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Baroness Hanham, declaring the policy ?ridiculous? suggested that four bedroom houses would be sold as three bedroom plus a study to avoid the HIPs. Baroness Andrews, speaking for the government asked: ?Why would you want to put yourself at risk of losing ?120,000, which is the average price difference [between a four and three bedroom house]??

All sides agreed that Energy Performance Certificates were necessary, but many wanted them to be separated from HIPs, and independent from the house-selling process altogther, preferring a 10-year renewal cycle.

Baroness Andrews replied that delaying the implementation of HIPs would significantly delay the implementation of EPC, so the Government would continue with its plan to introduce them from 1st August, but dialog with stakeholders would continue.

Mike Ockenden, Director General, Association of Home Information Pack Providers (AHIPP), comments on yesterday's vote on HIPs in the House of Lords:

?While yesterday's vote in the Lords, which went against the latest Home Information Pack (HIP) regulations was not fatal and will not hinder the Government's resolve to introduce HIPs as planned on 1st August, it is disappointing that the Tories have once again made a political football out of packs.

?On the same day as the Lord's voted against the HIP regulations, we announced the latest figures from the relevant accreditation bodies, which show that there are now 1,999 fully accredited energy assessors ready to produce Energy Performance Certificates (EPCs) for the 1st August. These figures show that we are just one assessor away from reaching the Government's target of the 2,000 assessors, which are needed to extend the phased implementation of HIPs to properties with three bedrooms or more.

?Despite this latest vote, which went against HIPs by a small majority, it is reassuring that Government's resolve, has not been shaken. Clearly Tory politicising is not going to get in the way of delivering this vital reform to the benefit of consumers and the environment.?