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1170143

registered interest
date	13/01/2020
answering body	Ministry of Housing, Communities and Local Government
answering dept id	7
answering dept short name	Housing, Communities and Local Government
answering dept sort name	Housing, Communities and Local Government
hansard heading	Buildings: Insulation
house id	2
legislature	25277 pref label House of Lords
question text	To ask Her Majesty's Government, further to the Written Answer by Viscount Younger of Leckie on 7 January (HL15), why there are more buildings with Aluminium Composite Material cladding systems which are unlikely to meet building regulation requirements identified in their figures for 30 November 2019 compared to those for 31 October 2019.
tabling member printed	Lord Bourne of Aberystwyth
uin	HL290
answer	answer is ministerial correction date of answer 21/01/2020 answer text <p>We have set up a comprehensive programme to oversee Aluminium Composite Material (ACM) remediation. We have pushed building owners and local authorities hard to identify and remediate unsafe buildings. When we are notified about additional buildings these are reflected in the published data.</p><p>We have also worked closely with local authorities and Fire and Rescue Services to ensure that interim measures are in place in all buildings until the cladding is replaced. Working with the Home Office, the Local Government Association and the National Fire Chiefs Council government has established a protection board to provide greater assurance to central government of Fire and Rescue Service protection activity. This work includes ensuring that the interim measures in place in ACM-clad high-rise residential buildings are well-maintained and providing assurance that fire safety risks are being managed effectively.</p> answering member printed Viscount Younger of Leckie grouped question UIN HL289 question first answered 21/01/2020 16:58:58 answering member 4169 label Biography information for Viscount Younger of Leckie
tabling member	4282 label Biography information for Lord Bourne of Aberystwyth

1170144

registered interest
date	13/01/2020
answering body	Ministry of Housing, Communities and Local Government
answering dept id	7
answering dept short name	Housing, Communities and Local Government
answering dept sort name	Housing, Communities and Local Government
hansard heading	Buildings: Insulation
house id	2
legislature	25277 pref label House of Lords
question text	To ask Her Majesty's Government when they anticipate the 446 buildings identified as not meeting building regulation requirements in relation to Aluminium Composite Material cladding will all meet such requirements.
tabling member printed	Lord Bourne of Aberystwyth
uin	HL291
answer	answer is ministerial correction date of answer 21/01/2020 answer text <p>The Government’s priority is to ensure that unsafe Aluminium Composite Material cladding(ACM) is removed and replaced swiftly. The time to complete works varies considerably depending on factors such as structure, extent of cladding and existing fire safety systems. While we accept that for many buildings, this is a complex job involving major construction work we have taken steps to support building owners undertake the work and are continuing to monitor progress. We have made £600 million of public money available for remediation. We are working closely with a named contact for each building to ensure progress is being made. We have written to all building owners in December 2019 emphasising the need for pace. Where building owners are failing to make acceptable progress, those responsible should expect further action to be taken – including naming and shaming and enforcement.</p> answering member printed Viscount Younger of Leckie grouped question UIN HL292 question first answered 21/01/2020 16:59:34 answering member 4169 label Biography information for Viscount Younger of Leckie
tabling member	4282 label Biography information for Lord Bourne of Aberystwyth

1170145

registered interest
date	13/01/2020
answering body	Ministry of Housing, Communities and Local Government
answering dept id	7
answering dept short name	Housing, Communities and Local Government
answering dept sort name	Housing, Communities and Local Government
hansard heading	Hotels: Insulation
house id	2
legislature	25277 pref label House of Lords
question text	To ask Her Majesty's Government what action they are proposing to take in relation to the 30 hotels identified as needing action in relation to Aluminium Composite Material cladding, as per the figures published on 30 November 2019.
tabling member printed	Lord Bourne of Aberystwyth
uin	HL292
answer	answer is ministerial correction date of answer 21/01/2020 answer text <p>The Government’s priority is to ensure that unsafe Aluminium Composite Material cladding(ACM) is removed and replaced swiftly. The time to complete works varies considerably depending on factors such as structure, extent of cladding and existing fire safety systems. While we accept that for many buildings, this is a complex job involving major construction work we have taken steps to support building owners undertake the work and are continuing to monitor progress. We have made £600 million of public money available for remediation. We are working closely with a named contact for each building to ensure progress is being made. We have written to all building owners in December 2019 emphasising the need for pace. Where building owners are failing to make acceptable progress, those responsible should expect further action to be taken – including naming and shaming and enforcement.</p> answering member printed Viscount Younger of Leckie grouped question UIN HL291 question first answered 21/01/2020 16:59:34 answering member 4169 label Biography information for Viscount Younger of Leckie
tabling member	4282 label Biography information for Lord Bourne of Aberystwyth

1170146

registered interest
date	13/01/2020
answering body	Ministry of Housing, Communities and Local Government
answering dept id	7
answering dept short name	Housing, Communities and Local Government
answering dept sort name	Housing, Communities and Local Government
hansard heading	Buildings: Insulation
house id	2
legislature	25277 pref label House of Lords
question text	To ask Her Majesty's Government how many buildings in London with Aluminium Composite Material cladding do not comply with building regulation requirements; and what was the figure for each of the previous six months.
tabling member printed	Lord Bourne of Aberystwyth
uin	HL293
answer	answer is ministerial correction date of answer 22/01/2020 answer text <p>Information on the number of buildings with Aluminium Composite Material cladding systems unlikely to meet building regulations that are yet to be remediated is available by local authority in Table 2 (attached) of the monthly Building Safety Programme data release. The latest information is available at <a href="https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/851774/Table_2_Building_Safety_Data_Release_November_2019.csv/preview" target="_blank">https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/851774/Table_2_Building_Safety_Data_Release_November_2019.csv/preview</a></p> answering member printed Viscount Younger of Leckie question first answered 22/01/2020 12:54:03 answering member 4169 label Biography information for Viscount Younger of Leckie attachment 1 file name 200122 Table 2 Building Safety data.xlsx title Table 2
tabling member	4282 label Biography information for Lord Bourne of Aberystwyth

1170166

registered interest
date	13/01/2020
answering body	Ministry of Housing, Communities and Local Government
answering dept id	7
answering dept short name	Housing, Communities and Local Government
answering dept sort name	Housing, Communities and Local Government
hansard heading	Leasehold: Older People
house id	2
legislature	25277 pref label House of Lords
question text	To ask Her Majesty's Government what assessment they have made of the finding by The Times, published on 23 November 2019, of the loss in value of new build retirement homes as a result of ground rent and service charges levied by management companies.
tabling member printed	Lord Hunt of Kings Heath
uin	HL313
answer	answer is ministerial correction date of answer 27/01/2020 answer text <p>Unfair leasehold practices have no place in a modern housing market. The Government is taking forward a comprehensive programme to reform leasehold. This includes reducing ground rents on future leases to a zero and banning new leasehold houses.</p><p>The Government’s response to the technical consultation <em>Implementing reforms to the leasehold system in England</em>, published on 27 June 2019, set out that in future, purchasers of retirement homes must be offered the choice between paying ground rents on their new home or purchasing the property with zero ground rents (but with a higher sales price). In addition, ground rents cannot be used where event (exit) fees apply.</p><p>The law is clear that service charges must be reasonable and, where costs relate to work or services, the work or services must be of a reasonable standard. Leaseholders may make an application to the First-tier Tribunal to make a determination on the reasonableness of their service charges.</p><p>In October 2018 my Department established an independent Regulation of Property Agents working group, chaired by Lord Best, to raise standards across the property sector, which also considered how fees such as service charges should be presented to consumers, and whether they should be capped or banned. The working group reported in July 2019 and we are considering their recommendations.</p> answering member printed Viscount Younger of Leckie question first answered 27/01/2020 17:55:19 answering member 4169 label Biography information for Viscount Younger of Leckie
tabling member	2024 label Biography information for Lord Hunt of Kings Heath

1170167

registered interest
date	13/01/2020
answering body	Ministry of Housing, Communities and Local Government
answering dept id	7
answering dept short name	Housing, Communities and Local Government
answering dept sort name	Housing, Communities and Local Government
hansard heading	Leasehold: Older People
house id	2
legislature	25277 pref label House of Lords
question text	To ask Her Majesty's Government, further to the findings, published by The Times on 23 November 2019, of the loss in value of new build retirement homes, whether they intend to hold discussions with the Solicitors Regulation Authority about housebuilders suggesting to prospective buyers that they use solicitors proposed by the house builder.
tabling member printed	Lord Hunt of Kings Heath
uin	HL314
answer	answer is ministerial correction date of answer 27/01/2020 answer text <p>Home buyers are under no obligation to use the solicitor recommended by their developer and the Government makes this point clearly in its How to Buy a Home guide (attached). <a href="https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/829864/6.5492_-_MHCLG_-_How_to_Buy_Guide_WEB.PDF" target="_blank">https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/829864/6.5492_-_MHCLG_-_How_to_Buy_Guide_WEB.PDF</a></p><p>There can be beneficial reasons for a property buyer to use a solicitor proposed by the house builder, such as greater familiarity with the processes of the house builder leading to fewer delays in the conveyancing process. The Solicitors Regulation Authority, however, is clear in setting standards of conduct and behaviour and provides a framework for ethical and competent practice.</p><p>If a homebuyer has a complaint against a conveyancer or solicitor, an estate agent, property developer, landlord or freeholder or management agent, they do have a right of redress. Trading Standards have published guidance for leaseholders seeking redress, which is available (attached) here: <a href="https://en.powys.gov.uk/article/7263/Guidance-for-consumers-seeking-redress-for-leasehold-matters" target="_blank">https://en.powys.gov.uk/article/7263/Guidance-for-consumers-seeking-redress-for-leasehold-matters</a>.</p> answering member printed Viscount Younger of Leckie attachment 1 file name 200121 How to Buy Home guide HL314.PDF title Home Guide 2 file name 200121 Leasehold a guide to redress HL314.pdf title Leasehold redress grouped question UIN HL315 question first answered 27/01/2020 17:54:09 answering member 4169 label Biography information for Viscount Younger of Leckie
tabling member	2024 label Biography information for Lord Hunt of Kings Heath

1170168

registered interest
date	13/01/2020
answering body	Ministry of Housing, Communities and Local Government
answering dept id	7
answering dept short name	Housing, Communities and Local Government
answering dept sort name	Housing, Communities and Local Government
hansard heading	Leasehold: Older People
house id	2
legislature	25277 pref label House of Lords
question text	To ask Her Majesty's Government, further to the investigation by The Times of the loss in value of new build retirement homes as a result of ground rent and service charges levied by management companies where house builders suggest to prospective buyers that they use solicitors proposed by the house builder, published on 23 November 2019, what plans they have to ensure that independent advice is made available to such buyers.
tabling member printed	Lord Hunt of Kings Heath
uin	HL315
answer	answer is ministerial correction date of answer 27/01/2020 answer text <p>Home buyers are under no obligation to use the solicitor recommended by their developer and the Government makes this point clearly in its How to Buy a Home guide (attached). <a href="https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/829864/6.5492_-_MHCLG_-_How_to_Buy_Guide_WEB.PDF" target="_blank">https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/829864/6.5492_-_MHCLG_-_How_to_Buy_Guide_WEB.PDF</a></p><p>There can be beneficial reasons for a property buyer to use a solicitor proposed by the house builder, such as greater familiarity with the processes of the house builder leading to fewer delays in the conveyancing process. The Solicitors Regulation Authority, however, is clear in setting standards of conduct and behaviour and provides a framework for ethical and competent practice.</p><p>If a homebuyer has a complaint against a conveyancer or solicitor, an estate agent, property developer, landlord or freeholder or management agent, they do have a right of redress. Trading Standards have published guidance for leaseholders seeking redress, which is available (attached) here: <a href="https://en.powys.gov.uk/article/7263/Guidance-for-consumers-seeking-redress-for-leasehold-matters" target="_blank">https://en.powys.gov.uk/article/7263/Guidance-for-consumers-seeking-redress-for-leasehold-matters</a>.</p> answering member printed Viscount Younger of Leckie attachment 1 file name 200121 How to Buy Home guide HL314.PDF title Home Guide 2 file name 200121 Leasehold a guide to redress HL314.pdf title Leasehold redress grouped question UIN HL314 question first answered 27/01/2020 17:54:09 answering member 4169 label Biography information for Viscount Younger of Leckie
tabling member	2024 label Biography information for Lord Hunt of Kings Heath

1170169

registered interest
date	13/01/2020
answering body	Ministry of Housing, Communities and Local Government
answering dept id	7
answering dept short name	Housing, Communities and Local Government
answering dept sort name	Housing, Communities and Local Government
hansard heading	Leasehold: Older People
house id	2
legislature	25277 pref label House of Lords
question text	To ask Her Majesty's Government what plans they have to ensure that new proposals to reform leasehold law should include new retirement homes.
tabling member printed	Lord Hunt of Kings Heath
uin	HL316
answer	answer is ministerial correction date of answer 27/01/2020 answer text <p>In developing and taking forward leasehold reforms, the Government is taking into consideration all relevant sectors of the UK housing market, including new retirement homes.</p> answering member printed Viscount Younger of Leckie question first answered 27/01/2020 17:55:33 answering member 4169 label Biography information for Viscount Younger of Leckie
tabling member	2024 label Biography information for Lord Hunt of Kings Heath

1170218

registered interest
date	13/01/2020
answering body	Ministry of Housing, Communities and Local Government
answering dept id	7
answering dept short name	Housing, Communities and Local Government
answering dept sort name	Housing, Communities and Local Government
hansard heading	Local Government: Business Interests
house id	2
legislature	25277 pref label House of Lords
question text	To ask Her Majesty's Government, further to the Written Answer by the Earl of Courtown on 4 November 2019 (HL380), whether they intend to instruct local authorities to maintain a public register of the disclosable pecuniary interests of officers to who delegated authority has been granted by elected members, to ensure that local government officials maintain transparency and compliance with the Nolan Principles.
tabling member printed	Viscount Waverley
uin	HL363
answer	answer is ministerial correction date of answer 20/01/2020 answer text <p>It is a matter for each council to put in place whatever arrangements it considers appropriate for the recording and disclosure of officers' interests. Many councils have a code of conduct which covers the handling of officer interests, or details are included in their contracts. <br> <br> In addition, there is a statutory requirement under section 117 of the Local Government Act 1972 that officers should declare if they have any pecuniary interest in a contract awarded.</p> answering member printed Viscount Younger of Leckie question first answered 20/01/2020 16:29:20 answering member 4169 label Biography information for Viscount Younger of Leckie
tabling member	1744 label Biography information for Viscount Waverley

1169895

registered interest
date	09/01/2020
answering body	Ministry of Housing, Communities and Local Government
answering dept id	7
answering dept short name	Housing, Communities and Local Government
answering dept sort name	Housing, Communities and Local Government
hansard heading	Holiday Accommodation
house id	2
legislature	25277 pref label House of Lords
question text	To ask Her Majesty's Government what assessment they have made of (1) the impact of the Deregulation Act 2015 on short-term lettings, and (2) the proposal by the Mayor of London in April 2019 for the introduction of a registration system for those renting property for less than 90 days in a calendar year in London; and what plans they have, if any, to introduce such a system.
tabling member printed	Baroness Gardner of Parkes
uin	HL251
answer	answer is ministerial correction date of answer 23/01/2020 answer text <p>The Deregulation Act 2015 limits short-term lettings in London to 90 days per property per calendar year. We have not made any specific assessment of its impact on short-term lettings. As to the proposal by the Mayor of London, the Government has no current plans to introduce such a register. However, we are aware of the work by the Short-Term Accommodation Association as well as platforms such as Airbnb, HomeAway and TripAdvisor to put in place their own procedures to avoid breach of the 90-day limit which we note with interest.</p> answering member printed Viscount Younger of Leckie question first answered 23/01/2020 15:52:08 answering member 4169 label Biography information for Viscount Younger of Leckie
tabling member	3596 label Biography information for Baroness Gardner of Parkes