My Lords, unlike the noble Lord, Lord Crickhowell, the Minister managed to refer to me at some length, although not too long a length, in the Grand Committee debate. Perhaps smoke got in her eyes, or maybe her ears, when the noble Lord was speaking.
While I welcome the Minister’s affirmation that Airbnb properties will be covered, I was a little puzzled by her reference to fire regulations some time before the legislation—some years before; I think she said 2005. Perhaps she could clarify that, because I do not understand how or why there should be a difference in approach under different forms of legislation for those kinds of properties. It seems sensible to have a single regime for all properties at risk that are rented out wholly or in part, but that does not seem to be the case. Airbnb properties are not within the definition of properties affected by these regulations; they may be covered, but I invite the Government to consider whether a single regime would make more sense.
The noble Lord, Lord Crickhowell, anticipated the points that I was going to make about the report of the joint delegated legislation committee. Both of us, and perhaps other noble Lords, will be interested in the Minister’s reply in that regard. She did not mention the first report of your Lordships’ Secondary Legislation Scrutiny Committee, which noted in paragraph 7:
“The Department has said that it is working with lettings agents, landlord representative bodies”,
and so on,
“to publicise the requirements over the six months from March 2015. It will be important that the Department secures effective publicity for the new requirements in good time for the date”.
In replying to the debate in Grand Committee, the Minister said that How to Rent, the document giving advice to tenants,
“may well be updated in terms of giving tenants more advice … We also want to update How to Rent, as I have just said … in time for 1 October 2015”.—[Official Report, 7/9/15; col. GC177.]
I take it that that has happened, but perhaps she would confirm that it has been updated. Could she also confirm that it has been distributed and, if so, to whom and by what means? It is unlikely that the department actually knows which properties are rented and where these matters are to be delivered, so what form has that publicity taken? What efforts are the Government making to test whether the methods of delivery have been efficacious? After all, we are only a couple of weeks away from the implementation date. There are clear issues there.
Issues have been raised by outside organisations, some of which we have already heard about. I had a letter—I do not know whether other noble Lords have had it—from the vice-president of the Association of Residential Letting Agents. She also serves as a board
director on the National Federation of Property Professionals and has worked for a long time in this sector. She made a number of points. One concerned the timeframe for implementing the legislation, which others of your Lordships have mentioned. The second concerned a deadline for recording that detectors are in working order. At the moment the guidance from the department says that that check has to be made on the first day of the tenancy, irrespective of whether the tenant moves in on that date or later. That, she says, is very impractical, and I can understand why. She recommends that recording that the detectors are in working order should be carried out at a time leading up to the start date and preferably prior to that date so that any repairs or improvements can be made in good time.
She raises a third point about the need to check the detector to confirm that it is in working order. I confess to having no expertise at all in these matters— I am clearly guided by her. However, it appears that some of the units that have already been installed—sealed lithium units, I gather—are recommended to be used for 10 years. To comply with the new legislation, the agent or owner can record the time and date of the installation. That is certainly true, but who is to know whether the units have been installed before, what state they are in and whether they should be checked. Therefore, there seem to be practical difficulties.
She also makes the recommendation that further advice be provided by the fire service regarding methods of checking the working order of any smoke detector. That is another aspect of publicity that needs to be given to landlords, and, again, I invite the Minister to indicate whether such advice will be made available.
We are all anxious that the regulations are implemented and that safety for tenants or other occupiers should be enhanced. Given the admittedly restricted reach of these regulations, to which I referred in Grand Committee and which the noble Baroness acknowledged with the communication that there could be further regulation, can she say when such regulations might be prepared? She has undoubtedly been put in a difficult position by the department. In our former capacity as leaders of councils, frankly she and I would have been outraged by the inadequacy of the service provided in this case by those responsible for drafting the regulations.
I refer again to the need for publicity not just for landlords but for tenants to ensure that they contact their landlords to carry out the check. Given that it is impossible for the department to contact tenants individually, what steps are the Government taking to ensure that such publicity is given through the media—the print media, the broadcast media and social media for that matter—urging tenants to ensure that their landlords are called upon to check, first, that there is actual provision and, secondly, that the provision is effective? I am sure that local authorities—I declare my interest as honorary vice-president of the LGA—would be very willing to promote publicity in that respect. However, we are now only a couple of weeks away from the proposed start date and a degree of urgency is required. Obviously it will take time for all the necessary work to be carried out but surely it is imperative that tenants are aware of the requirement and of the need for
them, in turn, to chase up their landlords to provide the appropriate safety measures if they have not begun to take action.