Building Safety Bill

Debate between Royston Smith and Stuart Andrew

Consideration of Lords amendments
Wednesday 20th April 2022 Commons Chamber

[Stuart Andrew]

My hon. Friend has invested a considerable amount of time in his campaign and I have enjoyed the opportunity to have those discussions with him. I will come to that point shortly, but yes, as a Department we will deal with those buildings on a case-by-case basis. I shall give more details as to why we have come to that conclusion.

We are protecting qualifying leaseholders from costs associated with non-cladding defects, including interim measures such as waking watches. Building owners and landlords will be prevented from passing on the costs to fix non-cladding defects if they are linked to, or are, the developer.

While the Bill was in the other place, the Government made a number of amendments to it that will restore fairness to the system and help those who have been unfairly impacted by building safety issues. I know that many Members wish to speak, so I do not propose to go through each of the amendments made in the other place. The Bill now not only provides for a new regulatory regime but provides an extensive set of tools, in law, to ensure that those who bear the responsibility for defects are made to pay and to protect leaseholders from crippling bills for historic defects. In response to concerns expressed by Members in both Houses and by stakeholders, we have changed how the building safety charge works and removed the legal duty to appoint a building safety manager.

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

The EWS1 form, which was brought about by the Royal Institution of Chartered Surveyors, has caused many problems for people trying to sell their properties. We now have PAS 9980, which will not replace EWS1, but could the Minister say that from his perspective he would rather people look at PAS 9980, as opposed to EWS1?

[Stuart Andrew]

I pay tribute to my hon. Friend, who has also been heavily involved in all this work. Yes, I can confirm that. I will elaborate later in my speech.

Let me turn now to the Government amendments to the Lords amendments. Lords amendment 94 inserts a clause that sets out the meaning of “relevant building”. The clause defines the categories of buildings to which the leaseholder protection measures apply. The Government originally proposed to apply the leaseholder protection measures to buildings containing at least two dwellings above 11 metres in height, or with at least five storeys. Amendments made in the other place extended the definition of “relevant building” to buildings of all heights containing two or more dwellings. We will take a very dim view of freeholders who seek to exploit leaseholders to pay for unnecessary works. The Department is aware of a handful of low-rise buildings where freeholders have been commissioning such works and we are addressing such buildings, as I said a moment ago, on a case-by-case basis, but we must restore proportionality to the system. That is why the Government do not agree with the extension of the scope of leaseholder protections to include buildings under 11 metres. There is no systematic risk of fire with buildings below 11 metres. Low-rise buildings are therefore unlikely to need costly remediation to make them safe. Lower-cost mitigations such as fire alarms are likely to be far more appropriate and proportionate. Assessments carried out in accordance with the new PAS 9980 principles should produce more proportionate responses than costly and, ultimately, unnecessary remediation. The Government have been clear in their view that an EWS1 form should not be required for buildings below 18 metres in height.

--- Later in debate ---

[Stuart Andrew]

Actually, the responsibility lies with those who built the building defectively in the first place. They are the ones we are chasing. I pay tribute— I should have said this right at the beginning—to officials in the Department, who have worked incredibly hard to get this new package of measures from the developers in place. It has not been an easy task, but they have done it with great passion and have been incredibly successful. As I say, it is the developers who should be paying, and we expect a minimal number of leaseholders to pay.

[Royston Smith]

I am grateful to the Minister for giving way. I know he wants to get on. On insurance, which has been my bugbear as well, it is not just that many of the insurance companies insured the development beforehand, and therefore provided a warranty of sorts, but that since then they have increased premiums on leaseholders, sometimes by more than 1,000%. Does he have something to say about that particular activity from insurance companies?

[Stuart Andrew]

Yes. My right hon. Friend the Secretary of State has asked the Financial Conduct Authority to look at that, because it is an area of great concern. I hope to update the House on further progress in the near future.

Turning to Government amendment (a) in lieu of Lords amendment 6, the Government have accepted the principle of the Lords amendment, requiring the Building Safety Regulator to conduct a series of safety reviews. We believe the new version provides clearer drafting and a more practical and pragmatic approach. The amendment inserts a new clause that increases the time available to the regulator from two years to three, reflecting the time needed for the regulator to develop the capacity to carry out those reviews alongside all its other functions.

The new clause aligns the reviews with building regulations to address safety issues, focusing on the costs and benefits of measures to improve safety. It sets specific priorities for the regulator to review while fulfilling its duty under clause 5 to keep,

“the safety of people in or about buildings”,

under review. The scope remains true to the intent of the original amendment, and it is important to assure hon. Members that the reviews will be conducted within the principle of proportionality placed on the operation of the regulator’s building functions by this Bill.

I now turn to a number of technical improvements that the Government are proposing to Lords amendments. Lords amendment 93 inserted a new clause called “Remediation of certain defects”, which provides an overview of the leaseholder protection measures contained within the Bill. Government amendments (a) and (b) to Lords amendment 93 make two minor and technical amendments to that new clause.

The first amendment, to leave out “under qualifying leases” at line 12, is a minor and technical amendment to reflect that some of the protections in schedule 8 apply to leases that are not qualifying leases. When the landlord is, or is linked to, the developer they will not be able to pass costs on to any leaseholders in the building, including non-qualifying leaseholders. The second amendment, at line 23, is a minor and technical drafting change.

I now turn briefly to Government amendments (a), (b) and (c) to Lords amendment 93 regarding trusts. I must take this opportunity to pass on my appreciation to the noble Lord Young of Cookham and Lord Blencathra, who raised this matter through their work in the other place. I acknowledge the concerns raised about the use of trusts and how their misuse could undermine vital leaseholder protection provisions. The Building Safety Minister, my noble Friend Lord Greenhalgh, committed on Report in the other place to consider this further. Government amendments (a), (b) and (c) amend clause 120 to ensure that a body corporate or a partnership can be regarded as associated with another if they are the beneficiary of a trust that has an interest in a relevant building. In other words, the existence of a trust will not enable a group of companies to evade their responsibilities under the leaseholder protections. We have also inserted wording into clause 130 so that beneficiaries of trusts can be considered for building liability orders—that is, can be required by the High Court to contribute to remediation. The remaining amendments to Lords amendments 107, 108 and 190 are consequential to the amendments I have described.