Fire Safety Bill

Nigel Evans Excerpts

2nd reading & 2nd reading: House of Commons
Wednesday 29th April 2020 Commons Chamber

[James Sunderland (Bracknell) (Con)]

In January of this year, I attended the graduation ceremony for on-call firefighters at the Royal Berkshire Fire and Rescue Service. This prestigious event was held at Easthampstead Park in Bracknell and involved 24 impressive young men and women rightly celebrating their hard work and success. As anybody in this place will know, we depend on our emergency services to keep us safe, so I wish to pay tribute to everybody in uniform, particularly at this time, for the outstanding work that they do on the frontline. One can only imagine the challenging experiences they face on a daily basis and I know that we should never take this for granted.

The graduation ceremony got me thinking: our fantastic fire services across the UK are ultimately employed as an insurance policy. Although they play a vital role to advise, plan and prevent, they also serve as a last resort to deploy to incidents when something has gone wrong, to protect life and property and to pick up the pieces when the human cost of not doing so becomes unacceptable.

We as policymakers have not just a moral obligation to protect those members of the public, who rightly expect the best possible regulatory framework, but a responsibility to those whom we always call on in unforeseen circumstances to perform their selfless duty and to ensure that they do not fall victim themselves to tragic circumstances. No one here needs any reminder that fire is a killer. I can vividly recall watching those awful pictures of Grenfell Tower on the news and subsequently seeing its charred shell while driving into London for work. One can only shudder at the unimaginable horror of those so gravely affected, not least the 72 men, women and children who lost their lives.

As a young teenager in 1985, I can also recall those terrible scenes of the Bradford City fire disaster playing out on television, with another 56 lives lost. As a regular football fan, it is clear to me that no one at any significant sporting, recreational or social event should unwittingly place themselves in harm’s way, and nor indeed should anyone in any public or private building—at their place of work or simply residing at home—feel vulnerable.

That is why I welcome the Bill. It is a much-needed piece of legislation and fulfils many objective purposes. As we know, it will amend the Regulatory Reform (Fire Safety) Order 2005 to clarify that the responsible person or duty holder for multi-occupied residential buildings must manage and reduce the risk of fire in respect of both the structure and external walls of the building, including cladding, balconies and windows, and in respect of entrance doors to individual flats that open on to common parts.

I can confirm, having informally consulted this week with the Royal Berkshire Fire and Rescue Service, that my local authority welcomes the fact that all services across England and Wales will be empowered to take enforcement action and hold building owners to account if they are not compliant. This will enable the authority to build on the proactive work it has already undertaken on high-rise residential buildings with unsafe cladding and to ensure that Berkshire residents are safe. It is also prudent that the Secretary of State will be given the power to amend the list of qualifying premises, that the Bill will enable rapid developments in the design of buildings, and that provisions will allow these requirements to be brought in over time, thereby allowing a pragmatic clause 2.

What of the future beyond the Bill? While I look forward to seeing the detail of the secondary legislation to ensure that the recommendations from the Grenfell Tower inquiry phase 1 report are implemented, there are two points in particular that I hope the Secretary of State will take away. First, the organisation Electrical Safety First has long advocated that electrical safety checks be obligatory in all tower blocks and that building management companies hold a register of white goods operating in those properties. Electricity causes more than 14,000 domestic fires a year, resulting in many deaths and injuries, so it is reasonable to suggest that electrical safety be included in any subsequent legislation.

Secondly, if we are to enable authorities such as the Royal Berkshire Fire and Rescue Service to deliver for their residents using the new powers, it is imperative that fair and sustainable funding be provided. Aside from the additional resources needed to identify who owns specific buildings, reasonable initiatives for council tax could be considered. Berkshire has been a historically prudent authority. The average householder in any constituency pays just £67 per year for their fire service. This is in the lower quartile of all fire authorities in the UK, yet the authority delivers an upper-quartile-quality fire service, as awarded by its 2019 inspection report. I therefore recommend the “fiver for fire” initiative to the Secretary of State, which would provide fire authorities with the flexibility to ensure that the right resources are in place. A few years ago, this was an additional allowance for fire services that could be put on to council tax—

[Mr Deputy Speaker (Mr Nigel Evans)]

Order. I am terribly sorry, but we have to stick to the time limit as the debate is oversubscribed.

--- Later in debate ---

[Bob Blackman (Harrow East) (Con) [V]]

I thank you, Mr Deputy Speaker, for calling me in this important debate. I start by expressing my heartfelt sympathy for the victims and their families in the Grenfell Tower disaster. I thank successive Ministers on updating the House on progress in remedying the disaster and in legislation, but it is sobering that almost three years on from the disaster we are considering this Bill.

I have had the opportunity of going through the various different updates and reviews that we on the Housing, Communities and Local Government Committee have conducted and, indeed, I have heard at first hand evidence from Dame Judith Hackitt. I would echo, therefore, all the remarks of the Chair of the Select Committee in drawing attention to the work that the Select Committee is doing on this subject.

I want to mention first and foremost the problems of the testing regime. It is easy to test cladding by directing a flame or heat straight on to the surface, but the problem is that both ACM cladding and other forms become a huge fire risk when holes are cut for windows and other such purposes. The regime must test all forms of cladding and other building materials properly and safely.

There is another issue on which I would echo the view of my hon. Friend the Member for Orpington (Gareth Bacon). From serving on the London Fire and Emergency Planning Authority before coming into Parliament, I know that who is responsible for signing off the different safety regimes must be clarified. I am afraid that the Bill as it currently stands needs further clarification, because it could lead to confusion. I hope that that be rectified in Committee.

I have a further concern, which I hope will be flagged up by Ministers dealing with the other legislation that is required: what we do about electrical fittings in general. We have very strict regulations for who can fit gas appliances, but the regulation on who can fit electrical fittings is very loose indeed. People who fit the gas appliances must have proper training and certification, but electricians merely need three days’ training. I think most people would think that that is bizarre in this day and age, because those people will be at huge risk.

I also ask for clarity on what we mean by some of the specific definitions in the Bill. For example, references to buildings could be interpreted to mean semi-detached or detached properties of only two storeys. I am sure the definition is intended to cover multi-storey buildings. We will have a huge problem with fire assessments for householders and the fire authorities if it is not clarified.

The definition of “common parts” is normally considered to cover entrance halls, corridors and suchlike, but it needs to be extended to cover other areas of high-rise buildings, such as lift shafts and other systems. At present, there is doubt as to whether they would be in scope. There is of course also the issue of structure. At present, we are clearly thinking of particular types of structures, but we will have problems if that is not clarified by definition.

There are clearly some issues that need to be resolved, but a lot is left to secondary legislation. I trust that, during the passage of the Bill, we can clarify some of these issues, so that we can include them within the scope of the Bill without putting them in secondary legislation, so that everyone is clear.

In summary, I strongly support this Bill, and I hope we can speedily push it through to its conclusion. I look forward to the other legislation that is going to have to come through to improve fire safety in this country for all people in whatever type of housing they live.

[Mr Deputy Speaker (Mr Nigel Evans)]

The last speaker before our half-hour suspension is Daisy Cooper.

Fire Safety Bill

Nigel Evans Excerpts

Consideration of Lords amendments & Ping Pong & Ping Pong: House of Commons
Wednesday 24th February 2021 Commons Chamber

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

First, may I send my best wishes to the right hon. Member for Old Bexley and Sidcup (James Brokenshire)? When he was Secretary of State, he and I discussed our respective illnesses, and I really feel for him and his family at this very difficult time.

The Housing, Communities and Local Government Committee has discussed the issue of cladding remediation and fire safety works on many occasions. In June, we made it clear that

“residents are in no way to blame”

for defects from cladding

“and it is our view that they should bear none of the cost of remediation.”

We repeated those sentiments in our prelegislative scrutiny of the Building Safety Bill. Again, we said:

“The Government must recommit to the principle that leaseholders should not pay anything towards the cost of remediating historical building safety defects…for which they were not responsible.”

That is very clear.

The question is who should pay: the initial developer—the Government could help to co-ordinate action against them—the taxpayer, of course, or the industry as a whole? Unfortunately, the amendments tabled by the hon. Member for Stevenage (Stephen McPartland)—I very much agreed with the sentiments of his comments—and by the Labour Front Benchers seek to place responsibility on the freeholder.

For reasons that the Minister gave, those amendments cut across the contractual relationship between freeholder and leaseholder. The hon. Member for Thirsk and Malton (Kevin Hollinrake), who raised this issue a number of times in the Select Committee when he was a member, showed that freeholders are often quite small companies that, where they were not responsible for the initial development, simply collect ground rent. If faced with the cost of remediation, they would simply walk away. Those amendments will not get the work done. That is the fundamental issue. We want to see it done without leaseholders having to pay for it.

Turning to who should pay, certainly, the Government have put on the table £3.5 billion in addition to the £1.6 billion, but that does not include anything other than cladding remediation. All the other works, which for many leaseholders are as substantial in cost as cladding remediation, are not covered, and of course that funding does not cover buildings below 18 metres.

The Government have come up with a loan scheme for buildings below 18 metres, but that places the loan charge on the freeholder. Surely, we are back to the same problems: if we cannot interfere with the contractual relationship between the freeholder and the leaseholder—according to the Minister, with respect to the amendments before us from the Opposition and the hon. Member for Stevenage, we cannot—then surely that is a problem for the Government’s loan scheme too, and if freeholders are going to walk away from a direct charge on properties, as the hon. Member for Thirsk and Malton said, they will walk away from a loan too. That is a real problem that the Government have to address.

I welcome that the Government are going to introduce a levy and a financial contribution from the industry, but we appear to be in a position where they cannot tell us whether the money raised from the levy will be in addition to the £3.5 billion or whether it will be taken from the £3.5 billion—in other words, that the Treasury will get some of that money back. That, to my view, would be wrong. The Minister is going to come to the Select Committee on 8 March; hopefully, we will be a bit wiser after that visit.

Finally, we have talked a lot about leaseholders, but what about social housing tenants? The National Housing Federation says that there is £10 billion of remedial work to be done in the social housing sector, and more for council housing properties, yet the only automatic right that social housing landlords have to any funding is for help with the removal of ACM cladding; everything else they are likely to have to pay for. Tenants are going to have to pay through rent increases, cuts to future maintenance or cuts to the house building programme, none of which is acceptable. So we have a perverse situation where the social housing landlord, as a freeholder, could be ensuring that tenants have to pay for the remediation of properties next door that have been subject to the right to buy. That cannot be right.

All these matters need resolving. We hope that the Minister does so on his visit to the Select Committee.

[Mr Deputy Speaker (Mr Nigel Evans)]

We now move to a three-minute limit. I call Royston Smith.

[Royston Smith]

I draw Members’ attention to my entry in the Register of Members’ Financial Interests. I have no axe to grind with the Government. They are my friends and colleagues. I like them and I get on with them, but I am not going to blindly follow them when I can see that the treatment of leaseholders is wrong.

First, in tabling our amendment, we have never said that we would ask for taxpayers’ money. We made that fundamentally clear right at the beginning, and it is worth repeating that. I know that many of my colleagues would have supported our amendment, but they were told that it would be an open cheque book and therefore they chose not to. Secondly, our amendment will not wreck the Bill. It will make it fair for the innocent lease- holders caught up in this crisis.

There are three parts to this, in my opinion. There is the moral issue. Who, in good conscience, could leave these people to pay huge insurance premiums, sometimes increased by over 1,000%, huge waking watch charges and crippling costs of remediation if we could do something to help? Who would do that?

Then there is the economic issue. When someone owns just 10% of their home, but they are responsible for 100% of the remediation cost, what do we think people are going to do? They will be saddled with tens of thousands of pounds-worth of debt while their home is valued at nothing. This part of the housing market is heading for collapse and thousands of leaseholders are heading for bankruptcy. The Government could and should prevent this from happening.

Finally, there is a political dimension. Successive Governments have put home ownership at the centre of Government policy. They have encouraged people to get on the property ladder. We have incentivised them through schemes such as Help to Buy and shared ownership. Imagine the howls of derision when the first Government Minister stands up and claims that we are the party of home ownership.

The recent Government announcement is very welcome, and I know that many people are grateful, but what sort of solution says, “We concede that it is not your fault, but we are only going to help half of you?” For those buildings over 18 metres, cladding will be removed for free, but not in buildings below that height. Worse than that, those people living in buildings below 18 metres will be saddled with unaffordable debt to pay for cladding remediation. Even worse, they will know that their taxes will be paying for their neighbours’ remediation.

--- Later in debate ---

[Bob Blackman (Harrow East) (Con) [V]]

It is a pleasure to follow the hon. Member for Hammersmith (Andy Slaughter). This is a horrendously complicated issue involving cladding—ACM, high-pressure laminate and other forms of inflammable cladding—fire safety measures and the height of buildings. I warmly welcome the fact that the Government have come up with the money to remedy the most unsafe buildings—tall buildings—and the cladding that was put on them, which fails to provide safe accommodation to residents.

The reality is that the £5.1 billion will remediate only the unsafe cladding and will not do the comprehensive work. The issue then becomes one of the fire safety work that has to be carried out as well. There is no funding to provide for that, so it has to be paid for by someone.

I have a series of suggested tests that could apply. The first is that, emerging from the Grenfell inquiry, it is quite clear that the ACM cladding was illegal, so those responsible for developing the cladding and putting it on the building must pay for the remediation in all other buildings where that is the case. Similarly, for other forms of unsafe cladding, if those people fail to accord with the building regulations that exist at the time, they should pay the cost of removing and correcting it.

Leaseholders could not reasonably have been expected to foresee the fire safety issues when they bought the leases on their flats, so the fundamental issue is that they should not have to pay the cost of remediation, either of cladding or of fire safety defects. My hon. Friend the Minister said that he finds the amendments defective. My challenge to him, when he responds to this debate, is to make it clear from the Dispatch Box that the Government will bring forward proposals in the Lords to amend the Bill to make sure leaseholders do not pay.

The defence seems to be that the Building Safety Bill will eventually come through and be implemented. The problem is that we have sat through the pre-legislative scrutiny of that Bill and recommended at least 40 changes to it. It will take probably 18 months for it to reach the statute book, and then we have the secondary legislation. Leaseholders do not have the time: this work needs to be carried out now. The industry estimates that it will take some four years to implement all the safety works required. It must be made clear that the leaseholders are not the ones to pay.

Currently, leaseholders cannot insure or sell their properties and no one wants to buy them. We are in danger of freezing the housing market because of this problem. I urge the Minister, when he responds, to—

[Mr Deputy Speaker (Mr Nigel Evans)]

Order. We will have to leave it there.

[John McDonnell (Hayes and Harlington) (Lab) [V]]

I, too, send my best wishes to the right hon. Member for Old Bexley and Sidcup (James Brokenshire) and wish him a speedy recovery.

I have been listening to the debate and the various interventions. A question asked consistently in interventions from Conservative Members has been whether it is not best to put things right rather than act quickly. I remind those Members, as others have, that it is now four years on from Grenfell. Four years is a timescale in which we should have been able to address this issue and given people security and some form of confidence.

Confidence has been shattered by the failure to include in the legislation the recommendations from the first phase of the Grenfell inquiry. I share the view of the Fire Brigades Union that the Government seem to be doing the bare minimum to fend off bad headlines. I have not the eloquence to speak on behalf of my constituents and portray just how strongly they feel about this matter. They are really very angry—and, I have to say, distressed. They feel not only at risk but that their lives have been put on hold by their inability to sell their properties and move from them.

We have heard today about the £5 billion that the Government have allocated; my constituents, like those of other Members, are asking what happens if the money runs out—the costs so far have been estimated to be nearer £15 billion. In addition to that, just as the hon. Member for Harrow East (Bob Blackman) said, the money will not cover many of the defects that have now been found and the additional measures that have been demanded and required. My constituents are now being hit with potential bills from the developers—including the worst, Ballymore—for things such as rectifying wooden balconies and other defects that were not of their making. The idea of waiting for the Building Safety Bill is like “Waiting for Godot”, what with the time it takes to get the right type of Bill and then get the legislation through and implemented.

My constituents in lower-rise blocks do not see why they are being discriminated against. My constituents were blameless. They were failed by developers, regulators, suppliers of materials, inspectors—all of them. Many of those developers made fortunes out of developments in my constituency; it is they who should pay the cost of their own failures. I urge urgency, which is why I will support all the amendments that would protect leaseholders from being burdened with the debt caused by others who have failed us all.

--- Later in debate ---

[Stephen Doughty]

May I add my warm words to those of other Members in wishing the Minister for Security, the right hon. Member for Old Bexley and Sidcup (James Brokenshire), a full and swift recovery?

I think that many constituents, from constituencies across the country, will struggle to understand some of the arguments and excuses that the Government have put forward today. I support the amendments tabled by hon. Friends on the Opposition side, and also those tabled by the hon. Members for Stevenage (Stephen McPartland) and for Southampton, Itchen (Royston Smith), who made powerful speeches. To emphasise that, I have received an email during the course of the debate, from a leaseholder from a Conservative English constituency, in support of those amendments. He says, “I am a Conservative, and the Housing Department is a disaster in this regard.” That is the message that I am getting from people. Regardless of their political affiliation or where they live in the country, they want this resolved. They are living in anguish and uncertainty, and it is affecting their mental health. It is affecting key workers in our covid response. It is affecting people who are trying to support young families. It is just a completely untenable situation for them to find themselves in. I think they will find some of the excuses we have heard today very difficult to hear.

This is a national scandal that has been brewing for decades, and it needs urgent action to resolve it. It needs action across the United Kingdom, so it needs the UK Government to work constructively with the Welsh Government. They have worked constructively in preparing this Fire Safety Bill, so it was really disappointing the other day when the Secretary of State for Housing, Communities and Local Government brushed off any questions about Wales, saying, “I don’t know what’s going on there”—or something to that effect—at the end of the debate. He simply has not answered any of the questions, or responded to a very reasonable letter from our Housing Minister in Wales, Julie James.

I have submitted a series of parliamentary questions over the past few weeks to try to get some clarity on the gateway 2 builder levy, the proposed new tax, and on related matters, and I have received completely opaque answers. That is simply not good enough for leaseholders who want those answers and want to know what support is coming from the UK Government to ensure that their concerns are dealt with, not least because many of these pre-date devolution. I hope that the Minister will be able to look constructively on my request for those meetings, and will be able to arrange urgent briefings on these matters between officials in the Welsh Government and the UK Government.

I must go back to one of the biggest problems, which is the developers. I have called them out before and will do it again. Companies such as Redrow, Laing O’Rourke and Taylor Whimpey need to be held accountable for this. They have been raking in billions in profits while building shoddy buildings, in relation to fire safety and building safety, and it is simply unacceptable that leaseholders might then be expected to pick up part of the cost. I am very pleased that the Welsh Government have confirmed unequivocally that they should not have to do that, but that requires working together across the UK—across the Union that the Minister and I support—to ensure that we deliver for them.

Lastly, we urgently need clarity on the EWSI issue, because it is still affecting lots of people and it is not getting through to the ground, and on insurance, working with the Association of British Insurers and others.

[Mr Deputy Speaker (Mr Nigel Evans)]

The comms with Tom Randall are a bit unstable, and we want to be absolutely certain that they are perfect, so we will go to Meg Hillier next.

--- Later in debate ---

[Mr Deputy Speaker]

The video link appears to be working. I call Tom Randall.

[Tom Randall (Gedling) (Con) [V]]

The Fire Safety Bill is a short Bill of seven clauses that amends the Regulatory Reform (Fire Safety) Order 2005. That order consolidated different pieces of fire safety legislation, and this Bill clarifies that the order applies to a building’s structure, external walls and any common parts. I am sympathetic to the aims of Lords amendment 4, but I am concerned that the fire safety order, or any Bill concerned with amendments to it, is not the appropriate legislative device to resolve the problem of remediation costs. The fire safety order is designed to place duties on the person who has some level of control in a premises to ensure that they identify the fire safety risks for the building for which they are responsible and, if necessary, put the relevant precautions in place.

I understand the Government are looking to the building safety Bill to address the issues raised in this amendment, and I agree that that would be a more relevant place to consider them. I also understand that the clauses, as drafted, would stop all remediation costs being passed on to leaseholders, including those that one might expect to be covered by service and maintenance charges, such as safety work required as a result of routine wear and tear. There is a further concern that the amendment, as drafted, could delay the implementation of the Bill itself and crucial measures to improve the fire safety regulatory system, including delaying recommendations from the first phase of the Grenfell inquiry.

I am, however, pleased that the Government are paying for the removal of unsafe cladding for leaseholders in all residential buildings of over 18 metres in England. As Dame Judith Hackitt, the independent adviser to the Government on building safety, has said:

“Statistics show…that buildings above 18 metres have a four times greater risk of fatality in the event of a serious fire than lower rise buildings”,

and these buildings are rightly being prioritised for funding. For lower-rise buildings of between four to six storeys, there is a lower risk to safety, and leaseholders will gain the new protection of having cladding removed with a generous scheme to pay for it through a long-term, low-interest, Government-backed finance arrangement, where leaseholders never pay more than £50 a month for cladding removal.

I appreciate that nothing can compensate for the horror of the prospect of being liable for the costs of remedial work following the joy of moving into one’s home, bought on the entirely reasonable assumption that the block it is in would have been built correctly. However, given the complexity of this issue and the fact that leaseholders face paralysis, this does offer a route forward. I believe that these measures will help provide some certainty and confidence in this part of the housing market so that the affected flats can be bought and sold again, which would be a significant step forward from where we are at the moment.

For these reasons, I hope that the Fire Safety Bill can reach the statute book quickly, together with the building safety Bill, so that we will have a comprehensive set of measures in place to correct past wrongs and also to move forward safely.

--- Later in debate ---

[Marco Longhi (Dudley North) (Con) [V]]

One of the lessons from the Grenfell tragedy was that a number of companies in the construction sector had been recklessly gaming the system, resulting in unsafe materials being used. But crucially, construction and post-occupancy inspections did not pick up those risks.

As someone who worked in oil and gas and then in construction over several years, I can see the very different approach taken by the two sectors. Many of our constituents who live in leasehold flats face significant costs, such as waking watch costs and several other fire risk liabilities not related to cladding. The new £30 million waking watch relief fund, the £1.6 billion remediation funding and the commitment to recruit hundreds of specialist risk assessors and specialist workers show that this Government are committed to resolving the problem and to supporting people stranded in their property through no fault of their own.

I wish to raise issues brought to me by a constituent. At present, buildings over 18 metres will have all cladding remedial work paid for by the Government. Those in buildings between 11 metres and 18 metres will be offered a loan, with residents in buildings lower than 11 metres receiving no financial support at all, the latter being the situation my constituent’s daughter finds herself in. Although it is right to target remediation first at highest-risk buildings, there is a question of fairness as to who pays if a person happens to have purchased a building that is not as tall.

In addition to the removal of cladding, inspections have highlighted further building faults, such as missing firebreaks, wooden balconies and combustible insulation. The repair costs alone could be in excess of £25,000 per flat. There is no provision for support with these repairs, which will be required before a fire safety certificate can be issued, allowing the resident to eventually sell their home. They would not have been privy to these liabilities as the conveyancing process would not have highlighted the possibility of these risks existing at point of purchase. Risk awareness at the conveyancing stage is something that I raised in my ten-minute rule Bill.

Fire safety officers should not only be competent by the certifications that they hold; they should be present and responsible for sign-off on site at all key stages. While the amendments before us were tabled with good intentions, we cannot delay the Bill any longer. I hope that Ministers will consider a post-construction and occupancy model for fire safety, much as gas and electrical checks are carried out, to pick up on changes to the fabric of a building that could be made over time.

[Mr Deputy Speaker (Mr Nigel Evans)]

Thank you, Marco. We lost your video early on, but we could hear you perfectly.

[Kim Johnson (Liverpool, Riverside) (Lab) [V]]

I welcome the Bill but, nearly four years after the Grenfell disaster and despite assurances by the Government, hundreds of thousands of people are still living with the fear that they could be next. It is a scandal that this is the first and only piece of primary legislation on fire safety that this Tory Government have brought forward to prevent such a disaster from ever happening again.

In Liverpool, 10% of buildings are still covered in highly flammable cladding, with a further 5% covered in fire-retardant cladding. Merseyside Fire and Rescue Service has suffered a 35% cut to its funding and lost one third of its firefighters since 2010. Austerity has combined with roll-backs and safety regulations to make a perfect storm.

Time and again, we have heard promise after promise that the recommendations of the first phase of the Grenfell Tower inquiry will be fully implemented, yet the Bill does not include a single recommendation from the inquiry’s first phase. Does the Minister agree that his Government have fundamentally failed to take the necessary steps to keep people safe in their own homes?

Today, and for months now, we have heard from Members across the House about the nightmare situations faced by many leaseholders across the country who have been left physically, mentally and financially trapped in dangerous housing. Many of my constituents have contacted me for support. They are worried sick about being trapped in unsafe housing, crippled by costs they did not incur and with no end in sight.

One pensioner wrote to tell me that he had just been sent a bill for £20,000. He has no savings and no possibility of paying the bill. Two young NHS doctors want to sell up and take positions in hospitals in the north-east, but they cannot; they are trapped in a flat they cannot sell, faced with the possibility of mounting debts due to flammable cladding that they did not install.

I ask the Minister how he sleeps at night, knowing that his Government’s move to cut red tape has left hundreds of thousands at risk in their own homes, and how he can justify asking the leaseholders of those unsafe homes to foot the bill. It is the responsibility of this Government to identify the buildings covered in dangerous cladding and make them safe before another disaster occurs, and to bring the companies that profited from cutting corners and compromising the safety of residents to justice.

Enough is enough. We are now at a crisis point. Instead of further delays and prevarication, I call on Members across the House to do the right thing today and back Lords amendments 2 and 4 so that we can get a grip of this crisis before it is too late.

Fire Safety Bill

Nigel Evans Excerpts

Consideration of Lords amendments
Monday 22nd March 2021 Commons Chamber

[Sarah Jones]

My hon. Friend makes a very good point. The plight of people in shared ownership properties is dire and needs to be looked at by the Government, as does the plight of the many thousands of people who are still trapped in unsafe buildings or buildings they cannot sell, who face extortionate bills for remediation work or who face huge increases in insurance and waking watch costs and other costs that they simply cannot afford. People are going bankrupt.

We cannot feel it in this place, but every time we have a debate or a vote on this issue, thousands of people write to all of us and say, “We are hoping against hope that you do the right thing this time.” We have people writing with heartfelt pleas. Their stories are stark, and every time we have this conversation, people’s hopes are raised, and there is a groundswell on social media and in our inboxes of people saying, “Maybe now the Government are going to do the right thing.” They are watching us now, hoping that we are going to do the right thing. It is very sad that the Government are indicating at the moment that they are not going to take this issue seriously.

This is taking a heavy toll on people’s mental health and putting millions of lives on hold. Leaseholders have been trapped in this impossible position for too long. Throughout the passage of the Bill, we have continually campaigned on this issue, and we welcome the latest amendment from the Bishop of St Albans. Like Labour’s previous amendments and those tabled by Members on both sides of the House, this amendment would prohibit the cost of replacing unsafe cladding being passed on to leaseholders or tenants.

In February, the Housing Secretary told thousands of people across the country that they will be locked into years of debt to fix fire safety problems that were not their fault, and we hear that the Government have decided to lay a motion to disagree with the Bishop of St Albans’s amendment. That is a direct and deliberate betrayal of the promise that Ministers have made over 17 times that leaseholders should not be left to foot the bill. Over the weekend, I wrote to Members of Parliament across the House who have constituents affected by this, urging them to back the amendment, and I sincerely hope that together we will stand up for the rights of leaseholders today and all Members will do the right thing. Given the risk of fire and looming bankruptcy, we cannot wait while the Government delay with inaction and failed proposals to keep leaseholders out of debt.

Today is another chance for the Government finally to put public safety first and to bring forward legislation to protect leaseholders from the deeply unfair situation of paying for fire safety repairs for which they are not responsible. Members across this House are united on this issue and are determined that innocent leaseholders should not foot the bill. Today should be the day when people across the country can go to sleep with a great sense of relief that the Government have listened and put into law protections for leaseholders, so I sincerely hope that the Minister will change his mind. It is not too late for the Government to do the right thing and protect innocent leaseholders across the country.

[Mr Deputy Speaker (Mr Nigel Evans)]

A three-minute limit is being imposed now on all contributions. Apologies to those Members who are on the call list and simply will not get in because there will not be enough time.

--- Later in debate ---

[Hilary Benn (Leeds Central) (Lab) [V]]

I will be supporting the amendment moved by the Bishop of St Albans, because in circumstances where leaseholders are beset by worry, fear and uncertainty, it will provide them with the reassurance that they will not have to pay to fix a problem for which they are not responsible. It will also make the Government realise that they have to come forward with a different solution.

There are two problems here: the first is dangerous cladding and the second is other fire safety defects, which have been discovered in building after building. The Government appear to be in the position where the funding they have announced will pay for the remediation of missing fire cavity barriers where they are integral to the replacement of dangerous cladding, but not where they are not—in other words, where they are elsewhere in the building. I do not really understand that. Can the Minister say whether, if the works the Government are prepared to fund through the scheme are completed, the buildings in question will be declared safe so that the waking watch and insurance costs disappear even if the other fire safety defects have not been fixed?

Time, however, is not on our side, because we know how long making all of these homes safe is going to take, even if all the necessary funding had already been identified.

There are detailed inspections to be done, tenders have to be put together, firms found who are willing to do the work, and scaffolding and building materials have to be ordered before the work can even begin. So, given the scale of this, it is going to take a long time. But that is the one thing that leaseholders do not have, because, as we have heard, they are paying bills that they cannot afford.

Even worse, the bills are now starting to arrive on their doormats demanding payment to fix the cladding. One recent example was a demand for £71,000. It might as well be for £1 million, because there is no prospect of leaseholders being able to find that kind of money.

So the longer this goes on, the more likely we are to see leaseholders becoming bankrupt. What are the local authorities going to do when they turn up at their door and say, “I’m homeless; I need somewhere to stay”? And make no mistake: the anger that leaseholders are feeling at the moment will be something else again when they find themselves being made homeless through no fault of their own.

So, let us do the right thing today to protect leaseholders, and then the Government can turn their attention to finding an answer that will actually work. At a time when people are getting bills to the tune, as I have just said, of £71,000 through the letterbox, to stand up and say, “I’m really sorry, but this isn’t the right legislation” demonstrates a failure to understand the nightmare that so many of the people we represent are living through.

[Mr Deputy Speaker (Mr Nigel Evans)]

I will call the Minister to wind-up the debate at five to 9.

[Royston Smith (Southampton, Itchen) (Con)]

First, may I put on record my thanks to the Lord Bishop of St Albans and the Bishop of London, without whom this amendment would not be back here tonight?

Not to try to outdo the right hon. Member for Leeds Central (Hilary Benn), in my hand this evening I have an invoice. It is an invoice for service charges and remediation of fire safety defects; it is an invoice for nearly £79,000. Imagine for one moment you are trapped in a flat you have been told is unsafe. Night after night you go to bed with the fear of fire. You cannot sell your flat because it is worthless. Everyone knows that none of this is your fault, but then an envelope drops through your letterbox. When you open it, there is a bill for £78,000 to put defects right that are not of your making.

I am asking Members across the House to vote tonight to agree to the Bishop of St Albans amendment—better, or formerly, known as the McPartland-Smith amendment to the Fire Safety Bill. I am asking them to vote with us tonight because bills like this one have already started to arrive and they are not going to stop. Everyone knows what is happening, and if they do not they should open their emails and read the heartbreaking experiences of their constituents. This is not politics; it is not ideology—in fact I do not know what it is, but is it any wonder that some leaseholders feel that there is some sort of a conspiracy against them?

Are we going to let the innocent continue to pick up the tab for the guilty? What are we doing about the developers, the contractors and the manufacturers? What are we doing about the insurers and the National House Building Council? What are we doing about local authority development control and others that signed off these buildings as safe? Are they sleeping soundly in their beds tonight?

There is an economic reason for voting for the amendment, and there is a political reason for voting for it, but beyond that there is a moral reason. If this Bill becomes law, we will be abandoning hundreds of thousands of innocent people, and I am not going to have that on my conscience.

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[Kevin Hollinrake]

After the previous debate, I offered my hon. Friend the opportunity to sit down and look at an amendment that might work, in concert with the Government.

The other difficulty with the amendment is that it would put the onus back on a building’s freeholders. Many people would say that that is fine—that it is better than the leaseholders having that responsibility—but I do not think it would put the leaseholders in a better situation, because the freeholder would simply close down the company and hand back the responsibility, which would fall back on to the leaseholders. I simply do not think the amendment works.

I have a couple of general comments. I was a member of the Housing, Communities and Local Government Committee at the time of the Grenfell tragedy, and the first thing for which we campaigned—straightaway, like many Members in this House—was a complete ban on combustible cladding. That is exactly what the Government stepped in to do. Of course, that ban is prospective, and it left a retrospective issue. The Government have clearly stepped in on the retrospective issue of cladding on high-risk buildings, which is exactly what the Select Committee campaigned for—those 1,700 high-risk buildings that were over 18 metres. That is what the £5 billion of funding remediates.

Many people in this debate have asked about the other elements, such as the missing fire breaks. It is of course absolutely right that we cannot expect leaseholders to take on a debt of tens of thousands of pounds; that is simply not right. We need to take a risk-based approach to the issue. Lots of buildings, particularly lower-rise buildings, can be safely remediated without necessarily replacing cladding: sprinklers, fire alarms and other systems can make those buildings just as safe.

We need to form a coalition of people right across the sector—be it building owners, contractors, managers or manufacturers—to find the best risk-based solution to the problem while minimising the cost for anybody, not least leaseholders. Of course developers should pay, and in many cases they have—Persimmon has just put £70 million to one side to remediate some of its buildings—but the difficulty is that we are often trying to deal with developers that are no longer there. The levy that the Government have introduced is absolutely the right solution, and I urge them to extend it to materials manufacturers and in particular insulation manufacturers, which I feel are principally responsible for the scandal of the situation in which we find ourselves.

On leaseholders, we of course do not want to see anybody go bankrupt as a result of these costs. There is a cap on costs for lower-rise buildings; it may well be that there should be a cap on the costs of remediating these issues for any leaseholder in any building. We should look into that, along with the possibility of the Government top-slicing the risk to make the insurance costs much lower. There are solutions and we all need to work together to provide them.

[Mr Deputy Speaker (Mr Nigel Evans)]

I call Sir Robert Neill, who must resume his seat at 8.55 pm or before.

[Sir Robert Neill (Bromley and Chislehurst) (Con)]

I have great respect for my hon. Friend the Member for Thirsk and Malton (Kevin Hollinrake) and his expertise in this policy area. I accept that the amendment is not at all perfect, but it is the only thing that is currently available to keep the issue in play, which is why, unfortunately, I cannot support the Government tonight. I had hoped we would have a solution by now.

The simple point is that whoever is at fault—there may be a number of them as this has happened over a period of time—the people who are not at fault are the leaseholders who bought in good faith. They relied on surveys and regulations that appeared to suggest that their properties were in order and had no reason to think otherwise. It therefore cannot be right that they are out of pocket, regardless of the height of the building. I quite understand that there may be perfectly good reasons for using 18 metres as a threshold of risk for prioritising work, but it has no relevance to responsibility, moral or otherwise, so it is an arbitrary cut-off point.

I had hoped that Ministers would have taken the opportunity between the previous debate and this one to come up with a further scheme. I urge my right hon. Friend the Minister, who I know is trying to do the right thing and has put a great deal of money into the matter, to continue to think again and work urgently on this matter because, as my right hon. Friend the Member for North Somerset (Dr Fox) said, time is pressing. The only people who do not have the cash flow are the leaseholders. By all means go after those at fault, be they builders, developers or contractors, but in the meantime we cannot leave leaseholders, who have done nothing wrong, facing bankruptcy because they are effectively in negative equity and are having to fork out for a significant amount of costs, as are my constituents at Northpoint in Bromley.

This is destroying people’s lives. None of us wants to do that and I know that the Government do not want to do that. To find a solution, we have to cover the costs for those people who are not in a position to fund these costs over the length of time between this Bill imposing a liability on them and the Building Safety Bill coming along perhaps 18 months—12 months at best—down the track. It is covering that gap that needs to be done. That gap has to be covered in a way that treats and protects all leaseholders equitably regardless of the height of the building. I hope that the Government will use the opportunity of this going back to the other House to think again and urgently to crystallise a solution that we can all join around. The intentions are the same across the House, but we must have something that does not leave leaseholders—those who are not at fault—exposed. It is not a question of caveat emptor. They relied on professional advice and assurances. They are not the ones at fault. Be it loan or grant, either way they should not be picking up the tab for something that was not, ultimately, their responsibility.

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[Mr Deputy Speaker (Mr Nigel Evans)]

In order to observe social distancing, the Reasons Committee will meet in Committee Room 12.

We will now suspend for three minutes.