Home Information Packs
24. The introduction across the housing market of
Home Information Packs (HIPs) was another major challenge for
CLG in 2006-07, and one on which it again failed to deliver.
The 2006 Annual Report identified HIPs as a "key priority"
for the coming year. Within weeks of its publication, the then
Secretary of State, Ruth Kelly MP, announced that the packs would
not include a mandatory Home Condition Report, intended to save
housebuyers the cost and time spent purchasing expensive surveys
of their own. HIPs should have then been rolled out in June 2007;
in fact, they were introduced two months late in August, following
considerable uncertainty, and then only for homes with four or
more bedrooms. Three-bedroomed homes were added in September.
Only now, in December 2007, six months behind schedule, are the
weakened HIPs being introduced for all homes marketed for sale.
25. Anyone reading only the Annual Report to find
out what had happened to this "key priority" might be
forgiven for thinking all was well. Among its 120 pages, the Report
makes only one uninformative reference to HIPs:
Regulations implementing Energy Performance Certificates
(EPCs) were laid in March and the first EPCs will come into force
in relation to the marketed sale of existing dwellings alongside
Home Information Packs (HIPs) as from June 2007.[37]
In 2005, we criticised the Department
for overstating its achievements in its Annual Report.[38]
Simply omitting to mention failures such as the troubled implementation
of HIPs is no less unacceptable.
26. Nor were officials or Ministers vastly more forthcoming
in oral evidence. Mr Housden advanced three reasons why Ministers
had delayed introducing HIPs. The first two related to home inspectors:
there were not enough of them and nor was there an adequate regional
spread. There were, indeed, too few qualified inspectors in June
2007 but this was because potential candidates were understandably
reluctant to invest personal savings in training and in certification
fees for jobs the Government would not guarantee would exist.
Mr Housden himself said as much:
What actually happened, we are pretty sure, is that
people deferred because they were not sure that actually
the policy was going to be introduced. Because of the noise in
the media and opposition people did not undertake their five practice
assessments quickly enough or if they did do they held off paying
the fee.[39]
The earnings potential of those jobs dropped dramatically
the day CLG cancelled mandatory HCRs: to this day, newspaper advertisements
for the training programme promise inspectors "£200
to £300" for conducting each of up to six Home Condition
Reports a week, without mentioning that since these are now voluntary
most home owners will not commission them.[40]
The delay in introducing HIPs was a further discouragement.
The inspectors required for the job emerged fully only once it
became clear that HIPs would be introduced, even if partially.
For the
Permanent Secretary to suggest HIPS could not be introduced because
there were not enough inspectors is casuistry. There were not
enough inspectors because CLG first watered down and then repeatedly
delayed the introduction of HIPs.
27. Mr Housden thirdly placed the blame for the delay
squarely on CLG's Ministers, saying:
the third [reason] was about the operation of home
information packs and general conditions. I think it is the third
one that has held ministers back
conditions in the housing
and mortgage market generally in the last little while need to
be examined.[41]
Questioned on which particular market conditions
had caused the delay, the Minister for Housing was repeatedly
unclear, leading eventually to the following exchange:
Mr Hands:
But it is a specific
phrase about the general conditions of the market. What is it
in those general conditions? Is it the price? Is it the supply?
Is it the number of transactions? What is it that you are looking
at?
Yvette Cooper:
The fact that we had a very quiet August, for example, meant
that we needed to take time to ensure that the implications and
the impact and the rollout throughout August and September were
operating as we expected. Obviously, the quietness of the market
is something that you have to take into account. We also simply
need to make sure that we have taken full advice from all appropriate
areas to make sure that we are taking the right decision at the
right time. I do not think there is anything particularly mysterious
about this. It is simply to say that had the housing market been
operating last year continually in the way that it was, had we
not had the greater uncertainty, you can come to decisions much
more quickly.[42]
28. A further major reason for the delay was the
decision of the Royal Institution of Chartered Surveyors (RICS)backed
by other organisations working within the housing market and supported
by a highly critical section of the mediato seek judicial
review of the decision to introduce HIPs at all. Mr Housden,
accepted that there had been a failure of process here: he was,
he said, reflecting on "whether we could have done more to
take, particularly, industry stakeholders with us".[43]
A stakeholder group has somewhat belatedly been set up involving
CLG Ministers and players within the market, including RICS itself,
and the existence of that group has assisted in the eventual rollout
of HIPs.[44] CLG's
failure to engage effectively early enough with stakeholders is
both one of the principal reasons why HIPs were delayed and a
further example of the Department's inability to build the relationships
it needs if it is to succeed in taking partners with it across
the whole range of policy.
29. It is too early to say precisely what impact
HIPs will have on the housing market or on easing individual sales,
and the Department has begun conducting research in both areas.
Early indications are that, as originally envisaged, the costs
of local authority searches are falling and the time taken for
searches is speeding up, both of which make life easier for anyone
seeking to buy a house or flat. EPCs, which are mandatory rather
than voluntary, should, by recommending environmental improvements,
help reduce carbon emissions from the UK's housing stock. Over
time, CLG will gain data telling whether overall transaction times
have speeded up.
30. Whether HIPs might discourage vendors, and therefore
reduce the availability of properties for sale and in turn depress
house prices, is rather more difficult to judge. Ministers, said
Mr Housden, were monitoring the general conditions of the housing
market to enable them to measure the impact HIPs would have.
He said the introduction of HIPs for larger houses in August had
been accompanied by a short-term spike in property marketed for
sale immediately before the introduction date, followed by a short-term
decline before the figures headed back towards equilibrium by
the time he spoke to us in November.[45]
Over time, CLG will gain data showing whether overall transaction
times have speeded up or not.
31. But the cost of a HIP, which on the most recent
data averages £300 to £350, is just one of the myriad
factors any householder considers when deciding to offer a home
for sale.[46] It is
also a comparatively minor one: a credit squeeze like that affecting
Northern Rock, the state of interest rates, the condition of the
wider economy, including growth and employment rates, and the
level of pay rises and bonuses cannot be disentangled from HIPs
and potentially have a much greater effect on the market. Unless
it were unexpectedly, and disproportionately, large, the impact
of HIPs simply would not be apparent against the bigger picture
of the market shifts driven by those other factors. It is unclear
to us precisely what within the market the Government was monitoring
and how Ministers could have concluded on market conditions alone
that HIPs were, or were not, likely to have such a negative market
impact that they had to be delayed, then phased in.
32. The long
and tortuous process of introducing Home Information Packs signals
another failure of delivery on CLG's part, and the reasons for
that failure lie in poor preparation and a retreat by the Department's
ministerial team. The Permanent Secretary
made it clear that decisions on when and whether to roll out the
programme were ultimately taken by Ministers with the general
conditions of the housing market as the final arbiter. By 22 November,
three weeks after we took evidence from the Minister, no obvious
changes had occurred in either numbers of assessors or the housing
market, but Ministers considered conditions sufficiently robust
to announce the full roll-out of HIPS from 14 December. We
can only conclude that decisions to delay the introduction of
Home Information Packs and then to phase them in for homes of
different sizes across a period of months were taken on political
rather than economic grounds, owing more to a failure of nerve
in the face of vocal opposition from the press and others than
to the general conditions prevailing in the housing market itself.
Firelink and FiReControl
33. CLG is responsible for the Government's fire
and resilience policy. Two major technology projects are currently
under way: Firelink, which will replace telecommunications for
the Fire Service throughout Great Britain with a digital network,
and FiReControl, which centralises Fire Service control rooms
in England. Both projects will miss their originally planned
completion dates, and FiReControl is likely to overrun its initial
IT budget by more than 50 per cent.
34. Firelink is designed to connect the Fire Service
with the other primary emergency services and bodies such as the
Ministry of Defence and the Coastguard. The project, which will
see new radio systems fitted to 3,000 Fire and Rescue service
vehicles, is due for completion in June 2009 and will cost £350
million in England, paid via CLG, with a further £50 million
allocated for Wales and Scotland, through devolved budgets. The
original completion date was December 2007.[47]
FiReControl will create nine amalgamated Regional Control
Centres to replace 46 existing control rooms in England, on the
model already used to merge three control rooms into one in London
in 1990. IT costs were originally budgeted at £120 million,
with a planned completion date for the IT part of the project
of 2009. The latter has slipped to 2011, with the cost now estimated
at £190 million.[48]
35. In spite of these difficulties, the Department
in its written evidence to us cites the FiReControl project as
a specific example of how its delivery focus has sharpened over
the period since the Capability Review identified its weakness
in that area.
The Board has provided robust challenge to our key
delivery projects e.g. FiReControl which was a high risk project
and, following Board intervention, has now awarded contract and
is moving to its delivery phase.[49]
Mr Wormald told us good progress was now being made
towards the completion of both projects, although he accepted
that
it did not come in at the speed we originally envisaged.
It has been a complicated scheme to implement both with technical
innovations and the large number of stakeholders and players.[50]
Among those stakeholders, the Chief Fire Officers'
Association now supports the scheme, but Mr Wormald accepted that
implementation would have been easier if such bodies had been
on board from day one.[51]
Even now, not all fire authority boards are fully convinced: "I
would not say that every single one is signed up enthusiastically",
Mr Wormald told us.[52]
Mr Housden acknowledged that our own report on the Fire Service
had said 18 months ago that greater stakeholder engagement in
Firelink would be necessary to make the project work, commenting
that we had identified an issue that was "difficult and which
may have been obscuring the level of effective support that the
programme now has."[53]
36. The running theme of our report is that CLG needs
to become better at co-ordinating complicated schemes involving
a large number of stakeholders, to use the negotiating, brokering
and persuasive skills to which the Secretary of State referred,
and to the absence of which we, the Capability Review, the NAO
and the PAC have drawn attention. The way the Department is structured,
the range of its targets and the arms-length nature of its delivery
mechanisms make that method of working the very essence of its
performance. The
fact that FiReControl is progressing towards completion is, of
course, to be welcomed. However, the fact that the Department
cites a project two years behind schedule and 50 per cent over
its initial IT budget as an example of how it is improving its
delivery mechanisms highlights the persistent challenge that CLG
continues to face. It needs urgently to establish what the NAO
calls "a reputation amongst its partners for having enough
strategic influence to solve problems within Whitehall that are
creating obstacles to local success."[54]
2 Cabinet Office, Capability Review of Communities
and Local Government, December 2006, pp 9-11. See http://www.civilservice.gov.uk/reform/capability_reviews/reports.asphttp://www.civilservice.gov.uk/reform/capability_reviews/reports.asp Back
3
Communities and Local Government Committee, Third Report of Session
2006-07, DCLG Annual Report 2006, HC 106, para 26 Back
4
Communities and Local Government, Government Response to the
Communities and Local Government Committee's Report on the Department
of Communities and Local Government's Annual Report 2006,
May 2007, Cm 7125, p. 4 Back
5
Communities and Local Government, Community, opportunity,
prosperity: Annual Report 2007, May 2007, Cm 7094, p. 27 Back
6
Ev 76 Back
7
Cm 7094 (2006-07), p. 27. See also, HC 106 (2006-07), Ev 2-3 Back
8
Ev 76 Back
9
Public Accounts Committee, Sixty-Second Report of Session 2006-07,
The Thames Gateway: Laying the Foundations, HC 693, paras
1 and 3 Back
10
Cm 7094 (2006-07), p. 9 Back
11
Cm 7094 (2006-07), p. 27 Back
12
Ev 76 to 78 Back
13
HM Treasury, 2007 Pre-Budget Report and Comprehensive Spending
Review, October 2007, p 218 Back
14
HM Treasury, October 2007, p 220 Back
15
Q 119, Ev 16 Back
16
Cm 7094 (2006-07), p. 81 Back
17
Ev 31 Back
18
CM 7094 (2006-07), p. 82 Back
19
Ev 35 Back
20
Q 46, Ev 6 Back
21
Cm 7094 (2006-07), p. 49 Back
22
Ev 101 Back
23
Ev 33 Back
24
Q 9, Ev 2 Back
25
QQ 9 to 28, Ev 2 to 4 Back
26
Ev 102 Back
27
Q 18, Ev 3 Back
28
Ev 58 Back
29
Q 19, Ev 3 Back
30
Cm 709 (2006-07), p. 97 Back
31
Cm 7094 (2006-07), p. 89 Back
32
Cm 7094 (2006-07), p. 97 Back
33
Ev 123 Back
34
Cm 7094 (2006-07), p. 94, and Ev 36 Back
35
Ev 124 Back
36
Communities and Local Government Committee, Sixth Report of Session
2006-07, Equality, HC 468, paras 39 to 41 Back
37
Cm 7094 (2006-07), p. 80 Back
38
ODPM: Housing, Planning, Local Government and the Regions Committee,
First Report of Session 2005-06, ODPM Annual Report and Accounts
2005, HC 559, para 14 Back
39
Q 59, Ev 8 Back
40
The Guardian, Work supplement, 24 November 2007, p. 10 Back
41
QQ 67 and 68, Ev 9 Back
42
Q 171, Ev 25 Back
43
Q 58, Ev 8 Back
44
Ev 62 Back
45
Q 69, Ev 9 Back
46
HC Deb, 22 November 2007, col. 141WS Back
47
HC Deb, 3 September 2007, col. 1646W Back
48
HC Deb, 3 September 2007. col. 1646W Back
49
Ev 56 Back
50
Q 31, Ev 5 Back
51
Q 39, Ev 5 Back
52
Q 41, Ev 6 Back
53
Communities and Local Government Committee, Fourth report of 2005-06,
The Fire and Rescue Service, July 2006, HC 872-I; and Q
43, Ev 6 Back
54
Ev 76 Back