Housing matters: Alison Seabeck MP New Labour Shadow Minister

Labourlist "Anyone who campaigned for Labour during this election knows that housing matters. Anyone who spoke to an overcrowded family on a housing estate still waiting for the Decent Homes upgrade, to the twenty-something graduate still living with their parents or the young couple putting off marriage or children until they can afford a home knows housing matters.

I grew up in a Labour home, my dad was a local councillor who led Havering council before spending five years at Westminster. He was dedicated to provision of high-quality social housing and remained involved with housing late into life.

I’m proud to be leading the fight for Labour on one of our key areas. I’ll follow in John Healey’s footsteps in placing housing front and centre when we speak to our local communities and campaigning for the party. I’ll hold the coalition to account and I’ll listen to you when you tell me how the coalition’s policies are affecting your area.

If we get housing right then we build strong, safe, cohesive communities; get housing wrong and it isn’t merely a case of poor housing stock or a shortage of homes, it’s an affront to people’s sense of community, to their sense of justice – you need only look at the way housing was exploited by the BNP in Barking & Dagenham, where I was born, to see not only the consequence of where we get it wrong on housing but where we can rebuild bonds with the community which have broken down and reaffirm our commitment as a party that listens and campaigns for a fair deal on housing.

Too many people thought we weren’t listening on housing and we will need to reflect long and hard on our record; a record of which we can be justifiably proud – even in the depths of recession the Labour government was building tens of thousands of new homes and funding repairs to existing properties and protecting homeowners who feared they could lose their homes; but we must not be afraid of looking carefully and critically at our record and asking, what more could we have done? How will we do better next time? We will listen, we will consult, there will be no sacred cows.

Decent and affordable homes go to the heart of our welfare state and to the heart of our Labour Party. Whereas the Tories let our housing stocks thin out and disappear in the right to buy and let the remaining estates sink into disrepair, we embarked on the most ambitious repairs programme to bring all council homes up to a minimum decent standard and it will be a test of this government’s tenuous commitment to fairness whether or not they commit the remaining funding needed to complete this vital work.

Faced with the immense challenges that we face in housing, we need a government which acts to resolve the problems. Instead, we have a coalition convinced that all it needs to do is hide the evidence or pass the responsibility down to local councils or the voluntary sector. When addressing the high cost of housing caused by low supply their response is to take away people’s ability to pay by cutting housing benefit and to scrap regulations which will mean substantially fewer homes will be built over the next twelve months than if Labour had been in power. We have a housing minister who wants to see more first-time buyers and yet he’s pursuing policies that will see fewer homes built and he’s scrapping Labour’s HomeBuy Direct scheme which helped first-time buyers get a foot on the ladder.

At every turn, the coalition is making the wrong decisions. Cameron says see what they’ve achieved in five months and imagine what they could do in five years. It doesn’t bear thinking about. In housing they have managed to alienate almost every sector within housing and are being taken to court by housing developers

In the 1980s I worked in Roy Hattersley’s office and I know the price of opposition, watching a Tory government chip away at the foundations of a fair and equitable society; I also worked for Nick Raynsford, the former housing minister, when we were in government and I know what we can achieve and why winning the next general election is so important.

I promise I will listen to everything that this party has to say. We will attack this government when they make the wrong decisions on housing but we won’t rush into policy making and we won’t have a knee jerk response to everything but we’ll keep the pressure on the Tories and the Liberals. I’m delighted to be part of a strong shadow CLG team under Caroline Flint and I look forward to hearing from you.

Housing matters 18 Jan 2010

Inside Housing is making the case for public housing in the forth coming General Election. They have launched the “HOUSEPROUD” campaign.  There is a on-line petition; you can suggest a housing pledge for the main political parties; you can help publicise the campaign housing statistics (see picture); you can ask prospective MP’s about housing and get them to sign the on-line petition and send Inside Housing photos, videos, blogs, statistics etc about the value of housing in your area.  I’ve signed petition and suggested that all parties should sign up to the UNISON “Million Voices for a Million Homes” campaign.

While Roof reports that the recent freezing weather has resulted in many people being unable to afford both food and fuel. Especially the elderly. Also Christmas was paid for this year by over 100,000 of the poorest families in our community who used loan sharks to lend £29 million who charge 825% interest rates and now owe some £82 million.

The LGA show that the recession has widened the gap in the UK between the rich and poor cities.

Public Finance appear to be saying that Council and Housing association rents will converge in 2012/13 not 2020 as previously thought. Which I am not sure is necessarily good news for tenants with either landlord? Somebody is going to be a loser.

This report is a little late but the CLG report Housing Minister John Healey’s announcement of the biggest Council House building programme in nearly two decades.

Finally, I was chatting to some housing solicitors recently about the problem of rogue private landlords who do not manage their properties (full stop) and who allow their tenants (only a very small minority) to cause a bloody awful nuisance to their neighbours and who blight the local community. They suggested that if the “use of the premises is associated with significant and persistent disorder or persistent serious nuisance to members of the public” then as a last resort a “premises closure order” could be sought. Which could close the house down for 3-6 months. Which would probably sort the problem out for that house and send a message to landlords in the locality to get their act together (court costs and no rent).

Housing Matters 16 November 2009

I am sure that many folk have been left bereft at the lack of Housing Matters posts during the last few weeks but apologies I have been a bit busy. A pity since there has been some interesting housing stuff going on recently.

Why did the most highly paid Housing Association boss ever - John Belcher - leave Anchor Trust?
Inside Housing speculates here on the reasons why the £391,000 per year CEO left in the same year that the Trust posted a £35 million loss. I’m intrigued that there are rumours that the going rate for an early bath CEO is a year’s pay upfront (no Schedule One problem with that it appears while with more junior staff earning far, far less it is often a different story). Is it anything to do with the anti-trade union decision by Anchor to de-recognise Unite as its trade union last year? I see that the relatively new Chair of the Anchor Board is Aman Dalvi the Head of Regeneration and Planning at Tower Hamlets Council. Maybe it was something to do with Hyde HA CEO David Eastgate at this year's Labour Party conference comment here about excessive CEO pay? There are “several highly paid outliers” but “don’t tar us all with the same bush”.

Chickens live better than Children
Roof Magazine here reports on the campaign by Shelter to update the 1935 definition of overcrowding. Suggesting that MP’s have more concern about the living conditions for factory chickens than children living in overcrowded homes. Applying these standards and actually explaining them to residents is at best completely embarrassing to any housing officer never mind the resulting personal misery of overcrowding for our tenants. Unfortunately Shelter have joined forces with London arch Conservative Mayor Boris Johnson who thinks that the fairer taxation that would be needed if you were actually serious about ending overcrowding is comparable to Stalinist mass murder. Hmmm.

Housing Associations to float on Stock Market
I have no doubt that this story will go up and down in line with the likely expectations of a Tory Government next year.

A Million Voices for a Million Homes
On Wednesday at the House of Commons there was the launch of UNISON/Apse report into the rebirth of Council Housing. This is part of the UNISON Million Voices Campaign.

FED attacks rents cuts
The National Housing Federation not unsurprisingly attacks the decision by the Government for them to cut rents in line with the latest deflation figures. This is a serious issue for many Housing associations but I am still trying to remember exactly what was the attitude of the FED to the abnormal inflation figure of 5% last September?

What would the founders of the Housing Association movement think of such a headline? Just a thought.

(picture taken in a West Ham Newham Homes estate during a summer evening while fighting the good fight)

Housing Matters 25 October 2009

Big Failure over Fire Safety results in Tiny fine?
Inside Housing has a Crazy story about an utterly inadequate sentance given out for serious safety failures – “two residents escaped and another was rescued uninjured from flats in a three-storey building in the Morecambe area in March last year. Fire crews investigating the blaze found a fire alarm system was not working, fire doors were not self-closing or fitted with smoke seals, a fire exit door was not fitted with an appropriate lock and no FRA had been carried out under the Regulatory Reform (Fire Safety) Order 2005".

This block was owned by Lancaster Council who were fined just £3000 and “managed” by Adactus Housing Group who were only fined £2000 (plus costs). What sort of message or deterrence does such a tiny fine send out to Landlords about the importance of ensuring basic fire safety?

Easy Jet Council Sheltered set back
Roof reports here on another London Tory Council Barnet and its plans for an “Easy Jet” style service plan. Residents will be able to pay extra to jump the queue for services. It also reports that the Council’s plans to get rid of residential wardens in its sheltered blocks have now been put on hold due to a pending judicial review that the Council failed to properly assess the impact of such cuts on disabled and elderly residents.

“They also have a reputation for being chummy with investors and developers...”
In another report here Inside Housing goes amongst the “slums” and the “barracks of the poor” in Hammersmith and Fulham (H&F) to meet Stephen Greenhalgh right wing leader of its Conservative Council. Greenhalgh was the co-author of a recent pamphlet called Principles for social housing reform published by the think tank Localis. In which he clearly calls for the ending of security of tenure and the introduction of market rent levels. He and the Tory Party are now busy trying to distant themselves from the report. Even though Conservative shadow minister for housing Grant Shapps was at a meeting to welcome it. Local tenants point to new H&F Council developments where there is no public housing included and of course the local Tory Politian’s have “a reputation for being chummy with investors and developers” and enjoy regular visits to developer conferences in the south of France.

Sanctuary at home from DV & Hate
The LGA report on a scheme (it’s not a new idea but is being reported as one) to encourage building “panic rooms” within homes for victims of domestic violence and hate crime. “The rooms have solid core doors, reversed to open outwards with two mortice bolts fitted to the inside of the door along with three large steel hinges and a 180 degree door viewer. An emergency telephone is also provided under the scheme – 999 only – and will be wall mounted”. This is an excellent initiative since many at risk do not want to “go homeless” and flee their home but they must have protection if attacked at home and before the Police arrive.

The first Election manifesto
The FED launched their manifesto last week and had 30 MP’s in attendance (including 3 former housing ministers). Some of things I found interesting that they called are:- £11.7 billion investment to build 150,000 homes 2011-14; manage unsold private sector new build at market or sub market rents until recovery; allow more public housing to be made available to those who are not the most vulnerable but cannot afford homes; compel the nationalised banks to give mortgages for shared ownership and stopping pre-payment rip offs for domestic fuel.

(this is my weekly round up of Public Housing news - picture is of a East London Estate taken at dusk last week which I just happen to like)

Housing Matters 18 October 2009

Housing association rents to come down? Rents are linked to the September Retail Price Index (RPI). We now have deflation of 1.4% which could mean a real reduction in many rents (it's complicated) of 0.9%. The government have got to make up their mind what to do since housing associations have declared that if this happens it will mean less money to invest in new homes.

Many staff are also very interested in this issue since some pay deals are thought to be dependent on what will happen. There is even a threat of legal action against the government over any forced reduction in rents. Which seems a little barmy. The obvious retort by tenants will be that they didn’t see many Housing organisations complaining about last year’s RPI 5% increase in rents?

London Mayor Boris has set a 10 year target of 333,800 homes for the GLA but the top 3 borough targets are 28,850 new homes for Tower Hamlets, 26,000 for Greenwich and 25,950 for Newham. So East London boroughs politically controlled by the Labour Party have to house the most rather than less densely populated wealthier Tory boroughs? Hmmm. The word gerrymandering suddenly comes to mind for some strange reason?

Labour Housing Minister John Healey wants to take on Tories at next election over housing issues and challenges them to a live TV debate. There should be “clear red water” between Labour and Tories on this issue.

There is outrage by tenant groups over the suggestion by the regulator TSA that lifelong tenancies should be dropped in areas with long waiting lists. After all we don’t want middle income folk to live amongst the poor now do we? (hmmm YES WE DO!)

Safe as Houses - I’ve signed the No. 10 petition by Inside Housing here – which following the Lakanal Fire and Notting Hill poisoning deaths calls for carbon monoxide detectors in all new homes, fire emergency procedures posted on each floor of a tower block and a national register of tower blocks. Positive stuff but not enough – there should be an emergency evacuation plan and procedures for each block and regular drills, all staff to be properly risk assessed and trained in fire prevention and evacuation and the retrofitting of water sprinklers in blocks. Also assessments on whether or not extra fire escapes need to be provided to existing blocks.

The National Housing Federation predicts that house prices will increase by 20% in 2014 despite substantial falls in 2009 and 2010. House prices will eventually increase because of the fundamental shortage of supply. This makes sense so unless we can massively increase supply we will again see rising prices and huge increases in waiting lists.

Anchor Trust CEO calls for Answers on Housing for the Elderly here and launches a manifesto. A valid topic but this is totally overshadowed by his obscene salary of near £400,000 per year. No one will pay attention to what he says anymore.

The LGA reports that Councils will take out a judicial review of the government decision to withdraw Decent Homes Money for ALMO’s. I’m surprised that some Councils who are affected are not taking part. Mention no names...

NB Housing Matters: is my attempt to post weekly on public (aka social) housing issues I happen to come across. Picture is of Canary Wharf from a West Ham tower block prospective.

Housing Matters 11 October 2009

Click on link here to view The Guardian Video posted by its ace London blogger Dave Hill on Tory Housing policy in Hammersmith & Fulham. I personally don’t have a problem with believing that nearly all Tories genuinely think they are doing the right (pardon the pun) thing in housing policy. But what they are doing in practice in Hammersmith & Fulham is the wrong thing, for the wrong reasons and will result in the worse possible outcome. Which I think this video makes clear in a non-partisan way.

Inside Housing reports here that “Quiet Man” Iain Duncan Smith MP former leader of the Conservatives has been appointed by David Cameron as a key figure in any future Tory government social policy programme. Iain of course is head of the Centre for Social Justice which brought out a report in favour of tenancies for work and ending lifelong security of tenure for tenants.

The Fed (National Housing Federation – the corporate Housing Association’s trade union) attack here the plans announced by Conservative Shadow housing minister at conference to introduce a right to move, end new build targets and green grants. I guess the Fed think these are just headline seeking gimmicks not thought out sustainable policies.

Aftermath of Camberwell Larkanal Fire (6 dead) – Inside Housing report that in the 3 months before the fire Southwark council carried out 54 Fire risk assessments (FRA) of its tower blocks but in the 2 weeks after the fire they carried out 120! The point missing is that there should have been suitable and sufficient Fire Risk Assessments in place for all of the blocks (200 odd). The Fire Brigade have already issued notices against the Council for failing to carry out FRA in a number of blocks.

I am also willing to make a somewhat educated guess that at the time of the fire there was no suitable or sufficient risk assessments in place (maybe on a office shelf) for any Southwark Council Housing staff (nor any of their contractors) from the risk of fire while they are at work in these blocks. H&SAW Act 1974/MHASAWR 1999 et al.

John's Iron Law about all Housing Organisations: If they don't look after the safety of the staff then they won't either be any good at looking after the safety of their residents.

(this is my weekly round up of Public housing news - let me know if I miss anything)

Housing Matters 4 October 4 2009

I think that last week’s public housing news was dominated by the Labour Party conference. I will admit in advance that I will be drawn by issues I came across as a delegate.

Labour Investment v. Tory Cuts
Housing minister John Healey at a conference fringe event on Tuesday challenges the view that any new government elected next year would have to slash spending on public housing. It will happen under Tories but not Labour. Under Labour there was a medium term plan to increase capital expenditure.

CEO Excessive Pay: “Don’t Tar all of us with the same brush”
At another conference fringe in response to my question about the Housing Association sector's reputation being ruined by excessive CEO pay, David Eastgate Chief Executive Officer of Hyde Housing Association responded by saying that there were “several highly paid outliers” but “don’t tar us all with the same bush”.

I suspect that there are actually remarkably similar views of the RSL/RP sector shared by the blue rinse and pinstripe brigade currently gathering in Manchester.

Housing minister to look into HA Executive Pay.
At the “Communities” Policy Seminar (see picture above) I brought to Housing Minister, John Healey (right) attention that 2 years ago at the Labour Party conference I asked then minister Yvette Cooper about the soaring Pay of Housing Association CEO’s. I repeated the 2009 sorry tale of the Anchor Trust CEO pocketing just under £400k despite losing £35 million. When one of the panel heard that Anchor Trust had been originally set up by “Help the Aged” he said are you sure it was not set up by “Help yourself”. The Housing Minister said he would look into the issue and asked the housing trade unions to share any information they have about this issue with him. No problem with that methinks.

Housing issues in Prime Minster Gordon Browns conference speech
Another big push on anti-social behavior; more family intervention projects, help for 200,000 homeowners to stay in their home and supported accommodation for children with children.

Tory secret plans to triple rents and end security of tenure.
Labour Housing Minister John Healey (again) attacks Tory housing plans - which we all know will happen if they get in.

“My Mum gets shower fitted in Sheltered Housing Association Flat”
And she is really pleased...

Housing Matters 27 September 2009

I’m rushing off to the Labour Party conference so I’ll just note the main story in the public housing news this week.

Which is again on Housing Association Executive pay.

Following last week’s disclosure that the chief of Anchor Trust pocketed nearly £400,000 we found that the Trust also lost £35 million during the period.

Payment for failure? CEO’s pay has gone up 32% in five years while staff wages have only gone up by 11%.

I feel that a question or two to government ministers about this will come up at the conference housing fringes.

Housing Matters 20 September 09

I’m going to try and post every weekend on the weeks topical Housing issues. This will be usually from a Public (aka Social) Housing perceptive.

My main source will be of course the trade bible “Inside Housing” which is run on behalf of the CIOH - but if anyone has any other news or opinion then please let me know (email via “view my complete profile” and “Email”).

So...

Anchor Trust Boss pockets “£391,000” annual pay – this story is just unbelievable. His increase this year is 20%, his average employee increase is 2% and the average salary of an Anchor Care assistant is just £12,500. Check out this, and that and even this. Labour ministers I have tackled before on this issue had hinted that “something will be done” about such pay increases. Yeah. I don’t think that salary restriction in the private sector will ever happen but in regulated organisations dependant on the public purse (housing benefit and Council tax) we simply expect better. I will continue my whinging at next week’s Labour conference.

“Yvonne Hossack wins disciplinary hearing” – The scourge of the sheltered housing establishment defeats an attempt at the Solicitors Disciplinary tribunal to take action against her. She even had the Home Secretary, Alan Johnson, in his capacity as a MP to give evidence in her favour. It appears that Alan rewards good service with large G&T’s in Strangers Bar. What an excellent idea!

Housing News reports that the RBIA want 4 million homes to be retrofitted within the life time of the next Parliament for energy conservation. Another good idea but is this ambitious enough?

UNISON speaker Rose MacGregor at the Housing debate at the TUC conference calls for over a million new homes to be built and for all new developments to include 30% of homes for social rent. The debate also noted that there are 1.7 million households on the housing waiting list and 63,000 registered homeless. So maybe a million is far too low?

Deflation not as bad as feared – Which is good for RSL’s and maybe for their staff. Some Housing associations are trying not to pay their staff any rise since they fear rents will be cut by as much as 2-3%. Tenants may of course see things differently?

Finally, somewhat off message but sort of Housing news - tonight I spoke to my old Mum on the phone. She is a tenant of a Welsh Housing Association in an over 50 block (which use to be her primary school when she was a young girl) and she was really happy because her landlord had agreed to replace her bath with a shower! A pleased and contented tenant.

Stop the Press!

(Picture of East London skyline from the Leopold Estate in Tower Hamlets)