Housing: Leasehold
Lord Kennedy of Southwark Excerpts(3 years, 4 months ago)
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Lord Greenhalgh (Con)
All I can say is that there is a real commitment to drive forward reform. I am now the Minister responsible for leasehold, and the noble Lord will see action.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, does the noble Lord agree that any mechanism to enable leaseholders to acquire the freehold of their property should include all parts of the property, as recommended by the Law Commission, so that we do not end up in a situation where a leaseholder acquires the freehold of their flat and then another freeholder owns the communal staircase and the roof? In that case, you would have all sorts of problems in the future. If we are to have reform, we need to reform it properly.
Lord Greenhalgh (Con)
My Lords, the noble Lord is a very wise man. I cannot give him any particular position on enfranchisement today, but it is important that we take these points into consideration before we adopt a formal policy position.
National Planning Policy Statements: Climate Change
Lord Kennedy of Southwark Excerpts(3 years, 5 months ago)
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Lord Greenhalgh (Con)
My Lords, the point around brownfield is very well taken. It is much better to build on brownfield than on greenfield land, although I have to say, from my own experience of 16 years as a local councillor, that CPO powers are not frequently used by local authorities. This is something that we need to think about; that power could be used to good effect.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, I refer the House to my relevant interests as set out in the register. Many local authorities have declared a climate emergency, but at the same time have opposed renewable energy developments or other developments in their areas that would be consistent with their policy intent. There is a real tension and a real inconsistency here, and it is the responsibility of the Government to deal with that. Does the noble Lord agree on that point and, if he does, what plans does he have to deal with it?
Leaseholders and Cladding
Lord Kennedy of Southwark Excerpts(3 years, 5 months ago)
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Lord Kennedy of Southwark (Lab Co-op)
My Lords, I refer the House to my relevant interests, as set out in the register. We are clearly making some progress with this Statement, but we need absolute clarity that no leaseholder or tenant will face any cost as a result of this scandal. Does the Minister accept that tenants and leaseholders are the innocent victims here? Does he also accept that redress for this scandal has to be by the builders who built the unsafe buildings, the people who signed them off as safe, and those organisations which provided insurances, warranties, guarantees and protections? It is regrettable that some of these companies are now trying to wriggle out of obligations that they gave.
The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)
My Lords, the Government do accept that leaseholders are victims in this situation. We recognise that the £1.6 billion of public funding that has been put up so far to pay for the costs of cladding remediation go some way to protecting leaseholders from the costs they face. We also recognise that this public funding does not absolve the industry from taking responsibility.
Business and Planning Act 2020 (London Spatial Development Strategy) (Coronavirus) (Amendment) Regulations 2020
Lord Kennedy of Southwark Excerpts(3 years, 5 months ago)
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Lord Kennedy of Southwark (Lab Co-op)
My Lords, I thank the noble Lord for setting out the purpose of these regulations. At this point, I always look with admiration at the skills of many Members of your Lordships’ House who manage to deliver a witty, entertaining speech on a measure of the type before us today. I do not have those skills and I have no questions to ask. I am happy with the regulations.
Fire Safety Bill
Lord Kennedy of Southwark ExcerptsTuesday 24th November 2020
(3 years, 5 months ago)
Lords ChamberRead Full debate Fire Safety Bill 2019-21 View all Fire Safety Bill 2019-21 Debates Read Hansard Text Read Debate Ministerial Extracts Amendment Paper: HL Bill 132-R-I Marshalled list for Report - (12 Nov 2020)
The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)
My Lords, in moving this Motion, I want to thank all those around the House who have taken part in the Bill’s passage so far. I am proud that this is the first Bill I have taken through your Lordships’ House solo.
The Bill represents a significant step towards delivering meaningful change so that a tragedy like that at Grenfell Tower can never happen again. The Government are, and always have been, committed to implementing the Grenfell Tower Inquiry phase 1 recommendations. The Fire Safety Bill is the first legislative step in this process, and, as I have stated before, we are committed to delivering the Grenfell recommendations through regulations following the fire safety consultation.
The building safety Bill will also deliver significant change in both the regulatory framework and industry culture, creating a more accountable system. Taken together, the Fire Safety Bill, the building safety Bill and the fire safety consultation will create fundamental improvements to building and fire safety standards and ensure that residents are safe, and feel safe, in their homes.
Although this is a short, technical Bill, it is important to ensure we get the legislative sequencing right. I am therefore committed to delivering this Bill, which will pave the way for the Government to introduce regulations that will deliver on the Grenfell Tower Inquiry phase 1 recommendations. We received 200 responses to our consultation, and I thank everyone who responded. I beg to move.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, I thank the noble Lord, Lord Greenhalgh, for his engagement with myself and the House in general as we have considered the Fire Safety Bill. The noble Lord engaged with Members of all parties and none in his friendly, engaging style. I very much appreciate that; it is the only way to do business in this House. I think the noble Lord will have a long career on those Benches, and I wish him well there. The Bill goes back to the other place in a much better state than it arrived here in. Important amendments have been passed. I hope the Government will reflect carefully on those amendments and not just seek to overturn them in the other place.
It was good that the noble Lord again confirmed that the Government are committed to implementing the first phase of the Grenfell Tower Inquiry report. I am delighted to hear that, and we have passed amendments to facilitate that. I will say to the noble Lord and the Government that it is ridiculous that the Government keep voting against the pledges they make at the Dispatch Box and had in their manifesto. I hope they will take that on board in the other place. Surely it is right that a public register of fire risk assessments is available and kept up to date.
Finally, we must end the leasehold and tenant cladding scandal. These are the innocent victims; they must not bear the costs. The costs must be borne by the people who built the building—the warranty provider, the guarantors and the people who signed the buildings off as being fit for purpose—not by the poor tenants and leaseholders. All the amendments agreed by the House have gone to the Commons. I hope they will do the right thing in the other place and not just oppose them and send them back. I thank everybody who engaged in this Bill.
Baroness Pinnock (LD) [V]
My Lords, this short, two-clause Bill has provoked considerable interest across the House, which is surprising, as it is a Bill that seeks to remedy some of the system failures that led to the appalling tragedy at Grenfell Tower. I join in the thanks to the Minister for arranging meetings with those of us who wished, through amendments, to improve the Bill. I thank him very much for listening to the concerns we raised.
The Bill, as amended, provides greater protection for residents by implementing some of the recommendations of the Grenfell inquiry phase 1 report and requiring fire risk assessments to be made publicly available for potential residents. The Grenfell Tower Inquiry is, little by little, exposing the building practices that resulted in flammable cladding being attached to Grenfell Tower—and many other buildings across the country—with such tragic consequences.
Currently, there is a crisis involving people across the country who are in constant fear and anxiety because they are living in flats that are encased in flammable cladding. Currently, it is the leaseholders and tenants who are expected to pay towards the costs of making their homes safe. However, we have passed an amendment to stop that outrageous practice. They have been sold homes that were deemed to be safe but are not, because of building failures. The cost of putting those failures right must not be theirs. The amendment we passed on Report puts that principle into the Bill.
Since Report, I have had many emails and messages from desperate and distraught residents of these flats. Some are being asked to pay way over £40,000 towards the costs of putting these cladding and other building failures right. It is not fair and it is not just. I hope the Government will be able to accept the principle set out in the amendment. I very much look forward to the Minister’s reply.
Towns Fund
Lord Kennedy of Southwark Excerpts(3 years, 5 months ago)
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Lord Kennedy of Southwark (Lab Co-op)
My Lords, I draw the attention of the House to my relevant registered interest as a vice-president of the Local Government Association.
I welcome the towns fund, as getting funding to communities is always welcome news, but this whole issue has arisen because of concerns about how the funding is allocated. It must be fair and based on understandable criteria and a proper assessment of the need and must have clear goals. At no point should there ever be any suggestion that funding is taking place on political terms. What assurance can the noble Lord give the House that this has not been the case with funds allocated to date? Can he provide information on the different areas where funding was allocated or refused and on the criteria used by his department to make such decisions?
The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con) [V]
My Lords, I am very happy to provide an outline of how the towns were selected. Officials ruled out 541 towns based on their lower levels of deprivation. The remaining towns were ranked as higher, medium or low priority based on an evidence-based methodology. The top 40 high-priority towns were chosen for town deals. Ministers used their local knowledge to conduct a qualitative assessment when picking the remaining 61 towns. This involved—
Fire Safety Bill
Lord Kennedy of Southwark ExcerptsTuesday 17th November 2020
(3 years, 5 months ago)
Lords ChamberRead Full debate Fire Safety Bill 2019-21 View all Fire Safety Bill 2019-21 Debates Read Hansard Text Read Debate Ministerial Extracts Amendment Paper: HL Bill 132-R-I Marshalled list for Report - (12 Nov 2020)
Lord Shipley (LD) [V]
My Lords, I remind the House that I am a vice-president of the Local Government Association. I strongly support this group of amendments, and it is good to see cross-party support for them.
At previous stages of the Bill, I spoke on the importance of increased electrical safety checks. In view of what we are now hearing from the Grenfell inquiry, such checks of electrical systems and appliances in high-rise blocks are vital. As the noble Lord, Lord Bourne, said, there should be a safer home environment and we should be translating good intention to action. I strongly agree. He reminded us that almost half of domestic fires relate to an electrical fault, and also of the precedent of a register of electrical equipment in student housing blocks.
The noble Lord, Lord Randall, made a number of points on second-hand electrical equipment, which I hope the Minister will note. The noble Lord, Lord Whitty, explained that the cost is minimal. This derives, in part, from the speech of the noble Lord, Lord Best, in Committee, where he identified how the cost could be much lower than people had thought. My noble friend Lord Tope called for a clear commitment from the Minister on what action the Government are proposing and when they are proposing to implement it.
It has been said that the legislation will be complicated to enforce. The noble Earl, Lord Lytton, made a number of detailed points about the responsibilities of leaseholders and those with other kinds of tenure. I hope the Minister responds to those points, particularly in view of the distinction that may have to be drawn between systems and appliances. The points made by the noble Earl, Lord Lytton, will be very helpful in drafting regulations. He said that we need a cultural change; that has to be right.
The noble Lord, Lord Mann, has personal knowledge of living in a residential block as a private tenant. That experience will clearly be helpful to the proceedings of the House. He raised a number of important issues on design, which I hope the Minister will note.
It is important to understand the issue properly. It is surely the right of tenants and leaseholders of high-rise blocks to feel more secure. This is a public safety issue. I cannot understand why checks are required in the private rented sector but not for high-rise blocks, except where the property in that block is privately rented. I hope that we hear something helpful on this from the Minister in a moment.
Finally, there is going to be a responsible person. I am fully in support of that, but such a person needs responsibilities to undertake. This group of amendments presents some responsibilities that seem central and core to the duties and obligations of a responsible person. For that reason, I fully support this group of amendments.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, as this is the first time I am speaking on Report today, I refer the House to my relevant registered interests—namely, as a vice-president of the Local Government Association, chair of the Heart of Medway housing association and a non-executive director of MHS Homes Ltd. I support the Fire Safety Bill. My main concern across the whole Bill is the speed with which we are moving forward. That is the main issue for me with this and other amendments.
I fully support the amendments before us today in the names of the noble Lord, Lord Bourne of Aberystwyth, and other noble Lords. I tried to sign up to these amendments, but I was too late; all the spaces had already gone when I contacted the Public Bill Office. I have made it clear to the noble Lord, Lord Bourne, that he has my full support, and I pay tribute to him for raising these issues, as he did on 29 October during the consideration of the Bill in Committee. I also put on record my admiration for the charity Electrical Safety First, and Robert Jervis-Gibbons and his colleagues, for all the work they do to highlight the danger of electrical fires to both property and people. Through their campaigning work, we have managed to make progress in recent years in the area of fires started by electrical ignition.
In speaking in this debate, noble Lords mentioned the fires at Lakanal House in Southwark, Shepherds Court in Shepherd’s Bush and Grenfell Tower—all examples of the tragedies that electrical fires can cause. We need to ensure that action is taken. As has been clearly set out to the House, these amendments are intended to build on the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, which provide for mandatory checks in the private sector every five years. Those regulations were good news, and the noble Lord, Lord Bourne of Aberystwyth, deserves credit for all his work in bringing them into force.
What now needs to be addressed is the tenure lottery that has been created, as private tenants in a building will be covered by the regulations but social tenants and owner-occupiers will not. There are three types of tenure, but only one would be required to have electrical safety checks. You can see the problem: if you have a block of flats but only some of the properties are tested, covered and confirmed as safe, or have remedial work that is needed and undertaken, but others are not checked, the building is then not safe. How can some properties be required by law to be checked, when others are not? That has to change. I suggest that, to be certain the building is safe for all dwellings, it would need to be checked by a competent person. If it is for only some of the dwelling, you cannot deem the building to be safe.
The amendments before us also provide for a responsible person, which is a new role that I fully support, to be brought into being to compile a register of every white good in a building. This would ensure that, when a recall of a product occurs, we can quickly identify all the affected appliances and the safety issue can quickly be resolved. This does not take away responsibility from the people who sell the appliance or the manufacturers, but it is another important safety measure.
The Government may take the view that they cannot commit to this, at this stage. The noble Lord, Lord Bourne, has not indicated that he wishes to test the opinion of the House, but I hope to have a considered opinion from the noble Lord, Lord Greenhalgh, on these important amendments. I also hope that the noble Lord and his team will look at what goes on in other parts of the world—certainly in Australia—where there are much stricter regimes about electrical white goods than elsewhere. They need to be looked at because, clearly, if this can work in other parts of the world, it can work here. All these amendments are about keeping people safe, and I fully support them.
“( ) The consultation under subsection (5) must involve—(a) local authorities;(b) relevant trade unions including but not limited to those representing firefighters;(c) relevant organisations representing firefighters;(d) bodies representing tenants and residents of impacted properties; and(e) any other bodies deemed relevant by the Secretary of State.( ) A report detailing the findings of the consultation under subsection (5) must be laid before Parliament.”Member’s explanatory statement
This amendment would ensure that any consultation must include local authorities, trade unions, and representatives of tenants and residents.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, this is an issue that I raised in Committee, and I confirm that I have no intention of dividing the House on it this afternoon. I have tabled it again to give the Minister the opportunity to put beyond any doubt that the organisations that I have listed will be consulted, without question, because they are important in their different ways. I accept the point that has been made before that things change over time, but I think it is a reasonable assumption that we will have local authorities, trade unions representing firefighters and other workers in the sector more generally, and associations representing tenants and residents, for the foreseeable future, and that consultation must go much wider than the National Fire Chiefs Council.
Amendment 6 from the noble Baroness, Lady Neville-Rolfe, is a probing amendment, as the noble Baroness makes clear in her explanatory statement, allowing the Minister to offer clarity to the House. Again, I welcome the amendment made in that spirit by the noble Baroness and I beg to move.
Baroness Neville-Rolfe (Con)
My Lords, it is always a pleasure to follow the noble Lord, Lord Kennedy. I think that he and I agree on the value of consultation in many different arenas.
My probing amendment relates to an appalling situation arising as an indirect consequence of the Grenfell tragedy. As a direct result of that fire, vast amounts of cladding, especially on high-rise blocks, will have to be removed. The requirements for improvement consequently imposed on those concerned—freeholders, leaseholders and so on—affect a very large number of multiple-occupation dwellings, unnecessarily, some might say, whatever their height. As a consequence, surveyors, insurers and mortgage lenders, all financially involved, have become very concerned by their clients’ potential unquantified exposure to risk and are taking steps to minimise it. Inevitably, they are taking a cautious view. Wooden features such as staircases and partitions—used since the dawn of time and much more sustainable than steel or plastic derivatives—are often viewed with suspicion.
A particular uncertainty is what the remedial action will cost and who will bear that cost. There is currently no good answer to that concern and, as a consequence, much of the market is effectively frozen. Thus, many properties are in practice unsaleable, with knock-on effects on people’s financial viability and the mobility of workers. As I emphasised in Committee, this is a nightmare for the young who want to move when they have a baby, for the old who want to trade down to something smaller and release capital for their care, and for the unemployed who need to move to get a new job.
I explained all that in Committee, and I think it would be fair to say that, although the Minister, in responding, accepted that there was a problem, he said nothing about how it might be solved. I hope that we can move a step forward today and that the Minister will be able to say something that will ease up the market in respect of at least some of the dwellings where the fire risk is small. Standing back, it is apparent that the Bill takes us in the wrong direction on this issue, because it provides for an increase in the number of requirements and regulations without providing a way forward on the threat to the housing market and our reputation as supporters of home ownership, which many people aspire to.
To be more specific, first, can the Minister provide a clear trajectory for the implementation of the Bill, the revisions to the fire safety order and the building safety Bill to reassure us on consistency and show how the uncertainty and unintended consequences for leaseholders arising as a result of these changes will be kept to a minimum?
Secondly, what assessment have the Government made of the availability of qualified assessors and fire safety engineers to account for the increased demand that will arise from the Bill? How can they help in this regard?
Thirdly, can the Government develop a system, such as you might see in the health and safety area, referenced earlier, that allows non-professionals involved in managing multiple-occupation properties to do the necessary risk assessments and give the assurances needed for the market to move? The EWS1 system—designed, I believe, to help with the mortgage problem—has, unfortunately, had a perverse effect.
Fourthly, can the Minister say anything to unfreeze properties—for example, those of a low height where the risk is much less?
This is a very difficult issue and I know that my noble friend the Minister, with his experience of local government, understands the issues and has been trying very hard. I welcome the considerable funds made available to deal with the most serious high-rise cladding issue and the progress that is therefore being made. He should also be thanked for his wider efforts to improve the housing sector and build more homes. However, the problem that I have described, with support from my noble friend Lord Shinkwin in Committee, is a very serious one and we need action now. As the noble Lord, Lord Kennedy, will be winding up on this group, I should like to say that I, like my noble friend Lord Bourne, would appreciate a further meeting on how we tackle this matter before the new order and the building safety Bill proceed.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, I thank the Minister for his response to this short debate and for putting clearly on the record his views on consultation, which I fully support. As he said, it is important to have a wide range of appropriate consultees.
I also fully support the points raised by the noble Baroness, Lady Neville-Rolfe. We cannot allow people to continue to live in properties that are, effectively, worth nothing. I hope that the meeting referred to will take place, but it is also important that when builders construct these buildings and give warranties and guarantees, they are upheld. It cannot be right to allow builders to walk away from their obligations under warranties and guarantees have given; they need to be held accountable. I hope that the Minister will take back that very important point. I beg leave to withdraw the amendment.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, I am very happy to support government Amendments 7 and 14 in the name of the noble Lord, Lord Greenhalgh. These amendments respond to the issues raised by the noble Lord, Lord Porter of Spalding, whose amendments I moved in Committee because he was having connectivity issues.
I have read the briefing from the Local Government Association, which confirms its support for the government amendments but reflects the concerns it raised about the fact that there were far too few fire risk assessors competent and insured to carry out the fire risk assessments of buildings with external wall cladding systems required under the Fire Safety Bill. We need to implement these powers quickly, and this is a reasonable way forward. The LGA is happy and I, too, am happy to support what the Minister is proposing today.
Lord Greenhalgh (Con)
My Lords, I am grateful to all noble Lords who have contributed to this short debate. I will address a couple of points. I assure the noble Earl, Lord Lytton, that I will endeavour to see that the regulation is written in plain English that even I can understand. In response to the noble Earl and the noble Baroness, Lady Pinnock, I agree that the timing is important, and guidance will be available at commencement.
These government amendments ensure that the risk-based guidance issued by the Secretary of State to support commencement of the provisions in the Bill that apply to all relevant buildings has the right legal status to incentivise compliance. These amendments also ensure that the Government can commence the Bill for all relevant buildings as early as possible after Royal Assent and at the same time as the risk-based guidance is issued.
I am sure that noble Lords will agree that there should be no delays in bringing this Bill into force. I thank the task and finish group for all its hard work in developing the advice to the Home Office, which I consider the optimal solution for commencing the Bill. It is important that we get this right, which is why we have listened to the views of the experts who will have to implement the Bill. I beg to move.
“Duties of owner or manager
The relevant authority must by regulations amend the Regulatory Reform (Fire Safety) Order 2005 (SI 2005/1541) to require an owner or a manager of any building which contains two or more sets of domestic premises to—(a) share information with their local Fire and Rescue Service in respect of each building for which an owner or manager is responsible about the design of its external walls and details of the materials of which those external walls are constructed; (b) in respect of any building for which an owner or manager is responsible which contains separate flats, undertake annual inspections of individual flat entrance doors; (c) in respect of any building for which an owner or manager is responsible which contains separate flats, undertake monthly inspections of lifts and report the results to their local Fire and Rescue Service if the results include a fault; and(d) share evacuation and fire safety instructions with residents of the building.”Member’s explanatory statement
This new Clause would place various requirements on building owners or managers of buildings containing two or more sets of domestic premises, and would implement recommendations made in the Grenfell Tower Inquiry Phase 1 Report.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, Amendment 8 in my name seeks to make progress in respect of the recommendations of the first phase of the Grenfell Tower Inquiry. I intend to test the opinion of the House on this amendment.
It is disappointing that progress has been so slow, in all matters, following the tragedy at Grenfell Tower on 14 June 2017. That is a matter of huge regret and, quite frankly, unacceptable. I have stood at this Dispatch Box for years urging the Government to move forward on all aspects of the tragedy with greater speed and urgency, but that plea has so far not been answered. We have on record pledges from Ministers to implement the full recommendations in the report of the first phase of the inquiry, but this Bill does not include provision for any of those recommendations to be implemented. That is most regrettable.
When this Bill was before the other place the Government did not take the opportunity to correct this, and opposed bringing it forward. Instead, they said that they would launch a consultation. The consultation was launched in July and ended last month—a full year after they pledged to implement the first phase recommendations. That highlights the problem: we are not moving quickly enough. I hope the noble Lord, Lord Greenhalgh, will explain to the House why the timescale that the Government are working to is so slow. People have waited far too long for legislative action.
I do not understand why the Government are not even prepared to include in the Bill the simplest of the inquiry’s recommendations, such as the inspection of fire doors and the testing of lifts. Perhaps the Minister will tell us why when he responds to the debate. These recommendations need to be implemented urgently. The Government need to do more and act with greater speed.
We remember that terrible night of 14 June 2017, with its dreadful loss of life and the ruin and devastation caused to the lives of those left behind. The physical scars may have healed, but the mental scars remain. It is beyond belief that, more than three years later, we have seen so little action.
This is the third piece of legislation from the Government. Today, people are still living in blocks of flats covered with ACM cladding; there are schools, hospitals and other buildings covered in it as well. Three years after the Grenfell Tower disaster, people will go to bed tonight having to rely on a waking watch. The cladding scandal has people trapped in their homes, unable to sell them and with the unimaginable worry that they are living in buildings which are potential death traps.
We ask the Government to take the long-overdue action to which they have committed themselves. It is urgent, necessary and right. Everyone concerned demands that these safety changes are put into effect. There is no justification for delay. The Government have given no reason for not acting immediately. They say that they want to do it not in this Bill but in the building safety Bill. That is just not acceptable, and I hope that the House will reject it. I beg to move.
Lord Stunell (LD) [V]
My Lords, I strongly support the eloquent plea made by the noble Lord, Lord Kennedy of Southwark, that we should get on with what everybody knows needs to be done. No one is apparently objecting to it, but the Government have not yet acted. The sense of impatience in your Lordships’ House is much more strongly felt by those who live in blocks affected by ACM and by all the terrible flaws in building construction revealed during the Grenfell inquiry and in Dame Judith Hackitt’s responses.
Amendment 8 systematically lists some of the key requirements that Dame Judith’s report strongly commended and recommended be done. The Government came to your Lordships’ House—not once, not twice, but at three-monthly intervals, for two years—promising that everything would be implemented and that this was a high priority. I am afraid to say that opportunities have been missed. The draft building safety Bill is silent on these issues, so it is not simply a case of saying that it will come up there: it does not. The opportunity has also been missed to include it in this Bill.
Among the recommendations is the inspection of individual flat entrance doors. We all know that tenants and leaseholders have individual views about personalising their accommodation. Not surprisingly, many flat doors do not comply. A survey in July showed that, of the roughly 750,000 fire doors in buildings of this type, perhaps as many as three-quarters needed some action to make them compliant. There is a potential risk to the residents in block after block after block. The Government are now resisting Amendment 8, which sensibly includes the core requirements of Dame Judith’s report for making our buildings safe. We have to wonder exactly how sincere the Government are in their frequent, powerfully expressed commitments, which, unfortunately, they do not seem willing to implement.
Just this last week, I have been looking with members of the Greater Manchester Fire and Rescue Service at what needs to be done to satisfy the requirements emerging from the Grenfell inquiry. They told me that they have been inspecting high-rise buildings in Greater Manchester—as you would expect—with considerable diligence. Having reassessed the situation based on their professional knowledge, they have already required a number of those blocks to completely change their evacuation procedures. Surely it is time that these sensible requirements were included in legislation. It should not just be up to particularly diligent fire authorities to make residents safe, but to owners, leaseholders and the building industry.
Here is the opportunity for the Minister to accept the strength of the argument put forward by the noble Lord, Lord Kennedy. Will he come back at Third Reading and include provisions along these lines? If not, I shall certainly be joining the noble Lord, Lord Kennedy, in the Lobby at the end of this debate.
The Deputy Speaker (Baroness Morris of Bolton) (Con)
My Lords, I have received no requests to speak after the Minister, so I now call the noble Lord, Lord Kennedy.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, I thank all noble Lords for their contributions in this important debate. While I have no doubt of the sincerity of the noble Lord, Lord Greenhalgh, on all these matters, it is most disappointing that again the Government have failed to take up the opportunity afforded to them to implement the recommendations of the first phase of the Grenfell Tower inquiry. They have said, and repeated today, that they are fully committed to implement those recommendations. What is the problem preventing that? The Government have repeatedly said that they are fully committed to doing so, but for some reason they will not do it. It is not good enough.
One goes home and reads or sees on the television the shocking revelations in the second phase of the Grenfell Tower inquiry, and, sadly, nothing that the noble Lord has said reassures me on these matters. The Government are not taking the decisive action that has again been referred to. It is three years and five months since the fire. I hope that the House will take decisive action and agree with my amendment. I wish to test the opinion of the House.
“Application of the Fire Safety Order to short-term lettings premises
(1) The relevant authority must, by regulations under section 2, amend article 2 of the Regulatory Reform (Fire Safety) Order 2005 (SI 2005/1541) (interpretation) as follows.(2) In the definition of “domestic premises”, after “one such dwelling);” insert—“but does not include any premises let to persons for gain as holiday or short-term accommodation during the occupancy of the premises by such persons.””Member’s explanatory statement
The new Clause will clarify that the Regulatory Reform (Fire Safety) Order 2005 applies to holiday lets.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, Amendment 9 tabled in my name and that of my noble friend Lord Mendelsohn, seeks to insert a new clause into the Bill. This is the same new clause I proposed on 29 October in Committee on the Bill. The clause seeks to plug what is in effect a gap in the legislation: the protection afforded by the order. I am sure that this will be of concern to all.
The fire safety order applies to the common parts of buildings and to the planning and arrangements for escape through those common parts. The position of the Government on these matters when we last considered this new clause was that, where someone lets a property for a period, at that point it is covered by the fire safety order. When it reverts to a normal dwelling house, it is not covered and does not need to be covered. The guidance from the Government is confusing to say the least. Last time we discussed this, I referred to the guidance from the Government in the document called Letting Rooms in your Home: a Guide for Resident Landlords.
In the fire safety order, Article 26 states:
“Every enforcing authority must enforce the provisions of this Order … in relation to premises for which it is the enforcing authority”.
But just look at large cities such as London. It surely must be of considerable doubt that the proper authorities have anywhere near the capacity to carry out the required inspections. How will they even know which properties come under the order, and at which time? In even greater doubt would be whether the owner of such a property has read the guidance and has any idea of their responsibilities under the order if their property is being used on sites such as Airbnb.
As I mentioned when this amendment was last debated, using freedom of information requests has revealed that no fire authority—not a single authority—has ever done an inspection of an Airbnb property, and the relevant authorities have no idea how many properties would come under the order. People renting property on a temporary basis should be properly protected. That means the owners or hosts understanding their obligations and demonstrating that to the people renting the property from them on a temporary basis.
My final point is that we are talking about people’s homes. There will be no fire escape: none of the fire safety measures you would find in a hotel, for example. The law is deficient in this regard. I hope the Minister will reassure us that he accepts there is an issue here and that the Government will work to sort out the matter. I beg to move.
Lord Parkinson of Whitley Bay (Con)
I thank the noble Lords, Lord Kennedy of Southwark and Lord Mendelsohn, for raising again this important issue—the treatment of short-term accommodation and holiday lettings under the fire safety order—just as they did in Committee. I thank all noble Lords who have spoken in this debate. Like them, I want to ensure that anybody staying in short-term or holiday accommodation is assured that their premises fall within the scope of fire safety legislation, and that there is a requirement on the owner to ensure, as far as is reasonably practicable, that they are safe from the risk of fire during their stay.
The noble Lords, Lord Kennedy and Lord Mendelsohn, mentioned the Do You Have Paying Guests? guidance that the Government issued. That was published in 2008 and is being updated, not least—as the noble Lord, Lord Tope, said—because of the growth of this type of short-term letting that we have seen since then. As part of that update, we have consulted many in the tourism sector, including Airbnb and similar platforms. It might reassure noble Lords to know that Airbnb has provided advice to its hosts in the past, including a leaflet that was drafted in partnership with the National Fire Chiefs Council, giving tips for those who use that platform on how to comply.
Turning to the law, the fire safety order applies to non-domestic premises. The responsible person for each premises is required to undertake a fire risk assessment and put in place adequate and appropriate precautions to manage the risk of fire to those lawfully on the premises. The question here is whether domestic premises, when let through peer-to-peer online platforms or similar means, continue to be domestic premises. I am grateful to the noble Lord, Lord Mendelsohn, for sharing the legal advice that he cited in Committee and again today on this point.
Richard Matthews QC submits that, if they are let as holiday accommodation, domestic premises do not necessarily cease to be domestic premises. A fire safety order would therefore not apply. As I explained in Committee, we had a different interpretation of the definition of domestic premises in Article 2 of the fire safety order but, as we said we would, we have taken the points raised by noble Lords and Mr Matthews on board and carefully considered them. To that end, the Home Office sought further legal advice, which acknowledges the points made by Mr Matthews and noble Lords that this is a complex issue with some legal ambiguity. That we are having this debate makes that point forcefully.
I hope I reassure noble Lords by setting out that the ambiguity is not a matter of arguing that either all or none of the premises are within the scope of the fire safety order, but that they must be considered case by case. I agree that ambiguity on such an important issue as this is not helpful. We want to ensure that fire safety legislation is clear, robust and properly protects the public. It is clear that further consideration of the points that noble Lords have raised is needed to ensure that the fire safety order captures the various types of premises let through peer-to-peer or similar platforms in a workable, practical and fair way.
Given the complexity of that undertaking, we do not believe that this Bill is the right vehicle through which to resolve it. It will, quite rightly, require consultation with interested parties, in both the fire safety and the tourism sectors. Doing that would delay the passage of the Bill, but we agree with noble Lords that that work needs to be done and I am happy to commit to undertaking it. I hope that noble Lords who have spoken today will continue to work with us as we do that, and that the noble Lord, Lord Kennedy, feels able to withdraw his amendment as a result of that reassurance.
Lord Kennedy of Southwark (Lab Co-op)
I thank all noble Lords who have spoken in this debate. As my noble friend Lord Whitty said, clarity and consistency are important here. In particular, I pay tribute to my noble friend Lord Mendelsohn for first bringing this matter to my attention and enabling us to table the amendments in Committee. There has been good engagement from the noble Lord, Lord Parkinson of Whitley Bay, and I am genuinely grateful for that. I am also grateful for the meeting we had a couple of days ago and the response that the noble Lord gave to the issue we raised today.
We all accept that there is a problem. I am pleased that we acknowledge that and that the Government are going to look at it in detail. That is a good outcome, so I thank the noble Lord for that. At this stage, I am happy to withdraw the amendment.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, it is a pleasure to speak in this debate and to support the noble Baroness, Lady Pinnock, and the noble Lord, Lord Stunell, on their amendments in this group. Both have comprehensively explained the intent of their amendments and, as I said, I fully support them. If the noble Baroness decides to test the opinion of the House on Amendment 10, I can assure her that the noble Lords on these Benches will support her in that endeavour.
Amendment 10 is particularly important as it talks about the public register of fire risk assessments, and I fully support it. As we heard from the Grenfell Tower fire inquiry and from elsewhere, the complete lack of important information about buildings is a huge issue. This amendment requires the Secretary of State to make provision for a register of fire risk assessments that is publicly available so that tenants and residents can see it. Importantly, the amendment also requires the register to be kept up to date. The relevant regulations would be brought before Parliament and subject to parliamentary procedure. I very much agree that there must be a safety-first approach to fire risk, and that is why I fully support these amendments.
Amendment 11 provides for a public register of fire risk assessors, which we have talked about. This amendment again raises an important issue that has arisen in a number of amendments throughout our consideration of the Bill; namely whether people are sufficiently qualified to do the assessments. Like many other noble Lords, I am concerned that we must never have fire risk assessment on the cheap. We need to have properly qualified people who know what they are doing and who can spot and correct the problems. A publicly available and up-to-date register of such people will make the difference.
The noble Lord, Lord Stunell, in speaking to Amendment 12, again made the point about permitted developments. It is absolutely right that fire safety and the work of the fire authorities is paramount when we are building buildings.
I fully support all the amendments in this group. As I said, if the noble Baroness, Lady Pinnock, tests the opinion of the House on Amendment 10, these Benches will support her.
Lord Greenhalgh (Con)
My Lords, I thank the noble Baroness, Lady Pinnock, and the noble Lord for raising this important issue on establishing a public register of fire risk assessments. The fire safety order currently places no requirement for responsible persons to record their completed fire risk assessments, save for in limited and specified circumstances. The self-regulatory and non-prescriptive nature of the fire safety order is the cornerstone of the legislation. It provides for a proportionate approach to effective regulation of fire-related risks across the wide range of buildings that fall within its scope.
I do, though, agree with the noble Baroness, Lady Pinnock, that it is of paramount importance that residents have access to the information they need to feel safe and be safe in their homes. However, the creation of a fire risk assessment register would place a new level of regulation upon responsible persons that could be seen as disproportionate. There are also questions in relation to the ownership and maintenance of such a register and where the costs would lie. There is a delicate balance to be struck.
The Government do, however, acknowledge that there is work to be done and that improvements can be made in respect of the sharing of important information with residents and other relevant persons. That is why the fire safety consultation set out a range of proposals to ensure that those persons are provided with vital fire safety information.
First, the fire safety consultation proposed to change the current position that a responsible person does not have to record their fire risk assessment by including a proposed new requirement on all responsible persons to record their full fire risk assessments. This would provide a level of assurance that their duty to complete a suitable and sufficient fire risk assessment has been fulfilled. In addition, the consultation also included proposals for responsible persons to take steps to provide vital fire safety information to residents, including the fire risk assessments on request. We are considering responses to the consultation to ensure that we take the needs of residents into account when establishing the final policy approach. The full consultation can be found online at GOV.UK and we will publish a response at the earliest opportunity.
I turn now to the related amendment from the noble Baroness, Lady Pinnock, and the noble Lord, Lord Stunell, which seeks to create a public register of fire risk assessors. I agree with the noble Lord and the noble Baroness that there is a clear need for reform in relation to fire risk assessors to improve standards. That is why the Government included a proposal for a competence requirement for fire risk assessors and other fire safety professionals in the recent fire safety order consultation.
Noble Lords will recall that, in Committee, I mentioned the work of the industry-led competency steering group and its subgroup on fire risk assessors. The group published a report on 5 October, which included proposals in relation to third-party accreditation, a competence framework for fire risk assessors and the creation of a register of fire risk assessors. The working group recommend that the register should be compiled from the existing registers and should be easy to use, with open public access to records of individuals and organisations. It is right that industry leads this work and continues to develop the competence and capacity of these professions.
I wish to assure your Lordships’ House that the Government are committed to working with the fire risk assessor sector to develop a clear plan to increase its capacity and capability. However, it is necessary to establish this basic principle of competence before we consider how the sector can be further professionalised. Again, the responses to the fire safety consultation proposals will inform the approach on issues relating to competence.
The right approach is for the Government to first establish a basic principle of competence and consider the competency steering group’s and subgroup’s proposals in relation to a register of fire risk assessors. The Government’s position is that this work should continue to be led and progressed by industry. We will support industry in taking forward this vital work.
Lord Stunell (LD) [V]
My Lords, it is a pleasure to follow the contributions of my noble friends Lady Pinnock and Lord Shipley and to support this amendment. I hope the Minister will see the strength of the argument and accept the amendment. If not, I regret that I shall also be seeking the opinion of the House on the matter.
I thank the noble Earl, Lord Lytton, for his—as ever—very thoughtful and constructive contribution. I am sure the Minister is aware that this is a complex and difficult question with many different moving parts, which the noble Earl so eloquently summarised. The one set of people who are not moving are the tenants and leaseholders stuck in flats which they cannot sell. They may be putting themselves at considerable personal as well as financial risk. These tenants, residents and leaseholders have no control over the circumstances in which they find themselves. They played no part in the decision-making—or lack of it—that has left them stranded. They are the vulnerable people whom the mighty, the powerful, the professionals and those with big pockets have left stranded. Our amendment is saying, “Right, let us at least fix this bit of the moving parts—these bits of the equation.”
I agree with the noble Earl, Lord Lytton, that there is a much bigger set of problems to be confronted. I hope that the Minister will accept this and will say that the Government are going to launch a wholesale consideration. I suspect that this is of concern far beyond the Home Office. Perhaps some prime ministerial attention can be given to sorting out this difficult and complex area.
The key question is: who will pay for the necessary works? Our amendment is simple and, I hope, clear. The innocent occupiers—the renters and leaseholders of millions of homes across the country—should not be held to ransom by building owners. They should not be forced to pay for making their homes safe, when they should have been safe from the start.
I know that the Government have begun to face up to the excessive costs facing leaseholders. The Minister has a well-tried set of statistics which he will give us again. The noble Baroness, Lady Pinnock, ticked that box for him by recounting them. I know the Minister believes—as I do—that far more remains to be done.
The noble Earl, Lord Lytton, mentioned the construction warranty guarantees. Most of them are turning out to be virtually worthless. At the same time, they are often sold to residents and leaseholders as though they were some kind of guarantee that, if things went wrong, they would be compensated. This is not so. For the moment, at least, they are not delivering. The rush of people disclaiming that their warranty warrants anything is remarkable.
That puts an interesting light on something the Minister said in discussion of the previous group. He said that we did not need registers or government oversight because self-regulation would deal with it. He said that was the way to go and they did not want to increase the regulatory burden on anyone. I know that is the Government’s mantra in general, but one of the few positive things to come out of Grenfell was the tearing up of that whole story—that regulation was for losers—and the understanding that regulation provides a safety net that secures people’s future. This is just another case where self-regulation failed and none of the industrial, insurance and construction sectors stepped up to regulate their own behaviour and safeguard tenants. No case at all, therefore, can be made that tenants and leaseholders should be the ones collecting the bill.
I shall not rehearse any of the hard-luck stories that we are familiar with, but a straightforward case can be made to the Treasury: the longer this issue hangs around, the longer it will take to put all the remedial work in hand. If there are arguments over who pays, it will not be done and, if it is not being done, the risk of another major incident—and all the public money that will be spent on that—looms in the distance. And it is not just that, of course: there are also the long-term costs of health and stress that will be loaded on to the NHS as a result of thousands, or hundreds of thousands, of people finding that the home they live in is worthless. I wonder how many bankruptcies there will be. If you are a sole trader and the bank has a guarantee on your home, what is your position when you cannot get an EWS1 form? How does that leave you in terms of business survivability?
Today the Minister has talked about phasing things, going slowly and proportionately, and getting fire tests and so on, but every time that we have looked further than the end of our noses we have discovered that there is more stuff to do—an estimated 750,000 fire doors around the country, just for starters.
I hope, therefore, that the Minister can give millions of leaseholders some words of comfort and support in backing our amendment. If not, I fear that I shall join my noble friends in testing the opinion of the House.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, Amendment 13, tabled by the noble Baroness, Lady Pinnock, adds a new clause to the Bill that would prohibit the owner of the building from passing the cost of any remedial work attributable to the requirement of the Act on to leaseholders or tenants, except where the leaseholder is also the owner of the building.
As the noble Baroness has said, these leaseholders have done absolutely nothing wrong. They have actually done everything right: they have bought their property and are paying their mortgage, and they are being penalised for the failure of others. That surely cannot be right. The fact that their building has been given dangerous cladding has made their flats worthless. They cannot sell them but they still need to pay their mortgage. They cannot get the work done. They may be paying for a waking watch.
Covid-19 Lockdown: Homelessness and Rough Sleepers
Lord Kennedy of Southwark Excerpts(3 years, 5 months ago)
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Lord Kennedy of Southwark (Lab Co-op)
My Lords, I refer the House to my relevant registered interests. We are in a second pandemic, the days are getting shorter, the nights are getting longer and colder, but we have a squabbling No. 10 and a shambolic Government, with no homelessness tsar in post. Can the noble Lord tell the House why there is such a poverty of ambition to prevent homelessness and keep people off the streets this winter? Where is the noble Lord’s zeal? Where is the fire in his belly to get homelessness finally sorted out?
The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)
My Lords, families do tend to squabble a bit, but that has nothing to do with the massive ambition we have for ending rough sleeping. Some £700 million has been committed to end rough sleeping with a world-class policy, a programme in three stages, and the recent announcement of a further stage of the Protect programme. Our swift action has been praised by leading stakeholders, including Shelter, Crisis, St Mungo’s and Thames Reach. The policy speaks for itself: lives are being changed for the better and I see that my colleague, Minister Tolhurst, continues to lead in this regard, under the benign direction of the Secretary of State.
Construction Products (Amendment etc.) (EU Exit) Regulations 2020
Lord Kennedy of Southwark Excerpts(3 years, 6 months ago)
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Lord Kennedy of Southwark (Lab Co-op)
My Lords, I think that I will be equally brief in my remarks to the House today. First, I draw the House’s attention to my relevant registered interests as the chairman of the Heart of Medway Housing Association and a non-executive director of MHS Homes Ltd.
On looking at these regulations one might be forgiven for thinking that they are very technical and will ensure we are ready for the next phase of our relationship with the European Union, and so they will. They are very important not only for our future relationship with the EU but for how the products they regulate will be used both here in Great Britain and in Northern Ireland. It is important that these products are properly assessed, approved and licensed and properly used as well. Like my noble friend Lord Blunkett I would be very interested to hear more about the enforcement regime. We need to ensure that, whatever licences and approvals are given, the products are used properly. Problems can arise when they are not used properly, sometimes with tragic consequences. We therefore need to hear about the enforcement regime. I look forward to the Minister’s reply.
Planning: Accessible Homes
Lord Kennedy of Southwark Excerpts(3 years, 6 months ago)
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Lord Greenhalgh (Con)
My Lords, my noble friend is right: we are living longer and getting older. It is important that we have accessible housing for the elderly and learn from models across the country where there is both public and private housing. Proposals for accessible housing have to be relevant to older people, as she so rightly states.
Lord Kennedy of Southwark (Lab Co-op)
My Lords, I draw the attention of the House to my relevant registered interests as a vice-president of the Local Government Association and as a trustee of the United St Saviour’s Charity in Southwark. As part of the modern almshouse that we are building, 11 of the 57 units will be for people with physical disabilities and fully wheelchair-accessible. This whole development has been the result of collaboration, with the developer delivering on its obligations to the community, Southwark Council providing the land and investment from United St Saviour’s to develop and manage the facility. What guarantees can the Minister give to the House to reassure us that this sort of development will be encouraged and supported in the new planning regime?
Lord Greenhalgh (Con)
My Lords, we recognise the importance of the almshouses and that they are growing at their fastest rate in more than a decade. We are currently consulting widely on the proposals for reform set out in the planning White Paper and will listen carefully to all the representations made, including from those representing almshouses.