Leaseholders and Cladding

Lord Young of Cookham Excerpts

Wednesday 25th November 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, my noble friend must point out to them that this Government have an iron resolve to make sure that developers step up to the plate. They have made significant profits on those developments and will want to make profits in the future. We need to make them pay; we need to reason with them and say that it is no good laying this at the door of the taxpayer. They will have to step up to the plate. I will ensure that this Government make every endeavour to make them do so.

[Lord Young of Cookham (Con)]

My Lords, 36 years ago, when I had my noble friend’s job at the then Department of the Environment, I put on the statute book the Housing Defects Act 1984. In a nutshell, it compensated homeowners who found that their homes were unsaleable, through no fault of their own, and had no other form of compensation coming from the Government. Does my noble friend think that that legislation has relevance to today’s leaseholders? Would he welcome my advice on how to persuade the Treasury to pay for it?

[Lord Greenhalgh (Con)]

My Lords, there is no problem in public life that has not been seen before. My noble friend makes a valuable point and I will indeed ask my officials to look into the ways in which the Housing Defects Act of 1984, when I was doing my A-levels, and the Housing Act of 1988, when I left university, were used to address the issues we face today.

Covid-19 Lockdown: Homelessness and Rough Sleepers

Lord Young of Cookham Excerpts

Thursday 12th November 2020 Lords Chamber

[Lord Greenhalgh (Con)]

As Faith Minister, I completely agree. Places of worship, whether they are gurdwaras, temples, churches or synagogues, play a huge part in dealing with the social issues of our time, including homelessness.

[Lord Young of Cookham (Con)]

Does my noble friend agree that rough sleepers, and those working with them, are particularly vulnerable to Covid? Will he recommend to the Joint Committee on Vaccination and Immunisation that they should be a priority?

[Lord Greenhalgh (Con)]

My Lords, I am happy to make representations to the Joint Committee on Vaccination and Immunisation about making this decision.

Planning: Accessible Homes

Lord Young of Cookham Excerpts

Wednesday 4th November 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, we are currently consulting on the accessibility standards. I propose that we wait until the end of the consultation, which completes on 1 December, for our response to that.

[Lord Young of Cookham (Con)]

My Lords, I support the proposal made by many groups representing those with a disability that Part M of the Building Regulations should be raised to what is known as the adaptable and acceptable standard, or M4, Category 2. This would enable more people to live healthy and independent lives without having to move. Further to what my noble friend just said about the consultation document, when will the results be published and when will its conclusions be implemented?

[Lord Greenhalgh (Con)]

My noble friend should know that the response to the accessible-homes consultation will be published by March 2021. The implementation of any change will depend on the course of action that the Government take.

Almshouses

Lord Young of Cookham Excerpts

Thursday 22nd October 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, I have pointed out that there are 36,000 almshouses. However, there are 700,000 specialist supported and secure accommodation homes for people in this country. In addition, the affordable homes programme includes 10% towards specialist housing—but I will write further if I can provide any assistance on that point.

[Lord Young of Cookham (Con)]

My Lords, will the current review of the planning system consider exempting almshouses from the infrastructure levy, which is raised at differential levels throughout the country, thereby freeing up the finances of these charitable institutions to continue to deliver homes to those in need?

[Lord Greenhalgh (Con)]

My Lords, my noble friend makes an incredibly important point: we want them to continue their endeavours without being burdened by the community infrastructure levy. We are currently consulting on the proposals for reform set out in the planning White Paper. We will listen carefully to all representations made, including those from almshouses.

Housing: Rent, Evictions and Covid-19

Lord Young of Cookham Excerpts

Tuesday 13th October 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, I have pointed to the unprecedented support that we have given to renters, including raising the local housing allowance, which is also important. The housing benefit bill and universal credit housing element total well over £20 billion. However, we need to get the balance right between the rights of renters and protecting and safeguarding the interests of landlords.

[Lord Young of Cookham (Con)]

My Lords, my noble friend rightly refers to the recent generous increase in the local housing allowance, which will help tenants struggling with their rent. However, the increase runs out at the end of the year and, unless further action is taken, LHAs will revert to the previous, less generous levels in 2021. Does my noble friend agree that that would be a retrograde step, leading to an increase of some £54 a week for some tenants? The right thing to do would be to keep the 30th percentile at current market rents.

[Lord Greenhalgh (Con)]

My Lords, my noble friend makes reasoned points. The increase to the 30th percentile of the local housing reliance will remain in place for the duration of the year, until March 2021.

Housing: Rent and Covid-19

Lord Young of Cookham Excerpts

Thursday 8th October 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, I would point out that discretionary housing payments have increased by some £40 million, to £180 million. We do not have great data on rent arrears: the data from the National Residential Landlords Association indicates that about 7% are in arrears. However, I will write to the noble Lord, as he requested.

[Lord Young of Cookham (Con)]

My Lords, in answer to an Urgent Question on this very subject a fortnight ago, my noble friend the Minister said, of measures to help renters:

“They are kept under constant review in the light of evidence of public health, and we are prepared to take further measures as they are needed to protect landlords and tenants alike”—[Official Report, 24/9/20; col. 1948.]


Since then the public health evidence has, sadly, deteriorated significantly, so will my noble friend now introduce the further measures that he then referred to? Might those include the recommendations of Shelter’s recent report, Renters at Risk?

[Lord Greenhalgh (Con)]

My Lords, I assure my noble friend that there is no evidence yet of an eviction epidemic. We have established an unprecedented package of support, and the Chancellor has announced in the other place the Government’s winter economy plan to support people through the winter, and to support jobs, including the new job support scheme. We have increased local housing allowance rates to the 30th percentile, which will remain in place at least until the end of March 2021.

End of Eviction Moratorium

Lord Young of Cookham Excerpts

Thursday 24th September 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, I point out that the domestic abuse ground applies exclusively to the social sector. I will write to the noble Baroness providing clarification. This prioritisation of cases does not extend just to domestic abuse; it covers illegal occupation, fraud, egregious rent arrears, abandonment and anti-social behaviour. That is why we want to strike a fair balance between protecting the rights of landlords and of tenants.

[Lord Young of Cookham (Con)]

Noble Lords will recall that in March, under the Everyone In campaign, some 15,000 rough sleepers were successfully housed in emergency accommodation. Many of them will now have moved on into privately rented accommodation. Given the Government’s commitment to end rough sleeping, what assurances can my noble friend give that those rough sleepers can rebuild their lives and that, now tenancies can be terminated, they will not be evicted and return to the streets?

[Lord Greenhalgh (Con)]

My Lords, my noble friend is right that it is a great achievement that 15,000 rough sleepers have been successfully placed in emergency accommodation. On 18 July we launched the Next Steps accommodation programme, under the leadership of Dame Louise Casey, and we are putting in two sources of funding: £161 million to deliver 3,300 units of longer-term, move-on accommodation in this financial year and £105 million of additional funding to pay for immediate support to ensure that people do not return to the streets. This Government have put in around £0.5 billion to date to ensure that we end rough sleeping and homelessness.

Devolution in England

Lord Young of Cookham Excerpts

Tuesday 22nd September 2020 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, there are ways for government to provide support to the devolved Administrations and across borders. I point the noble Lord to the borderlands growth deal as one such way of being able to achieve that. We are not looking at top-down devolution, but focusing on local city and growth deals as the way forward.

[Lord Young of Cookham (Con)]

My Lords, further to the Question of the noble Lord, Lord Foulkes, will the White Paper recognise that devolving more powers to local government needs to be accompanied by greater financial freedom to use those powers? Will the White Paper explore alternative means of funding local government, perhaps broadening the base and possibly replacing business rates, which, in their present form, are increasingly difficult to defend?

[Lord Greenhalgh (Con)]

I have great sympathy for my noble friend’s point, as a co-author of A Magna Carta for Localism a decade ago. I can assure him that we are reviewing the mayoral combined authority model to identify how to maximise its effectiveness, including such powers as financial freedoms and funding devolution.

Housing: Cladding

Lord Young of Cookham Excerpts

Tuesday 22nd September 2020 Lords Chamber

Asked by

[Lord Young of Cookham]

To ask Her Majesty’s Government what assessment they have made of the progress in removing dangerous cladding from high-rise buildings.

[The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)]

My Lords, we are continually assessing progress on removing dangerous cladding from high-rise buildings and publish data on this every month. Progress has been made. Almost three-quarters—74%—of buildings with unsafe aluminium composite material cladding are either completed or in the process of remediation.

--- Later in debate ---

[Lord Young of Cookham (Con)]

I am grateful to my noble friend for that reply and for the funds the Government have made available to deal with the problems following the Grenfell tragedy, but the PAC report last week and the Sunday Times article reveal the scale of the problems that lie ahead. Only one-third of buildings with Grenfell cladding have had it replaced with safe alternatives. There are 186,000 other privately owned high-rise flats where the leaseholders are trapped with high service charges, unaffordable repairs and, in some cases, fire patrol costs of £750 a month. Then there are 1.5 million other flats that leaseholders cannot sell because they cannot get the certificates that lenders are now insisting on. Will my noble friend convene an urgent meeting of freeholders, leaseholders, valuers and lenders to come up with a comprehensive and time-limited plan which both ensures safety in these flats and removes the blight?

[Lord Greenhalgh (Con)]

My Lords, my noble friend should rest assured that we are focused on the pace of remediation. The Secretary of State or I will be speaking to building owners, local authorities and fire and rescue services to press them to accelerate this pace. We are also looking at the interventions that we may need to take as a Government to deal with this blight. We will obviously continue our engagement with all the stakeholders he mentioned in the course of that endeavour.

Housing: New Homes

Lord Young of Cookham Excerpts

Tuesday 8th September 2020 Lords Chamber

[Lord Greenhalgh (Con)]

I point out a number of measures. Obviously, the investment in affordable homes of £11.5 billion that I just announced is the largest investment in affordable housing in over a decade. In addition, the removal of the borrowing cap enables housing to be built. Councils have built 10 times more council housing in the last decade than in the previous one.

[Lord Young of Cookham (Con)]

My Lords, I welcome the Government’s commitment to drive up the construction of much-needed new homes but, with social distancing on building sites, the loss of many skilled construction workers as they return to Europe and the vagaries of the British weather, is the case not stronger now for investing in modular off-site construction, with higher safety standards, higher quality standards and improved productivity? What steps are the Government taking to increase these new methods of building the homes that we need?

[Lord Greenhalgh (Con)]

My Lords, my noble friend is right in highlighting the importance of boosting the use of modern methods of construction, and we are helping to create a pipeline of opportunities to give confidence to the sector and investors. We are providing financial support for the sector through our £4.5 billion home building fund, and a further £450 million was announced for the home building fund this summer in response to the coronavirus crisis.