Building Safety

Rachel Hopkins Excerpts

Monday 10th January 2022 Commons Chamber

[Michael Gove]

My hon. Friend, who has been a consistent campaigner in this area, makes a very good point. Again, I do not want to make a cast-iron commitment at the Dispatch Box on the operational date, but I will work with him and others as we frame the legislation and ensure that he has access, in so far as it is possible, to the legal advice we have, so that we can stress test it and provide the maximum level of protection.

[Rachel Hopkins (Luton South) (Lab)]

I have spoken to many leaseholders in my constituency who have struggled with issues around fire safety and cladding and the impact that has had on their mental wellbeing. We raised that issue in the Building Safety Bill Committee and the response was that those people should access mental health support through their GP in the usual way. We know the pressure GPs are under at the moment, so will the Secretary of State bring forward any additional measures in the light of his statement to support leaseholders’ mental health?

[Michael Gove]

It is the case that some leaseholders face additional vulnerabilities. Some have had mental health problems and other leaseholders living with disabilities have particular problems. It is important that we develop a comprehensive package for all, so I will look into that.

Oral Answers to Questions

Rachel Hopkins Excerpts

Monday 29th November 2021 Commons Chamber

[Michael Gove]

My right hon. Friend is absolutely right. In arriving in this role, I was struck by two things. The first was the combination of circumstances that come so unfairly on to the shoulders of people who bought their properties in good faith and now find themselves landed with wholly disproportionate and unfair bills. In fairness, to respond to the hon. Member for Weaver Vale (Mike Amesbury), I also realised that my predecessors had worked hard to deal with a situation that is intrinsically complex. That is not to take away from the urgent need to tackle it, but good people both in government and outside have been attempting to deal with an interconnected set of issues. My right hon. Friend is absolutely right that they must be tackled, but, for a host of reasons, that requires not just Government but others to fulfil their responsibilities.

[Rachel Hopkins (Luton South) (Lab)]

2. What steps he is taking to ensure all homes meet high climate standards.

[Kate Osborne (Jarrow) (Lab)]

8. What steps he is taking to ensure all homes meet high climate standards.

[Mr Speaker]

What are you trying to tell me?

[Rachel Hopkins]

The cost of living crisis is hitting families in Luton South and across the UK hard, and it is set to get worse this winter. With rising energy bills, taxes and food costs, we have never needed a retrofit programme more than now, but the Government’s heat and buildings strategy is inadequate and unambitious. In advance of Fuel Poverty Awareness Day on Friday, will the Minister commit to Labour’s 10-year plan to invest £6 billion a year in home insulation and zero-carbon heating, which will improve our energy security, create jobs and reduce carbon emissions, while also helping to cut bills by £400 a year?

[Eddie Hughes]

Mr Speaker, I do not know about you, but I spent the weekend reading “My climate action plan: Becoming a carbon neutral borough by 2040”, by the hon. Lady’s local council, and I understand the effort the local council is putting into ensuring that all homes are going to be net zero. Obviously, the Government are committed to that. I am disappointed to hear her say we are unambitious given that we have committed £3.9 billion to the social housing decarbonisation fund and a further £450 million to the boiler upgrade scheme to ensure that people can claim £5,000 per property to replace their boilers with carbon-efficient alternatives.

Building Safety Bill (Fifteenth sitting)

Rachel Hopkins Excerpts

Tuesday 26th October 2021 Public Bill Committees

The Government have had years to fix this crisis. The very least they could do is accept the new clause and evaluate the very real impact that this crisis has had on the mental health of so many.

[Rachel Hopkins (Luton South) (Lab)]

It is a pleasure to speak under your chairship, Mr Dowd. I add my support for the new clause, for the reasons so well set out by my hon. Friend the Member for Brentford and Isleworth.

I believe that there needs to be an assessment of the mental health impact for all leaseholders. My hon. Friend spoke about the impact of the financial bills that many leaseholders face. I would like to add some points from the leaseholders I have spoken to in my constituency about their fear of bankruptcy and the pressure that is placing on them, particularly those who would lose their professional title. I have spoken to a teacher and a social worker, who in their day jobs are dealing with young children who are already in temporary accommodation, or are supporting the needs of the Afghan refugees who have been placed in Luton.

Those constituents are working incredibly hard, in incredibly important jobs, but they are struggling because they are fearful that if they cannot meet the costs of the bills that they might have to face, they will lose their professional titles, not be able to pay those bills, be made homeless and then fall on to the responsibility of Luton Council, which we already know is incredibly pressured when it comes to providing housing. Our council house waiting lists are huge, with people living in temporary accommodation for many years. I did not need to watch the “Dispatches” programme on television last night—these emails come into my office inbox every day.

Finally, there are also wider mental health issues for those living together as partners and considering whether to start a family, when they are living in a home that is not safe and when they have concerns about when they will be able to remedy that, given the lack of action from the Government. The new clause on the need for a mental health impact report is therefore hugely important, and not only for the benefit of the leaseholders.

[Mike Amesbury]

Yesterday, Sarah Corker highlighted the case of a leaseholder in a flat who was finally going through remediation after waiting for years. The flat was wrapped in plastic and there was very little wraparound mental health support. Does my hon. Friend agree that that should be within the scope of an assessment?

[Rachel Hopkins]

My hon. Friend makes an incredibly important point. I agree that we need to look at everything in the round and bring it into scope to understand the longer-term impacts of unsafe cladding, and the lack or slow progress of remediation, particularly on leaseholders.

I really feel for those who cannot start a family because of those deep concerns, and the pressure they experience because, as time ticks on, it becomes more difficult. I want to add my support for leaseholders who are struggling in those situations by supporting this incredibly important new clause.

[Daisy Cooper]

I will speak briefly to add my support for the new clause. Colleagues have covered many issues, but my constituents in St Albans have told me that their mental health has deteriorated because they do not feel safe in their own homes. Some cannot sleep at night and others have had to move out, so that they are paying not only for the mortgage on their flat, but for rent. That creates financial worries, which in turn worsens their mental health. Some can afford to buy those properties only with the support of the bank of mum and dad, who are possibly retired and have put their savings or their pensions into buying the properties, so we have people living in fire traps who are concerned for the welfare of their ageing parents.

As colleagues have pointed out, there is a concern about those who want to start a family. Some do not feel able to start a family because they feel too stressed to go through that process in the home that they are in, the flat is not large enough or they cannot afford in vitro fertilisation, given the eye-watering bills for remediation.

The mental health impact goes way beyond the people who live in the properties. It starts with them, but it has ripple effects on their families and the people in the community who know that the properties are not safe. Nobody wants to live in a community where they might see something even half as bad as Grenfell. The crisis has enormous and wide-ranging mental health impacts and I fully support the new clause.

Building Safety Bill (Fourteenth sitting)

Rachel Hopkins Excerpts

Thursday 21st October 2021 Public Bill Committees

[Mike Amesbury]

I thank my hon. Friend and not-far neighbour for that powerful intervention. Many scenarios were highlighted this summer by ITV, following a segment on the failings of a large housing provider, Clarion, which has, over years, failed to listen to what tenants said about collapsed ceilings, damp, mould, and rats. An investigation was opened, but just as the housing associations have ignored tenants, so did the social housing watchdog. In its investigation, it did not speak to a single resident on the estate in question. In its defence, I suppose, it is not in the social housing regulator’s remit to seek out residents’ views on the housing provider. That is absolutely crazy. We need to strengthen the legislation, and the amendment would certainly help with that.

[Rachel Hopkins (Luton South) (Lab)]

It is a pleasure to serve under your chairship, Mr Davies. In the health service, the patient’s voice is at the heart of everything. It is absolutely right that residents’ voices should be at the heart of housing issues.

[Mike Amesbury]

I thank my hon. Friend for her intervention, and for reiterating the point about residents’ voices. Clarion was cleared, despite the fact that hundreds of repairs took place once the television segment was aired, which demonstrates the depth of the issues that developed in homes. People from across the Committee and beyond have seen that programme. On Clarion’s board is a former Housing Minister, so it does have insight at a senior level.

Clearly, the amendment is only part of the reform needed to ensure that our social housing sector provides safe housing and listens to the needs of tenants. To reaffirm what the hon. Member for West Bromwich West said, tenants must be heard at all times, not just when issues develop to such an extent that tenants complain. There should be engagement over a period of time—and not just with, let us say, the usual suspects.

We have an opportunity to make a difference today. I urge the Government to strengthen the laws and support the amendment.

Building Safety Bill (Thirteenth sitting)

Rachel Hopkins Excerpts

Thursday 21st October 2021 Public Bill Committees

[Christopher Pincher]

They will apply to all appropriate buildings—my hon. Friend can take it as read that it is a wide definition.

The clause contains a power to define the scope of works that can be classified as remediation works for the purposes of this clause. That will ensure that the Government have sufficient flexibility to make sure that works defined as remediation works are those that are essential for ensuring that buildings are safe. We will define remediation works and relevant buildings in secondary legislation, and that will create scope to amend the regulations at pace, so that they remain relevant and respond to changes in our analysis of risk over time.

The clause is vital to ensuring that all possible avenues for funding remedial works are explored by the landlord and evidenced to the leaseholder before any remediation costs are sought from them. Leaseholders should not have to pay for works when there are other routes for funding. I commend the clause to the Committee.

[Rachel Hopkins (Luton South) (Lab)]

The Minister raises a pertinent point for many leaseholders in my constituency relating to cases in which builders, companies or developers have folded since they built a building. Those companies may have been originally responsible for remediation costs. I seek reassurance from the Minister that the need in the guidance and any regulations to explore every avenue will cover subsequent builders who took on folded companies or the relevant buildings. Just because the landlord cannot find the original company, or the company no longer exists and so that avenue does not exist, that is not an excuse for bundling the costs on to leaseholders. Those concerns have been raised with me and we need reassurance. I hope we will get that in any regulations and guidance.

[Mike Amesbury]

I thank the Minister, and my hon. Friend the Member for Luton South for her contribution.

In principle, the clause seems to be a step forward, but in reality, it will hardwire into the Bill the injustice that thousands—indeed, millions—of people are familiar with: they are trapped in their properties, and the Bill will ensure that historical remediation falls on the shoulders of leaseholders. The Ministers and the Department have been in a difficult position because it looks as though the Treasury’s door has been closed to any further financial progress.

--- Later in debate ---

[Ruth Cadbury]

It is a pleasure to serve under you again, Mr Dowd. I reinforce what my hon. Friend the Member for Weaver Vale has said about the number of dwellings that will fall outside the 15-year catch. Obviously, we welcome its being extended from six to 15 years, but a case from my constituency illustrates why 30 years would be more appropriate.

I have had the honour and pleasure to represent Brentford for over 30 years, and a lot of new homes have been developed during that time. My office is keeping tabs on construction issues with blocks of flats, including those in Brentford ward. I can tell which blocks have required no casework during all my years of representation—it is those that were built more than 30 years ago under a regime of good quality construction and in a culture of safety. Those constructed after that were built at a time when standards were starting to fall. The culture of competition and the privatisation of building control meant that there was price competition and a reduction in inspections. There was the demise of the role of the clerk of works, corners were cut, and there was a skills shortage in the construction industry. Taken together, as we have said many times, that created this crisis. My casework shows that well over 25 separate estates in my constituency that were built in the last 20 years—since around 2000—have issues with cladding, lack of compartmentalisation, and shoddy workmanship.

I also picked up casework on damp and safety as a councillor. I will give two examples Even before Grenfell, leaseholders at Holland Gardens, which was built by Barratt, had forced Barratt to replace all the window fixings because they had not been done properly. It was subsequently found that the building had flammable cladding, so scaffolding was put up again. I have already mentioned the Paragon, which was built in about 2003. We do not know what its future is, but it is empty because it is too dangerous to occupy. I absolutely endorse the amendment’s aim of extending the timescale from 15 to 30 years. There is so much evidence. I can see it on my own patch, but we all have evidence.

[Rachel Hopkins]

It is a pleasure to speak under your chairship again, Mr Dowd. I want to add my voice in support of the amendment tabled by my hon. Friend the Member for Weaver Vale and of the points raised by my hon. Friend the Member for Brentford and Isleworth. I have similarly seen many developments go up in my home town of Luton, where I live. I am speaking for the leaseholders of Point Red, who have been in touch with me. Point Red was redeveloped in the mid-2000s, and it is touch and go whether the leaseholders would have any recourse under the current 15-year rule, so it is absolutely right that I stand up and support this amendment.

The metaphor of David and Goliath comes to mind. If the Government are committed to supporting leaseholders who, through no fault of their own, have found themselves in very difficult situations with regard to their homes, the period of time that we are talking about should be longer. That could have a life-changing effect on people working in our communities—we are talking about social workers and teachers—who may be made bankrupt, and who may therefore lose their professional accreditation and no longer be able to work. As one small step among many that we are trying to take, the Government’s acceptance of this amendment would be life-affirming for so many of our leaseholders. I urge the Government to consider it carefully and adopt the 30-year period.

[The Chair]

I call Mike Amesbury.

Building Safety Bill (Twelfth sitting)

Rachel Hopkins Excerpts

Tuesday 19th October 2021 Public Bill Committees

[Rachel Hopkins (Luton South) (Lab)]

It is a pleasure to speak in this important debate under your chairship, Mrs Miller. I thank my hon. Friend the Member for Weaver Vale for pointing out vital it is that we understand the ownership structure. For example, I have been having talks with leaseholders in Luton South who live in buildings with dangerous cladding.

Residents often do not have much time to investigate complex ownership structures because they have jobs to hold down. It is absolutely right, however, that they should know who owns their building and how they can follow that golden thread of ownership when there are issues. It is important that the proposed resident’s engagement strategy hears their voices on every aspect that matters to them.

Constituents living in the Point Red building in Luton have told me of their difficulties in finding out where they need to go when issues become apparent, particularly given that the entity that built the property no longer exists. They have spent a lot of time trying to find out who now owns it, but that information has proved difficult to come by. Members on both sides of the House know how important our residents’ voices are—we hear them loud and clear.

I fully support the amendment, but, at the same time, the voices of residents and leaseholders are equally important to the overall engagement strategy.

[Eddie Hughes]

I thank hon. Members for raising this important matter, but I am afraid that the Government are not able to accept the amendment. However, having listened to the hon. Member for Luton South speak, I now understand more fully the intended purpose of the amendment. Personally, I feel that the role of the accountable person fulfils the intention that she seeks.

As we have touched on, ownership of buildings can be complex. We need to be able to point to the person or entity that residents can go to if they have the kinds of concerns mentioned by the hon. Lady. The accountable person fulfils that purpose and will be a useful addition to the needs of her constituents. Our assessment is that this amendment would not deliver improved building safety protections for residents in high-rise buildings.

Clause 91 requires that the accountable person must prepare strategy “for promoting the participation” of residents in decision making about building safety and decisions relating to the management of the building or performance of the accountable person’s duties. Inserting “ownership structure” in the clause would not require residents to be provided with information on the ownership of the building, but it would require an accountable person to include in their strategy ways to promote the participation of residents in decisions related to the building’s ownership structure.

I assure hon. Members that their intention of ensuring that residents have information on and are able to hold to account those responsible for their safety has been met by the Bill. Information about accountable persons will, by virtue of clause 73, be publicly available on the register of higher-risk buildings, which will be published by the Building Safety Regulator.

In addition, clause 77 requires important details about the identity of those responsible for managing building safety to be displayed in a conspicuous position in the building by the principal accountable person. This will further ensure that residents have information about key people responsible for their buildings. Clause 90 provides that where there is a change in accountable persons, the regulator must be notified and residents given updated information about their accountable person through the notice displayed conspicuously in the building. This ensures that when there are changes to who is responsible for a building’s safety, this is captured and residents will be informed. Therefore, I respectfully ask the hon. Member for Weaver Vale to withdraw the amendment.

--- Later in debate ---

[Eddie Hughes]

The functions that will be performed by the special measures manager will be the same or similar to those of an accountable person. As we have discussed on previous clauses, an accountable person could be a single person or an organisation, as in the case of a council or a housing association, so it would depend on the circumstances pertaining to the building in question. It might be that that person is simply an individual who has the competence and experience to discharge the role, or it might be that an organisation is brought in and the competences and experience are spread across several people.

[Rachel Hopkins]

Most of us have heard special measures mentioned in relation to schools and Ofsted, or where the Care Quality Commission has to intervene in health services. There is an element of public good, so when people can move around and come across from other parts of the system to become a special measures manager, so to speak, it is still after that same aim of public good. Given that many buildings that may be affected by this are in the private sector and by dint of that naturally competitive, does the Minister not see that there could be a potential conflict of interest sometimes, and how would he look to remedy that?

[Eddie Hughes]

I am not sure that the “special measures” description or title translates equivalently from the examples that the hon. Lady gave to this particular example. What we are talking about, and hopefully an incredibly rare occurrence, will be a significant failure on the part of the accountable person to discharge their duties, thereby putting the safety of residents at risk, so, regardless of who comes in to perform that duty, the main function and purpose of the clause in allowing this to happen is to ensure that the safety of residents is maintained, and that an appropriate person or entity with the appropriate skills, qualifications and experience takes over those duties to ensure a smooth transition.

[Rachel Hopkins]

I understand that the absolute objective is about safety, but what I was trying to get at is that with schools there is a very like-by-like aim of education. It may be that someone moves across, where functions have failed, to take on that role, but they could be, in the private sector, competing. They may not want to come across, so that we cannot find anyone to take it on because they are a rival building provider; or it may be that it is an assertive move to say, “We will rectify this but take it on.” How would the Minister keep the safety element for residents despite private businesses’ potentially using this as a mechanism to secure a greater place in the market?

Building Safety Bill (Tenth sitting)

Rachel Hopkins Excerpts

Thursday 23rd September 2021 Public Bill Committees

[Christopher Pincher]

Again, this is a little technical, but it bears some description. The clause provides powers for the Secretary of State, by regulations, to allocate responsibilities for functions provided to local authorities in part III of the Building Act 1984 between the Building Safety Regulator and local authorities. Part III of the Act places a number of functions on local authorities in relation to buildings, including the ability to issue a notice to the building owner to require work to be undertaken on the building on matters such as drainage, sanitary conveniences, provision of food storage and means of escape—a variety of requirements.

Part III of the Act also provides functions for local authorities in relation to demolitions of buildings, but there is a potential overlap for the Bill in respect of in-scope buildings. This is between some of the functions placed on local authorities under part III and the regulator’s role for in-scope buildings, both in occupation and as a building control authority, under part I of the Act. To avoid any confusion and any potential duplication of the regulations, we will be able to allocate formally to the regulator functions under part III for in-scope buildings, using regulations under the clause.

Alternatively, those functions may continue to rest with the local authority or be available to both the regulator and the local authority. It will be important that where the local authority retains responsibility for certain matters under part III, it informs the regulator if it intends to exercise the relevant functions, so that there is effective co-ordination between the two. The clause provides for regulations to require a local authority to notify the Building Safety Regulator if it intends to exercise one of the part III functions, and vice versa.

[Rachel Hopkins (Luton South) (Lab)]

rose—

[Christopher Pincher]

I see the hon. Lady is on her feet, so I shall give way.

[Rachel Hopkins]

It is a pleasure to serve under your chairship, Mr Efford. I am interested in part III of the Building Act 1984, which talks about means of escape. How will personal emergency evacuation plans be co-ordinated under this measure? I would be grateful if the Minister could explain further on that point.

--- Later in debate ---

[Christopher Pincher]

With respect to the last point, the charge will be levied on buildings in the scope of this Bill—this regime. We have said that the charges will not be more than a certain amount, but clearly, charges can change over time, so it would not be appropriate for me to say what a specific building safety charge ought to be. On how long it will take to pay, that is certainly something that we will want to work through with the Building Safety Regulator and we will specify in secondary legislation.

Question put and agreed to.

Clause 56 accordingly ordered to stand part of the Bill.

Clause 57

Levy on applications for building control approval in respect of higher-risk buildings

[Rachel Hopkins]

I beg to move amendment 9, in clause 57, page 78, line 12, at end insert—

“(4A) The regulations must exempt applications or specified descriptions of relevant applications made by or on behalf of registered social landlords for the provision of social housing as defined by the Housing and Regeneration Act 2008.”

This amendment would seek to remove the levy as introduced by Clause 57 from social housing.

[The Chair]

With this it will be convenient to discuss clause stand part.

--- Later in debate ---

[Rachel Hopkins]

It is appropriate that I mention my entry in the Register of Members’ Financial Interests; I am a vice-president of the Local Government Association.

I welcome the opportunity to move this amendment. The Minister will recognise my deep interest in housing and in ensuring that everyone can live in a good-quality, secure, safe home that they can afford to live in. The amendment would place in the Bill, rather than in regulations, an exemption for social housing from the levy introduced by the clause.

The levy is designed to meet building safety expenditure. That expenditure is not the ongoing cost of the new building safety regime, which is met through the building safety charge; it is designed to cover the cost of Government support for the remediation of unsafe cladding. That support is provided to leaseholders in buildings with unsafe cladding systems, either through the Building Safety Fund or through a system of low-cost loans for buildings under 18 metres, the details of which are yet to be announced.

For the most part, that support is not available to social landlords, other than to alleviate costs that they may otherwise have to pass on to leaseholders. With the exception of buildings with aluminium composite material cladding, social landlords have been denied access to those funds. For councils, remediation costs therefore fall on the housing revenue account and must be recouped either through rent increases or by diverting funds away from improvements to council housing or the provision of new council housing.

In contrast to many private developers and freeholders, social and council housing providers were the quickest to react post Grenfell. Analysis has shown that housing associations have paid six times more than developers to remediate dangerous cladding. According to G15, the group of London’s largest housing associations, overall, associations have set aside nearly £3 billion for historical remediation costs, far more than the half a billion pounds that the private sector has provided.

[Ruth Cadbury]

My hon. Friend is making really powerful points. I have a number of blocks in my constituency managed by housing associations, but they were generally built by volume house builders, and the housing associations are having to deal with the costs that she mentions. Ultimately, as she says, those costs are falling on leaseholders, many of whom are shared owners and people on fixed incomes, and on the future social tenants of the housing association, because the costs impact the association’s capital programme. Does she agree that that means a slowdown in what is already a very slow social housing new build programme, and concerns about other repairs and capital works to existing social rent homes in the portfolios of the housing associations?

[Rachel Hopkins]

I thank my hon. Friend for making those key points so well. I will reiterate them: the Local Government Association and housing associations have warned that building safety costs will put at risk their ability to build much more affordable housing, as she pointed out. The required subsidy per affordable home currently sits at approximately £50,000; £3 million spent on remediation costs would mean 58,000 fewer homes over the next 10 years. Shelter also estimates that we need 90,000 new social homes a year to fix our housing crisis, and that does not go into what is needed to get social homes to a decent standard or reach our net zero targets, which the Minister will know we discussed in the Housing, Communities and Local Government Committee earlier this week.

The Local Government Association—or should I say the Conservative-led Local Government Association—stated in its written evidence:

“Imposing the developer levy on councils would leave council tenants paying for the failings of private developers. If the Levy is imposed on social providers, their ability to deliver the improvements and additions to the housing stock that the Government requires will be put at risk.”

[Daisy Cooper]

Has the hon. Lady received any estimates of the cost of the levy for social providers? If not, does she agree that it might be helpful if the Minister could tell us what estimates the Government have made?

[Rachel Hopkins]

I thank the hon. Lady for her important contributions. There are different levels, because this is such a complex area, but research that the LGA commissioned, which just looked at the total cost to deliver compliance with the high safety standards, the installation of sprinklers and compartmentation across the entire housing revenue account council housing stock, would be more than £8 billion over a 10-year period, with the majority of the investment taking place in the first five years.

There is so much at stake here that will have an impact on social housing and the likelihood of being able to build good social housing. The conclusion is that the levy, if imposed on councils and social landlords, will increase the cost of building or refurbishing social housing, or increase the rents, yet the benefits to funds will not be available to the tenants who would otherwise have benefited from lower rents or better housing.

Finally, imposing the levy on councils means council tenants will be subsidising the failings of private developers and paying the costs of both remediating council housing and private housing. I am pleased to move this amendment; I hope the Minister will accept it, and I look forward to hearing his comments.

[Christopher Pincher]

I am grateful to the hon. Lady for her amendment. In parenthesis, let me say that the Government are committed to increasing affordable housing and socially rented homes as a component of that. She will know, as an articulate and committed member of the HCLG Committee, that we have made available in the present 2021 to 2026 cycle more than £12 billion, £11.5 billion of which is new money, to build some 180,000 new homes, economic conditions permitting, of which 32,000, or double the number in the present cycle, will be for social rent. We have also made it easier for councils and local authorities to build social homes if they wish, but I will not go into the detail of that, because it is a separate matter and does not apply to this clause.

I had a conversation only last night with the Financial Secretary to the Treasury on our approach to the levy and exemptions, and I am pleased to inform the hon. Member for Luton South that we have already proposed —not as a direct result of that conversation, but more broadly—an exemption from the levy for affordable housing as a whole. That includes social housing, as well as housing for rent or sale at least 20% below market value, shared ownership and rent to buy. We recognise that applying a levy to affordable housing, which includes social housing, would increase the cost of developing affordable housing and is likely to be a disincentive to supply.

We presently have a public consultation in flight, seeking views and evidence on how the exemption would work in practice. The consultation will conclude on 15 October. We would not want to pre-empt the outcome of that consultation, although I think the hon. Member for Luton South can see the way our thoughts are progressing, but neither do we want to write such a matter on to the face of the Bill, because we think that it is more appropriate in secondary legislation. We are consulting on it and we do want to ensure that the exemption applies, so I hope that she will agree that her amendment is unnecessary and therefore withdraw it.

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[Shaun Bailey]

I am really pleased to speak both to the clause and to the amendment tabled by the hon. Member for Luton South. As someone who probably would not be here were it not for social housing, I completely agree with the sentiment behind her amendment and with most, if not all, of what she said about the need to build more social housing, and in particular, her point about improving the quality of existing stock. I am sure that the biggest issue we both deal with is the quality of the existing stock in which people currently live. I do not disagree with the sentiment behind the amendment, which seeks to enable social housing providers to retain their limited resources—I am sure she would agree that they need more—to improve their stock.

I am heartened to hear from my right hon. Friend the Minister about the positivity that appears to be coming from Her Majesty’s Treasury on this matter. It is fantastic to hear that those deliberations and conversations have been positive. I will probably not articulate it very well—apologies, this is a bit personal for me—but I am really pleased to hear that. It is important, and I was probably struggling with the issue a bit given my background and experiences. I am glad to hear that the Treasury have heard that point, and I thank the hon. Lady for tabling the amendment.

The clause is the right move in respect of developers and the levy. As Dame Judith Hackitt pointed out, we will ultimately ensure that our system works and is financially robust. As the hon. Member for Weaver Vale pointed out in his contribution, the regulations will be the meat of the legislation. I note the exemptions listed. I listened with real interest to the point the hon. Gentleman made about hospitals and care homes. Many of us, across the piece, can have discussions about that and perhaps work on it. We have talked about unintended consequences all day, and what we do not want to see is any sort of inhibition of the Government’s agenda of building more hospitals, improving social care, and doing what we know needs to be done in our communities. The hon. Gentleman made an important point. I do not necessarily expect an answer from my right hon. Friend the Minister today; I appreciate that the conversations are ongoing, and I am sure he agrees that they are important.

We have heard some well-articulated speeches, and it is always a bit of a nightmare speaking after them because we tend to say what everyone else has said. To keep my comments as brief and to the point as possible, the sentiment behind the hon. Lady’s amendment is absolutely spot on, and I am really heartened to hear the response from my right hon. Friend the Minister. The levy is right, but we will need to scrutinise the accompanying regulations, particularly on exemptions, which I will consider with interest. The principle underpinning clause 57 is right and has my wholehearted support.

[Rachel Hopkins]

I am grateful to the Minister for his comments. On the basis of his assurances about the outcome of the consultation, the direction of travel that he indicated, and the fact that we will keep a close eye on the progress of that consultation, I beg to ask leave to withdraw the amendment.

Amendment, by leave, withdrawn.

Clause 57 ordered to stand part of the Bill.

Ordered, That further consideration be now adjourned. —(Scott Mann.)

Building Safety Bill (First sitting)

Rachel Hopkins Excerpts

Thursday 9th September 2021 Public Bill Committees

[The Chair]

We are now sitting in public again and the proceedings are being broadcast. Before we start to hear from witnesses, I encourage Members who wish to make a declaration of interest in connection with the Bill to do so. First, I will put my own interests on the record. My husband is a partner in Kingsley Napley LLP, whose clients include those involved in the building industry.

[Rachel Hopkins (Luton South) (Lab)]

I am a vice-president of the Local Government Association.

[Ian Byrne (Liverpool, West Derby) (Lab)]

I am still a sitting councillor in Liverpool.

--- Later in debate ---

[The Chair]

If there are no more supplementaries, we will move to Rachel.

[Rachel Hopkins]

Q Thank you, Mrs Miller. That takes us to my question, which is about whether there is enough detail in the Bill. Have the Government left too much in secondary legislation, for example the golden thread and the gateway process? Those are two key elements of the new building safety regime—and you talked about professional bodies wanting information as well—that are not actually on the face of the Bill.

Adrian Dobson: There is a chicken-and-egg situation. I have been involved in a number of meetings on the competence standard, and obviously you can go off only what has been published so far. The publication of the draft regulations on the competencies and due diligence is quite helpful, although I hope that there may be a chance to talk about some concerns about those definitions. The more information that can come out, the better.

The Bill does explain the basic principles quite well, and I think everybody is supportive of that. There is complexity. One of the points that I would like to make, if I get the chance today, is that our view is that, if the principal designer is a key duty holder, they should be involved in gateway 1, which is when some quite key design decisions are made. It has been complicated to achieve that, because it has been achieved through a change to the town and country planning legislation. I can see that some of this is going to have to be sorted out once the system is in place; that is just inevitable, really.

Graham Watts: I tend to agree with the point that Ken Knight made in the previous session: the detail needs to be in secondary legislation, in the statutory instruments. Of course, that does mean that there needs to be adequate consultation and scrutiny of those statutory instruments. I have some experience of this from the industry perspective, as a designated body implementing aspects of the Building Act 1984. Too much of the detail was in the Act. It meant that there were unintended consequences down the line: things that needed to be changed could not easily be changed. That made my mind up on that issue.

Where there is a need for more detail on the face of the Bill is in those areas relating to the paradigm change in the industry that I spoke about earlier. That needs to be supported by the Bill, particularly in the area of competence, which actually underpins virtually everything that we are talking about. In the report that we produced at the end of last year, “Setting the Bar”, which sets out a new competence regime for occupations involved in high-rise buildings, we were hoping and expecting that there would be greater definition in the Bill.

For example, we thought that the requirement for independent third-party certification might be on the face of the Bill. It is absolutely essential, but it is not there. We think that there should be mandatory registration for those who have duty holder roles, and I am not just including principal designer, principal contractor and building safety manager. Also, for example, there is a need for independent construction assessment, and I am sure Adrian and I will talk about that a bit more later. It also seems to me an anachronism that we are defining the roles for principal designer and principal contractor but not for the building control profession.

Without having mandatory registration with the regulator—to say that Joe Bloggs or Freda Smith are qualified to be a principal designer—there is going to be a lot of confusion out there about who is qualified to hold those roles. I worry that the less scrupulous people within the industry will find ways around the requirements in order to prove, by some sort of desktop study, that they are actually qualified. There are also things like making sure that there is regular reassessment and mandatory continuing professional development. Although I appreciate that there are reasons why those details might not be in the Bill, we need them to be defined.

[The Chair]

Daisy Cooper has a supplementary question.

Building Safety Bill

Rachel Hopkins Excerpts

2nd reading
Wednesday 21st July 2021 Commons Chamber

[Rachel Hopkins (Luton South) (Lab)]

Despite repeated promises to make buildings safe and protect leaseholders, and four years on from Grenfell, hundreds of thousands of people still live in unsafe homes and millions are caught up in the building safety crisis. Leaseholders are facing costs of hundreds of pounds a month for service charges, insurance premiums and waking watch, before even getting into remediation costs. The Government’s building safety fund excludes buildings under 18 metres, it is not distributed on the basis of risk, and just 10p or 12p in every pound of the fund has been allocated. There is also uncertainty about who will cover the cost of other fire safety defects and interim safety costs.

I appreciate that this debate has been very technical, but we must ensure that the voices of those leaseholders trapped in dangerous buildings are heard, and I want the Minister to hear testimony from people in Luton South. Tom, who lives in the Point Red building, says:

“We are left with terrible uncertainty, unable to move on with our lives, not knowing if we are going to be bankrupt and homeless by the end of the year. We sleep in a death trap every night.”

This afternoon’s statement and the added issue around the EWS1 forms is yet another layer of uncertainty, as it stands. Tom is a primary school teacher and his partner works with vulnerable children. The key workers we have relied on over the past 15 months have been forced to the edge of ruin month after month due to the life-ruining costs of fixing a problem they did not create. Will the Minister respond to Tom and his partner? How does he propose that they raise money to pay the remediation costs that are not covered by Government funding? It may be a shock to Conservative Members, but we do not all have trust funds or multiple assets to fall back on.

The mental health of innocent leaseholders has severely deteriorated, and the Government should ensure that they can access free support to reduce some of their anxieties and worries. The Bill needed to include explicit legal protections to ensure that millions of pounds of building safety remediation costs are not passed on to innocent homeowners and tenants. I support Labour’s call for a new building works agency that would go block by block to identify which works need doing, and then fix, fund and, crucially, certify them as safe and sellable at the end to allow leaseholders to finally move on with their lives.

The Housing, Communities and Local Government Committee’s report stated:

“It would be unacceptable and an abdication of responsibility to make them contribute a single penny towards the cost of remediating defects for which they were not responsible.”

This should not be the leaseholders’ burden to bear. It is developers that created the crisis by putting profit before protections. How can it be that property developers, who make millions each year, are protected, while teachers, nurses, shopworkers, transport workers, carers and pensioners are left to pick up the bill?

Oral Answers to Questions

Rachel Hopkins Excerpts

Monday 19th July 2021 Commons Chamber

[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.

[Rachel Hopkins (Luton South) (Lab)]

What steps his Department is taking to reform the planning system. [R]

[The Minister for Housing (Christopher Pincher)]

We are transforming the planning system through not only the recently announced changes but our proposals for ambitious long-term reforms. The planning Bill announced in the Gracious Speech will modernise our planning system, with simpler processes and a digital transformation. We have also published changes to the way local housing need is calculated, to enable more homes to come forward in our largest cities, where we need them most, and a national model design code, which will drive up the quality of new development.

[Rachel Hopkins [V]]

I have just heard the Secretary of State talk about building beautiful homes. However, the Government’s new permitted development rights will see more commercial buildings converted into small cramped flats in inappropriate locations, such as Unity House in Luton South, which, although sited on a four-lane ring road, bypassed important air quality regulations as it was converted under PDR. The Government must wake up to the reality that they are creating the slums of the future. Will the Minister adopt measures set out in my ten-minute rule Bill last week that would allow local planning authorities to impose design standards on PDR applications to protect communities’ health and wellbeing?

[Christopher Pincher]

I am obliged to the hon. Lady, but design codes will apply, including to PDRs. She might note that 72,000 additional homes have been created in the past several years thanks to PDR. That is about double the number of homes that the Mayor of London has managed to build in an equivalent time. We have stipulated that those homes going forward must be of a good design quality, must be of a reasonable space standard and must have light in all habitable rooms. We are building homes for people who need them on the brownfield sites where they need to be built, and she should support our reforms, not oppose them