I completely agree with your exposition on the subject. It is slightly more complicated, however. When Sue Essex was doing her piece of work, one of the areas that we were looking at was commonhold and the Scottish system, but actually the building safety scandal has really highlighted some serious defects in the way that commonhold works and the way that the liability is passed on. So, we need to learn the lessons from Scotland about why that system has not been able to produce a simple, unified solution, because it certainly hasn't. The Scottish Government, I can assure you, are in the meetings with us and the UK Government with all the same problems that we have. So, we need to find a system that works for everyone and doesn't have that.

It's a combination of things, isn't it? We do absolutely need to reform leasehold. She's not here anymore, but I just said to Janet Finch-Saunders that one of the things we want to do in this instance actually is work with the UK Government. It's not because I don't want to do it myself, it's actually because most of the developers who build the high-rise buildings in particular work across England and Wales, and frankly they just don't build enough of them here for us to be able to make a significant financial impact on them, so we need the UK Government's broader heft in that instance to bring them to heel. What I don't want to happen is that we put provisions in place here in Wales, like a levy, for example, and all it means is they just build the buildings to 1 ft below that and the levy is ineffective. So, we do have to be a bit careful about the scale of some of this, but otherwise I completely agree with you.

The other thing we need to do is put in place a regime that makes sure that it never happens again, so that there are joint inspection teams and all the rest of it. Use of modern technology, frankly, filming the whole thing and so on, will make sure that we absolutely know what's inside those buildings without having to make a great big hole in your living room wall to have a look, and that we have proper inspection regimes and proper systems of accountability for who is accountable at which stage of the building. So, design, development, occupation—we need different regimes for those. We've been working on that very hard for a long time. We've been consulting with partners and local authorities. It will be different in Wales; we trust our local authority partners, so we'll be making them the inspectors and so on. So, we're well advanced on that work

And then just on the timescale for the remediation phase, we're in the middle of the intrusive surveys. It's easy to say that, standing here, isn't it? But an intrusive survey is intrusive. People really are having big holes cut in their homes. So, we need to do that in conjunction with those residents and to make sure that they're able to live with that. But those should all be complete by the end of the summer, and then we'll go into the remediation phase. I'm absolutely confident that in the early autumn term, for this place, we will have the first buildings going into the remediation phase. What I'm not able to tell you is when we'll have the last one done, because obviously we currently have 161 buildings with expressions of interest. We only have so many builders who can do this work and so on, so I'm afraid I can't put a backstop on it, but I can give you the start. Once the building starts going we'll obviously learn from that, we'll increase the workforce and so on. 

The last point I wanted to make was that I want the developers to pay for it, but I don't want to hold the work up, so we have a scheme in place now that allows us to do it. The developers will have to come to a deal with us about how they pay for that, rather than us go through yet another iteration of arguments about who's going to actually cough up for the builders who are doing the work. So, just to say we're on to that, but we need to make sure that that happens properly and doesn't hold the work up.