Social Housing (Regulation) Bill [Lords]

Rosie Winterton Excerpts

Report stage
Wednesday 1st March 2023 Commons Chamber

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

I beg to move, That the clause be read a Second time.

[Madam Deputy Speaker (Dame Rosie Winterton)]

With this it will be convenient to discuss the following:

Amendment (a) to new clause 1, after “Social housing leases:” insert “prescribing and”.

Amendment (b) to new clause 1, after “comply with all the prescribed requirements” insert

“under regulations made under this section and section 10B”.

Amendment (c) to new clause 1, after “regulations under subsection (3) insert “or section 10B”.

Amendment (d) to new clause 1, after “sections 68 and 72 of that Act).”, insert—

“(8) Any provision of a lease or of any agreement relating to a lease (whether made before or after the grant or creation of the lease) is void to the extent that it purports—

(a) to exclude or limit the obligations of the lessor under the covenant implied by section 10A(2), or

(b) to authorise any forfeiture or impose on the lessee any penalty, disability or obligation in the event of the lessee enforcing or relying upon those obligations.

(9) Where in any proceedings before a court it is alleged that a lessor is in breach of an obligation under the covenant implied by section 10A(2), the court may order specific performance of the obligation (regardless of any equitable rule restricting the scope of that remedy).

(10) Where a lease to which this section applies of a dwelling in England forms part only of a building, the implied covenant has effect as if the reference to the dwelling in subsection (1) included a reference to any common parts of the building in which the lessor has an estate or interest.”

Amendment (e) to new clause 1, leave out line 50.

Amendment (f) to new clause 1, leave out lines 79 to 81.

These amendments seek to strengthen Gov NC1 by clarifying the relevant prescribed requirements at 10A(2), making clear the extent of their application, inserting non-avoidance and non-penalisation provisions and detailing where courts may order specific performance of certain obligations.

Government new clause 2—Power of housing ombudsman to issue guidance to scheme members.

Government new clause 3—Action after inspection.

Government new clause 4—Secretary of State’s duty to give direction about providing information to tenants.

New clause 5—Persons engaged in the management of social housing to have relevant professional qualifications—

‘After section 217 of the Housing and Regeneration Act 2008 (accreditation), insert—

“217A Professional qualifications and other requirements

(1) The Secretary of State may, by regulations, provide that a person may not engage in the management of social housing or in specified work in relation to the provision of social housing unless he or she—

(a) as appropriate professional qualifications, or

(b) satisfies specified requirements.

(2) Regulations specifying work for the purpose of subsection (1) may make provision by reference to—

(a) one or more specified activities, or

(b) the circumstances in which activities are carried out.

(3) Regulations made under this section may, in particular, require—

(a) the possession of a specified qualification or experience of a specified kind,

(b) participation in or completion of a specified programme or course of training, or

(c) compliance with a specified condition.

(4) Regulations may make provision for any of the following matters—

(a) the establishment and continuance of a regulatory body;

(b) the keeping of a register of qualified social housing practitioners;

(c) requirements relating to education and training before and after qualification;

(d) standards of conduct and performance;

(e) discipline and fitness to practise;

(f) removal or suspension from registration or the imposition of conditions on registration;

(g) investigation and enforcement by or on behalf of the regulatory body, and appeals against the decisions or actions of the regulatory body.”’

This new clause would require managers of social housing to have appropriate qualifications and expertise.

New clause 6—Application of Freedom of Information Act 2000 to registered providers—

‘Within six months of this Act receiving Royal Assent, the Secretary of State must by order designate registered providers of social housing as public authorities for the purposes of the Freedom of Information Act 2000.’

This new clause would bring registered providers of social housing within the scope of the Freedom of Information Act 2000.

New clause 7—Regulator duty to ensure continuity of secure and assured tenancy in cases of threat to safety—

‘(1) The Housing and Regeneration Act 2008 is amended as follows.

(2) After section 92K insert—

“92KA A Duty to ensure continuity of secure and assured tenancy in cases of threat to safety

(1) Duty to ensure continuity of secure and assured tenancy in cases of threat to safety

(a) a registered provider of social housing has granted a secure tenancy or assured tenancy of a dwelling-house in England to a person (whether as the sole tenant or a joint tenant), and

(b) the registered provider is satisfied that there is a threat to the personal safety of that person or of a member of that person’s household which means there is a risk to their personal safety unless they move.

(2) When subsection (1) applies, the regulator must ensure that the registered provider grants the tenant a new secure tenancy which is—

(a) on terms at least equivalent to the existing tenancy; and

(b) a threat of targeted youth or gang violence.

(3) In this section, a “threat to personal safety” means any threat of violence, including in circumstances of—

(a) domestic abuse where the perpetrator does not live at the same address as the victim;

(b) an escalating neighbour dispute;

(c) a threat of targeted youth or gang violence.

(4) In assessing the threat under subsection (1)(b), the registered provider must act in accordance with any relevant police advice provided to—

(a) the registered provider,

(b) the tenant, or

(c) any member of the tenant’s household.

(5) In the event that a registered provider is unable to ensure the provision of an appropriate new secure tenancy pursuant to subsection (2), the regulator must ensure that the registered provider concerned co-operates with other registered providers to ensure an appropriate new secure tenancy is provided in a timely manner.”’

This new clause would require the regulator to ensure that tenants whose safety is threatened are granted alternative accommodation by their housing provider on equivalent terms to their existing tenancy. It also requires the regulator to ensure that a provider which is unable to provide appropriate alternative accommodation co-operates with other providers to do so.

New clause 8—Regulator duties relating to supported exempt and temporary accommodation—

‘(1) The Housing and Regeneration Act 2008 is amended as follows.

(2) In section 192 (Overview), in paragraph (a), after “social housing” insert “, supported exempt accommodation and temporary accommodation”.

(3) In section 193 (Standards relating to consumer matters), in paragraph (a), after “social housing” insert “, supported exempt accommodation and temporary accommodation”.

(4) After section 195 (Code of practice) insert—

“195A Regulation of codes of guidance issued by the Secretary of State

The regulator shall have a duty to inspect local housing authorities as to their compliance with any code of guidance issued by the Secretary of State under section 182 of the Housing Act 1996”’.

This new clause would enable the regulator to set standards for the provision of supported and temporary accommodation, make the regulator responsible for enforcing any Code of Guidance issued by the Secretary of State relating to local authorities’ duty to provide temporary accommodation, and give the regulator the ability to inspect local authorities for compliance.

New clause 9—Review of impact of this Act—

‘(1) The Secretary of State must, within one year of the passing of this Act, carry out a review of the impact of this Act.

(2) A review under this section must make an assessment as to whether the Act has improved the safety and quality of social housing both in its own terms, and in comparison to the safety and quality of housing in the private rented sector.’

This new clause would require the Government to undertake a review of the impact of this Act.

Amendment 41, in clause 1, page 1, line 10, at end insert—

“(d) after paragraph (d) insert—

‘(da) to safeguard and promote the interests of persons who are or who may become homeless in relation to the provision of social housing.”’

This amendment would add to the regulator’s remit an additional objective of safeguarding and promoting the interests of persons who are or who may become homeless in the context of the provision of social housing.

Amendment 42, page 1, line 10, at end insert—

“(2) In section 92K of the Housing and Regeneration Act 2008 (fundamental objectives), after subsection (3) insert—

‘(3A) In undertaking its objective under subsection (2)(b) the regulator must report to the Secretary of State at least every three years on whether the provision of social housing in England and Wales is sufficient to meet reasonable demands, and must make recommendations to the Secretary of State on how to ensure that the provision of social housing is so sufficient.

(3B) The Secretary of State must lay before Parliament a copy of any reports prepared by virtue of subsection (3A).

(3C) In undertaking its objective under subsection (3)(a) the regulator must report to the Secretary of State on the progress of the removal of unsafe cladding and the remediation of other fire safety defects in social housing, and may make recommendations to the Secretary of State on further action required.”’

This amendment would include in the regulator’s objective a requirement to report to the Government on the removal of cladding. It would also require the regulator to report to the Government on the adequacy of the stock of social housing, and lay a copy of any such report before Parliament.

Amendment 37, in clause 2, page 1, line 18, at end insert—

“(2A) The Panel may provide information and advice to the Secretary of State about, or on matters connected with, the regulator’s functions and wider issues affecting the regulation of social housing (whether or not it is requested to do so by either the regulator or the Secretary of State).”

This amendment would enable the Panel to provide information and advice and to proactively raise issues affecting social housing regulation more generally directly to the Secretary of State.

Amendment 38, page 1, line 19, leave out “subsection (2)” and insert “subsections (2) and (2A)”.

This amendment is consequential on Amendment 37.

Amendment 36, page 2, line 17, at end insert—

“(8) The Panel must be chaired by a tenant of social housing.

(9) The Chair is responsible for setting Panel meeting agendas.

(10) The majority of persons appointed to the Panel must be tenants of social housing.”

This amendment would ensure that tenant representation on the advisory panel is mandatory and that tenants are able to influence effectively what information and advice is presented to the regulator in respect of issues affecting social housing regulation.

Government amendments 4 to 10.

Amendment 39, page 17, line 16, leave out clause 21.

Government amendments 44 to 47, 11 and 12.

Amendment 40, in clause 28, page 23, leave out lines 23 to 26 and insert—

“(a) the inspection of every registered provider within four years of the commencement of this Act,

(b) the inspection of every registered provider at intervals of no longer than four years thereafter, and”.

This amendment would ensure that the regulator is required to carry out regular inspections of every registered provider.

Amendment 43, in clause 30, page 28, line 39, leave out “24” and insert “48”.

This amendment is intended to probe why an authorised person must only give 24 hours’ notice to tenants under this section, whereas providers are given 48 hours’ notice.

Government amendments 13, 2, 15 to 34, 14, 35, 1 and 3.

[Dehenna Davison]

I am proud to be here today opening the Report stage of the Social Housing (Regulation) Bill. The Bill has been long awaited, but I hope we can all agree that the time we have taken to engage with tenants and stakeholders has helped us to ensure that the Bill is as robust as possible. I am grateful that Grenfell United, Shelter and others are able to join us today as the Bill reaches its Report stage. I must pay tribute to them for their steadfast campaigning on this crucial legislation. I am also grateful to Members from across the House for the incredibly constructive way in which they have approached this legislation. Thanks to the strength and breadth of engagement, we have tabled a number of amendments and new clauses to reinforce the Bill even further, and I will begin with new clause 1, on Awaab’s law.

--- Later in debate ---

[Dehenna Davison]

I am grateful to my hon. Friend not only for his intervention but for the constructiveness and diligence with which he conducted himself in Committee, which we can all agree was done with the best of intentions to get the best for social housing tenants. He is right that we need to make sure the process is done correctly, which is why we will be working with the sector and key stakeholders to get this absolutely right, while committing to ensuring that professional qualifications are required for the executives and managers of social housing providers to make sure that tenants get the experience they deserve.

The qualification requirements will be delivered through the competence and conduct standards, for which we have already made provision in the Bill. The new provision will require housing managers and senior housing executives to have, or to be working towards, a housing management qualification at levels 4 and 5 respectively. Qualifications must be independently regulated by Ofqual or, in the case of senior housing executives, can be a foundation degree. Relevant staff who are not already qualified will have to enrol on and complete the appropriate qualification within a specified timescale, which will be set following consultation.

We are setting qualification requirements for housing managers and executives because they are responsible for, and are best placed to drive, the delivery of high-quality professional services through their management of frontline housing officers, repairs and maintenance staff and customer service staff; through the day-to-day decisions they make about the delivery of services to tenants; and, crucially, through their ability to drive culture and change across their organisations. It was imperative that we found a way to introduce requirements that will not increase the risk of reclassification. By tightly defining the roles in scope and the qualifications that will be required, and by enabling staff to gain qualifications in post, we have been able to achieve that.

Importantly, the new requirement for managers and senior executives will work in tandem with the competence and conduct standards, which already require that the standards will have a broad application, requiring landlords to take appropriate steps to ensure all their staff involved in the provision of housing management services, including housing officers and repairs and maintenance staff, have the skills, knowledge, experience and behaviours needed to deliver professional, high-quality services to tenants.

The combination of competence and conduct standards for all staff and qualification requirements for all housing managers and senior executives will drive change throughout organisations. Together, they will deliver the transformation of the sector’s culture, staff professionalism and service standards that we all want to see.

New clause 3 adds requirements relating to the production and publication of an inspector’s report following the completion of an inspection. Currently, following the completion of an inspection carried out under section 201 of the Housing and Regeneration Act 2008, the inspector is required to produce a report and the regulator is required to share that report with the registered provider. The new clause provides that, instead, the inspector must produce a summary of findings, as well as a report, on any matters specified by the regulator. The regulator will then be required to share the summary and any report with the provider, and it may also publish all or part of these documents.

Crucially, new clause 3 gives the regulator the flexibility to decide, on a case-by-case basis, whether a full inspector’s report is necessary or whether a shorter summary of the inspector’s findings is sufficient. The changes also allow the regulator to specify matters for the inspector to report on, allowing it to use its expertise and understanding of a provider’s risks to determine the nature of inspections that should be carried out. The regulator continues to develop its approach to inspections and will work closely with the sector in this process.

New clause 2 and Government amendments 2 and 3 will give the ombudsman explicit statutory power to issue and publish guidance on good practice, alongside the power to order landlords to complete a self-assessment if the ombudsman has received a relevant complaint about the landlord. We believe these amendments are necessary in the light of the recent tragic case of Awaab Ishak. The housing ombudsman can play an important role in raising awareness of the key issues it sees within the complaints it receives, such as on damp and mould. This power will enable the ombudsman, following a complaint, to challenge social landlords to consider and improve their service to residents by ordering them to complete a self-assessment against the good practice guidance. This provides greater weight to the good practice guidance and should prevent further issues from arising. It will also mean that a great number of issues should be resolved at an earlier stage.

Government amendments 4 to 10 and 15 to 34 concern housing moratorium procedures, as set out in the 2008 Act, and restrictions on insolvency procedures imposed by the Housing and Planning Act 2016. The powers of the Regulator of Social Housing in the event of a provider experiencing financial difficulty offer important protections for the social housing sector and protect social housing tenants by helping to ensure they can remain in their home. The housing moratorium provides time for the regulator to work with a provider and secured creditors to produce the best outcome in such a scenario.

It is essential that the legislation works as effectively as possible, and that we use this opportunity to make some technical changes that will help to ensure this. Amendment 4 will ensure there is no gap between the occurrence of an insolvency-related event and the beginning of a moratorium so that a provider cannot dispose of land. Amendments 6 and 8 make it clear that the regulator can both extend the moratorium and impose a further moratorium where it has made inquiries but has been unable to locate any secured creditors of the registered provider.

Amendment 9 relates to the process by which proposals about the future management of a registered provider made during a moratorium are put in place. It clarifies how the process works in a scenario where the regulator is unable to locate any secured creditors to agree the proposals. Not every registered provider will have secured creditors and, as such, the amendments will ensure that legislation continues to work effectively and that processes are clear in those cases.

Amendments 15 to 34 concern the giving of notices. They contain provisions on the signature and content of notices, and they provide powers for the regulator to deal with notices that have not been validly signed. Amendment 35 is a technical amendment relating to data protection, and it introduces a provision that clarifies the relationship between data protection legislation and part 2 of the 2008 Act.

I hope hon. Members see the importance of all the Government amendments before the House today and will support them, because I firmly believe they will make the Bill even stronger to deliver the high standards that we are all looking for in social housing and that we know all tenants deserve.

[Madam Deputy Speaker (Dame Rosie Winterton)]

I call the shadow Minister.

[Matthew Pennycook (Greenwich and Woolwich) (Lab)]

I rise to speak to the new clauses and amendments in my name. I join the Minister in welcoming Grenfell United, Shelter and others to the Public Gallery.

There is a shared recognition across the House that the lives of far too many social housing tenants are blighted by poor conditions and that, although there are good social landlords, too many still routinely fail their tenants. That shared understanding has underpinned the consensus across both sides of the House that the Bill is both necessary and urgently required.

Since the moment the Bill was finally published in October 2022, the Opposition have been clear that we support it and that we wish to work constructively with the Government to see it make rapid progress. Yet at every stage, we have been at pains to convey our strong feeling that the Bill could be strengthened in a number of areas, and to urge Ministers to approach our suggested improvements with an open mind and in the constructive spirit in which they were offered. That was how we approached Committee, and it is why we worked with the Minister to secure the Bill’s speedy passage out of Committee.

We pressed a range of amendments in Committee, including on three key objectives: the need to expedite the professionalisation of the sector; the need to ensure that the Bill provides, in practice, for the Ofsted-style inspections regime to which the Government are ostensibly committed to introducing; and the need to further empower social tenants. I shall take each in turn.

On professionalisation, we welcome the concession made by the Government in the other place regarding professional training and qualifications, and the resulting addition of clause 21 to the Bill, but we pressed in Committee for that clause to be strengthened so that it not only provides the regulator with the ability to set standards on the competence and conduct of individuals involved in the management of social housing, but includes requirements to ensure social housing managers have appropriate objective qualifications and expertise. Our reasoning was simple: as a result of the progressive residualisation of social housing over the past 40 years, it is now overwhelmingly let to those most in need and often least able to challenge poor conditions, not least because the chronic shortage of social housing in England leaves most with few, if any, options to move if they receive an unprofessional service from their landlord.

The circumstances leading up to the fire at Grenfell Tower in June 2017 and those surrounding the death of Awaab Ishak in December 2020, as well as countless other instances of negligence and neglect that will have gone unreported, make perfectly clear what can happen when staff do not listen to their tenants, do not treat them with respect, do not respond to their concerns with empathy and understanding, do not deal appropriately with their complaints, and in some instances actively discriminate against them. In our view, it is therefore essential that those managing the homes of social tenants are properly qualified to do so; that they have undergone the necessary training to ensure that they are treating tenants fairly and providing them with the necessary support; and that they undergo continuous professional development—just as we expect those in other key frontline services to do.

In Committee, the Minister stressed the Government’s concern that giving the Secretary of State the power to stipulate mandatory qualifications for social housing managers through regulation could risk the Office for National Statistics reclassifying housing associations to the public sector. We never dismissed such a risk out of hand, but neither were we convinced it was an impediment to strengthening clause 21, not least because we have never seen any evidence that suggests that mandating qualifications would automatically trigger a reclassification. To underscore how strongly we felt about using the Bill to expedite the professionalisation of the sector, we tabled new clause 5. However, true to the commitment that the Minister gave in Committee to explore in good faith whether there was scope to go further without risking reclassification, the Government tabled amendment 47 and others just before the deadline on Friday afternoon.

The Minister mentioned frontline social housing managers, unless I am mistaken. While we would welcome an assurance from the Minister that the definition of “relevant manager” in that amendment and others encompasses all those in frontline roles involving extensive resident engagement, such as neighbourhood housing, customer service and antisocial behaviour managers, and also a commitment that the Government will set out a timeline for implementation in the not too distant future and that the new burdens doctrine will apply in relation to local authorities, we are satisfied that amendment 47 and others address the concerns we raised in Committee. On that basis, we are happy to support them. I take the opportunity to once again praise Grenfell United and Shelter for helping to convince the Government to make the concession.

Turning to the issue of inspections, we welcomed the concession made by the Government in the other place to impose a duty on the regulator to publish, and take appropriate steps to implement, a plan for regular inspections. I once again commend the efforts of Lord Best and Grenfell United in achieving that outcome. However, while recognising the need for the regulator to have a significant degree of discretion in formulating that inspections plan, we pressed in Committee for clause 29—which was then clause 28—to be made more prescriptive in two important respects. First, we believe it is essential that the Bill makes it clear that all registered providers, large or small, will be subject to inspections by the regulator. Secondly, we believe it is essential that the Bill ensures that every registered provider will be subject to routine inspections.

In resisting our amendment in Committee, the Minister made two principal arguments: first, that it would be unreasonable to bind the regulator’s hands by specifying that the inspections plan must include those two minimum requirements; and, secondly, that basing the system of inspections on a provider risk profile determined principally by size will ensure those landlords at greatest risk of failing tenants are accorded greater oversight. In our view, both those arguments are flawed.

On the argument that we should not bind the regulator’s hands, the Minister must surely appreciate that the Government cannot on the one hand commit to introducing an Ofsted-style inspections regime, and then resist specifying any minimum expectations as to how that regime should operate, however reasonable they might be. If the Government’s intention were to give the regulator unlimited operational flexibility in relation to the inspections plan, they should have been clear about that fact, rather than promising tenants that they would introduce an Ofsted-style regime, with the obvious connotations that that has in terms of universal coverage and a defined regularity of inspection.

On the argument that a risk profile based on a size threshold will best ensure tenants are protected, the Government have not provided any evidence as to why they believe that landlords with a stock of 1,000 homes or more are at the greatest risk of failing in terms of standards. We appreciate entirely the case for prioritising larger landlords with a stock of over 1,000 units, given that that will cover the vast majority of social homes in England, but there is no evidence to suggest that landlords with fewer than 1,000 homes are less likely to fail their tenants; indeed there are cases listed right now on gov.uk of such smaller landlords having been served regulatory notices for breaches. Nor can we understand, given that these smaller landlords are responsible for just 4% of England’s social housing stock, what the Government believe are the benefits of allowing them to escape regular inspection, given that doing so is unlikely to significantly reduce the burden on the regulator and carries the obvious risk that one or more smaller providers will fail their tenants as a result of the lack of oversight.