Well, who needs council housing anyway?
Quite a lot of people, actually...
With social housing in decline there’s never been a greater need for councils to strengthen their presence as landlords offering secure, low-cost housing but Government policy threatens to snuff out their new beginning
By Mark Cantrell
This article first appeared on the June/July edition of Housing magazine
IT'S been a bad year for council landlords. The Government has come gunning for their property, while their relationship with organisations long-regarded as trusted partners turned decidedly Shakespearean over the matter of extending right-to-buy to housing association tenants.
Local authorities,
after all, are the ones expected to cough up the compensation
provided to housing associations for any sell-offs. The National
Housing Federation argued it simply did what had to be done to
safeguard its members’ independence – and it was up to councils
to fight their own battles – but it’s left a sour taste for many
a council chief.
Once shafted, twice
shy, they might say. That housing associations – whether,
individually, they wanted the “voluntary” deal or not – are now
locked into a Faustian Pact with Government, courtesy of the Housing
& Planning Act, does nothing to wash the taste away; nor, indeed,
the fact that housing associations as social landlords are themselves
facing existential turmoil.
Council housing, of
course, has been badly depleted in the years since the original
right-to-buy was implemented back in the 1980s, further denuded by
stock transfer during the Blair-Brown Labour years, and the latest
twists and turns are expected to denude stock still further – not
just in terms of existing numbers but also the homes that it is said
will no longer be built.
Councils were building
again, many for the first time in a generation. The numbers were
small – some 6,340 new homes in England since April 2010 – but
crumbs after a famine is a feast. It was a beginning. Flashes of
optimism, especially around the self-financing settlement with the
Housing Revenue Account in 2012, saw the hopeful anticipation of a
council house renaissance.
Now, as Chloe Fletcher,
policy director at the National Federation of ALMOs (NFA) noted on
the organisation’s blog, we appear to be “going back to the bad
old days for council housing”.
“Councils already
have to find, from their own resources, the costs of the discounts
given to their own tenants exercising right-to-buy and in some cases
pay any remaining capital receipt over to the Treasury rather than
being able to use it to re-invest in housing locally,” she added.
“The new requirement
to pay the Treasury a sum of money each year based on a formula of
the expected sale of high-value voids will further deplete council’s
resources and control over their assets.”
Indeed, the charity
Shelter has suggested the extension of right-to- buy is going to cost
councils in England £26 million a year and see the loss of 23,500
council homes in just one year.
“With millions of
families struggling to find a home they can afford, forcing councils
to sell off huge swathes of the few genuinely affordable homes they
have left is reckless,” said Shelter’s Campbell Robb. “Whilst
the small number of lucky winners from this policy will
understandably be grateful for the chance to buy their housing
association property, ultimately far more people will lose out and be
left with no choice but expensive, unstable private renting.”
In March, the Local
Government Association (LGA) revealed the fearful expectations of its
stock-retaining members: 90% expected to see their stock decline as a
result of Government policies, such as right-to-buy, social rent
reductions, and so-called pay-to-stay.
Many predicted rising
homelessness as a consequence (78%), along with increased demand for
temporary accommodation on their turf (80%), while 81% expected to
see their housing waiting lists climb higher. Furthermore, 82% said
investment in estate development or regeneration would decline over
the years to 2020, and 58% expected to see their housing benefit bill
hiked up, as more people are forced into the more expensive private
rented sector.
“[H]ousing reforms
that reduce rents and force councils to sell their homes will make
building new homes all but impossible,” said Councillor Peter Box,
the LGA’s housing spokesperson. “With 68,000 people already
currently living in temporary accommodation, more than a million more
on council waiting lists, and annual homelessness spending of £330
million – there is a real fear that this lack of homes will
increase homelessness and exacerbate our housing crisis.
“While private
developers have a crucial role to play in solving our chronic
shortage, it is clear that they cannot rapidly build the 230,000
needed each year alone. There is no silver bullet, but we will not
resolve our housing crisis without a dramatic increase of all types
of housing, including those for affordable and social rent alongside
those to support homeownership.
“New homes are badly
needed and we will only see a genuine end to our housing crisis if
councils are given the powers to get on with the job of building them
too.”
Research by social
action centre Cambridge House and the University of Leicester, in
partnership with Lambeth County Court Duty Scheme, suggests that
local authority housing is an essential protection against
homelessness for those who are vulnerable because of old age, mental
illness or physical disability, as well as those who are on low
incomes.
‘Why we can’t
afford to lose it’ by Dr Hannah White of Cambridge House and
Professor Loretta Lees of Leicester University, had its focus on
south London, but has clear implications further afield. The aims of
the research, conducted late last year, was to establish who is
vulnerable from eviction and why, and to investigate how council
housing and the law protects low income and vulnerable people. Their
findings (see below), presented earlier this year, essentially
reinforce the view that council housing is a far from obsolete asset.
“London is rapidly
changing. Parts of the capital, particularly inner-city boroughs with
large stocks of social housing are undergoing state-led
gentrification, leading to the displacement of low-income groups.
This is partly due to a potent mix of Government policy, cuts to
local authority budgets and international investment, which has seen
councils selling off dilapidated estates they can no longer afford to
maintain,” said the report.
“Rather than
resolving the current housing crisis, proposals such as the
right-to-buy housing association homes, the selling off of ‘void’
council properties, removal of local authority planning restrictions
and prioritisation of starter homes will likely see further increases
in landlord repossessions and more families priced out of the
capital. For the moment, however, council estates remain home to a
large number of Londoners and offer secure and truly affordable
accommodation.”
It all points to a
clear need out there. This is further reinforced by a groundbreaking
study commissioned by the Joseph Rowntree Foundation (JRF) and
published in April. The researchers, led by Professor Suzanne
Fitzpatrick at Heriot Watt University, ventured into territory left
untread by government analysts to produce the first comprehensive
study of destitution in the UK. It found that 1.25 million people –
including 312,000 children – were destitute at some point in 2015.
“There is a shocking
number of people in the UK living in destitution. It is simply
unacceptable to see such levels of severe poverty in our country in
the 21st century,” said Julia Unwin, the JRF’s chief executive,
when the report was published. “Governments of all stripes have
failed to protect people at the bottom of the income scale from the
effects of severe poverty, leaving many unable to feed, clothe or
house themselves and their families.”
There’s no official
definition of destitution, except in asylum legislation, so the
researchers ‘crowdsourced’ a working version from experts and the
general public. They defined destitution as when someone lacks two or
more basic essentials in one month. That is, they have: slept rough,
had one or no meals a day for two or more days, been unable to heat
or light their home for five or more days, gone without appropriate
clothing for the weather, or gone without basic toiletries.
Around a third of those
who fell into this state were described as having a complex need.
Young, single people – especially men – were more likely to
become destitute, but the study said “considerable numbers” of
families are destitute too. The reasons people fall into destitution
are many. Common causes include the extra costs associated with ill
health and disability, unemployment, and the high costs of housing.
Government welfare
reforms aren’t helping either: delays in benefit payments, or the
DWP’s notorious sanctions regime also had a hand in tipping people
into destitution. In 2015, destitute people reported problems with
getting behind on bills (57%), serious debt (33%), benefit delays
(40%) or sanctions (30%), serious health problems (29%), eviction
(19%), problems with work (19%), a breakdown in family relations
(25%), separation from a partner (14%), and domestic violence (11%).
Whatever the cause,
deprivation results from the precarious nature of living for a long
time in poverty: all it takes is one mishap or misfortune to tip
someone over the edge. Council housing is no magical solution to
poverty, of course, but by providing low-cost homes with security of
tenure, it has a critical role to play.
All told, the reports
and surveys and arguments raised above were all part of the furious
debates and lobbying efforts unleashed to sway Government thinking on
its Housing & Planning Bill as it made its way through the
parliamentary machine.
Sadly, Government’s
have a tendency to be deaf to moral arguments and blind to evidence
when it clashes with their political objectives, and so it seems to
be with this contentious legislation, as the Bill became an Act
tweaked but far from defanged.
If the concerns of the
LGA, NFA, Shelter and others are anything to go by, then for the sake
of a few hundred thousand new mortgage holders, the Government is
looking set to systematically exclude millions of people from a
decent, secure home at prices they can genuinely afford.
With councils’
ability to play a role in providing genuinely affordable housing
curtailed, and signs of a declining interest in providing low-cost
homes for those at the lower end of the social pile emerging within
housing association ranks, it begs an increasingly urgent question –
where will those millions of our fellow citizens live in the years
and decades to come?
# # #
Protection for the poor
- Local authority housing plays an essential role in protecting people who are vulnerable because of old age, mental illness or physical disability, as well as those on low incomes, from homelessness
- Local authority tenants with a secure tenancy are better protected than housing association or private tenants
- The Pre-action Protocol for Possession Claims by Social Landlords protects both local authority and housing association tenants. However, housing associations, unlike local authorities, can seek possession of a property using a Ground 8, Section 8 Notice. In this instance if the tenant owes more than eight weeks rent on the day of the hearing, the court has no mandate to intervene
- Women with dependents, and ethnic minorities are disproportionately represented amongst those at risk of eviction in south London
- Work does not necessarily pay – over two-thirds of those defending a possession order were either in full- or part-time work and yet still struggled to pay their rent
- Housing benefit delays or mistakes are a primary cause for rent arrears
(Source: ‘Why we
can’t afford to lose it’ by Dr Hannah White and Professor Loretta
Lees)
This article first
appeared in the June/July 2016 print edition of Housing magazine. It
was subsequently published on the Housing Excellence website, 9
August 2016
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