Absolutely. I was going to mention that later in my speech, but I will say it now. Evacuation plans for disabled people are pretty poor in most cases, leaving them especially vulnerable, as others have said.
At the moment, there is an absence of clear and reasonable guidance, process and professionally indemnified experts. The result is that people are standing back and letting others pay the price and take responsibility for the risk. Ultimately, that leaves leaseholders, social landlords, those in shared ownership and others with the financial responsibility and risk. It leaves them living in fear, as we have heard.
More could be done on prevention, as many hon. Members have said. We have heard that waking watch patrols have been necessary in some cases, but they are extremely expensive. The Government’s own data estimates that they cost £130,000 a year for just one building. They are supposed to be a temporary measure, but many are still trapped with them. The Government keep talking about the problems with the lack of proportionate risk and the lack of confidence in the system, but what are they actually doing about it? Perhaps we will hear a little more on that today.
There are similar issues when it comes to regulation, accountability and oversight. The Building Safety Bill, which is in Committee, will set up a new building safety regulator. That is a long-overdue and much-needed step, but there are a number of areas where it falls short. The Government have stuck to their crude height limit of 18 metres to define higher-risk buildings. They are right to say that, for buildings over 18 metres, the choice over which building control body to use leads to serious conflicts of interest. That is one of the key issues that has got us here, so why is that not the case for buildings under 18 metres, for which developers can still choose their own building control bodies?
The fire service, which we have heard much about today, used to play a much greater role in inspecting buildings. The Fire Brigades Union has raised the alarm about the fact that the building safety regulator
will still be able to contract out that advice to the private sector. What are the Government proposing to do about that?
As many leaseholders and tenants have discovered in recent years, since Grenfell and before, the bodies that exist supposedly to provide recourse and accountability very rarely do, and are largely toothless and totally inadequate. Fire safety issues have shone a light on that, but yet again the Government seem incapable or unwilling to act with the necessary true leaseholder reform, and are not giving voice to tenants.
We have heard about some particular issues affecting social housing. In contrast to many private developers and freeholders, social and council housing providers were the quickest to react post Grenfell. Analysis has shown that housing associations have paid six times more than developers to remediate dangerous cladding. Given the huge profits in the private sector, it is a scandal that it is not doing more to pay for the faults it created. The Government have been incredibly slow in using the stick they kept threatening, leaving many to disappear before they are made to pay.
According to the G15—an umbrella group of the biggest housing associations in London—associations have set aside nearly £3 billion for historical remediation costs. In contrast, the UK’s largest developers have collectively set aside half a billion pounds—the difference is stark. Housing associations have warned that building safety costs will put at risk their ability to build much-needed affordable housing. With an estimated required subsidy per affordable home of £50,000, nearly £3 billion for remediation costs could mean 58,000 fewer affordable homes over the next 10 years. That is a huge number, and that is before we even get to the impact on quality and much-needed investment in existing stock and things such as the zero carbon agenda.
Housing associations and local authorities have been all but excluded from the Government’s building safety fund. To be approved, they must demonstrate that the costs would otherwise have been borne by leaseholders, which they have not been able to do in many cases. This approach is wrong, and it ultimately falls on the shoulders of tenants and potential future tenants, who will no longer be able to get social housing because the stock will diminish. We have called for a building works agency to fix this problem. Our mantra has been “assess, fix, fund and certify”; that is what needs to be done, and we need a team of experts who are given the power to do all of those things. What will the Government say about that?
Leaseholders and tenants will be shouting from the rooftops about building safety on Thursday. However, as we have seen from the excellent reporting of Dan Hewitt and “ITV News”, social tenants are often not listened to by housing providers. “Surviving Squalor” was a shocking reminder of the conditions that some people are forced to live in, their pleas for action ignored by social housing providers. It is just not acceptable. It is a mark of shame on the sector, which should be putting tenants’ experiences first, not ignoring them. If the past few months have taught us anything, it is the importance of home, and that housing is a public health issue, a mental health issue, and an economic issue, as well as a bedrock of success.
It is a shocking indictment of our country’s housing system, and the blame should be laid at the doors of some of these providers, as well as the Government.
They have diminished and defunded social housing, and they have reneged on the promises made after Grenfell to bring forward legislation to provide a real voice and teeth to the views and needs of social housing tenants. When is that coming forward? We still do not know. We have been tabling amendments on this matter in the Building Safety Bill.
The building safety crisis is having a profound impact on the lives of so many, and the impact on social housing providers worsens the measly number of social homes already being built. The building safety crisis requires the serious leadership and intervention that it is not getting, and we need major reform to give tenants and leaseholders trapped in these situations a real voice, recourse and accountability. It really is about time the Government got a grip on this.