High-rise Buildings: Safety Remediation

Question

14:58:00

Asked by

To ask His Majesty’s Government what progress has been made on the remediation of high-rise buildings with safety defects.

My Lords, before I answer the noble Lord’s question, I pay tribute to all the campaigners and survivors of Grenfell who have moved this along, following seven years when little progress was made. Now, over half of 18 metre-plus buildings identified with unsafe cladding have started or completed remediation. On 2 December last year the Deputy Prime Minister announced the remediation acceleration plan, which sets out key measures to get buildings with unsafe cladding fixed faster, identify remaining buildings still at risk and ensure that residents are supported through the remediation process. This Government have been clear about our intention to deliver remediation faster, with more action from freeholders and developers.

My Lords, I am grateful for that Answer. Since this Question was tabled, the Public Accounts Committee in another place has published a further progress report on remediation that is highly critical of this Government and indeed the last one. It points out that, of the 5,000 buildings known to the Minister’s department to require treatment, work has started on half, and that 3 million people are living in unsafe buildings, are unable to sell their flats and face exorbitant insurance claims. It also points out that the contract with developers did not require them to remedy all the safety defects. In the meantime, not a penny has been paid by the manufacturers of unsafe cladding. The PAC says that the date of 2029, by which all treatment should have been completed, is unrealistic. Surely we can do better than this.

The noble Lord is right to say that we can do better, which is why we have introduced the remediation acceleration plan. The plan’s targets provide greater certainty to residents, a significant acceleration in pace and much greater certainty about when cladding remediation will be resolved. We have never had targets like these before. This Government have put in place a plan to deliver; it is now up to those responsible for making their buildings safe to do so. The plan has been criticised by campaigners for not being ambitious enough and by industry for being too ambitious and unachievable. All plans like this must strike a balance; we believe this plan gets the right balance and is ambitious but also achievable.

My Lords, the National Audit Office also found that, in the social housing sector, remediating cladding safety defects will cost £3.8 billion. The National Housing Federation says that housing associations could build 91,000 more affordable homes if the social housing sector had equal access to government funding to pay for building safety works. Substantial funding is being diverted away from investing in new affordable homes to pay building safety costs, so could I ask the Minister whether the Government have a plan to ensure that the social housing sector can deliver the 1.5 million new affordable homes target by making it eligible for the Government’s building safety funding?

My noble friend is right to point to the strains on social housing between remediation of all kinds of maintenance defects, including fire safety, and building new affordable housing. From April, we will increase targeted support for social landlords applying for government remediation funding. That will help them meet the costs of planning and preparing for remediation works, and to start remedial work sooner. Social landlords can apply for government remediation funding equivalent to the amount that would otherwise have been passed on to leaseholders, or for the full cost of the works where remediation would render a social landlord financially unviable. We have committed £568 million to support the remediation of social housing through government schemes.

My Lords, the Public Accounts Committee points out that developers, social housing providers, landlords and owners—everyone, it seems, except the culpable manufacturers of this cladding—are being made to contribute to the costs of remediation. What is being done to ensure that the culpable manufacturers of this cladding will be made to contribute?

I agree with the noble Lord that it is very important that the enforcement we set out is carried out. We have already committed £14 million to local authorities to build the capacity and capability to take that enforcement action, and the Deputy Prime Minister has announced increased funding to double that enforcement activity. In addition to enhancing the national joint inspection team, we will ensure local authorities continue to have access to expertise they can call on around their most complex and high-risk buildings. But it is vital that those who are responsible for this are both brought to account and contribute to the remediation work that needs doing.

My Lords, the Government have identified that barriers to development-led remediation include disputes between developers and freeholders over access to buildings, delays in securing the necessary regulatory approvals and access to independent assessors to carry out the quality of assessments. Will the Minister set out what the Government are doing to overcome these barriers to vital progress?

The remediation action plan points to the action that we need to take to move this on more quickly. Developers have determined whether work is required on about 80% of buildings for which they have taken responsibility under the remediation contract. Both developers and the Government are committed to accelerating that progress, which is why we have the plan that we published on 2 December as a joint plan. Thirty-nine developers have signed up to that and we will be moving that forward. If they fail to hit those joint plan targets, further action will be taken.

My Lords, the Government have introduced a new and lower standard of remediation, PAS 9980. Insurers, however, are not convinced that this makes buildings fully safe. The Public Accounts Committee has brought it to our attention that insurance costs remain, in its word, “unaffordable”. What are the Government going to do to address the criticism of the Public Accounts Committee and ensure that insurance costs drop considerably, so that people can afford to remain in their homes?

The noble Baroness is quite right to raise the issue of insurance premiums. Work has been going on to reduce those premiums for leaseholders. We have seen improvements for leaseholders who previously found themselves unable to sell or remortgage their homes, but we remain vigilant and will continue to hold the 10 major lenders to account, following their commitment to lend on properties even if the remediation is not yet complete.

My Lords, I draw the attention of the House to a family interest in a high-rise flat. Does the Minister accept that it is a matter not just of getting an agreement to starting dates on these schemes of remediation but of completion dates? Many schemes seem to be dragging on and on, and there will not be satisfaction in terms of safety reassurance or saleability until there is a much more stringent approach to the completion date of this necessary work.

The noble Lord is quite right: we need to move this on as quickly as we can. It has dragged on for far too long already. As of March 2025, we have 39 developers signed up to the joint acceleration plan. These developers account for more than 95% of the buildings to be remediated by developers under the developer mediation contract. They have committed for the first time to assess all their buildings by July 2025 and to start or complete all remedial work by July 2027—but I take the noble Lord’s point that completing the work is the vital thing for those living in them. We will be monitoring this very carefully and chasing up the completion of those works as time goes on.

My Lords, we will not complete the remediation work that we are discussing under this Question, nor achieve the Government’s ambitious but very welcome target of 1.5 million new homes being built, without the necessary skilled workforce. We know from the Office for National Statistics that there are 35,000 job vacancies in the construction sector, over half of which cannot be filled due to a lack of skills—the highest for any sector. Does my noble friend agree that it was a very welcome announcement from the Treasury last week that the Government plan to inject £600 million into training up 60,000 more construction workers by 2029? Will she further tell the House how we can encourage the construction sector itself to invest in more brickies, chippies and sparkies who can build the safe homes that we all need?

I totally agree with my noble friend. I was very pleased to hear yesterday that in the Spring Statement there will be an announcement of £600 million investment into the construction and skills sector, delivering around 60,000 workers over the course of the Parliament. We need to address the leaky pipeline and to expand course provision to make sure there is enough funding for training routes and apprenticeships, skills boot camps and other further education courses. Then we need to ensure the system has the required capacity. To deliver those courses, we need to address the 10% vacancy rate for construction teachers and be imaginative in how we do that. We need to take every action we can to get the right people with the right skills in the right places. It is one of the most important pieces of the puzzle that we must get right.