with the hon. Member for Brentford and Isleworth. She is right that the regulator needs to look at that. From my reading of the Bill, clause 5 address that. Although the sentiments behind the amendment are absolutely right, clause 5 half deals with that, and we have a planning process that deals with the other half. From that perspective, we are already doing this within the structures in which we are already operating. Again, I agree with the sentiments, but operationally there are ways in which we are already doing it.
Siobhan Baillie (Stroud) (Con)
It is a pleasure to serve under your chairmanship, Mr Davies. I do not think I was articulate enough when discussing the previous amendment, when we talked about the process of adding amendments. I feel strongly that legislation needs to be functional and clear, and that it should be implemented as swiftly and simply as possible. It has to be understood by lay people, even if they are reading it in a rush, as we have seen with the amazing witnesses who have come forward, having become building experts because they have had to look into issues in their own buildings.
I fear that giving the regulator a role and an objective to prevent the injury of the health and wellbeing of an individual is a recipe for challenge and confusion, even though it may be well meaning.
Mike Amesbury
I will keep my intervention brief; you, Mr Davies, are seasoned in keeping them as such. The regulator is what it says on the tin: it is a health and safety executive, covering health and wellbeing and certainly safety. I actually disagree with the point that the hon. Member is making, quite eloquently and powerfully.
Siobhan Baillie
I will come to that intervention shortly, but I was just about to say that a quick google of the definition of the word “wellbeing” is quite telling. The top result notes that it is
“a state of being comfortable, healthy or happy.”
As Members know, one man or woman’s happiness and comfort is another man or woman’s woe. A quick search of “wellbeing” hashtags across Instagram is even more illuminating as to what makes people healthy, happy, and feeling that the “wellbeing” box is ticked. My overarching view is that we do not want to be too prescriptive to the regulator.
Mike Amesbury
I have a very brief point about risk aversion. The advice note proves to be contentious. What conversations has the Minister had with the shadow regulator about EWS1? What is the progress?
Christopher Pincher
The conversations we have had about EWS1 relate specifically to the users—the lending sector—that use the Royal Institution of Chartered Surveyors EWS1 form, which of course is not a Government form, to determine whether a building requires external wall system works or remediation. I am pleased to tell the hon. Gentleman that we have had very good conversations with the lending sector and the risk sector, which recognise that the use of EWS1 has got out of proportion, and that it really should not be used in the way it has been used on a very large number of buildings. I do not think that issue is specific to the clause at hand, so I will say that and leave it there.
These building functions are the functions given to the regulator under this Bill, the Building Act 1984 and regulations made under the two pieces of legislation. The building functions cover an additional Health and Safety Executive function, which future regulations define as building functions and certain related functions under the Health and Safety at Work etc. Act 1974. The building functions can also be added to by regulation. For example, regulations under planning regulation making the Health and Safety Executive a statutory consultee at planning gateway 1—that answers one of the Committee members’ questions—could be added to the building functions.
This clause ensures that the Building Safety Regulator will focus on resident safety and improving building standards, while acting in a targeted and proportionate way, and I commend it to the Committee.
Mike Amesbury
I beg to ask leave to withdraw the amendment.
Amendment, by leave, withdrawn.
Clause 3 ordered to stand part of the Bill.
Clause 4
Duty to facilitate building safety: higher-risk buildings
Christopher Pincher
I beg to move Government amendment 6, in clause 4, page 3, line 7, at end insert—
“(aa) owners of residential units in such buildings,”
This amendment provides that owners of residential units are “relevant persons” for the purposes of subsection (1) of the clause (duty to provide assistance etc).
Christopher Pincher
Dame Judith Hackitt’s independent review recommended the establishment of a new system oversight structure, which should include oversight of the performance of the built environment. In our public consultation, the Government sought views on what statutory objectives are needed to guide the regulator’s broader regulatory remit, which included promoting building safety and the safety of people in and around buildings.
To meet that objective, we proposed that the Building Safety Regulator should have a function to oversee the building safety system. That would include activities such as monitoring and driving improved performance across the building safety and wider regulatory system; advising on and preparing proposals for changes to building regulations, as needed; overseeing the development of appropriate technical guidance, either preparing guidance directly for approval by the Secretary of State or validating and quality assuring technical guidance for the construction industry; advising industry and Government on research into new or emerging risks; and working with other regulators and enforcement bodies to achieve safety and other outcomes for buildings.
Clause 5 gives effect to that function and places a legal duty on the Building Safety Regulator to keep the safety and standards of buildings under review. As proposed in our consultation, the Building Safety Regulator will work with the construction industry, any interested parties such as the British Standards Institute, technical experts and committees to make recommendations to Government on changes to guidance and regulations. It will also work with industry to identify and share best practice, to drive cultural change and improve standards.
The regulator will review standards and collect data from building control bodies and other information sources such as residents panels, research and any other forms of sector intelligence from other national regulators or enforcement bodies, as my hon. Friend the Member for Stroud suggested. That information will be used to analyse current and emerging risks to building safety and performance.
An important element of the oversight structure is the new building advisory committee, which will be established in the Building Safety Regulator to provide expert advice. The Building Safety Regulator will work with its building advisory committee to review the safety of buildings constructed using specific methods or materials following incidents of structural failure. Following the review, if the Building Safety Regulator considers that an amendment to building regulations is needed, it will make that recommendation to the Secretary of State following a public consultation.
We will discuss the building advisory committee in more detail when we consider clause 9, but overall these activities, taken together, will be an important function of the regulator. They will enable the regulator to review and monitor the safety and standards of buildings, and propose changes when they are needed. This function is an important one and I commend the clause to the Committee.
Mike Amesbury
Clause 5 gives building safety regulators the flexibility to monitor the safety of buildings and the standard of builders, thereby allowing the building advisory committee, which the Minister referred to, and essentially the regulator to respond quickly to emerging systematic failures in the industry, which certainly has not been the case in the past, with external wall systems and cladding systems for example, rather than there just being a drip-drip of evidence. We therefore welcome the clause and it will certainly add transparency to the system.
I have one question for the Minister. Beyond the consultation with residents that he mentioned and a recommendation to the Secretary of State, what engagement will there be with parliamentarians?
Shaun Bailey
I, too, welcome the clause. I think it is representative of the broad intention in the Bill for there to be collaboration, because collaboration will be a really important part of this story as we move forward. I know how it complements the building advisory committee, which we will talk about more broadly later.
It is really positive that there will be this ongoing review. That is absolutely what is needed and it is right that it will be done in a way that brings together all of the stakeholders who are qualified to review the safety of buildings and review these regulations, and ensure—this is a point I touched on in an earlier contribution—that with the pace of change as we move forward, we ensure that the homes we build in the future are indeed safe and indeed places that people can live in without fear.
We heard in the evidence sessions—it was a point made by all the witnesses we spoke to—about the importance of collaboration, conversation and talking. To echo some of the comments by the hon. Member for Weaver Vale, it will be important to ensure that within the building advisory committee there is breadth of expertise. That is the one point that I will press on my right hon. Friend the Minister. As this process continues, we need to ensure that there is a true breadth of expertise, from fire specialists, surveyors, members of local authorities and, to some degree, parliamentarians too, as well as from residents, to ensure that we bring in the full range of the landscape and ensure that the Bill is as comprehensive as it can be, because there is a real opportunity here to do something that I do not think we do very often, which is to review these landscapes regularly and ensure that they meet the needs of the people who know this situation through their lived experience.
This is a really positive clause that will provide real opportunities, so I wholeheartedly support it. However, as with many measures in the Bill, we must ensure that when it comes to the operation of this measure, it works.
Christopher Pincher
I, too, heard the evidence provided to the Committee by a range of experts and industry players. In Parliament and beyond, we have heard from the development sector. If there is an open door, I trust that the Building Safety Regulator will make sure that it stays wide open, and should it ever close, I trust that the regulator will play a role in pushing it back open. It is important that the regulator monitors emerging risks or gaps in competence, surveys the landscape, as we have already identified and agreed, and considers carefully whether further action is warranted or appropriate. I agree with my hon. Friend that it is important that the regulator works with the sector and the industry and, where appropriate, takes action to make sure that the competence that we require across the sector is complied with.
The clause creates a key and influential role for the regulator to help drive up collective standards. We believe that it is an important clause as we embed the regulator in the Health and Safety Executive and define its role and responsibilities. I commend the clause to the Committee.
Mike Amesbury
Throughout our evidence sessions, we heard a consistent call to improve the culture referred to by hon. Members today in inspections of the built environment. From the Fire Brigades Union to the Local Government Association and the evidence emerging from the Grenfell inquiry, it is clear that a step change is needed in that culture, so clause 6 is welcome.
Concerns have been highlighted, however, about the choice-based competitive environment for inspectors of buildings below the threshold of 18 metres. The LGA recently spoke to me about that, as did Matt Wrack from the FBU. We could still have a situation, which has led to a number of safety concerns and shoddily built buildings, where a developer appoints someone as a building inspector for what is not, seemingly, an at-risk building according to the current definition, who inappropriately gives sign-off to something that should never have been signed off. I seek the Minister’s assurance that that will be reviewed and tackled.
Shaun Bailey
I welcome the aims of the clause, in combination with other clauses. It is right that the regulator is able to review competences. As we heard in the evidence sessions, the one thing we are trying to fight here is the race to the bottom in standards and in how people behave in the industry more broadly.
On the point that the hon. Member for Weaver Vale made, we heard interesting evidence about building inspectors and what they are doing. I found that interesting because my training and background is as a lawyer, and we were always taught that, irrespective of the client that instructed us, we still had an ultimate responsibility for the administration of justice. It was slightly concerning to hear that evidence, because it felt at times that there was not that overarching responsibility. I am hopeful that we can perhaps re-embed that through clause 6.
Irrespective of the debate that we might have about building inspectors and how they operate, and whether the local authority model or the private model works, there is a broader discussion here about where the fiduciary duty will go. Hopefully, clause 6, in establishing that review—that committee—and allowing the BSR to do that can start those discussions again and really look the industry in the eye and say, “What are you doing?” As I say, the evidence we heard was, at times, quite shocking. I am hopeful that clause 6, combined with other clauses, will enable us to have that broad-brush conversation and to review the industry, in order to ensure we have something that works for the safety of residents living in these developments and a gloves-off discussion about how that operates. I welcome this clause, Mr Davies, and it has my full support.
Mike Amesbury
We welcome the provisions in this clause—certainly the extensive consultations. I note that the residents’ panel is mentioned. I have a couple of questions. Who will the residents’ panel be made up of? Will it be genuinely representative, with a broad field of representatives?
On the discretionary nature of the consultation, whether it is about the Secretary of State or recommendations from the regulator to the Secretary of State, the clause refers to relevant Departments and Parliament, and it would be good to see something firmed up there. I look forward to the Minister’s comments on those matters.
The Chair
I urge the Minister not to focus too extensively on residents’ panels, as that issue comes up in clause 11.
Christopher Pincher
We will work closely with the Building Safety Regulator to ensure that such information is properly identified, assessed and made public. It may be that the Pincher-Weaver fire door—I have never seen one, but I look forward to accruing the royalties if one exists—is assessed such that there is not a problem with it. Clearly we do not want information to be made public as if the voluntary occurrence reporting system is Twitter, but I will make it my business to ensure that it is as properly public as possible within the usual constraints.
Mike Amesbury
This system is a welcome and essential step, and was recommended, as the Minister said, by the independent review. My only question is, how will it be closely monitored? To take one example—it is not from this country—residents in Florida spoke about the concrete system and evidence of cracks and creaking. The proposed system would pick that up, so that is a welcome step forward, but we must closely monitor it going forward.
Shaun Bailey
I will keep my comments brief. Like other hon. Members, I support the clause. The key thing for me is that the Building Safety Regulator will sit within the HSE, which already has structures and competences to deal with these issues, particularly in terms of whistleblowing and sharing information. I completely agree with the sentiment that information must be accessible so people can make informed decisions off the back of it, and that it is used in the right way to mitigate and head off any issues that may present.
The underlying structures developed through the Bill enable the clause to be operationally sound. We have the competence and experience to enable the systems to be put in place. We need to see what those systems will look like. I hope that they will be robust and can be used as envisaged by my right hon. Friend the Minister. The sharing of information and the ability to access it are at the core of these issues, and will be vital to ensuring that the delivery of the clause’s aspirations is sound.
Christopher Pincher
My hon. Friend is absolutely right and I entirely agree. We want to be as broad and as inclusive as possible. We also want to ensure that residents and the groups to which they belong—expert groups and support groups—all have the opportunity to be represented on such a panel so that it is really broad and inclusive, and can provide sensible and coherent advice to the Building Safety Regulator.
The Health and Safety Executive recognises the importance of resident engagement—as we heard in Sarah Albon’s evidence a week ago today—and the challenge involved in ensuring a diverse membership that secures resident confidence, which is the point my hon. Friend just made. The Health and Safety Executive has already brought together a group, including residents, to plan for and advise on the setting up of the residents’ panel. Building on that, the Health and Safety Executive intends to bring together a residents’ panel on an interim basis ahead of legislation, so that it can benefit from residents’ advice on its shadow Building Safety Regulator work.
The Government believe it crucial that residents have a voice in the work of the Building Safety Regulator, and that the Building Safety Regulator is able to call on the insight and expertise of residents and their associated groups. The residents’ panel is an important step to ensuring that strong resident voice. In our consideration of clause 20, we will turn to further provision for wider resident engagement by the Building Safety Regulator. Having a residents’ panel in place will make certain that residents are able to contribute to key policy changes made by the Building Safety Regulator that relate to them and their homes. That will also empower the regulator to call on the expertise of the panel for insight and support wherever it deems that necessary.
I may have been a little premature in claiming that clause 11 was my final gambit in this particular outing, because I have to speak to clause 12. The Government believe that it is vital that the work of the Building Safety Regulator is supported by strong input from technical experts and residents, and that the regulator works closely with industry to support improved competence. We have just discussed clauses creating three committees that are intended to support those objectives: the building advisory committee, the committee on industry competence, and the residents’ panel.
Given the importance of engagement in those areas, it is right that the Bill does not rely simply on the Building Safety Regulator’s general power to set up committees. Instead, we have placed those committees in the Bill, giving an opportunity for them to be debated. However, placing the detail of a regulator’s committee structure in the Bill, as opposed to the committees themselves, carries considerable risks. We want the Bill to embed and last. Over a period of time, the committees could become ossified, to use the word I used previously. Their membership might become out of date. Their purposes might no longer be focused on the key building regulatory issues of the day.
In other words, we might end up with the right committees for the early 2020s, but the wrong committees to support the Building Safety Regulator to deliver expertly, sensitively and effectively in the early 2030s. By that point, the scope of the high-rise regime might be different, as might the types of people affected by the high-risk regime. Industry might have tackled the competence issues identified in the independent review, and be ready to fully take the lead on competence, with more responsibility.
The strong advice from the Health and Safety Executive, as an experienced and expert independent regulator, is that the Bill should include some flexibility to adapt the Building Safety Regulator’s committee structure over time. The names remain in the Bill, but the structure allows the regulator some flexibility. Clause 12 allows the Secretary of State to bring forward regulations to amend or repeal the provisions setting up the three statutory committees by regulations.
It is not unusual for Ministers to be involved in setting the strategic direction for a regulatory body. The Health and Safety Executive already works to a plan agreed by Ministers under the Health and Safety at Work etc Act 1974. The 1974 Act, like the Building Safety Bill, gives the Health and Safety Executive a formal ability to propose changes to Ministers that would require regulations. HSE has more than 40 years’ experience delivering as an independent regulator, while advising Ministers on matters that could require changes made through regulations.
The power in clause 12 is a particularly important regulation-making power. It is crucial that the power is always used to adapt and improve the building safety framework. Therefore, the Bill provides substantial safeguards for its use.
Under Clause 7, no regulations can be brought forward unless they are proposed by the independent regulator or the independent regulator’s expert advice has been taken. There must also be appropriate consultation on proposed changes. Any regulations brought forward by the Secretary of State must then be approved by both Houses using the affirmative procedure, which will ensure that Parliament maintains oversight over the committee structure.
These substantial safeguards ensure that clause 12 will be used only as intended, to provide flexibility so that the Building Safety Regulator can learn from experience, ensure that the way in which it engages stakeholders reflects regulatory best practice, and improve, and for other purposes. The approach reflects more than 40 years of Health and Safety Executive experience. Since 1974, HSE has witnessed major changes in the profile of British industry. When it was formed, we had a significant steel industry and coal industry. Things have of course changed since then, as has the governance of industry, and we must recognise that the challenges that face high-rise residential dwellers at this time may also change, and the Building Safety Regulator must have the flexibility to accommodate those.
The committees on which the Health and Safety Executive can now call represent a rich mix of advisory and stakeholder-led bodies, each geared to the needs of the respective industries. Clause 12 creates an important flexibility to ensure that the Building Safety Regulator can refresh and improve the way in which it engages stakeholders, always reflecting best regulatory practice. Any material changes must receive the active support of both Houses of Parliament.
I believe that all these clauses, taken together, represent a very significant step forward in expert engagement with the Building Safety Regulator, and give proper facilities and flexibility for it within the usual and proper safeguards of Parliament. I commend them to the Committee.
Mike Amesbury
Again, we broadly accept and welcome clauses 9, 10, 11 and 12. On clause 9, my main question to the Minister is about the panel of the building advisory committee. Who makes up that committee? What checks and balances will ensure that those in the industry responsible for this mess—the toxic landscape of the building safety scandal—do not have a chair at the top table, so to speak? I seek clarity on that point. On the interrelation between the residents’ voice, which we will come to when we debate later clauses, and the building advisory panel, it may be that some residents are experts in the building and construction industry.
On clause 10, which relates to industry competence, I was struck by the evidence of a broad array of stakeholders, who spoke about the cultural shift to professionalise the industry. I was particularly struck by the comments from Justin Bates, who was right to argue that it is difficult to legislate for a cultural shift; it will take time—a generation. The leadership, the drive, the regulation and, importantly, the accountability will prove to be a nudge factor, so I again welcome those aspects of the Bill.
Clause 11 speaks of the residents’ voice, which is a good thing. Grenfell United has been an incredibly strong advocate of the legacy of that tragedy. That is essential. If we look at the ITV and ITN work of Dan Hewitt, we see that there are big issues relating to the residents’ voice in the social sector and the private sector, so that is a welcome development. I ask the Minister, if it is possible today—it may not be—to expand on who will make up that residents’ panel. Will it truly be grassroots to the top table of all sectors? I take the point of the hon. Member for West Bromwich West that there could be some who are experts in the field. There are also training issues that would help to bring that voice to life.
The one concern that I have about clause 12—I think the Minister has answered this—is that a large amount of power is being given to the Secretary of State in relation to the nature of these committees, regardless of political persuasion in the future. Sometimes there could be a conflict of interest—there could be conflicting personalities. The Minister seemed to suggest that checks and balances would be hardwired into the system, in terms of accountability, in both Houses of Parliament.
Christopher Pincher
I am grateful to the hon. Gentleman for his, I think, warm welcome of these clauses and proposals. He asked me a number of questions. With respect to clause 9, he asked who would form the building advisory committee. That committee will be appointed by the Building Safety Regulator itself. It will be formed of independent and impartial players, so it will not be a group of hand-picked ministerial appointments.
Mike Amesbury
I thank the Minister for his thorough explanation of each of clauses 13, 14, 15 and 16. Importantly, witnesses welcomed the clauses—I refer to the Local Government Association, the Chief Fire Officers Association and the Fire Brigades Union.
Some concern was expressed about the potential for a two-tier system. It is right that the landscape for those classed as “at risk”—with the definition being for those in buildings 18 metres and above—is co-operative. The concern expressed in Committee, however, is that a competitive environment still exists for those in buildings below 18 metres—the choice-based system. I would like to hear the Minister’s comments on that.
The Bill also refers to the Secretary of State giving appropriate funds to local authorities or fire and rescue services—I think that is in clause 16, but I am sure the Minister will correct me if I am wrong. What assurances can he give to put that on a firm footing? As he said, it is vital to making the provisions work that local authorities, and indeed partners such as fire and rescue services, are adequately resourced to carry them out.
Mike Amesbury
We support clause 17 on establishing the strategic plans, clause 18 on potential revisions and review, clause 19 on the annual report, and clause 20. My only question is about the journey of the plan. How do we ensure that, beyond the once-a-year publication, there is a check—almost a health MOT—particularly for residents and the residents’ voice that the Minister referred to?
Christopher Pincher
The hon. Gentleman asks a good question. We will work closely with the regulator to make sure that it has in its strategic plan a sensible plan to engage with a wide variety of residents. The fact that it has to report publicly on that plan ought to focus its mind on making sure that the engagement, the checkpoints along the way and the journey of the plan, as he puts it, is undertaken. Parliament will be able to effectively scrutinise the process.
I am sure that if there are problems with the strategic plan—if the Building Safety Regulator appears not to be properly engaged, or if constituents of individual Members of Parliament believe that their voices are not being heard—we will have an opportunity to debate it in this House. I am confident that the approach we have taken is sensible and proportionate in developing a strategic plan for the Building Safety Regulator that engages a whole variety of stakeholders and residents, ensuring that their voices can be heard and that the plan commands their support, as well as ours.
Question put and agreed to.
Clause 17 accordingly ordered to stand part of the Bill.
Clauses 18 to 20 ordered to stand part of the Bill.
Ordered, That further consideration be now adjourned.—(Scott Mann.)
Building Safety Bill (First sitting)
Mike Amesbury Excerpts(2 years, 8 months ago)
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The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Eddie Hughes)
I am a member of the Chartered Institute of Building.
Mike Amesbury (Weaver Vale) (Lab)
I am a vice-president of the Local Government Association.
The Chair
Thank you. I remind colleagues that if you feel there are things that you should register, you can talk to the Clerks during our proceedings.
We will now hear oral evidence from our first panel of witnesses: Sir Ken Knight, the independent panel expert, and Dan Daly, head of the protection policy and reform unit at the National Fire Chiefs Council. Before calling the first Member to ask a question, I remind all Members that questions should be limited to matters within the scope of the Bill and that we must stick to the timings on the programme motion that the Committee has agreed. For this session, we have until 12.20. Will the witnesses please introduce themselves for the record?
Sir Ken Knight: I am Sir Ken Knight. I currently chair the independent expert advisory panel at the Ministry of Housing, Communities and Local Government, which was formed immediately after Grenfell. My background—my DNA—is in fire. I was in the fire service for 40 years, after having been the chief fire officer in Dorset, then the west midlands, and then I was the London fire commissioner before becoming the Government’s chief fire and rescue adviser.
Dan Daly: My résumé is somewhat shorter than Sir Ken’s. I am currently a serving assistant commissioner in the London Fire Service. For the last 12 months I have been seconded to the NFCC to head up the protection policy and reform unit, working alongside government colleagues on new legislation.
Mike Amesbury
Q
Sir Ken Knight: First of all, I think it is a very robust Bill. It will not be a quick-fix Bill, but nor should it be. It is a generational change. It would be wrong to suggest that there is an instant solution. The whole notion of putting a Building Safety Regulator in place and in charge of these matters will take time to work through. I am not sure there is a quick fix. I think the challenge will be in enhancing capability and competence throughout the sector, because that is still lacking in all areas, whether it is in enforcement or the built environment. I would like to return to that, if I may, at the end because there is something—probably outside the remit of this Bill Committee—that needs to be thought through. We need to educate fire engineers in competency and not leave it to chance, because there are very few at the moment to take on the new roles.
Dan Daly: I welcome the Bill. It is an important step change in building safety legislation. If I were to look at one element, the scope is fairly narrow at the moment. I understand the need to build the role of the regulator and the extent of the Bill in a proportionate way, but as Dame Judith pointed out, it was a broken system that led us to where we are today. This is our opportunity to fix it once and for all. The history of fire safety legislation is littered with disasters that people have sought to fix, and the fix has applied to one particular area of the built environment. This is our opportunity to look at that scope and certainly build gateways into broadening the scope at an appropriate point to make sure it takes full account of the built environment and the issues that are definitely there in buildings other than high rise residential.
Daisy Cooper
Q
Dan Daly: There is a lot to be admired in what other countries have done, and certainly in that particular example, but you have to remember that they were some way ahead of where we are and where we started from. There was already a single regulator in place in Victoria that was able to be instructed to take on some of this work. The number of buildings and the scale of the issue were much smaller than where we are. I think in total there were around 2,300 buildings, looking at a much broader spectrum of buildings—healthcare buildings and schools above two floors, and all other buildings above three floors. We know that, when we are looking in this country at buildings above 18 metres, we are already talking about 12,000 buildings—that is just high-rise residential. When we talk about buildings above 11 metres, we are probably closer to 100,000. If you take on the full range of where they were in Australia, the numbers just keep increasing exponentially.
There is something to admire in where they were—certainly the fact that sprinklers and alarm systems were in much wider use in those buildings, so that, in the fires that they saw, nobody died. There were measures in the buildings to tackle those instances early, and equally to alert people to the fires. It is certainly something that we have been talking about and pushing for: the wider use of sprinklers and alarm systems. It is good to see that there has been some change and movement in that, as part of the work that we have gone through so far. You cannot discount what has gone on. We should always look to learn, but there is something about scale and scope here that is different.
Sir Ken Knight: Can I just add to that, Chair? I had the privilege to host both a political head and an official head from Victoria very early on after the tragedy at Grenfell. Remarkably or not, they were very complimentary about the work taking place in the building safety programme—as you will recall, the Victoria high-rise fires occurred several years before Grenfell itself. They were impressed, even though none of us is satisfied that the pace is enough on all of these things. Of course, they had the luxury that they had no fire deaths at all. It was a wake-up call for Victoria as well—to realise that they could not wait for the tragedy of the 72 fire deaths that we saw here to do things.
For all of us who have been in touch with other countries, there is lots to learn from them. However, it is also about the capacity: the numbers of buildings, and the significant number of high-rise buildings, that will be covered even in the first-stage proposal in scope in the Bill, compared with the total number in somewhere like Victoria.
Ms Rimmer
Q
Sir Ken Knight: No, there is not, but I think the Building Safety Regulator is already on the case. He has issued a document only this week about what safety cases will look like. He and his team will be having the same capacity issues as everyone else, but nevertheless I suspect he is not waiting for the Bill to happen. Nor are the major people out there responsible for buildings in the future, which is pleasing. They are already looking at what they need to do now to make people feel safe in their homes, rather than waiting for the Bill to pass through Parliament.
Dan Daly: I do not have much to add. The detail will come. I would like and welcome the opportunity for NFCC to be part of those discussions, as some other stakeholders are, to keep the promises that are made here. I do agree that there is an awful lot left to trust, and there needs to be some oversight to ensure that that trust is not betrayed and that, if the Bill is put through as an enabling piece, the guidance that follows is suitable to bridge the gaps in the information that is not there at the moment.
Mike Amesbury
Q
Sir Ken Knight: I can deal with some of that shopping list, which you are right to highlight. EWS1 has been one of those areas. The external wall system 1 form is the surveyor form for evaluations. I would argue that it has been misused on premises where it has added cost to the leaseholder. I have seen real examples where people trying to sell a bungalow have been required to have EWS1 for an external wall, which frankly is nonsense. Again, that is about the proportionality of lenders and insurers recognising that some of those building heights and risks do not need that.
The other reason for me saying that about EWS1 in principle is that I believe it will quickly be overtaken by the external wall assessment of the Fire Safety Act 2021, because everyone will require that. One of the advantages is that you will have one risk assessment for the whole building and not every leaseholder having to have an EWS1 form to satisfy their lender when they want to sell, adding to the cost for each leaseholder in turn. Will the Bill address that? I think the combination of those other things I have just mentioned will certainly assist that, but it does mean needing to get back to an approach that is both risk-based and risk-assessed, and people being competent, and the culture has to change. It is going to have to change very quickly because Dame Judith recognised that both culture and competence were key issues. I think they still are.
The Chair
Have you anything to add, Mr Daly?
Dan Daly: Just briefly, I think we have maintained the position for some time that leaseholders should not bear the costs of historic building defects. We welcome the extension of the period to look back at where issues have been found in buildings, but I think there is definitely more that could be done to give them that protection. Overarchingly, what is needed to give reassurance across a much wider sector—this is about lenders, insurers and constructors right the way through—is getting a regime in place as quickly as we can that supports and holds them to account in the right way.
I welcome the idea of industry leading the way to improve its own culture, but I actually want to see a regulator with some real teeth that can hold them to account as well, because that is what is going to be required. The Health and Safety Executive brought some real change in the construction industry, but that was because its attempts to change the industry were also supported by strong and robust enforcement that it was able to bring to that. Holding people to account and getting the regime in place that underpins the whole sector is something that will help with where we are.
Daisy Cooper
Q
Adrian Dobson: Gosh. I am not so familiar with the workings of Parliament, but certainly I would make the point that those regulations will be very important. We have been poring over the competence regulations and the duty holder regulations; I know they are only in draft, to enable you to understand the Bill, but that level of secondary legislation and regulation will need proper parliamentary scrutiny.
There is also an important role for the industry, working with the HSE and the new authority, to ensure that the review of the guidance is done properly. With the best will in the world, I do not think this place or other similar bodies can do that detailed, rigorous interrogation of the guidance, and it is very important. It is the lack of guidance that has been causing some of the problems, particularly below the 18-metre threshold. We now have quite an ambiguous situation with those buildings, which is complicating the situation for leaseholders and so on.
Graham Watts: May I first of all say that I have been working in the industry for 42 years, liaising with Government on policy matters, and I do not think there has previously been a more exemplary case of consulting with industry, particularly on the draft Bill and more generally in the course of the Bill’s passage through Parliament? I would like to see the same process with the statutory instruments. We think there will be nine statutory instruments—we have seen two of them in draft already—but we need to continue that kind of early-warning consultation, avoiding unintended consequences, overlap and duplication and so on, with the draft secondary legislation, just as we have with the Bill itself.
Mike Amesbury
Q
Graham Watts: I think the answer to that is no, but the Bill does a bit more than the draft Bill did, particularly in the extension of the Defective Premises Act 1972. I am from the industry, and I have no doubt whatsoever that no leaseholder should have to pay for having been mis-sold a home that is not fit for purpose or safe. That should be axiomatic, and we should be exploring every opportunity. I know the housebuilders and developers have put up something like £500 million already, but in many cases they are not there any more—they have gone bankrupt, or it was a special purpose vehicle developer that does not exist any longer. I have no doubt that the Government must do more, but the industry must also do more, and I welcome the polluter pays principle of the developer tax.
Adrian Dobson: This Bill is a piece of the jigsaw; one problem is that this is predominantly a forward-looking piece of legislation, so it will address new projects and alterations to existing buildings, but it will not deal with the historical defects. That is a situation that will ultimately require the Government to engage with the insurance sector. We now have a situation where—to use the example of the EWS1 form, which I know you talked about earlier—because the insurance sector has pretty much excluded fire safety cover from many professionals, it is difficult to get professionals who can sign these forms, and they will now inevitably take a very precautionary approach, because they know that this insurance is difficult to get. There are some risks in thinking that the Bill itself will solve that; that historical liability is more complicated.
The Bill also raises the question of the insurability of the duty holder roles in the new regime; this illustrates why the interrogation of the regulations will be so important. The regulations as they are drafted at the moment mix words such as “take reasonable steps” with “ensure”, and they are very different. One is an absolute obligation and one is more like the CDM regulations. Will the insurers provide the insurance to underpin these roles? The insurance issue is where the problem lies, in my view.
Ian Byrne
Q
Graham Watts: I think the answer to that is yes, because competence is in the Bill and it underpins and supports all of the work that the industry has done over the last four years—some of the things that Adrian talked about earlier in the different sectors. As I said before, I would personally like the Bill to go further in defining the levels of competence and in making sure that the people who are registered actually have the competencies. I think that is absolutely necessary.
Adrian Dobson: I would tack slightly along the same line. I think the Bill is very good at trying to address the competence issue, although, for example, there are weaknesses in other areas of the industry. Procurement is complex in construction. I know that has been discussed in the Select Committee and various places. There is a duty on the principal designer to monitor design work for compliance, and a similar duty on the contractor. “Monitor” is quite a weak term. In design and build procurement there is no requirement for independent inspection, or no duty on the designers to return to the building and say, “Has this building been designed and constructed in accordance with that design intent?” So I think it is stronger on competence than it is on addressing some of the realities of the construction industry. Will the hard stop at gateway 2 really be a hard stop, because the commercial realities of the construction industry will tend to want to keep the project moving forward, and that is a risk? So it is good on competence and perhaps a bit weaker in other areas.
Mike Amesbury
Q
Graham Watts: We—by “we” I mean the Competence Steering Group rather than the Construction Industry Council—recommended that there should be an independent construction assessor on all projects in scope of the legislation. That obviously has not been taken forward, and I think I understand some of the reasons why, but I stress that whatever way that happens, it is essential to securing the culture change that I spoke about earlier.
Adrian Dobson: The Committee may wish to think about whether there should be duties on some of the designers as well. You can appreciate that when you are scrutinising construction work the architect may be able to look at some aspects. Some aspects very much need the structural engineer and the services engineer to be involved. So you might want some general inspectorate, as would be prepared by a clerk of works, that is on a more regular basis, but you will need some scrutiny from individual designers as well. There may need to be some duties around that, possibly.
Daisy Cooper
Q
Adrian Dobson: The most obvious person, given the way that the Bill is framed, is the client; but as you say, the client is rarely, in the construction process, the end user of the project. One of the areas—probably the most difficult to tackle—that has not been talked about a lot is how you raise the competence of clients. The Government themselves are a major procurer, as are local authorities. It is important that they set the example. At one time, local authorities would have employed clerks of works to go and look at projects, so it is quite interesting that they can act as a leading edge—but yes, it is a difficult one.
Graham Watts: For new build, obviously the sign-off at gateway 2 is from the principal contractor to the client. I think we are also talking here about a lot of refurbishment and renovation projects where the residents are in situ. There the responsibility needs to be to the building safety manager, and the building safety manager’s responsibility needs to be to the residents.
Rough Sleeping
Mike Amesbury Excerpts(2 years, 8 months ago)
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Mike Amesbury (Weaver Vale) (Lab)
It is a pleasure to serve under your chairmanship for the first time, I think, Ms Rees. I congratulate the hon. Member for Oxford West and Abingdon (Layla Moran) on securing this vital debate and speaking consistently and passionately about the need to end rough sleeping. I also praise hon. Members from both sides of the political divide for talking about the value of the third sector and volunteers, whether it is Crisis, Shelter or local charities, and advocating the need for Housing First and making sure it is implemented using a sustainable model. I thank the hon. Member for Cities of London and Westminster (Nickie Aiken) for her consistent campaigning for the repeal of the Vagrancy Act 1824. Of course, there will be advocates of that in the Opposition. I look forward to the Minister’s answer on that subject.
Before the pandemic, people sleeping rough on our streets was a visible sign—a shameful sign—of failure for Governments and society. That includes the many people that the hon. Member for Cities of London and Westminster referred to. On my walk to my flat last night, I saw that visible sign: people have started to reappear, rough sleeping in alleyways and doorways. After a decade of austerity before the pandemic, we have twice as many rough sleepers as we had 10 years ago; that is a fact. Tragically, 976 homeless people—human beings—lost their lives in 2020.
Not having shelter and the necessary wraparound services that hon. Members have referred to is literally a matter of life and death. The hopes and aspirations that we all share just disappear without those wraparound services. More than 2,500 people slept rough last autumn. The figures cause considerable debate and give policymakers and service providers only a snapshot of the level of need at any given time. I hope the Minister can elaborate on how the Government intend to provide more accurate and robust figures in the future. I know that Crisis has been advocating for that for some time.
When covid-19 hit, the Government promised councils that they would do “whatever it takes”. Local authorities were asked by Ministers to ensure that those sleeping on our streets or in high-risk accommodation were supported into safer accommodation. It seemed to take a national and international health pandemic to gain the focused political will to provide shelter and tackle homelessness, but I pay credit to the Government and all the supporting agencies in the third sector for doing so. Councils and partners up and down the country, including in my own patch—Cheshire West and Chester and Halton councils—should rightfully be praised for all their work in getting people off the streets in extremely challenging circumstances for us all.
Despite that work, I fear that the Government have quietly started to roll back the support of the “Everyone In” programme—a move highlighted by Dame Louise Casey, who resigned from her post as the leader of the Government’s rough sleeping taskforce. She is the very same person who helped successfully to reduce rough sleeping under the previous Labour Government some time ago. Shelter says that now almost three quarters of the people helped through the “Everyone In” programme—almost 30,000 people—have not moved into settled accommodation. Minister, we require a sustainable solution. Meanwhile, the freeze of the local housing allowance and the end of the eviction ban mean that many more people risk being pushed on to the streets, as workers in rented accommodation still relying on furlough or currently in arrears risk losing their home.
Homelessness is not inevitable. The Government’s manifesto stated that they had the ambition to end rough sleeping by the end of this Parliament, but the refusal to address some of the fundamental causes of homelessness—the interdependency of public services that refer to mental health services and social services, for example—means that we could be getting back to business as usual, with people starting to appear back on the streets. I hope that the Minister and the Government can prove me and others wrong.
Rachael Maskell
I am grateful to my hon. Friend for his speech, but does he also recognise that over the pandemic, charities have had an extremely difficult time with funding? Across the board, charities have £10 billion less now than they had at the start of the pandemic. We are likely to see significant cuts in local authority funding, too. That is the biggest threat to the ability to resettle people safely.
Mike Amesbury
My hon. Friend is exactly right about that interdependency, not only of the state, whether regional or local, but of charities. I am sure that the Minister will refer to it when summing up.
Housing and people—the hon. Member for Oxford West and Abingdon referred to people being at the heart of this—should come first. That should be the foundation on which to build better lives. Housing First, however, does not seem to be part of the Government’s—or, should I say, of the Treasury’s—stated mission to “Build Back Better”. Instead, the response to housing during the pandemic and as we transition out of it seems to be a story of half measures, repeating mistakes similar to some of those of the past 10 years, with the austerity to which my hon. Friend the Member for York Central (Rachael Maskell) referred.
If I look at some of the Housing First pilots, our metro Mayors are leading the way, whether it is Andy Burnham in Greater Manchester, Steve Rotheram in Liverpool City Region or, indeed, Andy Street. Those pilots have been successful. I declare an interest, in that I used to work for Andy Burnham, but he talks about an 87% tenancy sustainment rate, and Andy Street uses similar figures. I know that they have certainly been speaking to the Minister. I hope that they help. Indeed, I hope that Treasury Ministers can see the light, and that investment in people and Housing First would create an overall cost saving over time. I wish the Minister well with that argument.
We need to look more at the underlying problems of rough sleeping. The hon. Member for Cities of London and Westminster referred to that. There is a need for mobile, flexible mental health services, but of course they have been cut, particularly in the last decade. There is an interdependency there.
We must also ensure strong investment in building council and housing association homes. Social house building has almost ground to a halt under Conservative Governments. The number of homes for social rent built in England stood at just under 6,700 in 2019-20, compared with almost 40,000 in 2010-11. The Government risk that figure being further reduced by the scheme that provides half of those homes under their long-awaited planning reforms, which may come somewhere down the line. The Minister, who, like me, came into politics shaped by experiences in a housing association, knows that socially owned homes provide a real foundation for stability for growing families. Social housing is affordable.
The Government’s ambition is to build 300,000 homes a year—I think we built around 244,000. However, the only time we have had a successful house building programme—way back in history, back through successive Governments—was when social housing was a fundamental part of the mix. It was not the only element—market-led housing always leads the way, and that should be regulated more effectively—but we need to step things up on social housing.
Reforming our broken private rented sector will also be key if the Government want to get serious and prioritise preventing rough sleeping and homelessness. The Government could have used the Queen’s Speech to drive through the long-awaited reforms of the private sector and abolishing section 21. I hope that the Minister will confirm exactly when that will happen—the day and the month—in his response. I look forward to that reply.
I mentioned seeing, last night while walking home, the visible signs of a re-emergence of people sleeping rough on our streets. It is somebody’s son, daughter, sister, grandfather or gran huddled in a doorway, sometimes hidden down an alley, but without a roof over their head to call home. The right to shelter and a good home should be a basic human right for everybody, regardless of whether they have access to public funds, which was a point well made by the hon. Member for Cities of London and Westminster. My plea to the Minister and the Government is to ensure that “Everyone In” continues and becomes a permanent feature of that ambition to end rough sleeping for good.
Building Safety Bill
Mike Amesbury ExcerptsWednesday 21st July 2021
(2 years, 9 months ago)
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Mike Amesbury (Weaver Vale) (Lab)
It is an honour and a pleasure to follow the hon. Member for Strangford (Jim Shannon) as the 54th speaker on the call list.
I thank nearly every Member from all parts of the Chamber—Members have spoken powerfully and with insight in this Second Reading debate. I put on the record that I found the last-minute publication of the written statement both discourteous and disrespectful to Members from all parties. That point was reiterated as a point of order and Madam Deputy Speaker raised her concerns as well.
As the shadow Secretary of State for Housing, my hon. Friend the Member for Manchester Central (Lucy Powell) argued eloquently and powerfully, this is an occasion that requires the best of all parliamentarians, and that we put any vested interests aside and step up to respond urgently to the building safety crisis. Our concerns are focused on what is not in the Bill, rather than the new regulation landscape it creates for building safety with the Building Safety Regulator, the new housing ombudsman and improved standards, which are all very welcome. We will certainly support those measures, although in some cases we may amend them as we go forward in the journey of the Bill.
The Executive—the Government and Ministers before us—must listen not only to the Opposition, but to those voices on the Government Benches that are growing in number. Ministers must listen to all stakeholders, who will provide evidence throughout the Bill’s journey over the coming months in both this House and the other place. We all have a shared goal of providing a voice and justice for the millions of leaseholders and residents across all our areas and of making buildings and, vitally, people safe more than four years on from Grenfell when 72 people tragically lost their lives.
Those leaseholders include people like Will from UK Cladding Action, who spoke recently on the TV about the many complexities of his personal experience of the building safety crisis, which the measures contained in the Bill must have an impact on. He referred to the pressures in terms of mental health. Indeed, that point was eloquently raised by my right hon. Friend the Member for Hayes and Harlington (John McDonnell) in regard to his constituents.
There are key questions to ask. Does the Bill help Will from UK Cladding Action as a leaseholder to pay an invoice for £30,000 that recently arrived through his letterbox? My hon. Friend the Member for Salford and Eccles (Rebecca Long Bailey) spoke about constituents in her patch who have just had bills for £100,000. Unfortunately, the plain answer is no. Will the Bill deal with the horrendous and astronomical rise in insurance premiums that Members from all parts of the Chamber have highlighted in today’s debate? Again, the answer is an unequivocal no.
Will the Bill change the size and scope of the building safety fund to help constituents in places such as the Decks in the Runcorn part of the constituency of my hon. Friend the Member for Halton (Derek Twigg)? One part of the development is below 18 metres but still at risk, as it contains all the toxicity of the building safety crisis, and the other is above 18 metres. The Bill definitely will not help the likes of Julie and those constituents in Runcorn.
In fact, speech after speech and case after case from the 42 members who got in to speak today has shone a light on the open and painful wounds of what is missing from the Bill. To give some examples, my hon. Friend the Member for Hackney South and Shoreditch (Meg Hillier) highlighted the dreadful impact of the EWS1 system. We are still having flats valued at zero, unsellable and un-mortgageable. Today, at the very last minute, we get a written ministerial statement claiming that the Government are going to change the marketplace. In fact, lots of the content seems to be recycled and reproduced from a statement that was spun some months ago, but I will ask the Minister a number of questions.
Will the guidance note issued in January 2020 be withdrawn? It is essential that it is. Will the matter be legislated for? Do those buildings below 18 metres, which now seemingly do not require an EWS1 form, have to have cladding removed? Do they have to have remediation for all the other things, whether that is missing firebreaks or inappropriate construction, such as the use of timber, as some Members have mentioned? We need answers to those questions. It is very important. Leaseholders need answers to those questions.
Some hon. Members referred to the black hole of the building safety fund. Martin from the excellent Leasehold Knowledge Partnership, who the Father of the House, the hon. Member for Worthing West (Sir Peter Bottomley), knows very well, referred to the application process as tantamount “to knitting fog”. Indeed, “Inside Housing” today highlights the case of a building in Wandsworth that meets the height threshold but has been rejected by the fund. I urge the Minister to correct this wrong. While the Minister and his team are at it, why do they not make sure that more than 12p in every pound of that fund is getting out of the door?
The Chair of the Housing, Communities and Local Government Committee has made a strong and consistent point about the need to include social housing providers within the scope of the fund, a point echoed by the Local Government Association and the National Housing Federation. The much-trumpeted £5.1 billion for cladding remediation would not have come about if it were not for those brilliant campaigners at the End Our Cladding Scandal campaign, who were not going to be ground down or quiet in their quest for justice. There were 17 promises made by Ministers, including the Prime Minister, that people would not have to pay historical remediation charges. That promise has not come to fruition in the 217 pages of this Bill.
We are also yet to see the details of the unwanted loan scheme, which has failed in Victoria, Australia, let alone a bold and just “polluter pays” approach directed at many of the Government’s friends and donors in the big developers community.
In opening the debate, the Secretary of State referred to clause 124, purporting to amend the Landlord and Tenant Act 1985 to protect leaseholders from costs relating to historical defective work, a point highlighted by the Father of the House, the hon. Member for Worthing West. It simply reasserts the status quo of requiring the landlord to pursue insurance, public grant and warranty claims that have not worked so far. Like much of the Bill, it makes reference to secondary legislation to follow, with no details or protection for leaseholders.
The Secretary of State also referred to the inclusion of section 38 of the Building Act 1984 and the retrospective changes to the Defective Premises Act 1972, a legal remedy to bring an extension from six to 15 years and the right to bring actions against developers responsible for shoddy building work. It sounds great in theory, but will the Minister highlight how many times this David and Goliath approach has been successful under the current six-year regime?
Will the Minister also advise the House of how leaseholders will pursue the special delivery project vehicles set up and closed down by developers, or where they will get the millions of pounds to pursue claims? How long will the counter-claims by developers, which will follow and be made under human rights legislation, take? It seems that the Minister has designed a job creation scheme for lawyers, a frenzy of litigation and further delays.
As my hon. Friend the shadow Housing Secretary asserted, we need a cast-iron legal guarantee to protect leaseholders from historical remediation costs. We will be working on a cross-party basis for amendments to achieve just that.
Finally, we are calling for the establishment of an interventionist building works agency, not dissimilar to that in Victoria, Australia, to get a grip on the crisis through assessment of risk, from building to building, from start to finish, with a crack team of experts in this field. It is find, fund, fix and recover, with a “polluter pays” principle. The hundreds of thousands of leaseholders trapped in this living nightmare deserve nothing less, and they require all the willing to step up and do the right thing. Let us make good law together beyond Second Reading.
Oral Answers to Questions
Mike Amesbury Excerpts(2 years, 9 months ago)
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Eddie Hughes
It is a pleasure to shoot the breeze with my hon. Friend. It is fundamental that industry contributes for having compromised public safety, which is why the Building Safety Bill introduces a new levy on high-rise residential buildings. Clause 124 of the Bill also provides legal requirements for building owners to explore alternative ways to meet remediation costs and provide evidence. If that does not happen, leaseholders will be able to challenge costs in court. In addition, we have announced more than £5 billion towards remediation work on buildings of 18 metres and above and a generous finance scheme for remediation work on buildings of 11 to 18 metres.
Mike Amesbury (Weaver Vale) (Lab)
There is, finally, much in the Leasehold Reform (Ground Rent) Bill for many people to welcome going forward, but people like Tracy in my constituency, and many millions of existing leaseholders, remain trapped, with unjust and feudal charges. Will the Minister commit to supporting Labour’s amendment, which is to be considered in the other place tomorrow, to extend the ban to the many leaseholders and not just the new?
Eddie Hughes
It is important that we take the opportunity to be proportionate about the situation we are in: 96% of the high-rise buildings with unsafe aluminium composite material cladding identified at the start of last year are now remediated or have work under way. The Government are already taking action to help people who are in a difficult position. As I said, the new Building Safety Bill will provide legal requirements for building owners to explore alternative ways to meet future remediation costs.
Building Safety
Mike Amesbury Excerpts(2 years, 10 months ago)
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Mike Amesbury (Weaver Vale) (Lab)
I thank all hon. Members for their contributions today, particularly the Chair of the Housing, Communities and Local Government Committee—my hon. Friend the Member for Sheffield South East (Mr Betts), who introduced the debate very powerfully—and other members of my former Select Committee.
Before I talk about the building safety scandal on our shores, I want to echo the hon. Member for Strangford (Jim Shannon) and Grenfell United in recognising the horror of what happened at Champlain Towers in Miami last Thursday. My thoughts go out to the families of those who lost loved ones and to the rescue teams now tasked with working around the clock to find the 150 people who are still missing.
As we have heard this afternoon, four years on from the Grenfell fire in which 72 people lost their lives, hundreds of thousands of people the length and breadth of our country and in Wales and Scotland are living in buildings still wrapped in flammable cladding, constructed with missing fire breaks and insulated with inappropriate materials. They are still paying thousands of pounds for round-the-clock waking watch schemes, with insurance premiums out of control. These are just elements of the day-to-day nightmare that is the building safety scandal, a horror show amplified by the inertia of Ministers and the incumbent of No. 10.
Today’s debate, with passionate and informed contributions from 18 hon. and right hon. Members from across the House, has reminded me of two principal questions that I asked of Ministers some time ago. First, are buildings and the people living in them markedly safer four years on from the Grenfell tragedy? The answer, I am afraid, is again no. Secondly, has the Government’s response been extensive and at pace? We have heard from across the Chamber that that is certainly not the case. It seems that an intergalactic black hole has more transparency than the workings of the building safety fund. The fact that only 10p in every pound has gone out of the door adds another dimension to this scandal for leaseholders. Although, as has rightly been pointed out, social housing providers are excluded, the Government, quite frankly, need to get a grip.
As my right hon. Friend the Member for Hayes and Harlington (John McDonnell) highlighted, residents in his constituency are faced with threats from the developer Ballymore and have been jumping through hoops to apply for the building safety fund. My hon. Friend the Member for Vauxhall (Florence Eshalomi), who speaks very passionately on these issues, raised the heartbreaking cases of her constituents who are unable to sell flats; young families trapped by the EWS1 chaos, which still hinders over 1 million people, despite Government promises that that is no longer the case—just not reality. My hon. Friend the Member for Sheffield Central (Paul Blomfield) cited the mother of his young constituent who dreamed of buying a home, but is now faced with an unaffordable bill and has considered taking his own life—real stories.
In addition, we heard from the hon. Members for Kensington (Felicity Buchan), for Edinburgh North and Leith (Deidre Brock), for Stoke-on-Trent South (Jack Brereton), for Brighton, Pavilion (Caroline Lucas), for Stoke-on-Trent Central (Jo Gideon), for Westmorland and Lonsdale (Tim Farron), for Strangford and for North Ayrshire and Arran (Patricia Gibson), my right hon. Friend the Member for East Ham (Stephen Timms), and my hon. Friends the Members for Cardiff South and Penarth (Stephen Doughty), for Mitcham and Morden (Siobhain McDonagh) and for Hammersmith (Andy Slaughter). All echoed the same stories and everyday experiences, bringing hundreds of thousands of voices alive in the House and shining a light on those trapped in this scandal and crying out for justice.
Another real-life story is one that was highlighted by the Chair of the Select Committee, and which I am sure the Minister can only confirm today. The Government still do not know the number of buildings truly at risk because they have failed to create a risk register, a priority that the Opposition call for once again today. We also call for the establishment of the building works agency to turbocharge this process, with a crack team of experts to take hold of the crisis from start to finish.
The Government’s response to this crisis has been one of dither and delay, with legislation coming down the line—who knows when?—and the building safety fund as a reaction to determined campaigners and strong voices in Parliament from across the piece. However, the size and scope of the fund, as echoed across the Chamber today, is not sufficient, and the remediation of buildings has been carried out at a snail’s pace. Some 2,820 applications have been made to the building safety fund, with only 156 fully approved so far, and with the extended deadline coming to an end tomorrow. We have a system of first come, first served, with gagging orders and chaos hardwired into it. Meanwhile, hundreds of thousands of people wait to hear about the details of the unwanted loans to pay for this toxic mess of deregulation. It is developers and donors—many to the Conservative party—who are responsible for this mess, not leaseholders.
To make matters worse, we now have the ludicrous situation where some management agents, from Manchester to Birmingham to London, are siphoning off up to £500 million in fees, which could fix up to 250 blocks. Others say that their experience of the application process has been like knitting fog. The Secretary of State is not just Bob the bad builder, but Captain Chaos when it comes to the public purse.
In conclusion, the Government have the opportunity today to reset their approach and get a grip of the building safety crisis; to respond to advice from the Select Committee and its Chair; to stand up for leaseholders and protect them with deeds, making good on the promises repeated 17 times that they would not pay historical remediation costs; to establish a building works agency, with experts in the field; to get a grip on this crisis from start to end, building to building; to provide holistic risk assessments; and to fund works up front, sign them off, and recover from what has been done by those who are responsible for this mess, including the donors who have given £11 million since the Conservative Prime Minister came to power. That is the way that we create pace while protecting the public purse and leaseholders. That is the way that we do the right thing to make people and buildings safe.
Oral Answers to Questions
Mike Amesbury Excerpts(2 years, 10 months ago)
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Eddie Hughes
We remain committed to delivering a better deal for renters, including repealing section 21 of the Housing Act 1988. We will legislate, but it is only right that that legislation considers the impact of the pandemic and is a balanced set of reforms that improves the private rented market. A White Paper detailing our package of reforms to the private rented sector will be brought forward in the autumn.
Mike Amesbury (Weaver Vale) (Lab)
Today marks four years since the tragedy of Grenfell, where 72 people lost their lives. Recent research published by Shelter shows that 3.2 million private renters are fearful of complaining about unsafe and unhealthy properties for fear of being evicted, and the Joseph Rowntree Foundation reports that nearly a million tenants now fear eviction due to the ending of the evictions ban. The Secretary of State promised that no one would lose their home as a result of the covid crisis. How will he honour that promise, and when will no-fault section 21 evictions come to an end?
Eddie Hughes
It is important to acknowledge the amount of funds that this Government have committed to ensuring that renters are supported—over £200 billion through the furlough scheme, for example. If hon. Members want evidence of whether that has been successful, let me point out that over nine out of 10 people are not in rent arrears at all, so that has been of significant help to people. With regard to the Bill that I referred to in my previous answer, I look forward to working with the hon. Gentleman, with whom I get on very well, in the coming months to ensure that we deliver renters reform that is appropriate and helpful to all parts of the sector.
Oral Answers to Questions
Mike Amesbury Excerpts(3 years ago)
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Christopher Pincher
With respect to buildings over 18 metres, the hon. Lady will know that we set aside funds of £1 billion using the building safety fund in order to deal with properties with non-ACM dangerous cladding material. Some 106 buildings have already begun that work and we estimate that a further 338 will begin the work by September, which was the date that we set for work using BSF funds to be undertaken. With respect to buildings below 18 metres, we want to ensure that we are prioritising affordability and accelerating remediation where it is required. It is a complex set of challenges, but we are determined to meet them and to get this right, which is why we will bring forward further information as soon as we are able to do so.
Mike Amesbury (Weaver Vale) (Lab)
Can the Minister explain why three quarters of cladding systems on new medium-rise buildings have used combustible insulation materials despite a proposed Government ban on them? That is 51 out of 66 residential blocks of 11 to 18 metres in height built in 2019 and 2020 that are now liable for the imposition of unwanted Government loans. There is the nightmare of EWS1 forms, inflated insurance premium costs, service charges and much, much more. At what stage are the ministerial team going to get a grip of this chaos?
Christopher Pincher
The hon. Gentleman knows full well the work that the Government have undertaken to ensure that we address this complicated issue, which involves buildings, building owners, warranty providers, insurers and leaseholders themselves. We have brought forward a very generous set of schemes. More than £5.1 billion of public money has already been allocated to remediate taller high-rise buildings. We have proposed a generous scheme to support people living in leasehold properties between 11 and 18 metres. We will announce further details of that scheme shortly so that the people living in them can have peace of mind that they have a way out too.
Residential Leaseholders and Interim Fire Safety Costs
Mike Amesbury Excerpts(3 years, 1 month ago)
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Mike Amesbury (Weaver Vale) (Lab)
It is a pleasure to serve under your chairmanship, Mr Hollobone. I congratulate my hon. Friend the Member for Vauxhall (Florence Eshalomi) on securing the debate and on her continuing fight for leaseholders across her constituency. I also thank her for focusing this debate on an aspect of the building safety crisis that has received less attention in the House but is equally financially crippling, as she has argued, for leaseholders up and down the country.
In fact, I thank the 16 Members who have contributed very powerfully to the debate today. My hon. Friend the Member for Edmonton (Kate Osamor) referred to the astronomical insurance costs piling on to leaseholders in her constituency. The hon. Member for Harrow East (Bob Blackman) argued that manufacturers that have gamed the testing system should contribute by paying for interim measures and more. My hon. Friend the Member for West Ham (Ms Brown) spoke about the nightmare that is the EWS1 system, and debt piled on top of debt in the midst of the covid crisis.
The costs for leaseholders have dominated the headlines over the past few years. We are nearly four years on from Grenfell, where 72 people tragically lost their lives, but today’s debate demonstrates the importance of breaking the costs down to expose exactly what constitutes the unimaginable debt being imposed on leaseholders for defects that they did not cause. People are literally going bankrupt.
Across the country, leaseholders are trapped in dangerous buildings. They are unsure of when their home will be made safe or how much that will cost them, but as soon as a building is judged to be unsafe, as my hon. Friend the Member for Vauxhall pointed out, the costs start piling up. Additional safety measures, often in the form of 24-hour waking watches, are put in place, and leaseholders have little choice but to foot the bill—they either do so or become homeless—which is £174 million a year. Far from being temporary, as the word “interim” would suggest, there are waking watches that have now been in place for years, and they will probably be in place for even more years to come. The cost for each leaseholder is more than £500 a month on average and, in many cases, much, much more, as we have heard throughout today’s debate.
After refusing repeatedly to help leaseholders to cover these costs, the Government have now provided some—I say “some”—funding to fit alarm systems in some buildings, those that are 18 metres and above in height. That will reduce the need for a waking watch, but once again, the Government’s actions have come far too late and fall far short of what is needed. We know that waking watches are present in about 800 buildings, but the £30 million provided by the Government will cover at most 460—a figure far lower than the number of buildings with waking watches in London alone, as my hon. Friend pointed out. Does the Minister think that, when it comes to safety, this type of funding lottery is right? I am also concerned by reports that even after fire alarms are installed, evacuation managers are required in some blocks and, again, it is leaseholders who are left paying the bill. Can the Minister say whether he has looked into how many buildings this actually impacts?
Safety costs are, of course, not the only interim costs that leaseholders are incurring. A survey from the Association of Residential Lettings Agents—my hon. Friend the Member for Ellesmere Port and Neston (Justin Madders) referred to this— has found that insurance costs have risen on average by 400%. For one in 10 blocks, the cost of insurance is now 10 times or more what it was just a year ago. This is a picture that takes us from Sheffield, where a building is uninsurable, to Manchester, to Birmingham and to London. Hikes of 1,000%-plus are not uncommon.
Lord Greenhalgh, the Minister responsible for building safety, is due to meet insurers in yet another roundtable this week. Can this Minister confirm whether that roundtable will be the one that finally sorts out the problem and intervenes in the insurance market? Ultimately, the only way to stop interim costs continuing is to get buildings safe quickly. Some are still left worrying whether, when that day comes, they will be left with a bill not just for cladding, but for a host of fire safety defects not covered by the building safety fund, as pointed out by hon. Members in this debate today. Many buildings below 18 metres will now be saddled with an unwarranted and unwanted loan on top of interim costs—mortgages, service charges and much more.
We were promised details of the Government’s new funding at the Budget by the Minister himself, but yet again leaseholders were let down. The Chancellor did not even bother to mention cladding or the building safety crisis. Will the Minister take the opportunity today to do what the Chancellor did not do and provide us with details of the new arrangements, and how about updating my hon. Friend the Member for Cardiff South and Penarth (Stephen Doughty) on co-operation with the Welsh Government? Costs for leaseholders go far deeper than the financial cost. As my right hon. Friend the Member for Hayes and Harlington (John McDonnell) pointed out, mental health and stress are taking a toll. These are all consequences of the scandal as the bills pile up.
Nearly four years on after Grenfell, the very first step that the Government should have taken, which they still have not done, despite our repeated calls, was to establish the extent of the crisis and properly prioritise buildings according to risk. They have not provided sufficient upfront funding to start getting dangerous cladding and other materials off these buildings immediately. They have not protected leaseholders from the costs, as promised over and again. It is about time the polluter genuinely does pay for the building safety scandal. I hope the Minister will answer the questions asked by me and other hon. Members today.