Building Safety

Marsha De Cordova Excerpts

Tuesday 26th March 2024 Commons Chamber

[Lee Rowley]

I am grateful to my hon. Friend for his comments. He has had a long-standing interest in this issue and in leasehold on a broader basis. He is absolutely right to highlight the tireless work of so many people across the country, including the groups and organisations that came together, both on the leasehold side, which he is involved in, and on the cladding side. They did not want to have to come together and spend so much time to make progress and end our cladding scandal, but they work incredibly hard to ensure that we make progress. I am grateful for all their constructive work with us. It is absolutely the case that more needs to be done, but as the statement outlined, week by week and month by month, we are making progress. I hope we can do more in the months ahead.

Finally, my hon. Friend is a long-standing campaigner on leasehold and highlights his thoughts very clearly. No decisions have been taken. My right hon. Friend the Secretary of State for Levelling Up, Housing and Communities has been clear about his own personal views. I know my hon. Friend’s views will have been heard as a part of the discussion.

[Marsha De Cordova (Battersea) (Lab)]

One of my priorities in Battersea is to ensure that everyone has a safe, decent and affordable home. However, seven years on from the devastation of the Grenfell fire, many of my constituents are still living in unsafe buildings. Government support has so far been available for buildings 11 metres or over. It beggars belief that that is the case. Can the Minister be clear about what the Government are doing to ensure that prioritisation for funding is allocated according to risk, so that all households are protected, including the many in my constituency that are below 11 metres?

[Lee Rowley]

With the greatest respect, I do not think it does beggar belief that a line has been drawn at 11 metres. [Interruption.] The hon. Lady is chuntering from a sedentary position; I had hoped that she would listen to my answer in the first instance before making comments on it.

This is a relatively recognised and relatively long-standing position. Following the commitment given by my predecessors back in 2022, when we have received concerns about buildings under 11 metres we have taken action. We have looked at those buildings and have commissioned reports when that has been necessary, and in the overwhelming majority of cases it has subsequently been confirmed that they do not require remediation. If any Members have outstanding concerns about buildings less than 11 metres high, I encourage them to get in touch and we will happily look at them in more detail, because if the trajectory that we have seen in the cases that have been raised with us so far already is followed, it is highly likely that life-critical safety concerns will not be visible once we have done so.

Leasehold Reform and New Homes

Marsha De Cordova Excerpts

Wednesday 28th February 2024 Westminster Hall

[Neil O’Brien (Harborough) (Con)]

I beg to move,

That this House has considered leasehold reform and new homes.

It is a pleasure to serve under your chairmanship, Mrs Harris. Yesterday, we had an excellent Report stage debate on the Leasehold and Freehold Reform Bill. I was really encouraged to hear from the Minister that the Government are looking at going further on two of the big things that we need to improve in the Bill: ending forfeiture and ending the private estates, or so-called fleecehold estates, model. I once again thank all the different bodies that have worked so hard to get us to this point, the Minister, who managed to get the time for this legislation, the ministerial team that came before him, and all the different bodies that provided useful evidence in Committee, including the Leasehold Knowledge Partnership, the National Leasehold Campaign, Harry Scoffin and Free Leaseholders, HorNet, the HomeOwners Alliance, and many more.

I do not want to just repeat all the points we made yesterday, but I will briefly touch on some, because my speech flows on from them. Yesterday, I quoted my constituent Karen, who said that dealing with FirstPort, her fleecehold company, is

“like having a part time job”,

and who is being charged for, among other things, terrorism insurance for a fence. I quoted my constituent James, who says that he spent

“about 50 days’ work over the first couple of years”

dealing with his unadopted estate and trying to put right some of the mistakes made by developers.

I quoted the residents of Hursley Park, who managed to get control over their residents management company because of a legal mistake by the developer, but years on are still fighting to avoid being lumbered with the cost of botched work by Mulberry Homes. Disappointingly, that developer will not even meet them to discuss it. I also quoted one of the residents of the Farndon Fields estate, who has had a long battle with a faceless fleecehold company called Chamonix that billed people for large sums, did almost no work, repeatedly billed people several times for things they had already paid, and generally behaved appallingly.

I want to bring out how some of those stories show the different ways that we can intervene to get rid of this awful, scamming industry, which sees councils and developers effectively colluding to stiff residents with big bills and poor services. The first step is to look at how homes are sold. Numerous Members in yesterday’s debate talked about constituents who had not realised what they would be liable for. That seems to be particularly the case where people are bribed by the developers to use their lawyers—oddly enough, developers’ lawyers do not always point out the big bills that people will face. That is the first thing we should look at.

The second step is to look at the whole planning process and the fact that permission is often given before there is clarity on adoption. That is a bizarre way of going about things. The residents of Devana Way in my constituency, who I did not mention yesterday, found that out the hard way. They bought beautiful, expensive homes on a nice tree-lined street, but during the process of haggling with the county council over adoption and who was going to look after the trees, the developer concluded that it would be cheaper to simply rip out all the trees—and that is what it did one morning, to the horror of residents. I do not blame councils for wanting funds to look after trees; in fact, I think we should make it a priority in local government finance to make sure that all residential streets come with trees. However, there needs to be clarity about the rules of adoption up front, not after the fact.

Likewise, we need to stop developers wriggling out of planning conditions more generally through variations, as one developer is trying to do at the top of Kettering Road in Market Harborough—it is trying to get rid of a bus service it promised when it was trying to get planning permission. One of the most common abuses is that developers promise that there will be a new GP surgery as part of a new estate, but in fact have no plan, no intention or no way to deliver it. I am afraid I know several colleagues who have had that happen in their constituencies.

The Minister has promised to make progress on forfeiture, one of the most important things we have to deal with. That is important across leasehold and on fleecehold estates, too, because the disproportionate threat that someone might lose their home over a tiny unpaid sum enables the fleecehold cowboys to terrorise people into paying up. People are being conned about what they are buying. As we said yesterday, Margaret Thatcher said that there was no prouder word in our language than “freeholder”. Many of those people believe they are freeholders, but do not realise the threat hanging over them. My constituent Karen said that purchasers on her estate were not told that they would have to pay an annual rent charge:

“the word ‘rent’ wasn’t used by anyone we spoke to. It was referred to as a ‘maintenance charge’—if it was referred to at all. I didn’t fully understand what ‘rent charges’ meant until about four years after we bought.”

That is another way that people are being mugged by the fleecehold estates model.

We need to do two things. First, we need to help the 3 million to 4 million people who are stuck on fleecehold estates. We could do that through something such as a right to manage, or better still we could give them the opportunity to have their estates adopted by the council, which is what many of them want.

Secondly, we need to end this model for the future, which again could be done in numerous ways. We could do what my hon. Friend the Member for North East Bedfordshire (Richard Fuller) suggested and prevent companies from charging for things that are usually provided by councils. Alternatively, we could use guidance to ban the model except in extreme and exceptional circumstances. I do not mind how we go about it, but we have to end the model.

[Marsha De Cordova (Battersea) (Lab)]

The hon. Member is making a fantastic speech—I do not always say that to Government Members—but does he agree that this is about fairness? The current leasehold system is not fair, and it is certainly not just. In 2022, my Battersea constituency was area with the 18th highest number of leasehold transactions. The hon. Gentleman is part of the governing party, and the Government have really missed an opportunity to do away with this outdated system and bring about fairness and justice for leaseholders. Thousands of my constituents, like his, have been calling for that.

[Neil O'Brien]

I got a sense from the Minister yesterday that the legislation will go further. The Leasehold and Freehold Reform Bill is already a great achievement. It is the first time since 2002, I think, that we have legislated on this matter. According to the Opposition, there were some big missed opportunities when we passed that legislation, which has never been commenced—I think everyone across the House agrees with that. The Bill is already good, but I think I detected from the Minister that there are ways we can make it better, and I hope we will collectively be able to do that. To be clear, the people who have been stuffed by the fleecehold estates model do not want a marginal change; they want to end this fundamentally rip-off model.

I asked for this debate to be about new homes as well as leasehold, because sadly fleecehold is just one of the issues affecting buyers of new homes. I have been conducting a survey across Harborough, Oadby and Wigston of buyers of new homes, and I am struck by how widespread the problems are. In two different streets in different places in my constituency, residents have faced sewage in their street and even flowing up into their sinks, dishwashers and showers. There have been occasions when they have been unable to wash because of that.

In the first location, which I visited the other day, the problems have been going on for about four years. The developer plugged the sewage system from a new estate into a sewer for an older estate, causing the older sewage system to overflow with rain water. After four years of denials from the developer, the residents have proved, with the help of Severn Trent, where the problem is coming from. The developer has, in fairness, finally fessed up to causing the problem, and the new person in charge locally seems serious about fixing the problem, so I will not name them for now.

In the second case, Meadow Hill in Wigston, the problem has been going on for about six years. The sewage system in the new estate is simply inadequate. The homes were originally built by Westleigh Homes and were taken over by Countryside Partnerships after completion, which itself has been taken over by Vistry Group. Vistry continues to deny the problem and will not take responsibility, even though I have seen for myself bits of toilet paper in the road that have come spurting up from overflowing sewers. Vistry does not fix the problem. It occasionally sends people to clean up, but mainly it is left to residents to clean up the faeces. I would like to invite Greg Fitzgerald, the chief executive officer of Vistry, to come to see the filth for himself, and I will perhaps ask him how much he would like to have it in his street and coming up into his home. Stephen Teagle, who runs Countryside Partnerships, would also be very welcome to join us to see that disgusting case.

Those are extreme cases, but I am struck by how often British developers sell homes with serious problems, either with the property or with the new estate. For example, a constituent in Wigston has faced a bill of about £10,000 to fix problems caused by his developer, which left his garden at a very steep angle. After two years of fighting, the developer, David Wilson Homes, has agreed to pay about 20% of the cost—a tiny fraction.

A constituent who moved into a new development in Kibworth faced numerous rat infestations due to the pipes in her new home not being fitted correctly. She also experienced mould in the bathroom because the bath was also not fitted correctly.

A constituent who moved into Wellington Place in Market Harborough had more than 200 snags on their property. The toilets did not drain properly, and the downstairs toilet did not work at all for many months, which meant that their disabled daughter had to go upstairs to use the loo. The entire garden needed to be excavated to be fixed and, alarmingly, the fire alarms did not work properly. My constituent found it difficult to get hold of the developer, Davidsons, to get any of those issues addressed, because it had sacked the people responsible for aftercare on the estate.

There are reasons such things happen. On the surface level, some developers are simply more serious about ensuring quality than others. It is not impossible to get it right in the current system, and many do. The Government’s creation of the new homes ombudsman service is a big and very welcome move towards tackling the problems directly. However, some of the problems also reflect wider problems with this country’s model of development: the so-called fast-turn model. In Britain, so much of the profitability of the industry turns on its ability to play our dysfunctional planning system rather than its ability to build in quality.

I was going to make this point today anyway, but as it happens the Competition and Markets Authority’s monumental investigation of the housing market, which was published earlier this week, gives us a huge amount of further evidence that the current model is dysfunctional. Naturally, the sharing of information and cartel-like behaviour between firms was the headline of the report, but many of the other findings are just as explosive. The CMA notes that

“housebuilders don’t have strong incentives to compete on quality and consumers have unclear routes of redress.”

It also notes:

“We see evidence of a statistically significant increase over time in the proportion of homeowners reporting higher numbers of snags, with 35% of respondents…in 2021-22 reporting 16 or more different problems.”

The report brings out what some of those “snags” look like in the real world. One homeowner notes:

“After moving in, my attic hatch fell completely out of the ceiling of its own, because the joiner had only used three screws to fix it instead of sixteen”.

Another says:

“The stairs collapsed while walking up [them] with my son.”

The CMA notes the growing volume of complaints about hidden charges. Among the CMA’s recommendations is

“requiring councils to adopt amenities on all new housing estates.”

That is a very good idea, which takes us back to the issue of leasehold, and I hope that the Government adopt it.

One of the great strengths of the CMA report is the way that it draws the links between the broken planning system and the industry that results from it. Following the conclusions of the Letwin review, the report concludes:

“The evidence shows that private developers produce houses at a rate at which they can be sold without needing to reduce their prices”.

In a paper that I wrote for the think-tank Onward six years ago, I tried to set out some of these dysfunctions. The complexity of the planning system increases market concentration directly and also indirectly, by amplifying the land price cycle, which leads to fewer and fewer developers in each economic cycle, as the small players go bust and are forced out of the market. I am encouraged that the Government are taking great strides towards a better model of development in this country by fixing those deeper, underlying problems.

The vision for more purposive urban regeneration set out in the long-term plan for housing is a good one. The recently passed Levelling-up and Regeneration Act 2023 creates stronger compulsory purchase order powers and requires the dark market in land options to be replaced by a register of land options. I look forward to us cracking on with the secondary legislation needed to bring that about. I also look forward to the Government taking further steps towards creating a more purposive, less passive planning system, in which deliberate, plan-led development becomes a greater share of development and small, speculative development, without the necessary infrastructure, becomes a smaller part of development. The Government are sold on that vision and are making big strides towards it. The current ministerial team—the Secretary of State and our brilliant Housing Minister, who is here today—have that vision and experience these issues in their own constituencies.

I am confident that we are moving in the right direction. I hope that, when the Leasehold and Freehold Reform Bill arrives in the House of Lords, the Government will proactively take steps to improve it to address these issues. If I read the Minister’s body language right, he clearly understands those issues and wants to act on them. I hope that we can agree to act as quickly as possible, because the issues that I have described in my constituency are horrendous. People have worked hard, saved up a lot, done all the right things, and bought a new home, but they are getting mugged by an industry that, although also having some good players, has some real cowboys. As I said yesterday, the people in my constituency want a new sheriff—in the form of our current Housing Minister—to ride into town on his white horse, blow some of those bad guys away, put right what is being done wrongly and address the glaring injustices that my constituents are experiencing.

Leasehold and Freehold Reform Bill

Marsha De Cordova Excerpts

2nd reading
Monday 11th December 2023 Commons Chamber

[Michael Gove]

My hon. Friend is completely right. I will be looking at the responses to the consultation, and I am sure that some of London’s finest legal firms and most eloquent solicitors will be putting in some very thoughtful contributions, but the question will be: who is paying for them and how much are they being paid? To my mind, people can buy silver-tongued eloquence, but what is far more important is actually being on the right side of justice.

[Marsha De Cordova (Battersea) (Lab)]

Will the Secretary of State give way?

[Michael Gove]

I believe that most of the people in the House are on the right side of justice, especially the hon. Lady.

[Marsha De Cordova]

On ground rents, shared owners who have staircased their way up to 100% and become leaseholders obviously have a long lease of 999 years, but face the issue of having their ground rents doubled every, say, 20 years. Clearly, that is an unfairness in the system, so will the Secretary of State’s consultation address that point?

[Michael Gove]

I believe it will. I must now make progress because I know a number of people want to contribute, so I will try to run through the other arguments about why we are taking the approach that we are.

I mentioned service charges, and one other example, to which the Father of the House has of course persistently drawn our attention, of where those who have been managing properties on behalf of the ultimate owners have abused their position is that of insurance commissions. We will be taking steps in the Bill to make sure that insurance charges are transparent and that fair handling fees are brought in. The fact that I can list all these examples just shows hon. Members the way in which freeholders have operated. Many who have got hold of such freeholds have been thinking, “Right, okay, we can jack up the ground rent, great! We can have service charges, keep them opaque and add something. Tell you what—insurance; let’s try to get more out of that.” It is a persistent pattern of behaviour that does require reform.

Another pattern of behaviour is the way that lease extensions and the whole question of enfranchisement have been going. If someone’s lease goes below 80 years and they want to enfranchise themselves, they have to pay what is called marriage value. That is the principle that, by bringing together the ownership of the freehold and the leasehold in one by enfranchising themselves—bringing those two together in a marriage—people are enriching themselves. Again, however, it has been used by freeholders to bilk leaseholders overall, which is why the approach we are taking will in effect eliminate marriage value. It is also why, when we talk about lease extension, instead of people having to extend and extend again generation after generation, we are saying that leases can be extended to 990 years. In effect, as I say, this will make sure that one of the approaches that freeholders have taken to extracting more cash from leaseholders will end.

--- Later in debate ---

[Marsha De Cordova (Battersea) (Lab)]

It is a pleasure to follow the hon. Member for Dartford (Gareth Johnson). He is absolutely right about management companies needing more transparency and more accountability.

Today’s Second Reading of the Leasehold and Freehold Reform Bill is long overdue for my Battersea constituents. Many are trapped in the exploitative leasehold system, which denies them control, safety, security and a future in their home. Unfortunately, the Bill falls short of what the Secretary of State committed to when he said that the Government

“will maintain our commitment to abolish the…system of leasehold. We absolutely will.”—[Official Report, 30 January 2023; Vol. 727, c. 49.]

This is yet another broken promise by the Tories.

We all know that everyone deserves to live in a safe, decent and affordable home, and that means abolishing the unfair and outdated leasehold system. In London alone, leasehold accounts for more than 30% of homes. Some 74% of homes sold in Battersea in 2022 were leasehold transactions, making Battersea the 18th highest constituency in the country for leasehold. So this Bill really matters to the people of my constituency.

I have been in this House for only six and a half years, and we have debated leasehold reform continuously. Indeed, we have passed legislation, by way of the Fire Safety Act 2021 and the Building Safety Act 2022, which followed the awful, awful tragedy at Grenfell Tower. However, we know that even with all that legislation and despite all these debates, the system is still flawed and not all leaseholders are protected. In England and Wales, our approach has not been in keeping with that of the rest of the world, because many countries have chosen to do away with this feudal system or have reformed it; we are still in this state of stalemate. The Law Commission’s proposals back in 2020 had cross-party support. Everybody was in favour of them all, so it is disappointing that the Bill does not include all of its proposals and recommendations. That is sad because the Government have missed an opportunity to make some positive change that would protect our leaseholders. The Government’s inaction and delay in tackling the extortionate costs associated with being a leaseholder have had an impact, not least on people’s finances, as well as on their mental health and wellbeing. Many of my constituents regularly tell me about the range of problems they face: surging ground rents; high service charges; a lack of transparency over charges; poor customer service; excessive administration charges; charges for applications to extend lease agreements or enfranchise; and a lack of knowledge and information about their rights and obligations. The leaseholders in Battersea do not receive value for money on service charges, which can be increased at the last minute; they can go up drastically, with little warning. In one case, someone had their service charge increased by 30%, without any breakdown of costs or transparency as to why that had happened. At that time, the management company was—I am not sure of the best way to describe this—not forthcoming. In addition, it was abrasive, belittling and rude in its responses to us. So it is important that the role of these management companies and the way they are handled is addressed.

I am pleased that the Government are introducing long overdue measures to improve home ownership for many leaseholders. The Bill will make it cheaper and easier to extend a lease or buy the freehold; and it will increase the standard lease extension term from 90 years to 990 years, with the ground rent reduced to a peppercorn—obviously, upon payment of a premium. That is good and I welcome the fact that the Secretary of State said today that the Government will be consulting on grounds rents. Sadly, he did not address my point about shared ownership and those who staircase to 100% and then become leaseholders, so I hope the Minister will clarify whether the consultation will seek to address that issue as well. We need more transparency on things such as service charges, and it is right that the Bill will provide that. It will also provide for a right to request information about those charges.

However, as was mentioned by my right hon. Friend the Member for Ashton-under-Lyne (Angela Rayner) and many others, despite multiple assurances from Ministers, the Government have U-turned on their commitment to end the leasehold system. After all that they had been promised, my constituents would have expected the Government to go further and end this outdated system. The Bill does not even contain provisions to ban the creation of new leasehold houses, as was promised in the King’s Speech. I understand that that will be brought forward in Committee, but why on earth was it not in the Bill today? There is never going to be enough time to really go into detail about the challenges with the Bill, but it is important to note that housing is a human right. Everybody should be able to live in a safe, decent, warm and affordable home. Homeowners should be able to have security and have the power of their own home, regardless of the type of tenure. If you buy your home, you expect it to be yours; you do not expect there to be a freeholder who owns this aspect of it. The Government could take some lessons from Labour, as we will protect leaseholders through making commonhold the default tenure for all new properties and by overhauling the system so that existing leaseholders can collectively purchase more easily and move to commonhold if that is their wish. We are also committed to supporting house building, in order to deal with the housing crisis that the Tories have created and not addressed. That is why we need this leadership on housing; we do not need any more broken promises and failed policies from this Government, which have really left this country in a mess.

Oral Answers to Questions

Marsha De Cordova Excerpts

Monday 4th December 2023 Commons Chamber

[Jacob Young]

I would be delighted to meet my hon. Friend and my right hon. Friend the Member for Great Yarmouth. We have no plans at present to amend enterprise zones, but I am keen to ensure that their constituents continue to reap the rewards of levelling up, including the £100 million of investment for Sizewell C and freeport east, which will generate thousands of jobs across his region in new low-carbon technology.

[Marsha De Cordova (Battersea) (Lab)]

T8. Caius House is a small youth charity in Battersea that leases a space in a multi-use high-rise building that includes residential dwellings. Despite its having state-of-the-art fire alarm systems, the charity faces huge waking watch costs. As the Building Safety Act 2022 does not protect registered charities, such as Caius House, will the Secretary of State look into this case? Will he seek to bring forward legislation to protect charities from high costs due to fire safety remediation work?

Renters (Reform) Bill

Marsha De Cordova Excerpts

2nd reading
Monday 23rd October 2023 Commons Chamber

[Michael Gove]

Yes, we are. There is a case for both a separate organisation and for having the issue fall to the existing ombudsman—who, I have to say, has been doing a very effective job.

I must draw my remarks to a close shortly so that all colleagues who wish to contribute can, but the right hon. Gentleman’s intervention provides me an opportunity to suggest that the condition of housing in this country—particularly housing built in the ’50s, ’60s and ’70s—is a profound cause for concern. Many of those homes are reaching the end of their natural lives. As a result of how they were built, we are seeing not just building safety issues but children in particular living in homes that are not decent.

The tragedy of Awaab Ishak’s death reminded us that damp, mould and other poor housing conditions can have a deleterious effect not just on life chances but on lives themselves. That is why the Social Housing (Regulation) Act, the actions of the housing ombudsman and the actions that my Department has taken have been focused on ensuring that registered providers and social landlords live up to their responsibilities.

What we seek to do in the Bill is ensure that the small minority of private sector landlords who also need to up their game do so. We are not targeting any one sector. We are not targeting registered providers of social housing while leaving the private rented sector off the hook; nor are we directing particular attention to the private rented sector and letting registered social landlords off the hook. What we are doing is ensuring that citizens, who deserve a warm, decent, safe home, get one. That is what the establishment of the decent homes standard through this legislation will do.

[Marsha De Cordova (Battersea) (Lab)]

The Bill would have been a good opportunity to bring forward provisions ensuring that homes are kept at a decent standard. Will the Secretary of State assure the House that he will bring forward measures before the next election that will address decent home standards for the private rented sector?

[Michael Gove]

At the very beginning of my introduction to the Bill, I stressed my gratitude to all those who had worked to shape the measure and make recommendations on how we could improve it. I am sure that in Committee we will hear representations from different Members and different organisations about how we can improve the Bill further. I am open-minded about that: my aim is to ensure that we get a new deal and a fair deal for both landlords and tenants.

I have listened to representations from the National Residential Landlords Association and others about making sure that the overwhelming majority of landlords, who do a great job, are able to deal with a small minority of tenants who behave badly. I have also listened to representations from individual tenants and those campaigning for them, who want us to move ahead with the abolition of section 21 and the establishment of the portal. The establishment of the portal and the existence of the ombudsman will, I believe, ensure that landlords are on firmer ground and no longer undercut by rogues, and that tenants get a better deal. It is because the Bill provides both landlords and tenants with stronger protections for the future that I commend it to the House.

--- Later in debate ---

[Marsha De Cordova (Battersea) (Lab)]

Today’s Second Reading of the Renters (Reform) Bill is long overdue but, as many have already said, it unfortunately does not go far enough in many areas. Since the Government first promised to end section 21 no-fault evictions, 70,000 households have been evicted or threatened with homelessness. Everybody deserves to have a safe, decent and affordable home, but sadly, on the Tories’ watch, mortgage bills and rents are soaring, fewer people can buy their own home and over 1 million people are still stuck on social housing waiting lists.

My constituency is one of the youngest in the country and has a higher number of private and social renters than the national average. Average house prices are more than £675,000, which is around 15 times the average annual salary, making it much harder for many to get on to the housing ladder. All too often, that leaves them trapped in the private rented sector. The Renters Reform Coalition has rightly asserted that:

“The private rented sector in England is characterised by poor standards, a lack of affordability, discrimination and”—

most importantly—

“insecurity.”

I regularly receive correspondence from constituents complaining about the poor living standards and eye-watering rents that they are facing. That is why I asked the Secretary of State earlier why he would not bring forward provisions in the Bill to address the issues around decent standards. Renters have never been so exposed or so desperately in need of Government action to establish a fairer, more secure and more affordable private rented sector.

In London, private rents rose by over 6% in the year to this September, which is the highest for over a decade. The average rent in London is the equivalent of 40% of the average household income, compared with just 26% across England. The lack of protections for renters is playing a huge role in these trends. That is why reform of this sector is vital, but more needs to be done to protect renters and to ensure that they can live in a home that is safe, decent and affordable.

The Bill as it stands does nothing to address the cost of renting, which has skyrocketed. It contains no requirements for privately rented homes to meet the decent homes standard or provisions to increase councils’ investigative and enforcement powers. The Bill will eventually remove section 21 no-fault evictions, but it still has many issues. Renters will be protected from eviction only for the first six months of their tenancy, rather than the two years that many across the sector have been calling for. They will be entitled to receive only two months’ notice of an eviction rather than four months, which would give them more security, and landlords will be banned from reletting a property after evicting tenants on new grounds for only three months rather than for a year. While the Bill strengthens the law to ensure that landlords can increase rents only once a year, the mechanism for tenants to contest increases that are too high is not strong enough. We need to see a cap on tenancy rent increases at either the lowest end of inflation or wage growth.

I also want to touch on pets in private rented homes. This is an issue I have been working on with Battersea Dogs and Cats Home in my constituency, and an issue that many of my constituents have been writing to me about. It is something that they care about. For many people, their pets bring them physical, mental and social health benefits as they are an integral part of many family units. It is vital that we ensure that clauses 7 and 8 are protected in the Bill, so that tenants have a legal right to request a pet in the property and the landlord must consider that request and not refuse it unnecessarily.

This Bill alone will not solve the housing crisis in the private rented sector, and the Government must look at wholesale reform of the sector. Labour has committed, once in government, to increasing the affordable housing supply, and the Mayor of London has already invested over £3 billion in building genuinely affordable homes. There is so much more that the Government can do. They could look at unfreezing the local housing allowance and restoring the link between the LHA and rising rents. It has been frozen for too many years and it is totally out of step with the cost of renting for many in this sector. Shelter has shown that low-income renters are being forced to find, on average, an additional £648 for a one-bedroom property, which is virtually impossible for many.

This Bill only scratches the surface on fixing the housing emergency created by the Conservatives. To protect our constituents, more needs to be done in every way to ensure that everybody has a safe, decent and affordable home to live in. This is the level of ambition that we need, but unfortunately it has been missing from this Government.

City Centre Security Measures and Access for Disabled People

Marsha De Cordova Excerpts

Tuesday 25th April 2023 Commons Chamber

[Rachael Maskell (York Central) (Lab/Co-op)]

I am grateful to have been granted the opportunity to have this debate. The centre of York is a special place. It is one that my community really values, with its amenities and services, its heritage and its friendships. Imagine someone being told that they are no longer allowed entrance. Why? Because they are a disabled person. Disabled not by the debilitative impairment that they have learned to live with, but “dis-abled” because the new security barriers prevent them using the blue badge access on which they depend. For some, alternatives may be found, but if their vehicle is their only means of transport and Motability alternatives do not work for them—or if it is where they store their medicines or equipment, such as a nebuliser, or it is their safe space—then being denied entry takes away their human rights and dignity.

We had these debates decades ago, resulting in the Disability Discrimination Act 1995. We understand the social model of disability, which is about the barriers—in this case, literally barriers—that prevent people from living their life without detriment. People are now locked out of their city not because they have an impairment, but because of intransigence within the local authority or authoritarians within it not recognising their basic human rights. As if life was not hard enough already, that one moment in the week when they go to the bank or post office, meet a friend for a coffee, or go to church or the cinema is now forbidden. Even the St Sampson’s centre, a specialist social space for older people, is cordoned off. It is discrimination.

[Marsha De Cordova (Battersea) (Lab)]

My hon. Friend is making an excellent opening to her speech. Does she agree that a local authority seeking to ban disabled people from being able to access the centre of York amounts, pure and simple, to direct discrimination? It is a breach of their civil and human rights, and if the local authority were to rethink this, it would lift that ban and remove the barriers so that disabled people can freely access the city within which they live.

[Rachael Maskell]

I am really grateful to my hon. Friend for making that point so powerfully, because this is an infringement of somebody’s rights and it is discrimination.

While the UN General Assembly and special rapporteur say that human rights and security are not in conflict, but complement each other, those with a poor knowledge of human rights have set them against each other. Tonight, I want to set the scene in York and say what the Government need to do to uphold human rights while strengthening security, as Labour would.

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[The Parliamentary Under-Secretary of State for Levelling Up, Housing and Communities (Lee Rowley)]

I start by conveying my sincere appreciation to the hon. Member for York Central (Rachael Maskell) for calling the debate and for speaking so powerfully on behalf of her constituents, especially those who have been adversely affected by the installation of bollards, the removal of blue badge parking in York city centre and the many other issues she highlighted.

I thank the hon. Members for Battersea (Marsha De Cordova), for City of Chester (Samantha Dixon) and for Strangford (Jim Shannon), and my hon. Friend the Member for Woking (Mr Lord), for their contributions to the debate. I particularly thank my hon. Friend the Member for York Outer (Julian Sturdy), who is no longer in his place, for his contribution. I know he has similarly strong views to those articulated by the hon. Member for York Central. Both the hon. Members who represent the city of York are committed champions of the residents and businesses that call York home, and I know they share our ambition for that fine city, in the heart of the northern powerhouse, to continue to grow and flourish in the long term.

York attracts over 8 million tourists from home and abroad every year. We know the visitor economy is vital for the city, but it also causes the types of questions, challenges, trade-offs and considerations that the hon. Lady so eloquently espoused in her speech. An appropriate balance clearly needs to be struck, so in my response I want to provide clarity about the Government’s role and responsibility, while outlining some of the work around accessibility for disabled residents in York, and indeed in all our towns and cities.

First, I will talk about the UK shared prosperity funding, from which some money has been contributed to the work that has been discussed. I will then talk about accessibility and finally about blue badge parking.

As the hon. Lady will know, appreciate and accept, empowering places to identify and build on their own strengths and needs is a core tenet of the levelling-up agenda, which is why the UK shared prosperity fund is giving York £5 million. The hon. Lady is absolutely right that improving infrastructure costs money and takes time. The fund will help neighbourhoods and create more high-skilled, high-wage jobs of the future.

As the hon. Lady outlined, clear concerns have been expressed about the changes that have made to some of the projects, including the perceived heavy handed use of bollards that restrict accessibility for people in wheelchairs. In rolling out the UK shared prosperity fund, we have been clear that we want to give local areas the maximum amount of local discretion. The essence of devolution is affording local areas the freedom to forge their own path, but with rights come responsibilities.

The hon. Lady has expounded the concerns that she and many others have about the course of action that has been outlined so far by City of York Council. The Government have always been unequivocal in saying that our high streets must be open and accessible to everyone. Local authorities have a duty, under section 122 of the Road Traffic Regulation Act 1984, to exercise their functions in securing the

“expeditious, convenient and safe movement of traffic.”

Although councils are ultimately free to make their own decisions about the streets under their care, they need to take into account the relevant legislation. They are also responsible for ensuring that their actions are within the law. They are accountable to local people for their decisions, and indeed for their performance. There is no specific requirement for local authorities to use bollards; it is for each council to decide the most appropriate way to resolve these challenges.

Blue badge parking is a similar case. I know that the hon. Lady has been a champion of reversing the ban on blue badge parking since it was introduced in the city’s pedestrian zones as part of the measures introduced in 2021. I appreciate that the resident-led campaign has won the support of others, including Dame Judi Dench, as the hon. Lady outlined in her conclusion.

The blue badge scheme is a lifeline for many disabled people. It helps approximately 2.5 million people in England to remain independent, while preventing social isolation. The Department for Transport has published several documents and some non-statutory guidance for councils on how the scheme should operate. One such document, as the hon. Lady outlined, is “Inclusive Mobility: A Guide to Best Practice on Access to Pedestrian and Transport Infrastructure”, which sets out the provision that should be made for parking spaces. It states:

“Creating and maintaining an accessible public realm is crucial for ensuring that disabled people are not excluded from playing a full role in society… Inclusive design requires that the needs of all disabled people are considered from the outset of any transport and pedestrian infrastructure”.

Personally, I would strongly encourage the city of York to think carefully about reconciling the understandable challenges with which it has to grapple, which we all recognise—the hon. Lady was careful to articulate and highlight them in her speech—with an approach that meets the rights of disabled people in the way she outlined. There is always a balance to be struck between protecting the public and not unduly imposing on the rights and freedoms of disabled residents, blue badge holders or the wider public who need to park in the city for essential reasons.

[Marsha De Cordova]

In my opinion, City of York Council is clearly breaching the law. It does not even seem to be complying with its responsibilities under the public sector equality duty. Is there scope for the Government to intervene to instruct or encourage the council to reverse the ban?

[Lee Rowley]

I am grateful for that question, which goes back to my point that ultimately central Government have to recognise, if we believe in devolution, that local councils must have the aegis and the space to make decisions. However, councils must make those decisions in accordance with the law, must have regard to regulation, and must think carefully about the impact and implications of their decisions in the way the hon. Member for York Central outlined. The fact that the subject had to be raised in this place tonight is indicative of the level of concern that has been expressed on both sides of the House about the challenges facing the city of York.

I have to respect the devolution settlement. I have to recognise that, ultimately, it is right that decisions are made locally. Local government does fantastic things across the country on a daily basis, and we should congratulate it and thank it for doing so. Nevertheless, I hope that the city of York is listening tonight, that it has heard the concerns and comments that have been articulated, and that it will consider very carefully how to approach the matter in future.

Question put and agreed to.

Levelling Up, Housing and Communities

Marsha De Cordova Excerpts

Monday 27th March 2023 Ministerial Corrections

[Michael Gove]

I am grateful to the Father of the House, who has been indefatigable in his efforts on behalf of those affected by this crisis and of leaseholders more broadly. I should say, for his benefit and that of the House and the Opposition, that developers will be updating leaseholders on progress towards remediation quarterly on 31 January, 31 April, 31 July and 31 October each year—that will be public accountability.

I should also say for the benefit of my hon. Friend and the House that 95% of the most dangerous buildings—those with aluminium composite material cladding—have either completed or started remediation work.

[Marsha De Cordova (Battersea) (Lab)]

I thank the Secretary of State for his statement and the progress he is making on this issue, but action is still needed to address what has become a two-tier system of building safety support for leaseholders. As has already been mentioned, leaseholders in Battersea who reside in buildings under 11 metres or in a development that has become an enfranchised building do not qualify for the support for which other leaseholders rightly qualify. They feel abandoned by this Government. If the Government are looking at this issue on a case-by-case basis, I would love to understand a bit more how it will work, because I want to ensure that those leaseholders are getting the support they need.

[Michael Gove]

The hon. Lady makes a very important point. In the legislation, there is a category of non-qualifying leaseholders: people who have more than one property.

[Official Report, 14 March 2023, Vol. 729, c. 736.]

Letter of correction from the Secretary of State for Levelling Up, Housing and Communities, the right hon. Member for Surrey Heath (Michael Gove):

An error has been identified in my response to the hon. Member for Battersea (Marsha De Cordova).

The correct information should have been:

Oral Answers to Questions

Marsha De Cordova Excerpts

Monday 27th March 2023 Commons Chamber

[Dehenna Davison]

My right hon. Friend is absolutely right; Government funding is just one part of the puzzle to ensure that local areas get the investment they need. Attracting that private sector investment is absolutely crucial, and I am grateful to my right hon. Friend for all the work he has done locally to make sure we are fully levelling up Rossendale and Darwen.

[Marsha De Cordova (Battersea) (Lab)]

13. Whether he is taking steps to support leaseholders with building safety costs.

[The Parliamentary Under-Secretary of State for Levelling Up, Housing and Communities (Lee Rowley)]

The Building Safety Act 2022 introduced extensive protections for leaseholders in buildings above 11 metres. Developers in Government schemes will pay for cladding remediation, and developers that have signed contracts or are associated with landlords will also pay for non-cladding work.

[Marsha De Cordova]

It is a national disgrace that nearly six years on from the Grenfell tragedy, leaseholders in Battersea are still stuck in buildings that are below 11 metres. It is not right for the Secretary of State to say that this will be assessed on a case-by-case basis when we know that shorter buildings will have more vulnerable people in them, will have more cladding, and will suffer from greater fire safety defects. When will the Government finally get a grip and allocate resources, and prioritise those according to risk?

[Lee Rowley]

I am sorry to disagree with the hon. Lady, but it absolutely is the case that buildings under 11 metres typically have a lower set of issues associated with them when reviewed on the basis of the PAS 9980 principles, which are utilised to assess whether issues are there or not. Where colleagues are aware of problems in buildings, we have asked—and continue to ask—them to get in touch with us, so that we can look at those problems. We are doing so—I looked at a case in Romford only last week. If the hon. Lady wants to provide me with further information, I would be happy to look at those individual cases.

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[The Parliamentary Under-Secretary of State for Levelling Up, Housing and Communities (Lee Rowley)]

Yes. Eastbourne council is wrong. The pre-election period does not stop councils from responding to Members of Parliament, and they should do so.

[Marsha De Cordova (Battersea) (Lab)]

T9. The leasehold system too often traps homeowners, including many of my constituents. They have complained to me of fire safety risk, poor building maintenance, astronomically high service charges and poor customer service. Labour has been calling on the Government to end feudal leasehold systems. Will the Secretary of State bring forward legislation on further leasehold reform in this Session, so that all homeowners can live in a safe, decent and affordable home?

[Michael Gove]

Very good points. That is the plan.

Budget Resolutions and Economic Situation

Marsha De Cordova Excerpts

Tuesday 21st March 2023 Commons Chamber

[Marsha De Cordova (Battersea) (Lab)]

Thank you for calling me, Mr Deputy Speaker. It is good to see you this afternoon.

This country is experiencing the biggest fall in household living standards since records began, with weak growth, low pay and a workforce shortage. Last week’s Budget should have been an opportunity for the Government to try to unlock the potential of our great country, but, after 13 years of Tory rule, it has just shown how out of touch and out of ideas they really are. They have no long-term plan for growth, yet they still want to champion the virtues of Brexit. Wages are now lower in real terms than they were in 2010, and people will be paying more tax—but who will not be paying more tax? Yes, the richest 1%, following those pension changes.

There was nothing for small businesses such as those in my constituency: they were given no hope. There was no new investment for London, with nothing provided for housing or transport infrastructure. When will the Government understand that when London does well, the country will also do well?

Ahead of the Budget, I wrote to the Chancellor about childcare reforms, urging him to fix the broken system. There were some announcements, but it is glaringly obvious that full implementation of all the policies will not happen until 2025, so those who will benefit have not yet even been born.

The Chancellor also placed a great deal of emphasis on getting people back to work, including the ill and disabled. We know that the changes proposed in the health and disability White Paper will have a significant impact on millions of disabled people. The Chancellor ramped up his rhetoric about conditionality and more sanctions, but all the evidence shows that sanctions do not work. It is important for the Government to heed that point and follow the ruling from the Information Commissioner, who said that they must publish the results of their research on sanctions. The ruling came last week, so when will the Government publish that report?

As I said in my urgent question last week, no one is going to argue with the scrapping of the work capability assessment—it was cruel, it was inhumane, and it caused harm to people’s lives. However, relying solely on the personal independence payment assessment—another assessment that is cruel and inhumane, but whose function and purpose are totally different from those applying to someone receiving an income replacement benefit—will not work, because PIP is intended to cover the extra costs of living with a disability. It is also flawed, as is truly evident from the success rate of the appeals, which is between 70 and 80%.

I believe that when it comes to getting more people back to work, the Government must focus on some of the barriers that those people face, such as an inaccessible transport network and discrimination in the workplace. They should invest more in the Access to Work programme, which I consider to be the best form of employment support. If they do that, they will finally begin to start reducing the disability employment gap, which has remained stubbornly at 30% for more than 10 years. Investment in Access to Work is vital, as is reducing the backlog, given that more than 10,000 people are waiting for their assessments and support.

Finally, let me point out that yet again the Government have failed to publish an equality impact assessment, thus failing in their responsibilities under the public sector equality duty. It is vital that they do so now.

Building Safety

Marsha De Cordova Excerpts

Tuesday 14th March 2023 Commons Chamber

[Michael Gove]

The right hon. Gentleman makes a very important point. In most cases, a building under 11 metres which might, for example, have cladding on it, or might have some of the materials that in other circumstances would be systemically unsafe, does not have safety risk. We need to look proportionately at each building, and that takes time. Thanks to the energetic efforts of the Minister for building safety, my hon. Friend the Member for North East Derbyshire, we have reached agreement with a majority of lenders, which are now lending against properties, because through the engagement we have had with them, there is now a more proportionate way of deciding whether or not to lend against those buildings. As we have discussed in the past, however, let us look at individual cases, and if constituency cases and examples have come to light that the right hon. Gentleman feels are not captured by the steps we have taken so far, I look forward to working with him to address them.

[Marsha De Cordova (Battersea) (Lab)]

I thank the Secretary of State for his statement and the progress he is making on this issue, but action is still needed to address what has become a two-tier system of building safety support for leaseholders. As has already been mentioned, leaseholders in Battersea who reside in buildings under 11 metres or in a development that has become an enfranchised building do not qualify for the support for which other leaseholders rightly qualify. They feel abandoned by this Government. If the Government are looking at this issue on a case-by-case basis, I would love to understand a bit more how it will work, because I want to ensure that those leaseholders are getting the support they need.

[Michael Gove]

The hon. Lady makes a very important point. In the legislation, there is a category of non-qualifying leaseholders: people who have more than one property. We wanted to attempt to draw the line in order to ensure that, for example, significant investors—people with significant means—were not benefiting from a scheme that was designed for every man and woman, as it were. However, I have some constituents who are in the same boat as the hon. Lady’s, and we are looking at the situation to try to make sure that we do not have people at the margins who are being treated unfairly. I cannot make any promises at this stage, but the hon. Lady raises an important point, and we are aware of it.