Social Housing (Regulation) Bill [Lords]

In bringing forward the Bill, I want to thank, first of all, all colleagues in the other place who contributed to improving it while it was there. I am sure that in Committee there may well be amendments from Back-Bench colleagues across the House that can contribute to improving it. My colleagues in the other place were grateful to those noble colleagues who contributed to the enhancement of the Bill. In particular, I want to thank Lord Greenhalgh, who, as building safety and fire safety Minister, introduced the Bill and served with such distinction in the Department.

I thank my hon. Friend the Member for Walsall North for all the work he did, and not just on this Bill but on legislation on the private rented sector and on homelessness. I thank my right hon. Friend the Member for Newark (Robert Jenrick) for his work, when Secretary of State, on the White Paper that preceded the Bill. In particular, I also want to thank my right hon. Friend the Member for Maidenhead (Mrs May). Her actions in the immediate aftermath of the Grenfell tragedy, along with the moral leadership she has shown, set in train a programme of reform to ensure that those in social housing got the full attention of the Government. That has ensured the Bill is before us today.

I also want to thank two campaigners who, in the course of the last year, have shone a light on some of the worst conditions in social housing, and have reminded us all how important it is to ensure that our regulator has teeth. First, Kwajo Tweneboa is a young man who I think all of us in this House have seen campaigning with eloquence and passion. Having grown up in social housing, he has acted as a voice for those who may have been overlooked and underserved in the past. Secondly, Daniel Hewitt for ITV News has worked with Kwajo and others to ensure that registered social landlords who have not been performing their duties adequately are held up to proper scrutiny.

It is of course important to acknowledge that there are a number of different aspects of the social housing debate that the Bill does not cover. It does not cover the whole question of future supply. We will have an opportunity to debate that in this House in the weeks and months to come. It is also important to stress that the overwhelming majority of those who work in social housing are doing a fantastic job. The overwhelming majority of those who work in housing associations and in all the arm’s length management organisations that help to provide social housing are dedicated professionals. They have nothing to fear from the Bill and, indeed, everything to gain. It is the case, however, that some 13% of homes in the social rented sector do not meet the decent homes standard, and that is simply too high a figure. We need to make sure action is taken to deal with that. I should say, by contrast, that the proportion of homes in the private rented sector estimated not to meet that standard is 21%, which is why legislation to improve conditions in the private sector is so important and, again, the work of my hon. Friend the Member for Walsall North and others has been so critical.

A series of steps are taken in the Bill to ensure that we can more effectively regulate the sector. First, the Bill makes sure that what has been called the serious detriment test no longer applies. In the past, a very high bar had to be met before the regulator could investigate complaints. We are removing that test, lowering the bar and making it easier for tenants to feel that their concerns are being investigated.

The second significant measure is that we are ensuring that the cap on fines under which the regulator hitherto operated—just £5,000—is lifted so that unlimited fines can be levied. I know that the regulator will take account of the comments made by the hon. Member for Hammersmith (Andy Slaughter) and others to ensure that fines are targeted and proportionate, but the potential for the regulator to levy unlimited fines will concentrate minds as few other things will for some of the significant players in the sector that need to up their game.

We will also shorten to two days the period of time for inspections, which was hitherto four weeks, to ensure that tenants who have concerns can feel that they are being addressed more quickly. We will require performance improvement plans from housing associations and others that are found wanting. Critically, safety will become a fundamental objective for registered social landlords and a named individual in each RSL will be responsible for health and safety, thereby making sure there is clearer accountability where it has been fudged in the past.

Thanks to amendments tabled in the House of Lords, we are introducing a new standard for competence for people who work in the field. There has been a lively and important debate about the need for higher professional standards in housing. I completely agree; evidence from what happened in the run-up to Grenfell showed that some of those who were responsible for safeguarding and improving social housing did not have the basic standards of professionalism that are required.

We need to proceed with sensitivity, because the standard of qualification and degree of professional training required for someone at the heart of a major registered social landlord may of course be different from that for someone who is operating a small alms house or other charity provider, but there is a clear need for greater professionalisation. We will work with colleagues to ensure that we have fit-for-purpose legislation.