27 June 2022
Speaking during the Second Reading of the Social Housing Regulation Bill, the Bishop of Chelmsford, the Rt Rev Dr Guli Francis-Dehqani has said that a long-term, cross-party housing strategy that brings together those at every level of government, together with landowners and developers, landlords and homeowners and faith organisations is the only way sustainable and meaningful transformation will happen.
Social Housing Regulation Bill – Second Reading, 27th June 2022, Speech by the Rt Revd Dr Guli Francis-Dehqani, Bishop of Chelmsford
My Lords, I want to begin by offering my congratulations to Vicount Camrose on his excellent Maiden speech. Clearly he has a whole set of varied skills and experiences that will ensure his contribtuion in this house is going to be highly valuable as was apparent in his incisive speech today, much of which I would agree with and want to endorse.
Now, before I go further let me declare my specific interest as the Church of England’s Lead Bishop for Housing. Noble Lords will know the Archbishops’ Commission on Housing, Church and Community has been actively working to envision how the Church, Government and the nation might tackle the current housing crisis. Last year, the Commission released its ‘Coming Home’ report which sets out in detail a re-imagining of housing policy and practice centred on five core values which are that housing should be “Sustainable, Safe, Stable, Sociable and Satisfying.”
Recently we announced our intention to create a new national housing association which will enable the Church to become a major provider of social housing. We are committed to doing our part to tackle the social housing shortage, and likewise to work with others to bring about this vision of truly good quality housing across the nation.
Therefore, I welcome the Government’s introduction of the Social Housing (Regulation) Bill. Many of the measures set out in the Bill begin to address issues of transparency and accountability. The removal of the ‘serious detriment test’ is much needed. As things stand, the ‘serious detriment test’ is a major barrier to ensuring a proactive engagement with tenants’ concerns. It is right to remove it, in order to ensure good living standards are upheld and maintained. The set-up of an Advisory Panel to amplify tenants’ voices is also very welcome. Too often the concerns of social housing tenants have been ignored or silenced. This must end.
The tragedy of the Grenfell Tower fire demonstrated the urgent need for safety to be a central objective. We must all do everything we can to ensure this dreadful tragedy is not repeated. As the Bishop of Kensington, the Rt Reverend Dr Graham Tomlin, said at the recent 5-year memorial service:
“…what happened at Grenfell was wrong. It was not an unfortunate accident – it was the result of careless decisions taken, regulations ignored, an industry that seemed at times more interested in making profits and selling products than in the precious value of human life and keeping people safe in their own homes.”
My Lords, I am sure you will join me in strong praise of the work done by the Bishop of Kensington and the incredible Grenfell community to bring about a safer future for social housing in their community and across the nation.
It is only right and appropriate, therefore, that the Government has now made ‘Safety’ one of the regulator’s fundamental objectives in this Bill.
Can I urge the Government to also consider adding, as fundamental objectives, the other core values of Sustainability, Stability, Sociability and Satisfaction? These can work in complementarity to ensure truly good housing for all.
I would also ask the Minister what plans the Government has to increase the amount of good quality social housing stock in the nation that meets these objectives? Recent decades have seen a drastic drop in available social housing. According to Shelter, since 1991 there has been an average annual net loss of 21,000 social homes and over 1.2 million households are currently waiting for social homes. Millions have been pushed into the private rented sector, often resulting in unstable and unacceptable circumstances of overcrowding or temporary accommodation. We must work together to address this shortage of supply.
In doing so, it is essential we ensure this is truly affordable housing. Current definitions of affordability fall short. What is classed as affordable should reflect residents’ ability to pay rather than local market rates. Simply building more homes without consideration of their affordability will not solve the housing crisis.
I understand the impetus for fining social housing landlords, however, I’d be very grateful if the Minister could clarify how this will work effectively, given that such fines are likely to take resources from the Housing Association thereby potentially reducing its ability to provide services, improvements, tenancy and neighbourhood support? (A point already touched on by the noble Lady, Baroness Wilcox.)
Finally, my Lords, in addressing the housing crisis, I would urge the Government to consider one more essential element set out in the ‘Coming Home’ report: Sacrifice. At present, the cost of the housing crisis falls largely on those who are financially poorest – resident in unaffordable or sub-standard housing. This is starkly evident at the moment as the cost of living crisis bites as well. The housing crisis will not be solved unless there is a willingness among others in the housing market to share this burden – that means landlords, developers, landowners, homeowners and government. These sacrifices will help ensure a lasting housing legacy that works for us all.
A long-term, cross-party housing strategy that brings together those at every level of government, together with landowners and developers, landlords and homeowners and faith organisations is the only way sustainable and meaningful transformation will happen. (6’50)
+ Guli Chelmsford
