Matthew Pennycook
MP for Greenwich and Woolwich · Labour · United Kingdom
“It is a pleasure to serve with you in the Chair, Dame Siobhain. I congratulate the right hon. and learned Member for Kenilworth and Southam (Sir Jeremy Wright) on securing this debate.”
“I will address the right hon. and learned Gentleman’s specific question in due course. Before I do so, I want to put on the record the policy in relation to villages. He can rest assured that I will address the point; if he is unsatisfied, he is more than welcome to intervene again. A number of hon. Members mentioned villages.”
“I will say two things in respect to that, and I will come on to detail how the approach works in relation to decision making very shortly. In general terms, developers can make whatever claims they like about any particular site across the country; it is for the local authority to assess whether, in its view, that site constitutes grey be…”
“and learned Gentleman’s point about what is likely to constitute grey-belt land. Let me directly address his other two specific points. Is this a significant policy? Absolutely, and it has been judged as much by the Office for Budget Responsibility and other external commentators. Is it deliberate? Absolutely. We want, as the right hon.”
“Where authorities may wish to restrict development in villages for other reasons, a range of tools are available, such as conservation areas or normal development management policies. On the right hon.”
“We have to put in place policies that, through the decision-making route, allow homes still to be brought forward in that interregnum, but then we have to push heavily to drive towards universal plan coverage. At that point, the protections are in place.”
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“We have had extensive debates about the subject and I know that they are coming from an honourable place when they make those arguments, but I gently point out that the Ministry of Defence has made it clear that in its view, subjecting secure defence sites to local authority inspections, as proposed in the amendment tabled by Baroness Grender, is unworkable because of access and security arrangements. As several hon. Members have said, let us find a solution to that. The MOD does not think there is a workable solution and is worried about fracturing how standards are applied across the defence estate, as this legislation applies only to England. As I have said, in the coming months, the Government will bring forward a defence housing strategy, setting out clear renewal standards and further steps to improve accommodation.”
“Raising that standard of proof to align with other criminal offences would logically result in repeated instances of those breaches on rental discrimination and rental bidding, attracting the higher fine of £40,000, rather than £7,000. I do not understand the logic of the Opposition’s position, but we very much think that those breaches should remain subject to the civil standard of proof, with the penalty of £7,000 and without the impact on local authorities across the country. I will briefly address the arguments made by Liberal Democrat Members about service family accommodation.”
“I gently point out to the right hon. Gentleman that, if the carer is a family member as set out in ground 1, a landlord can already use that ground to gain possession, enabling them to accommodate a carer. We think that Lords amendment 64 is drawn too widely and is open to abuse. We will resist it on that basis. Finally, I come to the last couple of issues that were raised. Several hon. Members made a powerful case for not accepting Lords amendments 26 and 27, related to the criminal standard of proof. We are absolutely clear that the civil—not criminal—standard of proof is the appropriate one. The standard of proof is lower for the breaches in question—breaches of the rental discrimination and rental bidding clauses in the Bill—precisely because they are purely civil, rather than criminal matters.”
“Carefully considering arguments made by the peers and their validity, we will have further conversations. I will carry on those conversations to ensure that we are satisfied whether a solution that does not undermine the core principles of the Bill would allow us to provide that greater support to shared owners. Carers and the carers ground were raised by a number of hon. Members. We have all recognised the contribution that carers make, but we believe that not only is there not sufficient evidence that the scenario in question is extensive—that it is common—but that there are real risks of the ground being abused. The shadow Secretary of State, the right hon. Member for Braintree (Sir James Cleverly), mentioned the example of families across the country who own properties and who may wish to move a family member back in as a carer.”
“The very topical and pertinent issue of shared owners affected by the building safety crisis was raised by a number of Members. The Government are absolutely clear: we recognise their plight. As I made clear, we have already taken a number of measures to better support shared owners in that position. We recognise more can be done outside this Bill. We are more than happy to continue conversations with peers, hon. Members and organisations such as the Shared Owners’ Network about what more we can do in this space on issues such as valuations, sub-letting requests and repurchases. We remain of the view, however, that the amendment in question could undermine protections for that cohort of tenants who happen to rent a sub-let home from a shared owner.”
“The report also shows that renters with pets tend to stay longer in their properties than those without pets, indicating financial and social advantages for landlords in fostering longer and more stable tenancies. In the rare cases where the insurance and deposit do not cover the cost of the damage caused by a pet, a landlord could take the tenant to a small claims court by bringing a money claim to recoup any outstanding funds. On that basis, and having reflected, we are satisfied that the existing requirement for five weeks’ deposit for typical tenancies is sufficient to cover the risk of increased damage by pet ownership. As I noted in my opening speech, however, the Government will continue to keep that under review. We already have powers available to allow for higher deposits for pets if needed.”
“Members have made clear—that they simply would not be able to have a pet, which would defeat the object of having the pet provisions in the Bill. The Government’s position, I am pleased to say, is supported by Battersea Dogs and Cats Home and other organisations. I hope that hon. Members note that. A report produced by the University of Huddersfield, which was commissioned by Battersea Dogs and Cats Home, found that 76% of landlords reported that they did not encounter any damage caused by dogs or cats in their rental properties. When damage was caused by pets, that was an average additional cost of £300 per property, compared with £775 for non-pet-related damage.”
“Furthermore, alongside that, drawing on the expertise of peers such as the Earl of Kinnoull, Lord de Clifford and Lord Trees, the Government consulted the Association of British Insurers and the British Insurance Brokers’ Association. Following such engagement, we concluded that we are no longer confident—as we once were, and as the previous Government were—that the insurance and underwriting sector will have sufficient or suitable products available at the scale and speed required for either landlords or tenants to purchase. We do not want to leave tenants in a position where they cannot comply with conditions set out as part of the pet consent granted by their landlord, as that would mean—as several hon.”
“We think that the ground as it exists covers the majority of the market, but the truth is that no one-size-fits-all solution covers all circumstances. We have been clear: we do not want to deny to non-typical students the benefits of the new tenancy system under the Bill. Removing the restriction could lead to students who need more security of tenure, such as single parents living with children or postgraduate couples living together who have put down roots in an area being evicted more regularly. The possession ground as originally drafted strikes the right balance and we will resist the amendment on that basis. Several hon. Members raised the issue of pet insurance and questioned why the Government have changed their position. Debate in the other place was extensive.”
“With the leave of the House, I will close what has been a brief but good-natured and considered debate. I thank all right hon. and hon. Members who have spoken. In opening the debate, I set out in some detail the reasons the Government are resisting the bulk of the amendments made in the other place, but in the time remaining, I will further substantiate some of the Government’s arguments and respond to a number of the issues that have been raised in the debate. Several hon. Members questioned the Government’s logic in resisting Lords amendment 75 related to ground 4A. They argued that it is too narrow. As I made clear, ground 4A exists precisely because we recognise the unique nature of the rental market.”
“Question put, That this House disagrees with Lords amendment 11.”
“We will work closely with all parts of the sector to ensure a smooth transition and we will provide sufficient notice ahead of implementation. To conclude, this Labour Government are going to succeed where their Conservative predecessor failed. We will level decisively the playing field between landlord and tenant, and transform the experience of private renting in England. While we have shown ourselves more than willing to make sensible changes to the Bill in response to concerns raised, we are not prepared to accept amendments that undermine its core principles. I look forward to continuing the constructive conversations that I have had with peers over recent weeks, with a view to securing agreements across both Houses in the near future, and I commend the Government’s position to the House.”
“Families across the country have been subject to no-fault section 21 evictions, which we know are a leading cause of homelessness, and renters across the country need the Bill on the statute book. Following Royal Assent, we will allow for a smooth transition to the new system, and we will support tenants, landlords and agents to understand and adjust to the new rules. We want to make that change as smoothly and efficiently as possible, and to introduce the new tenancies for the private rented sector in one stage. On that date, the new tenancy system will apply to all private tenancies: existing tenancies will convert to the new system and any new tenancies signed on or after the date will be governed by the new rules.”
“I am more than happy to continue the conversation with the hon. Gentleman and with Liberal Democrat peers in the other place, but our argument today is that we cannot accept the amendment tabled by Baroness Grender. We think that the concessions that I have offered today from the Dispatch Box should be sufficient to satisfy the concerns that have been raised. I will briefly address the incredibly important issue of implementation, which was raised by my hon. Friend the Member for Tipton and Wednesbury (Antonia Bance). This Bill must receive Royal Assent as soon as possible. The time that it has taken for the legislation to make its progress through the House is not cost-free.”
“Dr Huq, I wish you, my hon. Friend and other hon. Members an enjoyable and productive summer recess.”
“The Government are exploring what improvements are needed to the ALC system to support effective land use decisions. To conclude, I commend my hon. Friend for securing this important debate. I thank her for the clarity with which she expressed the concerns felt by her constituents and Eccleshall and beyond. I emphasise once again my agreement with her about the importance of plan-led development to provide the necessary infrastructure, amenities and services. I am more than happy to meet with her to have a separate conversation on Eccleshall specifically, as she requested, but in general terms, I look forward to continuing to engage with her to ensure that the changes that the Government have already made, along with those to come, are to the lasting benefit of her constituents and those of other hon. Members across the country.”
“The Government place great importance upon our agricultural land and food production. The NPPF is clear that planning policies and decisions should recognise the benefits of the best and most versatile agricultural land—namely, land in grades 1, 2 and 3a of the agricultural land classification system. Where significant development of agricultural land is demonstrated to be necessary, areas of poorer quality land should be preferred to those of higher quality. That said, the Government recognise that the system used to grade agricultural land is currently not fit for purpose. The maps are outdated, not at a scale suitable for the assessment of individual fields or sites, and are not suited to the changing suitability of land.”
“Friend will know, the Government are also committed to strengthening the existing system of developer contributions to ensure that new developments provide necessary affordable homes and infrastructure. We will set out further details about our proposals in that area in due course. It is worth mentioning the provisions in the Planning and Infrastructure Bill, which will provide for mandatory spatial development strategies in sub-regions across the country. That is a good example of how groups of local planning authorities can plan at higher than the local planning level for the effective delivery of new homes and infrastructure across a wider area, making smarter decisions in a framework that sees infrastructure and investment come forward. Finally, my hon. Friend raised the issue of agricultural land.”
“Such statements can be used to demonstrate the delivery of infrastructure throughout the plan period. There is already detailed guidance and an infrastructure funding statement template on the planning advisory service website. However, the chief planner wrote to all local planning authorities recently to remind them of their statutory duty to prepare and publish an infrastructure funding statement where they receive developer contributions via section 106 and/or the community infrastructure levy. The Government also provide financial support for essential infrastructure in areas of greatest housing demand through land and infrastructure funding programmes such as the housing infrastructure fund. As my hon.”
“The national planning policy framework sets out that the purpose of the planning system is to contribute to the achievement of sustainable development, including the provision of supporting infrastructure in a sustainable manner. The revised NPPF, which was published last year, will also support the increased provision and modernisation of various types of public infrastructure. Local development plans should address needs and opportunities in relation to infrastructure, and identify what infrastructure is required and how it can be funded and brought forward. When preparing a local plan, planning practice guidance recommends that local planning authorities use available evidence of infrastructure requirements to prepare an infrastructure funding statement.”
“I again stress the point that local development plans are the most appropriate way to consider applications in the round, in terms of allocating appropriate sites to come forward, and local plans do have an element of sequencing to them in what development they expect to come forward during the whole life of the plan, but for specific applications, it might be worth stressing that other proposed developments can be a material consideration in the determination of an individual planning application, although that is always decided on a case-by-case basis. As my hon. Friend made clear, communities across the country, including in Eccleshall, want to see infrastructure provision delivered as early in the development process as possible, rather than being an afterthought that comes right at the end.”
“However, we have been clear that that is not a passport to poor-quality housing. That is why we added new safeguards to the presumption in the revised national planning policy framework that we published in December last year. The absence of an up-to-date local plan does not remove the need for local planning authorities to consider the use of conditions or planning obligations to make otherwise unacceptable development acceptable. That can include the provision of necessary site-specific infrastructure at appropriate trigger points in the development, and local planning authorities have enforcement powers to ensure compliance with any such provisions. My hon. Friend asked me, very reasonably, what can be done about multiple applications and whether they can be considered in the round.”
“The new system will help us to deliver and maintain universal coverage across England, supporting the Government’s wider commitments to deliver the development the country needs. It is our intention that a package of plan-making reforms, enabled through provisions in the Levelling-Up and Regeneration Act 2023, will commence later this year. I understand that Stafford borough council has chosen to introduce its next local plan under the new local plan-making system that we intend to put in place, and my Department will continue to engage with it to that end. Where plans are not up to date and local planning authorities are not delivering in line with the needs of their communities, it is right that development can come forward outside of the plan; the homes our country needs cannot be put on hold.”
“Slow progress in the preparation of local plans means that those areas are at greater risk of speculative development and that those local plans are out of date more quickly upon adoption, which creates uncertainty for communities and holds back development where it is needed. That is one of the many reasons why we intend to introduce a new, faster and clearer process for preparing plans. That new system will set a clear expectation that local plans, as well as mineral and waste plans, are routinely prepared and adopted in 30 months. Other aspects of our reforms will support that aim, such as the introduction of gateways, shorter, simpler and more standardised content focused on the core principles of plan making, and a series of digital transformation initiatives.”
“The plan-led approach is, and must remain, the cornerstone of our planning system, but a locally led planning system only operates effectively if coverage is extensive. As my hon. Friend will no doubt be aware, we inherited a system where less than a third of local plans were up to date. We are taking decisive steps to progress towards our ambition of universal local plan coverage, both in providing local planning authorities that are striving to do the right thing with financial support and intervening where necessary to drive local plans to adoption as quickly as possible. My hon. Friend is absolutely right to draw attention to the length of time that it takes to progress and adopt a local plan—on average, seven years.”
“Friend will appreciate that I am unable to comment on her local development plan or on individual planning applications within her constituency, due to the role of Ministry of Housing, Communities and Local Government Ministers in the planning system. I will seek to respond to the points she has made in general terms. Let me start by addressing the concerns that my hon. Friend expressed about local development plans. She is absolutely right to highlight the importance of areas having up-to-date local plans, and the detrimental impact on individuals and communities where that is not the case. Local plans are the best ways for communities to shape decisions about how to deliver the housing and wider development their areas need. We want more people involved in the development of local plans.”
“It is a pleasure to serve with you in the Chair, Dr Huq. I congratulate my hon. Friend the Member for Stafford (Leigh Ingham) on securing this debate. As you know, she always speaks with force and passion on behalf of her constituents, and has done so again today on this important matter. I appreciate fully the concerns that my hon. Friend expresses on behalf of residents in Eccleshall. I assure her that the Government want to see more plan-led development, and development generally, to provide all the infrastructure, amenities and services necessary to sustain thriving communities. Without doubt, much more remains to be done, but I trust she recognises that the Government have already taken decisive steps to deliver on those objectives. My hon.”
“I beg to move, That the Committee has considered the draft Electrical Safety Standards in the Private Rented Sector (England) (Amendment) (Extension to the Social Rented Sector) Regulations 2025.”
“The regulations will come into force for new tenancies in November this year, and for all existing tenancies in May next year. All landlords, social and private, will have to have the electrical installations in their properties inspected and tested by a person who is qualified and competent at least every five years. Landlords will need to ensure that electrical safety standards are met, and that investigations or repairs are carried out if required. The electrical safety standards, as set out in the British standard BS 7671, are the national standard developed by the Institution of Engineering and Technology.”
“Social landlords must ensure that their homes meet the decent homes standards, and it is critical that they take action as quickly as possible to resolve any issues of concern in the homes they let, and to guarantee the safety and comfort of their occupants. I will turn now to the draft Electrical Safety Standards in the Private Rented Sector (England) (Amendment) (Extension to the Social Rented Sector) Regulations 2025. All rented homes must be free from dangerously hazardous conditions, including dangerous electrics. In addition, private landlords are required to check the electrical installations in their properties every five years. This Government are determined to ensure that tenants in social housing have the same protections.”
“It is important to stress that the phased approach to introducing Awaab’s law in no way means that social landlords have any leeway when it comes to meeting their existing duties to address dangers to health and safety present in their homes before Awaab’s law is fully implemented. Awaab’s law establishes timeframes for social landlords to act, and if social landlords fail to meet those timeframes they could be challenged by tenants through complaints processes, the Housing Ombudsman Service, and ultimately the courts. However, social landlords already have a duty to keep their homes fit for human habitation and free of category 1 hazards, as well as to remedy disrepair. The Government expect those duties to be met.”
“In 2026, we will expand the requirements to apply to a wider range of hazards beyond damp and mould. The hazards we expect to extend Awaab’s law to in the second stage of implementation include excess cold and heat, falls, structural collapse, fire, electrical and explosions, and hygiene hazards. In 2027, we will expand the requirements further to apply to the remaining hazards as defined by the housing health and safety rating system, excluding overcrowding. As we progressively extend the application of Awaab’s law, we will continue to test and learn to ensure that the new requirements are operating effectively, and we will clarify and adapt our approach if it proves necessary to do so.”
“That means that landlords will not be liable for a breach of the regulations if, for reasons genuinely beyond their control, they have not been able to comply with them. We intend to act as quickly as possible to bring all relevant hazards within the scope of the new legal requirements, but, to ensure its effective implementation, we have been clear that we intend to implement Awaab’s law through a phased approach. The regulations represent the first phase, covering emergency hazards and damp and mould hazards that present a significant risk of harm to tenants. They will provide for an initial period of testing and learning to ensure the reform is being delivered in way that benefits social tenants and secures the lasting legacy that Awaab Ishak’s family have fought so hard for.”
“Social landlords will also need to investigate potential emergency hazards and take action to make all emergency hazards safe, excluding cladding remediation work, as soon as possible and within 24 hours. Awaab’s law implies terms into social housing tenancy agreements, so that once the regulations are in force, all social landlords will have to comply with the requirements of Awaab’s law. If they do not, tenants will be able to hold their social landlords to account by taking legal action through the courts for breach of contract. Awaab’s law will also include a provision for a defence if registered providers can prove that they have used all reasonable endeavours to comply with the requirements of the regulations.”
“Once the landlord has carried out an investigation, they will have to send written summaries to tenants within three working days and take action to ensure that the home is safe within five working days. Emergency hazards will have to be investigated and made safe within a maximum of 24 hours. If the social landlord cannot make the home safe within relevant timescales, they will be required to secure suitable alternative accommodation for the household until their home is safe to return to. Finally, any additional works to prevent the hazard from recurring must begin as quickly as possible, and no later than 12 weeks from the time of the investigation, and will have to be completed within a reasonable period.”
“The regulations apply to the social rented sector, but we are committed to extending Awaab’s law to the private rented sector, and have included measures in the Renters’ Rights Bill to achieve that. We are carefully considering how best to apply Awaab’s law to the PRS in a way that is fair, proportionate and effective for both tenants and landlords. We will consult on that matter separately. The Awaab’s law regulations will require social landlords to investigate and fix all emergency hazards, as well as damp and mould hazards that pose a significant risk to residents’ health and safety, within set timeframes. Potential significant hazards will have to be investigated by social landlords within 10 working days.”
“Awaab’s law is vital legislation that will empower social tenants to hold their social landlords to account, using the full force of the law, if they fail to investigate and fix hazards in their homes within set timeframes. Tenants will also be able to secure access to the Housing Ombudsman Service if their landlord does not adhere to the strict timelines for action in the regulations. Although progress also depends on a more fundamental change in the culture and values of social housing providers, Awaab’s law will play an integral role in ensuring that all social landlords take complaints about hazards seriously, respond to them in a timely and professional manner, and treat tenants with empathy, dignity and respect. It is also the Government’s sincere hope that over time it will build trust between tenants and landlords.”
“As the Committee will know, Awaab Ishak was just two years old when he died in December 2020, as a result of a severe respiratory condition that was due to prolonged exposure to mould in the social home that his family rented from Rochdale Boroughwide Housing. In the wake of his untimely death, Awaab’s parents have tenaciously and courageously fought to secure justice not only for their son, but for all those who live in social housing. The Deputy Prime Minister and I are deeply grateful to them for their passion and persistence. Awaab’s death was wholly avoidable. His parents raised concerns about their living conditions time and again, but their landlord failed to take any action to treat the dangerous mould present in their home.”
“It is a pleasure to serve with you in the Chair, Mr Vickers. Alongside our commitment to delivering the biggest increase in social and affordable house building in a generation, the Government are determined to drive a transformational and lasting change in the safety and quality of social housing. By ensuring that tenants can feel safe in their homes and giving social landlords clarity as to their responsibilities, the draft regulations are a vital part of that effort. I will take the draft regulations in turn, starting with the hazards in social housing regulations, or Awaab’s law.”
“I am confident that in bringing the draft regulations into force, we will have robust regulations and robust protections for tenants of all tenures. They have been strengthened by consultation with the sector. Subject to the approval of Parliament, Awaab’s law is due to come into force from October this year. Electrical safety requirements, as I have said, will come into force for new social tenancies in November this year, and for all existing tenancies six months later. I commend the draft regulations to the Committee.”
“However, we must ensure that all landlords are taking appropriate action and that all tenants can feel safe by making electrical safety checks a mandatory requirement for social landlords as well as those in the private rented sector. To conclude, the Government are clear that homes must, above all, be safe. Establishing clear standards and requirements of social landlords, and clear timelines to meet those requirements, will eliminate uncertainty for tenants and for landlords, helping to ensure that that is the case. Since their inception in primary legislation, both sets of draft regulations have received broad support, including from across the House—I recognise that Awaab’s law has its genesis in primary legislation under the previous Government and I commend the previous Secretary of State for his work in the area.”
“That means that tenants will be informed about what work has been carried out in their home, and will have a record of the testing. Local authorities will also have the power to require landlords to carry out vital remedial works, or to arrange the works themselves and recover the costs from the landlord if relevant action is not taken by them. Additionally, the regulations will raise the maximum financial penalty to £40,000 for those landlords, private or social, who do not comply. Many landlords are already taking a proactive approach to keeping homes safe from electrical faults, so these regulations will not add additional burdens to them.”
“It would not be a debate of any kind with my hon. Friend present were he not to take the opportunity to get Harlow on the record. He is a doughty champion for his constituency and I recognise the concern that he raises. The importance of these regulations is that requirements that already apply to the private rented sector will apply equally to those in the social rented sector. We want parity with how the requirements apply across tenancies, so that social housing tenants benefit from the same protections. The regulations also introduce mandatory appliance inspections on electrical appliances that social landlords provide. All landlords will have to provide a copy of the electrical safety report to their tenants and local authority if requested.”
“We will drive up the safety and quality of all social homes. Question put and agreed to. Draft Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 Resolved, That the Committee has considered the draft Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025.— (Matthew Pennycook.)”
“I am more than happy to extensively describe the other measures that the Government are taking—albeit perhaps on a different occasion, Mr Vickers—such as the £625 million that the Chancellor has just allocated to bring forward construction workers, or the various industry-led initiatives out there that we are supporting. To conclude, it is not in dispute that far too many tenants still live in homes that are not well managed or maintained—we all know that from our postbags—or that they often struggle to secure adequate redress. We are taking action today to address this indefensible situation by ensuring that damp and mould hazards and all emergency repairs, whether they relate to damp or mould or any other hazards, are addressed within fixed timescales, and requiring landlords to meet standards of electrical safety.”
“In relation to these regulations, we work closely with the electrical safety industry—the very people who will be doing the inspections—and with landlords to develop the policy. To support implementation, we are introducing the regulations through a phased approach, as I have said, with new tenancies coming into scope first and existing tenancies six months later. We will absolutely continue to engage with landlords and encourage them to carry out inspections sooner rather than later, rather than waiting until the date on which the new requirements come into force.”
“Tenants may wish to complain directly to their landlord in the first instance. That can then be escalated to the housing ombudsman, which has the power to order landlords to undertake repairs and pay compensation to the tenant—as the Committee will know, the housing ombudsman is a free service for tenants. Lastly, to answer the shadow Minister’s question about electrical safety—essentially, it was, “Will there be enough electricians to carry out these works?”— I draw his attention to the efforts we are making in various other respects and across Departments to expand and upskill the construction workforce, and to expand the supply of all the construction workforce we need for the built environment more generally, to ensure that we can meet our ambitious targets and all the other quality and safety measures that we are introducing.”
“He will know that, for example, a modernised decent homes standard is out for consultation, and we have consulted on minimum energy efficiency standards. On enforcement generally, as I said, Awaab’s law implies terms in all social tenancy agreements. Social landlords will have to meet those requirements when they come into force, and if they do not, tenants can hold their landlords to account. If social landlords fail to comply with the requirements of Awaab’s law, tenants will be able to challenge them through the courts for breach of contract. If the court finds that the social landlord is in breach, it will be able to order the landlord to rectify the problem and/or pay compensation. Seeking redress through the courts is not the only way that tenants can challenge their landlords for breaches of Awaab’s law.”
“Gentleman will recognise the measures that the Government have undertaken, including recently through the spending review, to rebuild the financial capacity of social landlords, so that they can play their full part not only in maximising the delivery of new social homes, but in bringing their existing stock up to standard. He will know that we announced £39 billion at the spending review for a 10-year social and affordable homes programme, but we also took other action, including a 10-year rent settlement and holding a consultation, which is currently out, on a rent convergence mechanism, which will rebuild that capacity and allow social housing providers to make these changes, as well as others that we are bringing forward on quality and decency.”
“One of the reasons why we are taking a phased approach, as I explained when setting out the purpose of the instrument dealing with emergencies and damp and mould hazards in the first instance, is to ensure that the sector as a whole is able and ready to implement these requirements, and that we can take a “test and learn” approach before extending the hazards in phases two and three. We also absolutely recognise that placing additional requirements on social landlords brings challenges in terms of costs. I hope that the hon.”