Leaseholders and Cladding

Debate between Stephen Timms and Hilary Benn

Wednesday 12th February 2020 Westminster Hall

[Hilary Benn]

I agree with my hon. Friend. When the problem of ACM cladding was first identified, the Government quite properly said that it all has to come off and be replaced. Importantly, they also said that however it was done, leaseholders should not have to pay. On 29 November 2018, the then Secretary of State for Housing, Communities and Local Government said:

“Everyone has a right to feel safe in their homes and I have repeatedly made clear that building owners and developers must replace dangerous ACM cladding. And the costs must not be passed on to leaseholders.”

I agree with that. The Secretary of State repeated that point on 9 May 2019, when he said:

“Leaseholders find themselves in this position through no fault of their own, and this is not morally defensible.”—[Official Report, 9 May 2019; Vol. 659, c. 688.]

Again, I agree. It would be monstrous to expect people who are entirely blameless to pay for the mistakes and errors of others. It has been pointed out that if our constituents had bought cars or washing machines that were a fire risk, no one would dream of saying to them, “Sorry, you are going to have to pay for the cost of replacement.” Their problem is that they bought the home of their dreams.

I acknowledge the responsible way in which some freeholders, including in Leeds, have accepted that they need to foot the bill to replace the cladding. That work has either been done, is in progress, or we are told it is timetabled. However, despite the Government’s policy, there are freeholders who have not lived up to their responsibilities. That is why the Government eventually realised they could not carry on, because otherwise ACM cladding would not be removed.

On 9 May last year, the Government announced the £200 million fund to support the removal of ACM, to protect those leaseholders from bearing the cost. There have been problems with that fund—slow disbursement, bureaucracy and the like—that are for another debate, but I welcome that decision. It showed unreservedly that the Government were determined to uphold the principle they had established: leaseholders should not have to pay. However, what is now happening in respect of buildings with other types of unsafe cladding completely contradicts the principled position that the Government have taken until this point.

Why is this happening? First, the Secretary of State said on 20 January that he had received advice that ACM cladding was much more dangerous than other types of cladding. Anyone who has seen the film of student accommodation in Bolton going up, convulsed in flames, might wonder whether that is the case, since that building was covered in high pressure laminate. It was the Government’s review that brought in the new advice, and that advice toughened the standards, leading to other buildings being peered at, prodded and having bits taken off them when people discovered the problems with HPL and other systems. Nobody knows how many such buildings there may be, but the point is that leaseholders in buildings with other types of cladding find themselves in exactly the same position as people who are living in buildings with ACM cladding, except for one thing: the Government’s fund does not cover the removal of their cladding.

Secondly, the idea of differential risk is not applied by the West Yorkshire Fire and Rescue Service. It does not distinguish between different types of cladding when it issues notices that say, “This building is unsafe. Start a waking watch now, or you are going to have to move out. Give us a plan for how you are going to replace this cladding.” The chief fire officer of West Yorkshire fire service put it to me this Monday that

“it is our view that there is no difference between unsafe ACM cladding and unsafe HPL cladding.”

Why, then, are the Government seeking to distinguish between the two when it comes to the position of leaseholders? I say to the Minister that that position is completely unsustainable.

Thirdly, Ministers have rightly been adamant that unsafe cladding has to be removed. They have set up the fund and said that they are going to name and shame freeholders who do not get on and do it. The latest building safety data says that 174 ACM-clad private-sector residential buildings are still yet to be remediated. What is those Ministers’ position on other types of dangerously clad buildings? Are the owners of those blocks going to be named and shamed—and if not, why not?

When the Secretary of State was pressed on that point in the House on 20 January, he indicated that the Government were considering further help. In answer to my hon. Friend the Member for Hackney South and Shoreditch (Meg Hillier), he talked about the possibility of loans. If those loans went to the freeholders, that might possibly be a way forward, but only if the Government could guarantee that none of the costs would be passed on to the leaseholders; if they just got a bill for it through their service charge, that would breach the principle that the Government set out. However, it was clear from the Secretary of State’s reply to my hon. Friend that he was talking about loans to leaseholders, because he referred to existing examples of building owners who have provided low-interest or zero-interest loans on a hardship basis. He went on to say:

“There may be a role for the Government in ensuring that that works, that the loans are affordable, and that it is done as quickly as possible.”—[Official Report, 20 January 2020; Vol. 670, c. 33.]

However, that would be another change of policy, because on 9 May last year, when the then Secretary of State announced the grant fund, he was specifically asked about loans. He said:

“We looked at questions such as whether a loan arrangement could work but ultimately, given the complexity, the time that would have been involved and the need for all sorts of different consents, and given that my priority is providing a sense of assurance for leaseholders and getting on with this, we decided to adopt this structure.”—[Official Report, 9 May 2019; Vol. 659, c. 695.]

By “this structure”, he meant grants. If that was the view then, what has changed? Perhaps the Minister can explain in her response. When the Secretary of State talked about hardship, when leaseholders are on low incomes or do not have any savings, the implication was clearly that if a person does not fall into one of those two categories, they will bear the total cost themselves.

The problem with the idea of loans is that it completely breaches the principle that the Government set out at the start of this crisis—and believe me, it is a crisis. That principle was that leaseholders living in buildings with unsafe cladding should not have to pay for the cost of its removal, because that would create two classes of leaseholder: one whom the Government would seek to protect from the cost of replacing cladding, and another to whom the Government would say, “I’m terribly sorry, you’ve got to pay.” That would be completely unfair, which is why many of us are calling on Ministers to extend the coverage and size of the fund to all buildings with unsafe cladding of whatever type. We have already heard those calls today, and I am calling for that as well, because it is the only fair way forward and the only way in which the objective of removing all dangerous cladding, with which we all agree, can be achieved.

Unless that happens, in situations where freeholders cannot or do not find the money and leaseholders clearly do not have the money, the nightmare will continue. They will go on living in an unsafe building; the only way they will be able to stay in it will be to go on and on paying for a waking watch, as the cladding will never be removed because there is no one to pay for it. Eventually, that will bankrupt them.

[Stephen Timms (East Ham) (Lab)]

I thank my right hon. Friend for the case he has set out. Residents of the Lumiere building, in Manor Park in my constituency, tell me that there is ACM cladding on the front side of the building and other kinds of dangerous cladding on the other three sides. Does it not seem particularly absurd that Government funding can help with one part of the building, but not the rest?

[Hilary Benn]

My right hon. Friend makes an overwhelmingly powerful case for treating all unsafe cladding as unsafe and needing to be replaced.

The Minister has a tough job, because negotiations with the Treasury are difficult and there are complications. Was building control at fault originally? Can freeholders claim on insurance or building warranties? Can they sue the architects or developers for defects in the original design or construction, assuming there is still someone to sue? Perhaps, but that will take years, and it is not an answer.

I say readily, however, that if a claim is successful and the Government have paid to remove the cladding, the money ought to go back to the Government. I also have no problem with the Government taking equity in the freehold of buildings if they have coughed up for the removal of cladding. What more can the Government do about buildings that have not yet been identified as unsafe but where mortgage companies are asking for a certificate? The EWS1 form has not solved all the problems, so it would be good to hear from the Minister what more can be done.

I will bring my remarks to a close, because many hon. Members want to speak. I see no case for Ministers to move away from the principle they established at the start of the crisis: that leaseholders should not have to pay. I see no case for treating one group of leaseholders differently from another. I see no way for all the dangerous cladding to be replaced other than for the Government to step in and extend the coverage of their fund to all types of blocks that the fire service has identified as unsafe. That is what is needed and it is needed urgently.

All leaseholders on whose behalf we speak today, whose lives are in turmoil, will be watching very carefully to see how the Minister responds. They are not going anywhere—indeed they cannot, because they are trapped in their homes. All they are asking for is to be able to put this nightmare behind them, to go back to living in a safe home and to get on with their lives. Every single hon. Member in this Chamber has a responsibility to ensure that that is what happens, and happens soon.

European Union (Withdrawal Agreement) Bill

Debate between Stephen Timms and Hilary Benn

2nd reading & 2nd reading: House of Commons & Money resolution: House of Commons & Programme motion: House of Commons & Ways and Means resolution: House of Commons & Money resolution & Programme motion & Ways and Means resolution
Friday 20th December 2019 Commons Chamber

[Hilary Benn]

The Bill that the last Parliament passed did not hamstring the Prime Minister, because he achieved a renegotiation. However, to be fair, all he did was accept 95% of his predecessor’s deal and replace the previous backstop with a backstop that had been offered the right hon. Member for Maidenhead (Mrs May), but rejected on grounds that were clearly set out by the current Prime Minister to the Democratic Unionist party conference in November 2018—namely, that he would never, ever accept a border in the Irish sea, which is what he has promptly now done, which reminds us that it is not always wise to take the Prime Minister at his word.

[Stephen Timms (East Ham) (Lab)]

I wonder whether my right hon. Friend has read the Government’s impact assessment for this Bill, which says at paragraph 241:

“Goods moving from Great Britain to Northern Ireland will be required to complete both import declarations and Entry Summary…Declarations,”

thereby flatly contradicting what the Prime Minister has been saying.

Leaving the EU: Parliamentary Scrutiny

Debate between Stephen Timms and Hilary Benn

Thursday 28th June 2018 Commons Chamber

[Stephen Timms (East Ham) (Lab)]

May I ask my right hon. Friend about the section of the report dealing with the financial settlement, from paragraph 58 onwards? The House and the country have been given the impression that we are going to make a very large payment of up to €40 billion to the European Union on condition that we secure a favourable agreement about our future trading relationship. How likely is it that next March we will find ourselves obligated under the terms of the withdrawal agreement, which will be legally binding, to make the payment, yet at that point have no legal certainty at all about our future trading relationship?

[Hilary Benn]

I am grateful to my right hon. Friend for his question and for his sterling service on the Committee. That is indeed a possibility due to the way that the draft withdrawal agreement is constructed at the moment. The commitment to pay the outstanding moneys that we owe, which the Government have accepted, is part of that agreement and not conditional on what may transpire in the negotiations on the future partnership. There has been some debate on this subject; indeed, we questioned Ministers on it when they appeared before the Committee. We say in the report:

“We note that the Government has not yet secured a clause in the Withdrawal Agreement linking the financial settlement to the satisfactory conclusion of negotiations on the framework for the future relationship. We call on the Government to confirm whether the inclusion of such a clause is one of its negotiating objectives.”

We wait to see what the Government say in response. As things stand at the moment, the commitment has been made to pay the money as part of the withdrawal agreement, and it is not linked to the future partnership and the treaty negotiations on that, which we hope will be concluded by December 2020.

European Union (Withdrawal) Bill

Debate between Stephen Timms and Hilary Benn

Committee: 3rd sitting: House of Commons
Tuesday 21st November 2017 Commons Chamber

[Stephen Timms]

My hon. Friend, who is a lawyer specialising in these matters, is absolutely right. I understand that the European Parliament also has a role in all this, and so there is a political dimension to it as well.

The position at the moment is that as an EU member state we can exchange personal data freely with others in the EU—Governments, businesses and individuals. The Under-Secretary of State for Exiting the European Union, the hon. Member for Wycombe (Mr Baker), told the Select Committee that the Government would seek to include data flows in the wider negotiated agreement for a future deep and special partnership between the UK and the remaining member states of the EU. I welcome that confirmation. However, as we keep on being reminded, we might not get a deal, so what then? If we do not get a deal and an adequacy determination, it will be unlawful to send personal data from the European Union to the UK, and, at a stroke, there will be no lawful basis for the continued operation of a significant chunk of the UK economy. I hope we all agree that we must avoid that outcome at all costs. Already, we hear that hi-tech start-ups that need access to personal data are starting to look at Berlin in preference to London because of the possibility that that problem might, in due course, arise.

The Government have argued that because we are fully implementing the GDPR, the Commission will be unable to find fault with UK arrangements even if we lose article 8. I have to say to Ministers that the UK technology sector does not agree, and my judgment is that it is absolutely right to be worried. The danger is not a theoretical one, as we see in the case of Canada. A very long-running series of negotiations has led to a pretty ambitious agreement between Canada and the EU, but Canada has only got a partial adequacy determination.

If we ended up with only a partial adequacy determination on data, it would be extremely damaging for the UK economy. The US arrangements known as “safe harbour” were famously struck down as inadequate by the European Court of Justice in a case brought by an individual Austrian citizen in 2015. That caused an enormous upheaval and led to the very rapid introduction of new arrangements in US regulation called “privacy shield”, which I understand are being called into question in a new case at the European Court of Justice by the same Austrian citizen.

The European Court of Justice is particularly sensitive about UK bulk collection of personal data. That issue featured prominently in the Appeal Court case, which we have touched on several times in this debate, brought by the right hon. Member for Haltemprice and Howden. The Court considered whether the powers in the Data Retention and Investigatory Powers Act 2014 went too far, allowing the state to breach personal data privacy, and concluded that the powers introduced by the then Home Secretary went too far. Article 8 of the charter, specifically, was the basis for that conclusion. If article 8 is no longer in UK law, it may make life easier for future Home Secretaries who wish to do the kind of thing that the previous Home Secretary tried to do, because they are much less likely to be found in breach. That rather bruising experience at the hands of the right hon. Member for Haltemprice and Howden may well be one reason why the Prime Minister wants to keep the charter out of UK law.

[Hilary Benn]

My right hon. Friend is making a very powerful case. The Select Committee heard evidence from the Under-Secretary of State for Exiting the European Union, the hon. Member for Wycombe, who said that the Government would seek a data adequacy agreement. Like him, I would welcome that, but it is not entirely clear whether that can be achieved, should there be a deal.

I had always understood the data adequacy decision to be a regulatory decision of the Commission in respect of a third country, as my right hon. Friend has made clear in his previous remarks. Therefore, if there is no agreement or it is not legally possible to override the decision with an agreement, all the points that he has made—that the Commission has to decide, and that the decision is subject to legal challenge and could go to the Court or to other member states—merely demonstrate how much is at stake when it comes to getting this right.

[Stephen Timms]

I absolutely agree with my right hon. Friend. My understanding is that the shortest period in which a data adequacy agreement has ever been achieved is 12 months, in the case of Japan. Very often, these things take a good deal longer.

By exactly the same token, and precisely because it may be a source of satisfaction to Home Office Ministers, excluding article 8 will constitute an invitation to the European Commission and the European Parliament to find fault with UK data privacy regulation. The cases brought by the right hon. Member for Haltemprice and Howden and others would not have succeeded if they had not been able to rely on article 8. Those who look at these matters on behalf of the European Union will have no doubt in their minds, as far as I can see, that that is the case.