Building Safety Bill

Stephen Doughty Excerpts

Consideration of Lords amendments
Wednesday 20th April 2022 Commons Chamber

[Stuart Andrew]

The Building Safety Regulator will continue to make sure that all building safety regulations are adhered to. Mention has been made of social housing tenants, social housing and affordable housing; we will consult on that further down the line so that we can be absolutely sure we have got this right. I hope that reassures my hon. Friend.

On 13 April, my right hon. Friend the Secretary of State wrote to Members to update them on the progress in the negotiations with industry. We will now see the vast majority of developers fix all the buildings that they had a role in developing or refurbishing in the past 30 years. My right hon. Friend announced last week that, in addition to the existing building safety fund, the Government will establish a new cladding remediation scheme, funded by industry contributions, to cover all other unsafe residential buildings of 11 to 18 metres that contain private leasehold properties but a developer has not accepted responsibility for fixing them or cannot be identified.

[Stephen Doughty (Cardiff South and Penarth) (Lab/Co-op)]

I thank the Minister for what he is saying. He will be aware that I have had significant issues in my constituency, with many affected developments. In respect of the Celestia development in particular, there have been long-standing challenges in getting answers to the questions that residents are asking. Redrow wrote to the Secretary of State to say that it will now take responsibility for paying, but it has not made clear whether that applies to Wales—the letter refers only to England. Will the Minister clarify whether he understands that such commitments are going to be UK-wide, given that it is a UK-wide issue? If they are not, what pressure will he put on Redrow to make sure that that commitment applies to Wales as well?

[Stuart Andrew]

I do not know the specifics, to be really honest with the hon. Gentleman. He will know that I have picked this issue up lately, and if he does not mind, I will come back to him with a definitive answer.

The leaseholder protections that were introduced in the other place put our commitments into law. Qualifying leaseholders—defined as those living in their own homes or with up to three UK properties in total in buildings that are above 11 metres or five storeys—will be legally protected from all costs associated with the remediation of unsafe cladding, as will all leaseholders in buildings owned by or associated with the developer. Leaseholders in buildings above 18 metres are already protected by the Government’s £5.1 billion building safety fund for the removal of unsafe cladding. It is the Government’s expectation that developers will pay to fix buildings that they had a role in developing or refurbishing.

--- Later in debate ---

[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.

[Stephen Doughty]

I thank the Minister for his generosity in giving way again. What is his advice to leaseholders who believe that they have been wrongly charged for unnecessary works, or works that are not actually required in the way that he is describing? Many residents have raised concerns with me about what has been put forward and whether it was actually required. What should they do? What is the Minister’s practical advice?

[Stuart Andrew]

My door is always open, so if the hon. Gentleman wants to raise specific cases with me I would be more than happy to take them up and make sure that we get relevant answers for him.

Freeholders and landlords should not be commissioning costly remediation in buildings below 11 metres except in exceptional circumstances, which is where there is no more proportionate option available. They certainly should not be pointing to old EWS assessments to justify those costs. Given the small number of buildings involved, a blanket legislative intervention bringing hundreds of thousands more buildings into scope to deal with an issue affecting just a handful of buildings would be entirely disproportionate. The Government amendments therefore reinstate the definition of “relevant building” as one that is at least 11 metres, or five storeys in height, and contains at least two dwellings.