Smoke and Carbon Monoxide Alarm (England) Regulations 2015 — House of Lords, 2015-09-14
Topic: Housing
Richard Best (Crossbench, Unknown): My Lords, I declare my housing and property interests as on the register. Like everyone else, I think this is an excellent measure. We need it, it is a good thing and we need to get on with it as fast as possible. It is an awful shame that the DCLG, the front-line department here, has messed up the public relations around this—something that is well worth while and well worth having—quite badly. I have had the various missives from the British Property Federation, the CLA and others, and people are extremely angry and upset. How you can make people angry and upset about a respectable, sensible thing rather escapes me The timing is not as catastrophic as it may appear. I have also heard from the Chief Fire Officers Association, which has been engaged in these things for some time, that it has given out 447,000 free smoke alarms and 53,000 carbon monoxide alarms to private landlords. The association has obviously been busy—each of those is worth about £20, so there have been some goodies out there. But, more importantly, on timing, the association says in its note to me that it knows there is concern about the late introduction of these regulations, which are due to commence on 1 October. But under the process described in the draft statutory instrument, if the enforcing authority, the fire officer, becomes aware that a landlord is in breach of their duties—they will not often become aware very rapidly, I suspect—the first step is to issue a remedial notice and allow 28 days for remedial action. However, in reality, when a tenant raises the issue with a landlord, usually the landlord will do something straightaway. If you can fix the problem for £20, not many landlords will wait around But if the landlord has done nothing and the 28-day period has followed the visit from a fire officer, if the fire officer finds the landlord is still in breach of the duty they can take action to ensure the alarms are fitted. Ultimately, they can impose a penalty charge, which is quite a long-winded process, I do not think it will be an emergency situation. I feel we can probably live with that one, even though it has clearly been incredibly badly handled I was more impressed by the British Property Federation raising the question of fire alarms in mansion blocks—blocks of flats where the regulations state that the landlord must test the alarm on the first day of a new tenancy. When someone moves in, in theory, the landlord—or more likely the agent—would test whether the alarm was working on that day. These alarms in the mansion blocks are communal alarms that ring throughout the building. If you have a block with tenants turning over quite regularly and the darn thing going off every time there is a new tenancy, bureaucracy is getting a little out of hand. Quite a lot of these alarms also ring at the fire station or the police station or both. This can all be overdone. I would like some reassurance that these regulations will not be imposed willy-nilly, across the piece, in exactly the same way for the lonely one-off house or the mansion block I chair the Property Ombudsman, which receives complaints from landlords as well as tenants about agents. I have talked to a couple of agents about their current experiences. Your Lordships may be interested to hear how people who are running these places feel about these matters. The agents I spoke to said that in most cases landlords are already fitting fire alarms, so this is not a big deal. They think that there will be cases where an alarm will have to be fitted on every floor in a three-bedroomed house, which the landlord might not have done. They will do it. They will take the screwdriver and put in the new alarm. An agent explained to me that you want to visit your properties every six months, not every year. Some landlords and agents will go on an annual basis, but every six months is better because batteries are always running out. If a battery starts bleeping because it is getting low, tenants tend to take the battery out because it is so irritating, but that disables the system, which is not clever. The agents I spoke to believe that they can cope. This is a good measure. If only the DCLG had got its act together and put it out in a sensible way, we would all have been very happy tonight.