Decent Homes

Pat McFadden Excerpts

Thursday 27th January 2011 Westminster Hall

[Mr Betts]

The evidence suggests that it probably did, but successes in general do not mean successes in every particular case. Clearly, there are some bad examples, and my hon. Friend has highlighted one from her constituency. Tenants should be free to choose their landlord, taking into account their own circumstances. If they want to revert back to council management, I see no reason why they cannot do that. The Minister may say a bit more about the funding possibilities. My understanding is that Government are now prepared to put money directly into councils for the decent homes programme. To be even-handed and balanced, I would suggest that to say that there should be funding irrespective of who manages the houses is a helpful move. Where we would disagree is over the amount of funding; there probably is not enough of it. At least Lambeth tenants now have the option to move back, if that is what they want.

Some authorities have seen ALMOs as a method of getting in the money, making the homes decent and then having the properties transferred back to them. In the end, what matters is not what the landlord or councillors think but what the tenants think. The Government’s attitude so far is that when an authority wants to bring back the management in-house, it should go through the same process that tenants went through to create the ALMO in the first place. However, I would welcome something a bit stronger. The management of people’s homes is almost as important as the ownership, so we should have a ballot to ensure that the proper will of tenants is carried out into practice.

I have Sheffield Homes in my constituency, so I see a different perspective. It is the only ALMO in the country which has had three stars three times running. It has improved the management and maintenance, reduced the costs and got tenants involved. There are still challenges to be faced, such as moving on to a more co-operative style of development in future. Sheffield Homes has been successful; it can be built on for the future and not reversed away from. At the end of the day, however, it is a matter for the tenants. I would like to think that, if there were any possibility of the council changing the management arrangements or the ownership arrangements, it would ballot the tenants, so that it will be the tenants’ views that are taken into account; that is what matters at the end of the day.

I have mentioned the reductions in capital funding as a result of the CSR. Work worth some £3.5 billion is still to be done to bring all social housing up to a decent standard, and there will be about £1.6 billion in the programme for the next four years.

In other words, we are probably talking about 10 years before all homes are brought up to a decent standard. The Minister will, of course, say that councils can use their own resources, and indeed Sheffield Homes and Sheffield city council are planning to do just that. The real problem, however, is that if Sheffield Homes and Sheffield city council use all the funding they currently have to bring the remaining homes up to a decent standard by 2013-14, without additional Government funding they will still be about 7% of homes short, though by and large those will be properties on which people have not wanted the work done and others that have become non-decent since 2010 because of their age. With every bit of Sheffield city council and Sheffield Homes’ capital expenditure being used for that, there will be an end to all heating replacement programmes in other properties that are crying out to have their heating replaced for energy efficiency and other reasons. Therefore, even when other money can be found, it will be at the expense of other important programmes. This is a three-star ALMO that has managed its money very well indeed.

On the decent homes standard, there has been a challenge and, as the report clearly spells out, there is also a challenge for the future. There is no point in bodies getting up to the standard if they then fall away from it. Another thing that we identified was the reform of the housing revenue account. I welcome, in principle, the Government’s proposals to reform that account, to give a say and control back to local authorities. The reform will give some certainty for the future, and is based, with one or two changes, on the proposals that the previous Minister for Housing, my right hon. Friend the Member for Wentworth and Dearne (John Healey), introduced under the Labour Government. One of those changes is that councils will now not be allowed to keep 100% of their right-to-buy receipts. There will also be extra borrowing controls, which are slightly worrying in that they will constrain councils’ ability to expand their resources to maintain homes to a decent standard. On the other hand, the removal of the need for rents to converge might provide a bit more flexibility in rent increases. I am not talking about the rents necessarily increasing to 80% of market rents, but councils that have put in a new heating system or insulation measures that reduce tenants’ heating bills, could put a bit extra on the rent. The tenants would contribute to the cost, but would probably pay less overall under the joint arrangement between landlord and tenant. That bit of flexibility might be welcome.

We have taken expert advice, which has indicated that under the Labour Government’s proposals the major repairs allowance in the housing revenue account was due to rise by about 25%. We understand that this Government also propose that, but we have not yet seen the precise figures. To maintain homes at a decent standard, and in particular to keep repairs up to a proper standard and replace the sanitary and kitchen fittings that were included under the decent homes programme but would have worn out, the figures show that a 40% to 60% increase in the major repairs allowance is needed, not the 25% proposed. It is worrying that there is an inbuilt disrepair element in both the previous Government’s proposal and that of this Government, and that sufficient funding might not be available to maintain the standards. Any future Government will have to address that challenge.

Other Members want to speak, so I shall conclude with some remarks on the private sector. The private sector was added to the decent homes programme as an afterthought, and it is often forgotten that it exists at all. It was not there at the beginning, in 2001, and adding it in has not been a great success. One fundamental problem was that the new fitness standards in the private sector, which came in in the middle of the programme, immediately added about 10% of private sector homes to the number of non-decent homes. The analysis showed that 3 million private homes with vulnerable households were non-decent when the programme began: 40% were homes with private tenants, and 65% were homes with owner-occupiers who were considered vulnerable because of the benefits they received. Those numbers are staggering. There was no general requirement to get all those homes up to a decent standard—only to do something to improve the numbers. While there probably has been some improvement in numbers, there has not been the same drive and the same co-ordinated programme as there has been with social housing tenants. Other problems come from many owner-occupiers of these homes not being able to afford the necessary repairs. They are potentially asset rich but income poor, and that is a real challenge for them.

[Mr Pat McFadden (Wolverhampton South East) (Lab)]

My hon. Friend rightly draws attention to the fact that there is a housing standards problem in the private sector as well as in the public sector. I wish him to reflect on the situation facing Wolverhampton Homes, which is an ALMO that is a little more than halfway through its decent homes programme. It was expecting, according to the expenditure trajectory, some £100 million over the next two years. It has been estimated that if that were to fall by 40%, 5,000 non-decent homes would be left in the city in the public sector, let alone in the private sector, and there would have to be hundreds of redundancies. What kind of economic or social sense can that make, halfway through a programme in a city with one of the highest unemployment rates in the country?

[Mr Betts]

To my mind, it makes no sense at all, and it means asking people to remain in non-decent properties for a long time. My right hon. Friend is absolutely right. In many ways it is the tenants who have been waiting the longest for the work who will now have to wait even longer: people at the back of the queue will find the head of the queue disappearing, and that is very worrying. At the rate of spending currently proposed by the Government, it could be 2020 before the backlog is cleared, remembering, of course, that the backlog will be added to because in the meantime more homes will fall into the non-decent category, through age or increasing disrepair. Unless we get increased public spending, the problem will be compounded rather than improved.

Another issue that we need to consider is the very worrying decline in construction activity in the last quarter of last year—the weather might have had a bit to do with it. Cutting back on the decent homes programme, which is more labour intensive than building new homes is, because pro rata more labour than materials goes into refurbishment than into construction, means even more job losses for every £1 million that is cut from the programme.

--- Later in debate ---

[Tom Brake (Carshalton and Wallington) (LD)]

Thank you very much, Mr Bone, for calling me to speak in this important debate. I congratulate the hon. Member for Sheffield South East (Mr Betts), who opened the debate. He is very knowledgeable on this subject, which he has spoken on for many years, and he is clearly a fount of substantial knowledge.

The hon. Gentleman rightly drew attention to a number of matters, such as the respective performance of ALMOS and housing associations. There is an issue for housing associations regarding their performance. Originally, the idea was that local authorities were not particularly responsive, because they were large and managed large numbers of properties. Therefore, people thought that housing associations should take on local authorities’ role as they would be more responsive. Many Members may now feel that many of the problems that were associated with local authorities are associated with housing associations, given their size and the geographic extent of the areas they cover. The hon. Gentleman was right to highlight that. He was also right to highlight the importance of tackling issues in the private sector, where the housing stock is often unacceptable.

Before I focus on what is happening in relation to Sutton and the Sutton Housing Partnership, I want to make one political point. Opposition Members need a reality check, and they should acknowledge that the situation the coalition Government are in is very similar to the one they would have been in had they been elected. It is not, therefore, good enough simply to say that the coalition Government’s proposals for reducing budgets are unacceptable; there must be an alternative proposal. The Labour party would have been in the same place and it would have had to work within the same boundaries—they would perhaps not have been exactly the same—as the coalition Government. It would have faced the same challenges, so simply bemoaning the fact that budget reductions have to happen is not good enough. In seeking to position themselves as a future Government, the Opposition owe it to everyone who reads the report of this debate to come forward with some solutions, rather than simply bemoaning the position we are in.

[Mr McFadden]

It is a matter not just of the total amount of spending, but of the profile of the spending that is being cut. My local ALMO, Wolverhampton Homes, fears that the cuts will be front-loaded and that it will be in the ludicrous position of having to lay off hundreds of people when it might be looking to hire more in a couple of years’ time. It will not be able to do things in a balanced way. That would not have happened under a Labour Government; we would have supported a programme that is providing important employment in my city, as well as improving the homes for tenants, who, as my hon. Friend the Member for Sheffield South East (Mr Betts) said, have been waiting far too long. Yes, this is a matter of public spending levels, but it is also a matter of the profile of the cuts, which is adding to the difficulties of ALMOs that are trying to carry out the decent homes programme.

[Tom Brake]

I thank the right hon. Gentleman for that intervention, but he has simply restated the Opposition’s stance that the profiling is different. That does not really help to define in what way his party would have tackled the issue if it had been in power. Simply saying that this is to do with profiles does not actually help residents in his area to have some clarity.