There are 1,210 completed homes which cannot be occupied because of delays in the work of the government’s building safety regulator, Sky News can reveal.
The safety inspection regime created in the wake of the Grenfell tragedy, which claimed 72 lives, is “not fit for purpose”, according to those who depend on its work.
Sky News has visited an empty block of 99 flats in west London where future residents – who have purchased the properties – have been unable to move in for over a year because of the lack of regulator approval.
New data obtained exclusively by Sky News through a Freedom of Information request shows the extent of the issue.
Image: An empty block of 99 flats in Acton, west London
As of 1 August, there is “no decision” on eight applications covering 1,210 completed new residential units. For sites yet to be built, there are 156 applications with no decision, covering 34,965 new residential units.
Sir Keir Starmer says economic growth is his top priority and the 1.5 million new homes target this parliament is a key part of this agenda. But two years after its creation, the government agency has come under fire for failing to fulfil vital functions in a timely manner.
After complaints, the regulator has already faced one overhaul, and will shortly move from part of the Health and Safety Executive (HSE) to become an arm’s length body which is part of Angela Rayner’s Ministry of Housing, Communities and Local Government. But developers say they are still struggling to get answers from the body.
Image: Sir Keir Starmer has made new homes a major priority. Pic: Jack Taylor/PA
Sky News has conducted an analysis of public data and found the backlog growing.
New buildings ought to be signed off within a 12-week period, but Sky News found the percentage of applications determined inside that window is falling – from 47% at the end of September last year, to 32% by the end of March.
In a statement, leading financial analyst S&P said delays by the regulator are pushing up building costs and making it harder to deliver the key government target.
Chris Williamson, chief business economist at S&P, said: “We have received anecdotal feedback from a few companies regarding the Building Safety Act, indicating that some may be experiencing challenges related to orders. This could contribute to an increase in costs within the construction sector, which is already facing financial pressures.”
In an apparent admission of the issues, the government told Sky News it is now in the process of recruiting over 100 new staff to strengthen capacity by the end of the year.
In a statement to Sky News, the building safety regulator (BSR) itself said it had been a complex task creating a new safety body post Grenfell, in such a short time, and improvements are already being made.
It said: “BSR is working closely with industry to deliver safer, higher-quality buildings while advancing a culture of excellence in building safety.”
Executives from the BSR will appear before a Commons Select Committee later today. It also points the finger at property developers for failing to submit paperwork correctly. The industry vehemently rejects the claim, saying there are few guidelines of what to submit and the BSR makes little attempt to clarify what it wants.
A bad sign
However, problems persist.
Sky News saw how in one newly built property in Acton, west London, the sign-off for a building by the BSR was delayed in part because a sign was two millimetres too small and all the signs had to be changed.
This has contributed to a 14-month delay in a green light for residents to move in.
According to the Federation of Master Builders and the Chartered Institute of Building, 38% of developers believe planning delays are the number one issue.
Developers have told Sky News the agency was meant to speed up approvals by ending a system where they have to bring in external consultants to approve the application, but this has not yet happened.
Jon Spring, the managing director of Fairview Homes, said: “We currently have three applications that are delayed within the BSR. The current dates we’re looking at, that they’ve given us, one is six months, one is nine months, and one is 12 months. Clearly extremely different to the original three months that the process is supposed to take.
“That makes forecasting for when we’re going to start on site very difficult. We have tens of millions of pounds tied up in the three sites that we’re waiting to develop. And inevitably, the holding costs of those are considerable and affect the viability of the project.”
Image: Jon Spring, managing director of Fairview Homes
Mr Spring said the delays could make building unviable.
“If you look at each of our projects have been delayed, if […] it’s going to take 25% longer to deliver that project, that means that our productivity is ultimately reduced by 25%. That would be the same for all developers and therefore the reduction in housing that’s been delivered will be considerable.”
Developers ‘won’t touch’ high-rises
Jamie Lester, an estate agent from Haus Properties, said: “The government are encouraging property developers to build, build, build, and just get on with it – I think that’s what Keir Starmer said.
“But when there are buildings like this that can’t be signed off for over a year and are costing property developers, in this instance, £100,000 a week, I don’t understand.
“The government won’t encourage property developers to build like this any more. I know many property developers who won’t touch high-rise buildings at the moment simply because the building safety regulator can’t get their act together and sign these buildings off.”
Image: Jamie Lester, estate agent from Haus Properties
‘High standards’
A spokesperson for the HSE said: “Protecting residents, making sure there is never another tragedy like Grenfell, has been our priority throughout this process. Setting up a new regulator has been complex, and huge progress has been made in a short time. The construction industry must meet standards that will keep residents safe in high-rise buildings.
“The recently announced innovation unit is the result of ongoing discussions between industry and BSR to uphold high standards. BSR is working closely with industry to deliver safer, higher-quality buildings while advancing a culture of excellence in building safety.”
‘It has turned out to be a disaster’
Some have blamed the government, not the regulator itself. The boss of one major house building company, who did not want to be named, said ministers aren’t willing to face up to reality.
“Regulation comes from the government and the regulator is implementing the rules,” they said. “Their mandate is nothing to do with housing supply so it’s up to ministers to balance that. All the house builders said this would be a disaster and funnily enough it has turned out to be a disaster.”
A government spokesman from the housing department said problems were already being tackled and safety was important: “We’ve announced a package of reforms to reduce delays, including a fast track process to speed up new build decisions.”
Pete Aitken says his daughter Hannah would still be alive if she hadn’t been sent to a series of “failing” mental health hospitals, which made her increasingly unwell.
Warning: This article contains references to suicide
Hannah Aitken was 22 when she took her own life two years ago. Her death has left her family in turmoil.
“I think about Hannah every hour of every day, more than once, every hour, every day,” her dad Pete said.
Throughout the family home are photos, candles and purple flowers, Hannah’s favourite colour. Her parents have planted a tree in the garden where her beloved trampoline once stood.
Image: Pete Aitken, whose daughter Hannah died by suicide in 2023
Hannah had autism and ADHD and struggled with her mental health. In 2017, she was sent to Huntercombe Hospital-Stafford. It was in special measures when she arrived.
Pete says the unit made Hannah worse. “I don’t believe that they gave her any care or treatment there that helped her.”
Over a period of four years, Hannah was sent to six different mental health hospitals. The majority were publicly funded and privately run.
Three were rated by the care regulator, the CQC, either ‘inadequate or ‘requires improvement’. Two of the units were closed down while Hannah was a patient.
“That to me is an indication of how bad the system is, and how bad the care that she received was,” Pete said.
“All they could do was… like prison keep her safe, but not give her any quality of life. They took all that away from her.”
Image: ‘I don’t believe that they gave her any care’, Pete says
Hannah emailed Sky News in 2023 following one of our reports to share her story.
She wrote: “I will never forget what I was put through… I put up with so much and it’s only now I realised it wasn’t right, for years I blamed myself.”
Hannah never fully recovered from her hospital admissions. In September 2023, she took a fatal dose of poison, which she had bought online.
Her family are now campaigning for a change in the law governing poisons.
Image: Family photos of Hannah Aitken, who died in 2023
Her dad said: “One gram of this poison is lethal. We found out from Hannah’s inquest she ordered a kilogramme of 99.6% purity.
“There is a legitimate use for it, but we understand that the concentration for that is something like less than 1%.”
Hannah’s death once again raises questions about why the NHSoutsources mental health services to failing private providers.
An NHS England spokesperson said: “Our thoughts are with Hannah’s family at this incredibly difficult time.
“The NHS has repeatedly made clear that all services must provide safe, high-quality care, irrespective of whether they are NHS or independent sector-led, and we continue to work closely with the CQC to monitor, identify and take appropriate action where it is needed.”
Elli Investments Group, the owners of The Huntercombe Group until 2021, has said they regret that these hospitals, which were independently managed, failed to meet expectations
Anyone feeling emotionally distressed or suicidal can call Samaritans for help on 116 123 or email jo@samaritans.org in the UK. In the US, call the Samaritans branch in your area or 1 (800) 273-TALK
Prince William is planning to take a “ruthless approach” towards Prince Andrew when he is king, according to reports, as a US lawyer predicts the scandal engulfing the royal “is not going away” and more stories will “leak out”.
The Sunday Times suggests William will ban his uncle from “all aspects of royal life” because of the ongoing risk to the Royal Family‘s reputation after a series of damaging revelations.
It comes amid reports that Andrewtried to get the Metropolitan Police to dig up dirt for a smear campaign against his sexual assault accuser Virginia Giuffre back in 2011.
Gloria Allred, who represents many of the victims of the late convicted paedophile Jeffrey Epstein, believes he will not be “let off the hook”.
“This is not going away. Even though he’s no longer a duke, and Sarah Ferguson is no longer a duchess, it’s not going away,” the US lawyer told Sky News.
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Who pushed Andrew to drop his titles?
Andrew relinquished his Duke of York title and remaining honours on Friday evening, after a series of fresh stories linked to the late Ms Giuffre, who was trafficked by Epstein. She died in April, aged 41, with her family saying said she “lost her life to suicide”.
She alleged she was forced to have sex with Andrew when she was 17, allegations he has always denied.
“The fact that Virginia is now deceased – may she rest in peace – doesn’t mean it’s over for Prince Andrew. It’s not over. More will come to leak out,” Ms Allred added.
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Windsor’s take on Prince Andrew
Reports of attempted smear campaign
It has now been reported that Andrew passed Ms Giuffre’s date of birth and social security number to his taxpayer-funded bodyguard in 2011, asking him to investigate.
He is said to have emailed the late Queen’s then-deputy press secretary and told him of his request to his protection officer, and also suggested Ms Giuffre had a criminal record, according to the Mail on Sunday.
Sky News has contacted the Met for comment. A spokesperson for the force told the PA news agency: “We are aware of media reporting and are looking into the claims made.”
The prince’s alleged attempt, on which the Met officer is not said to have acted, came in 2011, hours before the publication of the famous photograph of Andrew with his arm around Ms Giuffre in London, which he has claimed was doctored.
The Mail on Sunday said it obtained the email from disclosures held by the US congress.
“It would also seem she has a criminal record in the states,” Andrew said to the former press secretary, according to one email published by the newspaper. “I have given her DoB and social security number for investigation with XXX the on duty PPO.”
Ms Giuffre’s family responded, saying she did not have a criminal record, the newspaper said.
In her book, titled Nobody’s Girl: A Memoir Of Surviving Abuse And Fighting For Justice, she wrote, according to The Telegraph: “As devastating as this interview was for Prince Andrew, for my legal team it was like an injection of jet fuel.
“Its contents would not only help us build an ironclad case against the prince but also open the door to potentially subpoenaing his ex-wife, Sarah Ferguson, and their daughters, Princesses Beatrice and Eugenie.”
Image: The Duke of York and the Prince of Wales at the Duchess of Kent’s funeral last month. Pic: PA
Andrew, who remains a prince and continues to live in the Crown Estate property Royal Lodge, said on Friday that the “continued accusations about me distract from the work of His Majesty and the Royal Family”.
He insisted he was putting his “family and country first” and would stop using “my title or the honours which have been conferred upon me”.
Ms Allred told Sky News she felt Andrew’s statement on Friday, describing the scandal as a “distraction”, was an “insult” to Epstein’s victims.
“What it’s saying [the statement] is it’s continued bad PR for the monarchy,” she said.
“All right, I’m happy about this small consequence that he has to pay… no longer a duke, but look, he’s living a privileged life while many victims are still suffering from the harm that was done by many people involved with Jeffrey Epstein.”
Prince Andrew insisted his accuser, Virginia Giuffre, sign a one-year gag order – to prevent details of her allegations tarnishing the late Queen’s platinum jubilee, her memoirs have claimed.
Andrew relinquished his Duke of York title and remaining honours on Friday evening.
But, according to The Telegraph, Ms Giuffre’s book, which is due out on Tuesday, is focusing further attention on the sexual assault allegations and the prince’s friendship with paedophile Jeffrey Epstein, which led to the royal’s downfall.
She tells how Andrew’s “disastrous” Newsnight interview with Emily Maitlis was like an “injection of jet fuel” for her legal team, and it raised the possibility of “subpoenaing” his ex-wife Sarah Ferguson, and daughters Princess Beatrice and Princess Eugenie and drawing them into the legal case.
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Prince Andrew’s ’embarrassed’ Royals ‘for years’
The Telegraph also reports Ms Giuffre’s claims that she got “more out of” Andrew than a reported £12m payout and $2m (around £1.4m) donation to her charity because she had “an acknowledgement that I and many other women had been victimised and a tacit pledge to never deny it again”.
Ms Giuffre alleged she was forced to have sex with the prince when she was 17, after being trafficked by Epstein. Andrew continues to vehemently deny her allegations.
Queen Elizabeth II was celebrating her platinum jubilee in 2022 – the first British monarch to reach the milestone – as the civil case against her son was gathering pace.
It was settled nine days after she reached the 70th anniversary of her accession.
According to the Telegraph, Ms Giuffre, who died in April, reveals in her book: “I agreed to a one-year gag order, which seemed important to the prince because it ensured that his mother’s platinum jubilee would not be tarnished any more than it already had been.”
Image: Parades, processions, concerts and street parties were held across the UK in celebration of the Platinum Jubilee. Pic: PA
In January 2022, a US judge ruled the civil case against Andrew could go ahead, and the Queen went on to strip him of his honorary military roles, with the prince also giving up his HRH style.
‘Devastating’ interview
His 2019 Newsnight interview, which he hoped would clear his name, backfired when he said he “did not regret” his friendship with convicted paedophile Epstein, who trafficked Ms Giuffre.
Image: Prince Andrew and Virginia Giuffre (then Roberts) in 2001 – a picture the prince claimed had been doctored. Pic: Shutterstock
Andrew also said he had “no recollection” of ever meeting Ms Giuffre and added he could not have had sex with her in March 2001 because he was at Pizza Express with his daughter Beatrice on the day in question.
Ms Giuffre, whose book is called Nobody’s Girl: A Memoir of Surviving Abuse and Fighting for Justice, wrote, according to The Telegraph: “As devastating as this interview was for Prince Andrew, for my legal team it was like an injection of jet fuel.
“Its contents would not only help us build an ironclad case against the prince but also open the door to potentially subpoenaing his ex-wife, Sarah Ferguson, and their daughters, Princesses Beatrice and Eugenie.”
‘Amazed he was stupid enough’
She also told how Andrew had “stonewalled” her legal team for months before settlement discussions began moving very quickly when his deposition was scheduled for March 2022.
Ms Giuffre also wrote she was “amazed” that a member of the royal family would be “stupid enough” to appear in public with the convicted paedophile, after a photo of the pair walking in New York emerged.
Andrew, who remains a prince and continues to live in the Crown Estate property Royal Lodge, said on Friday the “continued accusations about me distract from the work of His Majesty and the royal family”.
He insisted he was putting his “family and country first” and would stop using “my title or the honours which have been conferred upon me”.