Written evidence submitted by Darren Paffey MP (RDC0107)
As the Member of Parliament for Southampton Itchen, I am deeply concerned about the ongoing challenges my constituents face due to dangerous cladding and the subsequent remediation processes.
This issue has caused significant distress, financial hardship, and uncertainty for many residents, and it is imperative that swift and effective action is taken to address their concerns.
The information provided below outlines key areas of concern within my constituency; however, it is not an exhaustive list, and I am acutely aware that many more residents are affected by similar issues.
I would greatly value the opportunity to work collaboratively with the Public Accounts Committee to further explore and address these challenges, ensuring that all constituents impacted by dangerous cladding receive the support and resolution they deserve.
Constituents’ names and personal information have been redacted.
The property management company PBM and Simarc, who cover ground rent, are employed by Wallace Estates (the freeholder) but are pushing costs onto leaseholders. The developer of the property is Vistry Group, who are meeting with EOCS (End Our Cladding Scandal).
Constituents have advised that residents are being asked for service charges in excess of £20,000 by January 2024, which includes projected remediation costs of around £22,000 per property.
Some parts of the development are over 11 metres, while others are under 11 metres, meaning those leaseholders are not protected under current legislation. The FRAEW (Fire Risk Assessment of the External Wall) date keeps being pushed back, further delaying clarity for residents.
The current managing agent of this property is Randall and Rittner.
Constituents report that Barratt Homes is charging high service charges for building safety regulation admin and to create reports. This is despite Barratt Homes saying that they will cover the remediation costs. It appears that they are finding ways to burden the residents with costs to equal to the value of remediation, to avoid paying themselves.
For eight years the building has been subject to fire enforcement notices from Hampshire & Isle of Wight Fire Authority regarding the automatic opening vents (“AOVs”). Throughout the entirety of this period, the freehold managers (Rendall and Rittner) and Barratt Homes have been in dispute about the extent to which the problems are construction defects.
Constituents have reported that Barratt Homes approved a survey on external walls then backtracked and said it was unsatisfactory. No work has yet started despite numerous dates given. They also reported that A PAS 9980 was undertaken in the summer of 2023 but never shared with residents.
To the best of my knowledge there is no current start date for remedial works despite almost a decade with live enforcement notices.
The building developer is Wrights Investment.
The building is insulated with K1 Kingspan, the same material used on Grenfell Tower. This material is currently deemed a fire risk by insurance companies but remains legal to use. As a result, building insurance has increased significantly over the past five years, with residents previously paying between £40,000 and £50,000 per year, now facing costs between £200,000 and £300,000 annually.
In 2024, the total insurance cost is £230,000, averaging around £3,000 per flat. The increased insurance costs have made the flats financially unviable for many residents. Service charges have also risen dramatically, with some constituents paying a combined service charge and ground rent fee of around £6,000 per year.
Despite having a valid ESW1 certificate and using legal materials, insurance companies continue to categorize the building as high risk, resulting in unsellable flats and significant financial hardship.
Residents have been advised by LAS that if works are not completed within the year, insurance should pass to the freeholder. However, the freeholder has already missed two deadlines for remedial works.
This building is managed by RMG. The developer is Barratt Homes.
Constituents feel that information is not being communicated effectively from Barratt or the management company regarding remediation work, and that there is no clear timescale for when works will be started or completed.
In 2020-2021, leaseholders were charged for a building safety assessment, an internal fire alarm system upgrade, and waking watch services.
In 2022, Barratt was granted funding for remedial works and signed a government pledge to take on further remediation responsibilities.
However, in 2024, Barratt has stalled progress by seeking new contractors for another survey, with no further action taken since January.
The developer of Sundowner Court is Barratt Homes, who later acquired the original builder.
The building contains one commercial unit and around 40 residential apartments. Constituents reported that cladding removal revealed that the steelwork on the building lacked fire protection, halting work and necessitating further surveys. In September 2024, Hampshire & Isle of Wight Fire Service ordered the removal of all cars from the underground car park due to the fire risk.
Remedial work began in August 2023, with an estimated completion timeframe of 30 weeks. However, serious construction defects were found, including a complete lack of fireproofing on internal steels. For over 55 weeks, the building has remained covered in scaffolding without progress, blocking light and access to fresh air. Constituents are left without balcony access, heating issues, and evidence of water damage, while a 24-hour waking watch remains in place.
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