Category: Housing

  • Robert Jenrick – 2021 Statement on Building Safety

    Robert Jenrick – 2021 Statement on Building Safety

    The statement made by Robert Jenrick, the Secretary of State for Housing, Communities and Local Government, in the House of Commons on 13 April 2021.

    I have undertaken to provide the House with a monthly building safety update.

    On 10 February I announced my five-point plan to bring an end to unsafe cladding and my officials are working at pace to develop and deliver the products, systems and legislation associated with these:

    1. The Government will pay for the removal of unsafe cladding for leaseholders in all residential buildings 18 metres and over in England

    2. A generous finance scheme to provide reassurance for leaseholders in buildings between 11 and 18 metres, ensuring they never pay more than £50 a month for cladding removal

    3. An industry levy and tax to ensure developers play their part

    4. A world-class new safety regime to ensure a tragedy like Grenfell never happens again

    5. Providing confidence to this part of the housing market including lenders and surveyors

    We have now committed an unprecedented £5 billion investment in building safety. This will ensure taxpayer funding is targeted at the highest risk buildings in line with longstanding independent expert advice.

    Remediation statistics

    We continue to make good progress on the remediation of unsafe cladding, with around 95% of all high-rise residential buildings with unsafe ACM cladding identified by the beginning of last year now either remediated or started on site.

    Our expectation is that unsafe ACM remediation should be completed as soon as possible and by the end of 2021 at the latest.

    Full details of our progress with ACM cladding remediation can be found in the Department’s monthly building safety data release, which will next be published on 15 April on the Government’s website.

    Previous monthly building safety data releases can be accessed here: https://www.gov.uk/guidance/aluminium-composite-material-cladding#acm-remediation-data.

    As at 31 March 2021, the building safety fund registration statistics show that 1,075 decisions have been made on the basis that sufficient supporting information has now been received. Of these, 668 registered buildings are proceeding with a full application and 407 have been shown to be ineligible, mostly on grounds of not meeting the published criteria or because they do not have unsafe cladding systems in place. The total amount of funding allocated is £319.2 million (including social sector) correct at 31 March 2021. Full details can be accessed here: https://www.gov.uk/guidance/remediation- of-non-acm-buildings#building-safety-fund-registration-statistics.

  • Robert Jenrick – 2021 Statement on the Rough Sleeping Accommodation Programme Funding

    Robert Jenrick – 2021 Statement on the Rough Sleeping Accommodation Programme Funding

    The statement made by Robert Jenrick, the Secretary of State for Housing, Communities and Local Government, in the House of Commons on 18 March 2021.

    Today, the Government are launching the next phase of the rough sleeping accommodation programme. Councils across England are invited to bid for a share of funding totalling £212 million for 2021-22 to 2023-24 to deliver move-on homes for rough sleepers. These homes will be a national asset to support vulnerable people, and high-quality support services will be provided alongside to help vulnerable people move on from rough sleeping.

    This funding is part of the £433 million rough sleeping accommodation programme available over the lifetime of this Parliament to deliver 6,000 new homes for rough sleepers, announced by the Government in May 2020. This represents the largest ever investment in move-on accommodation. Today’s announcement builds on the first year of the programme, in which the Government allocated more than £150 million for move-on accommodation for rough sleepers, as well as investing in high-quality support over the next three years, so that vulnerable people helped through the programme can maintain their tenancies and move on from rough sleeping.

    Further information on future years of the programme is available in the fund’s prospectus, available at: https://www.gov.uk/government/publications/rough-sleeping-accommodation-programme-2021-24.

    The Government have made clear that no one should be without a roof over their head, which is why we have committed to end rough sleeping. That is also why, including this programme, we have spent £700 million in 2020-21 and are spending over £750 million over the next financial year to tackle homelessness and rough sleeping.

    This programme builds on the Government’s unprecedented Everyone In initiative, which has so far supported 37,000 individuals during the pandemic, with more than 26,000 already successfully moved on to longer-term accommodation. Together with our pledge to fully enforce the Homelessness Reduction Act, this funding demonstrates our commitment to making the most of this opportunity to transform the lives of the some of the most vulnerable in society, and to ending rough sleeping for good.

  • Thangam Debbonaire – 2021 Comments on Homelessness and the Pandemic

    Thangam Debbonaire – 2021 Comments on Homelessness and the Pandemic

    The comments made by Thangam Debbonaire, the Shadow Housing Secretary, on 16 March 2021.

    A decade of Conservative Governments has weakened the foundations of our economy. As a result, we came into this crisis with too many people just a few steps away from homelessness.

    Renters have been barely considered throughout this crisis. The Government promised that no-one will lose their home because of coronavirus, but holes in their so-called evictions ban mean thousands of people have been made homeless at the height of the pandemic.

    The Government must strengthen the ban on evictions and deal with the growing arrears crisis.

  • Robert Jenrick – 2021 Statement on Building Safety

    Robert Jenrick – 2021 Statement on Building Safety

    The statement made by Robert Jenrick, the Secretary of State for Housing, Communities and Local Government, in the House of Commons on 11 March 2021.

    I have undertaken to provide the House with a monthly building safety update.

    On 10 February I announced my five-point plan to bring an end to unsafe cladding:

    1. The Government will pay for the removal of unsafe cladding for leaseholders in all residential buildings 18 metres and over (six storeys) in England

    2. Generous finance scheme to provide reassurance for leaseholders in buildings between 11 and 18 metres (four to six storeys), ensuring they never pay more than £50 a month for cladding removal

    3. An industry levy and tax to ensure developers play their part

    4. A world-class new safety regime to ensure a tragedy like Grenfell never happens again

    5. Providing confidence to this part of the housing market including lenders and surveyors

    We have committed an unprecedented £5 billion investment in building safety. This will ensure taxpayer funding is targeted at the highest-risk buildings in line with long-standing independent expert advice.

    Remediation statistics

    Today we have published the February 2021 data release on the remediation of unsafe cladding and the monthly building safety fund registration statistics.

    These data releases show we are continuing to make good progress on the remediation of unsafe cladding, with around 95% of all high-rise buildings with unsafe ACM cladding identified by the beginning of last year now either remediated or started on site. Also, 100% of social sector buildings and 84% of private sector buildings have now started or completed remediation. Overall, 74% of all identified buildings have removed their ACM cladding, an increase of 17 since the end of January.

    Our expectation is that unsafe ACM remediation should be completed as soon as possible and by the end of 2021 at the latest. Full details of our progress with cladding remediation can be found in the Department’s monthly building safety data release, which can be accessed here:

    https://www.gov.uk/government/publications/building-safety-programme-monthly-data-release-february-2021.

    As at 11 March 2021, the building safety fund registration statistics show that 978 decisions have been made on the basis that sufficient supporting information has now been received. Of these, 624 registered buildings are proceeding with a full application and 354 have been shown to be ineligible. The total amount of funding allocated is £226.8 million (including social sector) correct at 05/03/2021. Full details can be accessed here:

    https://www.gov.uk/guidance/remediation-of-non-acm-buildings#building-safety-fund-registration-statistics.

    Enforcement

    I am also today informing the House of a change to the contingent liability for the provision of an indemnity for the joint inspection team (JIT), as was previously set out in my Department’s statements and associated departmental minutes, Official Report, 11 December 2018; Vol. 651, c. 9-10WS. and Official Report, 25 June 2019; Vol. 662, c. 28-29WS.

    The purpose of the JIT has been to provide support to local authorities in making hazard assessments of high-rise residential buildings with unsafe aluminium composite material cladding and then to provide advice to local authorities on enforcement action. The change extends the cover provided by the indemnity to advice to local authorities on high-rise residential buildings with all other types of unsafe cladding too.

    I am laying a departmental minute providing further detail of the change to the contingent liability.

  • Thangam Debbonaire – 2021 Comments on Stamp Duty

    Thangam Debbonaire – 2021 Comments on Stamp Duty

    The comments made by Thangam Debbonaire, the Shadow Housing Secretary, on 4 March 2021.

    The Conservatives have shown once again they have the wrong priorities, giving tax breaks to landlords and second homeowners while failing to tackle runaway house prices and build truly affordable housing.

    After a decade of failure on housing, we needed a Budget that put us on the road to recovery and addressed the fundamental flaws in the housing market. Instead we got reheated policies with no new ideas on housing.

  • Stephen Morgan – 2021 Speech on Fire Safety Remediation for Leaseholders

    Stephen Morgan – 2021 Speech on Fire Safety Remediation for Leaseholders

    The speech made by Stephen Morgan, the Labour MP for Portsmouth South, in the House of Commons on 1 March 2021.

    Happy St David’s Day, Mr Deputy Speaker. I rise to speak about the ongoing issues faced by leaseholders in my constituency and across the country in securing funds for the remediation of unsafe non-aluminium composite material cladding systems through the building safety fund. I am pleased to have secured this debate on this important issue, which continues to cause great distress to leaseholders in my constituency. I am aware that many Members would like to contribute but will be unable to do so because of the virtual format. I will, however, endeavour to cover a number of points that those Members would have liked to raise, and I hope that the Minister will be generous with his time to allow others concerned by this important issue to place their points on the record.

    Uncovered by the tragedy of Grenfell, now three and a half years ago, the process of remediating unsafe cladding on high-rise buildings has unfortunately become a lengthy and complex saga. I want to focus specifically today on the experience of leaseholders in non-ACM-clad buildings in my constituency. I want to highlight the ongoing difficulties faced by building owners and residents in accessing the building safety fund, as there are still fundamental questions about its scale and administration. I also want to discuss buildings below 18 metres and encourage the Government to address the flawed building regulation system that the ongoing cladding scandal has exposed. Most urgently, however, this a safety issue. Through no fault of their own, residents find themselves in potentially unsafe homes and vulnerable to huge costs that may still not be covered by Government funding. It is these residents—constituents in my city and across the country—to whom I would like the Minister to provide assurance this evening.

    There are a number of buildings with unsafe non-ACM cladding in my city. Ministry of Housing, Communities and Local Government figures tell us that so far 23 of those have made applications to the building safety fund. Residents in these buildings have suddenly found themselves in unsafe homes and potentially liable to astronomical costs for remediation. This lets down everyone, from first-time buyers to pensioners. One of my constituents put it best when she wrote to me recently:

    “I may be asked to contribute between 20,000 to 30,000 pounds towards remediation. I am retired and I have very limited income. I will not be able to raise this sort of capital. I am very worried about whether I’ll lose my apartment. I did not cause this problem.”

    In many cases, these leaseholders are unable to sell their homes because of inconsistent EWS1 processes and so are consigned to long and nerve-racking waits to see if their building will obtain Government funding. In addition to the obvious financial pressures, I do not believe that the mental health and wellbeing implications have been properly discussed.

    Since this debate was originally secured, the Government have taken welcome steps forward. The creation and enhancement of the building safety fund is welcome, but there are still large holes in the safety net. I have been contacted by leaseholders and property management companies who have registered by the original July deadline and have been given no information on whether they will be invited to make an application to the fund, no sense of the length of time they will have to wait for a decision, and no direct means of contact to obtain clarity on the situation. Separately, Portsmouth City Council has registered 14 blocks with the fund. The Government have rejected 11 of these so far, some on spurious grounds such as their being deemed to be in a “non-critical location”. Lord Greenhalgh recently suggested that there are about 1,700 non-ACM-clad buildings in need of remediation work. However, there has been no proper assessment of the number of buildings across the country that need work. The first come, first served nature of the fund means that applications will not be considered or prioritised based on risk, and there is no hard deadline for the completion of works.

    Progressing remediation work on unsafe cladding systems must be an urgent priority if we are to avoid further catastrophes following the Grenfell Tower fire. It is therefore disappointing that the administration of the fund itself is preventing vital safety work from commencing and stopping leaseholders moving on with their lives. In the meantime, they have found themselves liable for yet more temporary safety measures, such as the 24-hour waking watch. While the Government have now established a welcome relief fund to cover the costs of this, progress on remediation has been painfully slow.

    Health and safety must be the priority, and Ministers should focus on the rapid disbursal of funds in the immediate term, while pursuing developers and recovery costs where possible. I wrote to Lord Greenhalgh summarising these issues on 8 December, but disappointingly have received no response, despite efforts to follow up. I would therefore be grateful if the Minister would provide an answer as to whether he will make regular updates on the processing of applications through the building safety fund, how the distribution of funds is being prioritised, and what steps he will take to speed up payments.

    The prospectus for the building safety fund also states that buildings under 18 metres in height will not be covered. This was of little comfort to those in the buildings affected in my constituency. The loan scheme recently introduced by the Government will relieve residents of having to pay a lump sum up front, but ultimately it still leaves them liable to pay to fix a problem that they did not create and that will likely mean they will still struggle to sell. The Government have drawn an arbitrary distinction on this issue, which represents a piecemeal approach to making these buildings safe. If cladding is unsafe, it is surely unsafe regardless of the height of the building it sits on. The building safety fund should therefore apply to buildings of any height. The Housing Minister recently suggested data was being collected on buildings between 11 and 18 metres high. I therefore ask him to update us on the progress of that work, whether it includes the buildings in my constituency and whether he plans to extend the fund to cover these buildings.

    Last week, this House considered amendments from the other place on the Fire Safety Bill. The Government had an opportunity to back Labour amendments that would have absolved leaseholders of burdensome costs, and set things right for the future by placing robust requirements on building owners and managers to implement recommendations from phase 1 of the Grenfell inquiry. The Government voted against both, so we have now reached the absurd situation in which this Government have voted against implementing the recommendations of their own review, which they promised to accept. The Building Safety Bill, which does include long-overdue reforms of the wider sector, is still without a date for First Reading.

    That brings me to my final point. Residents and building owners find themselves in these situations because of a systemic failure of regulation stretching back decades. These buildings were constructed with materials that were approved at the time. There is now little incentive for anyone in the long chain of those involved, from contractors to regulators to building owners, to take responsibility for sorting out this important issue, because it now comes with a hefty price tag. Some developers have now tacitly accepted the need for a levy and they are to be commended, but it is not a holistic solution.

    Since the tragedy of Grenfell, successive Governments have been irresponsibly slow at tackling this issue. Residents’ groups, campaigners and Members of this House have had to drag Ministers kicking and screaming to take responsibility for protecting residents in high-rise blocks with all types of cladding. And we still are not there. While recent, if overdue, efforts made by the Government to provide funding are welcome, we have yet to see an unequivocal commitment to removing costs from leaseholders, disbursing available funds as quickly as possible and recovering them from industry at a later date. On this last issue, the Government are not using important convening power to set expectations of developers, contractors and insurers that would benefit leaseholders who have been affected.

    I would like to conclude by summarising my asks of the Minister. First, the Government must finally lift the cost burden from leaseholders and redouble efforts to recover funds from the sector. They should distribute funds as quickly as possible and set a hard timeline for the completion of remediation works. They must recognise and repay interim funds in full. Finally, they must ensure that legislation includes a clear regulatory framework with a common standard to make sure this never happens again.

    Building safety issues threaten to turn dream homes into a nightmare for my constituents. The Government must keep to their promise that leaseholders will not pay for the consequences of their cladding crisis.

  • Robert Jenrick – 2021 Speech to the Centre for Social Justice

    Robert Jenrick – 2021 Speech to the Centre for Social Justice

    The speech made by Robert Jenrick, the Secretary of State for Housing, Communities and Local Government, on 25 February 2021.

    Thank you for that kind introduction.

    It’s a pleasure to join you and the Centre for Social Justice at the launch of your ‘Close to Home’ report which makes a really powerful contribution to the debate around how we can end rough sleeping.

    In particular, I want to thank Andy Cook and Joe Shalam who are tireless campaigners; the work that the CSJ publishes is both inspirational and integral to our plans for the future.

    What guides you is what guides this government: a belief that opportunities should be more equal and background no barrier to success. And a commitment to helping those who have been held back by accident, circumstance or misstep, to achieve the fulfilment and happiness of rewarding work, security at home and nourishing relationships.

    The pandemic has reminded us as Robert Kennedy said, that those who live with us are our brothers and sisters, that they share with us the same short moment of life, that they seek, as we do, nothing but the chance to live out their lives in purpose and in happiness.

    Which is why our goal to reduce rough sleeping is more important than ever.

    An extraordinary thing has happened over the course of the past year: the pandemic has accelerated and magnified many forces like never before, upending people’s lives, businesses and communities. But it is rare that something entirely positive has happened, and that is the manner in which we as a country have supported rough sleepers throughout the pandemic.

    Our priority is to ensure that the 37,000 vulnerable people and rough sleepers ‘Everyone In’ has helped never return to a life on the streets. We have made good progress so far with at least 26,000 of those supported by the programme now in long term accommodation, and new figures published today paint a picture of a country that is changing.

    I am pleased to tell you that the number of people sleeping rough has fallen for the third year in a row. Across England, the numbers have fallen by 37% to 2,688. And since Boris Johnson became Prime Minister, the number of people rough sleeping has reduced by over 40%.

    We have also published, alongside the snapshot this year, additional management information indicating that the number of people on the streets reported by local authorities fell to 1,743 in December and 1,461 in January.

    For the first time in many years London has seen a significant fall as well, mirroring the rest of the country with a 37% decrease. And again, that achievement has been built upon in the months that have passed since.

    I want to say thank you to the hard work of Rachael Robathan and Georgia Gould – the leaders of Westminster and Camden councils and their respective teams in the West End. The London figures published today, which show the largest decrease since these statistics began, highlight the impact of their work and the dedication of the staff.

    We’ve seen a number of areas that have reached 0 rough sleepers at the snapshot – including Ashford and Basingstoke – among many others. And major cities have seen quite exceptional improvement, like Birmingham where numbers have fallen to just 17 people.

    Having, I hope, praised the many great achievements, in all types of places and by councils of all political colours, it is worth noting that there are wide variations, which shows that whilst some local authorities have achieved truly exceptional things this year, there are others somewhat less so. There are differences of approach and of commitment. Those yet to conquer this issue must learn from those that have or are on the way.

    It is almost a year since I phoned Dame Louise Casey and discussed how the pandemic would impact rough sleepers. Not then a reality in this country, a distant threat, but one whose drumbeat was drawing inexorably closer and louder. Louise was in Australia, struggling to get a flight home. We agreed immediately that the right approach was to emphasise protecting the most vulnerable people among us. And upon her return she came to Marsham Street and in her characteristic way, gave herself fully to the task ahead. I’m immensely grateful to Louise for her energy, commitment and friendship.

    That conversation, and the meetings that took place in the following weeks led to the birth of the Everyone In programme, and later the next phase, our Protect Programme. A programme that has saved many lives.

    TS Eliot said that sometimes things become possible if we want them badly enough. That describes Everyone In. But you also need exceptional people. The work of staff in shelters, of council support workers, of outreach workers, of volunteers at soup kitchens and to so many others – whose work is unglamorous and often unnoticed, but is vital and noble.

    I should also like to place on record my gratitude for the commitment and dedication of the civil servants at the Ministry of Housing with whom I work. Under the superb leadership of Penny Hobman and Catherine Bennion, who demonstrate every day a real passion and idealism for this cause.

    We know that the community, charity and faith sectors are instrumental to this effort. Importantly, nobody comes off the streets because of the work of one agency. A critical element of the success of Everyone In was due to the quality of our partnerships: so I must extend thanks and gratitude to those charities that have paved the way on this issue, especially to the inspirational Jon Sparkes from Crisis and Petra Salva from St Mungo’s.

    And I need to thank my two immediate predecessors in this role, Sajid Javid and James Brokenshire. It would be wrong to see Everyone In as some kind of remarkable start-up. Its success was built on the foundations they had laid. Both cared passionately about this issue, and indeed do still.

    Sajid started the Housing First pilot – work that as we will hear today, the CSJ has proved so vital in spearheading. The Homelessness Reduction Act happened under his leadership. James oversaw the reinvigoration of the Rough Sleepers Initiative, whose impact is well evidenced and had driven the two prior years of reductions, in 2018 and 2019.

    As our vaccination programme gathers speed and we begin to turn the tide on COVID-19, it is right that we cement the incredible gains we have made over the last twelve months, acknowledging the seriousness and the weight of the challenges we have yet to face.

    The late Lord Ashdown, in a notable speech on homelessness, once compared tackling rough sleeping at times of economic disruption to “leaves in a gale” – the faster you collect the leaves, the faster they gust away again, and all the time more fall around you in the headwind. And there will be headwinds to come as we exit lockdown and move beyond the pandemic.

    The truth is, we cannot begin to tackle this issue until we begin to tackle its causes: which are multi-faceted and complex. Unemployment, family breakdown, domestic abuse, insecure housing, criminal justice policy, failures in our immigration system, and above all else – substance misuse and mental health. So we’re utilising the expertise of all government departments from the Ministry of Justice and the Home Office to the Departments of Health and of Work and Pensions, investing over £750 million next year to continue to reduce homelessness and rough sleeping and invest in preventative programmes which tackle the underlying issues early.

    It is vital that we bring together health and housing to tackle rough sleeping. The marriage of health and housing will be the heart of our strategy.

    That is why we have brought forward an investment of £150 million in long-term housing through our Rough Sleeping Accommodation Programme, delivering 3,000 new homes.

    And a further £272 million will be invested over the course of this Parliament providing 6,000 vital new homes for rough sleepers – the largest ever investment of this kind. These will be a national asset – symbols of hope and opportunity for those looking to turn their lives around.

    Thanks to the hard work and perseverance of Robert Buckland and Lucy Frazer at the Ministry of Justice, we are tackling reoffending, ensuring more prison leavers are offered accommodation at release and building a criminal justice system based on second chances and redemption. That takes inspiration from, amongst others, the direction set by Michael Gove when he was Justice Secretary – and I his bag-carrying PPS. It has always stayed with me that more than 50% of rough sleepers have spent time in prison. This must be at the front of our minds as we frame our strategy.

    At the Home Office, Priti Patel shares my commitment to supporting victims of domestic abuse and together we have seen the Domestic Abuse Act implemented and fully funded with £120 million of financial support for local councils next year. And together we will use the new freedoms we have as a sovereign country, to create a better and fairer immigration system, so that fewer foreign nationals end up on our streets and those that do can be compassionately and considerately returned to their home countries.

    On health and housing, almost two thirds of homeless people cite addiction to drugs and alcohol as both a cause and consequence of rough sleeping. We know the toll that substance misuse takes on individuals and on families – and drug addiction is a global human crisis, at the very heart of this issue, more important than ever as we come out of the pandemic; which emerging evidence suggests has amplified substance misuse through unemployment, isolation and anxiety.

    The homeless will not be forgotten when it comes to the vaccination. Last night we asked all local authorities to redouble their efforts to safely accommodate as many rough sleepers as they can and to register them with a GP, as a good in itself, but also as a precursor to vaccination. At this crucial stage in our vaccination programme, there really is no time to waste. So we have also allocated a further £10 million of funding to help protect people rough sleeping this winter and ensure their wider health needs are met.

    We need to follow in the footsteps of my now somewhat distant predecessor Sir George Young who worked hand-in-hand with homelessness charities in pioneering the first Rough Sleeping Initiative.

    That same sense of urgency and resolve is needed again today.

    I want to be unequivocal in stating that we will use every mechanism at our disposal to achieve our goal.

    And yes, Housing First is an integral part of that mission. I’m grateful to Brooks Newmark for his role in establishing Housing First. As a former Treasury Minister under Philip Hammond I can say it was no mean feat of Brooks and Sajid to persuade him to back it.

    Our £28 million Housing First pilots in Greater Manchester, Liverpool and West Midlands are already supporting around 800 of our most vulnerable people off the streets and into secure homes. 600 are now in permanent accommodation. Over 2,000 other Housing First places have been created, many funded through the Rough Sleeping Initiative and our new accommodation programme draws inspiration from it.

    I have seen it in action myself. Last Christmas Eve I met a woman in Walsall and Housing First was helping to turn her life around after several years of sleeping rough in local parks and of drug addiction. It was working and she was re-entering society and re-establishing herself as a productive member of it. As I left her flat to drive home to my family, I turned around and watched her welcome her children to her home for the first time in many years. For their first Christmas together in many years. I couldn’t help, but cry.

    Rough sleeping a terrible waste of lives. To see dignity and purpose and the love of family and friends restored is a wonderful thing to behold.

    So I will champion Housing First. One solution – it goes without saying – will not fit all. This must be multi-targeted and multi-focus. But the principle that everything begins with a home will be our guiding star.

    Our strategy will be refined, with the guidance and support of all those willing to offer it to us, but our objective is clear, that no one should have to sleep rough in this country. That is a litmus test of a civilised society. And we will raise the safety net from the street, but addressing the causes as well as the consequences. Not so much no second night out, but no first night out.

    As we come out of the pandemic, and as the Prime Minister has said, we must aspire to build back better. This means not merely mending, or simply restoring a status quo. Nor even more improvement.

    It is not like teaching a horse to jump better, but like turning a horse into a winged creature that will soar over fences which could never have been jumped, said CS Lewis. It is in that spirit we will work, together, to resign rough sleeping to the history books once and for all.

  • Patricia Gibson – 2021 Speech on Building Safety

    Patricia Gibson – 2021 Speech on Building Safety

    The speech made by Patricia Gibson, the SNP MP for North Ayrshire and Arran, in the House of Commons on 10 February 2021.

    The announcement today of an additional £3.5 billion is encouraging as far as it goes, and I am sure that the Scottish Government look forward to the consequentials arising from it. What the Secretary of State has said will offer some relief to homeowners affected by cladding issues, many of whom are already struggling with bills and simply do not feel able to take on more debt as their dream homes have become a nightmare, with mortgage valuations of zero due to unsafe cladding. As he knows, the consequences have been far reaching for those caught up in this scandal, with homes currently worth nothing that cannot be sold and in which residents feel unsafe. I very much welcome the responsibility for cladding being borne—in part, at least—by the larger players in the industry, but more details as to how that works are needed.

    Despite the Secretary of State saying that no leaseholder will ever pay back more than £50 a month in loans to remove this cladding, I am sure that he will understand that that will still be disappointing for many, since, through no fault of their own, they are still facing additional costs after buying their homes in good faith; they face debt that they do not want and which will impact on household incomes during these difficult times. Much more detail on exactly how these low interest loans will work is needed. Can the Secretary of State confirm that there will be an upper limit to these additional costs for leaseholders, or is the £50 cap only a monthly cap? He will appreciate that this matters because building work so often overruns. Will he also tell me within what timeframe he expects this remediation work to be completed?

  • Thangam Debbonaire – 2021 Speech on Building Safety

    Thangam Debbonaire – 2021 Speech on Building Safety

    The speech made by Thangam Debbonaire, the Labour MP for Bristol West, in the House of Commons on 10 February 2021.

    I thank the Secretary of State for advance sight of his statement. Buying a first home should be a dream come true, but for many it has been a nightmare for years. As a result of Government choices, three and a half years on from the Grenfell tragedy, in which 72 people lost their lives, hundreds of thousands of people are still trapped in unsafe homes and many more are unable to move. Today’s announcement is too late for too many. It is a repeat of undelivered promises and backtracks on the key one—that leaseholders should have no costs to pay.

    The Chancellor said last March that

    “all unsafe combustible cladding will be removed from every private and social residential building above 18 metres high.”—[Official Report, 11 March 2020; Vol. 673, c. 291.]

    But that has not happened. Buildings have not been able to access the fund, and £9 out of £10 is still sitting where it was. At every stage, the Government under-estimated the problem, and delays caused it to grow. They still do not know how many buildings are unsafe, where they are and what danger they pose. Until we have answers to those basic questions, the Government will continue to make mistakes, offering piecemeal solutions that have to be updated when they do not deliver.

    Can the Secretary of State guarantee that the funding will cover all buildings over 18 metres? What will the consequential be for the devolved Administrations, including Wales? We cannot have a repeat of the first come, first served free-for-all, whereby the most dangerous blocks risk being fixed last. Will the Government set up an independent taskforce, as Labour has asked for, to prioritise buildings according to risk, with powers to get the funds out the door and the ability to go after building owners who fail to get on with the work?

    Ministers have now promised 17 times that leaseholders will not bear the cost of fixing a problem that they did not cause. Many will be listening to the Housing Secretary’s remarks today, and the Government have betrayed their promise that leaseholders would not pay for the building safety crisis. As I said, three and a half years on from Grenfell, hundreds of thousands of people cannot sleep at night because their homes are unsafe. The Government have today chosen to pile financial misery on them—this is an injustice.

    What does the Housing Secretary say to Julie in Runcorn, who lives in a flat with dangerous high-pressure laminate cladding? Her block is under 18 metres, so she is unable to access the funding promised so far. She lives in the same development as buildings that have the exact same cladding but are over 18 metres, so they will be able to access the fund. Why should this arbitrary 18-metre height limit mean the difference between a safe home and financial ruin? What are the terms of the loans? What will the interest rate be? Will leaseholders be required to pay the interest as well as the main cost? The right hon. Gentleman says that leaseholders will not pay more than £50 a month, but does that stay with the current owners when they move, or with the home so the new owner is forced to pay? How long does this run for? Will it go up by inflation each year? What will the Government do if those homes remain unsellable? How will they ensure that freeholders take up the loans? How will the Government speed up remediation, because the current stalemate cannot continue?

    Other properties do not have dangerous cladding but people have been charged thousands of pounds per flat to fix other fire safety issues. What does the Housing Secretary say to them? The Government should focus on securing our economy and rebuilding from covid, not saddling homeowners with further debt. When they have further debt, that means less money for our economic recovery, taking money away from local shops. It reinforces regional imbalances, and it makes young first-time buyers and pensioners pay money they cannot afford. The Government should pursue those responsible fully, to prevent leaseholders and taxpayers from carrying the can.

    The Government have announced a levy and a tax, which I welcome, because those responsible should bear the cost, but how much do the Government anticipate the levy will raise? Will they pursue others, such as cladding manufacturers, who are also responsible for putting in the dangerous cladding? The Government have missed every target for removing ACM cladding, and 50,000 people are still living in flats wrapped in it—this is the same cladding as was found on Grenfell Tower—and thousands more have other dangerous cladding. Will the Secretary of State commit today to removing all dangerous cladding by 2022?

    As the right hon. Gentleman will know, at least one first-time homeowner, Hayley, has already been made bankrupt before she was even asked to pay for remediation, just from the extra costs. She asked the Government to think about her former neighbours, so when will leaseholders start receiving funding to pay for the round-the-clock fire patrols they are being charged hundreds of pounds each month for? What about the skyrocketing insurance? How will the Government get the market moving? Their last announcement fell to pieces, and the housing market in affected homes is grinding to a halt. I have a simple question: what, on average, does he expect the leaseholder to be paying?

    Government inaction and delay has caused the building safety crisis to spiral. People cannot continue to live in unsafe, unsellable homes. Homeowners should not face bankruptcy to fix a problem they did not cause. Unfortunately, these proposals will still leave too many people struggling and facing loans, instead of being given justice.

  • Robert Jenrick – 2021 Statement on Building Safety

    Robert Jenrick – 2021 Statement on Building Safety

    The statement made by Robert Jenrick, the Secretary of State for Housing, Communities and Local Government, in the House of Commons on 10 February 2021.

    With permission, Mr Speaker, I want to make a statement on housing and building safety. Beyond the covid-19 pandemic, the Government want to build back better—better homes, better infrastructure and better communities. The foundation of those ambitions, and the mission of my Department, is safety and fairness. We have all been moved by the stories we have heard and the people we have met—homeowners placed in difficult and sometimes impossible situations through no fault of their own. I appreciate the frustration, the worry and the despair that at times they feel. I share their anger at the errors, the omissions, the false promises and even the outright dishonesty, which were built up over many decades but which this Government are determined to tackle.

    That is why today I am announcing an unprecedented intervention—a clear plan to remove unsafe cladding, to provide certainty to leaseholders, to make the industry pay for its faults of the past, to create a world-class building safety regime and to inject confidence and certainty back into this part of the housing market. First, we will finish the job we have started on remediating unsafe cladding. After the tragedy of Grenfell Tower, the expert advice that this Government received identified aluminium composite cladding, or ACM—the material on the tower—as by far the most unsafe form of cladding. It should never have been used, and our independent expert advisory panel recommended that it should be the focus of our remediation work.

    Thanks to a considerable effort, including during the pandemic, almost 95% of all high-rise buildings with unsafe ACM cladding identified by the beginning of last year have been remediated, or workers are on site now doing the job. That rises to 100% in social housing. Guided by expert advice, the work to remove other types of cladding that are also unsafe—albeit less so than ACM—where they pose a genuine risk to life is also under way.

    It has always been our expectation—our demand—that building owners and developers should step up to meet the cost of this work. Where they have not, or where they no longer exist, the Government have stepped in, providing £1.6 billion to remediate unsafe cladding. However, it is clear that without further Government intervention many building owners will simply seek to pass these potentially very significant costs on to leaseholders, as this is often the legal position in the leases that they signed. That would risk punishing those who have worked hard and bought their own home, but who have, through no fault of their own, found themselves caught in an invidious situation. Importantly, it would also risk slowing down the critical works to make these homes safer.

    I am therefore making an exceptional intervention today on behalf of the Government and providing certainty that leaseholders in high-rise residential buildings will face no cost for cladding remediation works. We will make further funding available to pay for the removal and replacement of unsafe cladding for all leaseholders in high-rise residential buildings of 18 metres and above, or above six storeys, in England. We continue to take a safety-led approach, and this funding will focus on the higher-rise buildings, where the independent expert advisory panel tells us time and again the overwhelming majority of the safety risk lies, in line with the existing building safety fund and the anticipated scope of the new building safety regulator that we are establishing and will shortly be legislating for. This will ensure that we end the cladding scandal in a way that is fair and generous to leaseholders.

    Secondly, for lower and medium-rise blocks of flats, the risks are significantly lower and the remediation of cladding is less likely to be needed; in many cases, it will not be needed at all, but where it is, costs can still be significant for leaseholders. That is why I am announcing today that the Government will develop a long-term scheme to protect leaseholders in this situation with financial support for cladding remediation on buildings of between four and six storeys. Under a long-term low-interest scheme, no leaseholder will ever pay more than £50 a month towards the removal of unsafe cladding, many far less.

    Taken together, this means the Government are providing more than £5 billion, including a further £3.5 billion announced today, plus the significant cost of the very generous financing scheme, which will run for many years to come, to ensure that all leaseholders in medium and high-rise blocks face no costs or very low costs if cladding remediation is needed. Where it is needed, costs can still be significant for leaseholders, which is why we want to take these important steps. We want to ensure that the Government develop this long-term scheme, which will protect leaseholders with financial support. Taken together, this means that the Government are helping leaseholders to move forwards with greater certainty and more confidence about the future.

    Thirdly, while the problem is not one of leaseholders’ making, it also cannot be right that the costs of addressing these issues fall solely on taxpayers, many of whom are not themselves homeowners and can only dream of getting on the housing ladder. The Government have always expected the industry to contribute towards these costs, and some have done so. Today, I am announcing that we will introduce a gateway 2 developer levy, which will be implemented through the forthcoming Building Safety Bill. The proposed levy will be targeted and will apply only when developers seek permission to develop certain high-rise buildings in England, helping to ensure that the industry takes collective responsibility for historical building safety defects. In introducing the levy, we will continue to ensure that the homes our country needs get built and that our small and medium-sized builders are protected.

    In addition, a new tax will be introduced for the UK residential property development sector in 2022. This will raise at least £2 billion over a decade to help to pay for cladding remediation costs. The tax will ensure that the largest property developers make a fair contribution to the remediation programme in relation to the money they make from residential property, reflecting the benefit that they will derive from restoring confidence to the UK housing market. The Government will consult on the policy design in due course.

    Fourthly, I know there are many people across the country who are concerned about the safety of their home. In the actions we have taken and those we take today, we have already very clearly prioritised public safety. However, it is also important that we put the risk of a fire, and in particular the risk of a fatal fire, in context—it is low. Last year, the number of people who died in fires in blocks of flats over 11 metres was 10—an all-time low—and fire-related fatalities in dwellings in England have fallen by 29% over the past decade. By way of comparison, more than 1,700 fatalities were reported on our roads in 2019.

    Of course, any death is one too many, and the tragedy of Grenfell Tower lingers with us and demands action. That is why it is right that we address safety issues where they exist and are a threat to life, but we must do so proportionately, guided at all times by expert advice. That is the approach that we are taking through the Building Safety Bill, the new building safety regulator, the Fire Safety Bill and the new national regulator for construction products, which I announced in January. I am determined that we will have a world-class building safety regime.

    We need everyone to follow this sensible, proportionate approach so that this part of the housing market can move forward and homeowners are not disproportionately impacted. The Royal Institution of Chartered Surveyors has consulted on new guidance for valuers on when an EWS1 form should be required. The Government endorse its work to ensure that assessors have a stronger basis on which to make good, proportionate judgments about valuation risk. Lenders have welcomed the progress on that guidance, which will help to ensure that more than half a million leaseholders in blocks of flats over 11 metres will not need a separate EWS1 assessment to get a mortgage. That builds on the interventions we have already made to create and train many more assessors, and we are doing more so that they can access professional indemnity insurance to get on with the job.

    Today, in addition to providing certainty to leaseholders, we are providing confidence to lenders. Following discussions that my right hon. Friend the Chancellor and I have had with lenders, we expect all the major banks and building societies to strongly support today’s intervention, which will provide greater certainty to the market and help to restore the effective lending, purchasing and selling of properties as soon as possible.

    Taken together, this exceptional intervention amounts to the largest-ever Government investment in building safety. We believe in homeownership, and today we firmly support the hundreds of thousands of homeowners who need our help now. I commend this statement to the House.