1/17 Hello Lucy,
For what they are worth, my views on today's announcement are below.
The headline is that this is a welcome step in the right direction, but we must see the detail on delivery to be sure it will solve all cladding and non-cladding issues.
For what they are worth, my views on today's announcement are below.
The headline is that this is a welcome step in the right direction, but we must see the detail on delivery to be sure it will solve all cladding and non-cladding issues.
https://twitter.com/lucyxwilliams/status/1480609096487350285
2/17 The positive development is that the focus is now squarely on building developers and material manufacturers to produce money to remediate cladding and non-cladding defects on buildings 11-18 metres tall.
Developers are being told to pay to fix all their buildings 11m+
Developers are being told to pay to fix all their buildings 11m+
3/17 This shift of focus, including a commitment that the government will prioritise building safety over the supply of new houses, is a big change in policy.
Previously the debate was framed in terms of taxpayer v. leaseholder.
Now it is state v. construction industry.
Previously the debate was framed in terms of taxpayer v. leaseholder.
Now it is state v. construction industry.
4/17 We are also promised the Building Safety Bill will contain legal protection for leaseholders to shield them from having to pay for both cladding and non-cladding defects.
That appears to be in relation to buildings of all heights.
This is another major change in policy.
That appears to be in relation to buildings of all heights.
This is another major change in policy.
5/17 It seems there is still no financial help for buildings below 11 metres. Nor will there be any help for anyone who has already paid for cladding or non-cladding defects.
This is a serious issue.
This is a serious issue.
6/17 But we do not know how or when today's promises will be delivered.
Developers are being asked to produce their funding proposals before Easter. How long after that before we see the detail on allocating this money is anyone's guess.
Developers are being asked to produce their funding proposals before Easter. How long after that before we see the detail on allocating this money is anyone's guess.
7/17 The government is turning the screw on developers by suggesting Help To Buy (and other public subsidies) may be withdrawn.
It is also hinting at planning reforms if the developers do not pay up.
(see this letter: assets.publishing.service.gov.uk/government/upl…)
It is also hinting at planning reforms if the developers do not pay up.
(see this letter: assets.publishing.service.gov.uk/government/upl…)
8/17 The announcement today does not stop waking watch and insurance costs mounting up.
The government has, however, asked managing agents to stop issuing section 20 notices for 11- 18 metre buildings until the funding situation is clear.
The government has, however, asked managing agents to stop issuing section 20 notices for 11- 18 metre buildings until the funding situation is clear.
9/17 Section 20 notices trigger the liability on leaseholders to pay for certain works costing £250 or more.
Before today, these notices have commonly been issued as a means of proving leaseholders have to pay the remediation costs.
Before today, these notices have commonly been issued as a means of proving leaseholders have to pay the remediation costs.
10/17 In December, ARMA/IRPM agents for BSF-eligible over 18 metre buildings agreed not to issue s. 20 notices as part of the revised Grant Funding Agreement terms.
If these notices (or on account service charge demands) are going out, then they should be publicised widely.
If these notices (or on account service charge demands) are going out, then they should be publicised widely.
11/17 Any attempt to force cladding costs on leaseholders should also be publicised widely and as soon as possible.
If this happens: post your bill to your MP, local newspaper and anywhere else you can think of to bring people's attention to the issue.
If this happens: post your bill to your MP, local newspaper and anywhere else you can think of to bring people's attention to the issue.
12/17 We are also promised the government is in serious discussions with building insurers to try and bring premiums down.
Again, how and when that will happen is unknown.
Again, how and when that will happen is unknown.
13/17 The Consolidated Advice Note, which brought under 18 metres buildings into scope, is now gone.
We will see whether that focusses minds at RICS, mortgage lenders and insurers on taking a more proportionate approach to assessing the risk these buildings pose.
We will see whether that focusses minds at RICS, mortgage lenders and insurers on taking a more proportionate approach to assessing the risk these buildings pose.
14/17 If not, the government has said it will take the power to intervene in the governance of RICS.
That appears to mean one or both of statutory intervention and / or changing RICS's Royal Charter to make it do what the government wants.
That appears to mean one or both of statutory intervention and / or changing RICS's Royal Charter to make it do what the government wants.
15/17 A big unknown is what happens where buildings have already been assessed under the current guidance.
Will they have to be re-assessed? Will they be automatically passported into the new funding arrangement?
Will they have to be re-assessed? Will they be automatically passported into the new funding arrangement?
16/17 Today is a welcome step in the right direction. There are hard yards to come before we get all the details.
We are much further forward than we were last week, even if we have a way to go before the finish line.
We are much further forward than we were last week, even if we have a way to go before the finish line.
17/17 Time will tell if the principles announced today translate into action.
We have seen before big money announcements with no real plan for delivery.
Delivery is what matters here.
Until we know the details of that, we cannot know whether these principles will succeed.
We have seen before big money announcements with no real plan for delivery.
Delivery is what matters here.
Until we know the details of that, we cannot know whether these principles will succeed.
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