Time running out for temporary fixes

Originally posted on May 28 as a column for Inside Housing.

What then? It’s the question that’s been left hanging in most of the housing elements of the government’s response to the Coronavirus and much more besides.

There was a partial answer on what happens to thousands of temporarily accommodated rough sleepers as the Ministry for Housing, Communities and Local Government (MHCLG) accelerated funding to make 3,300 housing units available over the next 12 months.

There was an answer of sorts for leaseholders living in unsafe buildings as MHCLG opened registrations for its new £1 billion Building Safety Fund that extends help to other forms of dangerous cladding as well as Aluminium Composite Material (ACM).

And there was a welcome one for millions of home owners with mortgages as the Treasury extended the chance to apply for a payment holiday by another three months and Financial Conduct Authority guidance made clear that banks should not start of continue repossession proceedings until the end of October given the uncertainty faced by customers and government advice on social distancing and self-isolation.

But there is still no answer for millions of social and private renters asking what will happen when the moratorium on evictions ends on June 25.

Read the rest of this entry »


MPs call for action on rough sleeping and renting

The government will miss a ‘golden opportunity’ to end rough sleeping once and for all if it fails to turn temporary measures into something more permanent.

And ministers must beef up ‘toothless’ plans to protect renters in the wake of the Coronavirus crisis or risk a new wave of homelessness.

Those are the top-line messages from an all-party group of MPs today. But an interim report on protecting rough sleepers and renters from the Housing, Communities and Local Government Committee also goes much further in endorsing calls by campaigners for wider changes to the housing system.

They recommend:

  • A dedicated funding stream to end rough sleeping, likely to be at least £100 million a year
  • Improved support for councils to help people with no recourse to public funds who will otherwise end up back on the streets
  • Boosting the supply of suitable housing by re-establishing the National Clearing House Scheme set up after the financial crisis for unsold homes and giving councils more flexibility to buy them
  • Turning the increase in the Local Housing Allowance to the 30th percentile from a temporary into a long-term measure and looking at the impact of raising rents further.

Read the rest of this entry »


What help for housing?

Originally posted on insidehousing.co.uk on April 23.

An extension of Help to Buy looks likely, a stamp duty holiday probable, but what else should the government do when the housing market eventually emerges from its Coronavirus freeze?

Vested interests are already out in force making their case and can cite the effect of a downturn on housebuilding numbers, the economy and tax receipts in their support.

And if anyone is feeling a sense of déjà vu this is of course pretty much where we were in 2008, when the housing market slumped in the wake of the credit crunch.

Read the rest of this entry »


Housing in the time of Coronavirus

Originally posted on March 19 as a blog for Inside Housing.

It was only last week but already it seems a lifetime ago since BC – Before Coronavirus

With schools closing, London facing lockdown and, who knows, troops on the streets by the weekend, the impact on housing may seem minor by comparison.

But beyond parochial organisational concerns, the situation is critical for millions of people faced with losing their income or their job and wondering if they will lose their home too – and a matter of life and death for those living and working in care homes, extra care and sheltered housing and those who already have no home.

With the government twisting the arms of mortgage lenders to offer payment holidays, help arrived for home owners first. Now it is promising help for renters with emergency legislation to ban private and social landlords from evicting anyone for three months and no new possession proceedings to be allowed during the crisis.

Read the rest of this entry »


The decade in housing

Originally published in Inside Housing on January 10.

It was a decade of four elections, four prime ministers and three referenda. It began in the midst of a Global Financial Crisis and ended with the political crisis of Brexit. It was scarred by the disaster at Grenfell Tower.

All but 15 of the 520 weeks in the 2010s had a Conservative prime minister but four different governments brought four different approaches. David Cameron was all about cuts in coalition followed by radical (but mostly failed) marketising reforms once he had elbowed Nick Clegg aside. Theresa May brought a profound change in rhetoric and some significant changes of substance. Boris Johnson shifted the emphasis back to home ownership.

Here is the decade summed up in 10 headings: Read the rest of this entry »


10 things about 2019 – part one

Originally posted on December 24 as a blog for Inside Housing.

It was the year of interminable votes on Brexit, two prime ministers and finally a decisive election victory for Boris Johnson’s Conservatives.

It was also the year that the housing crisis continued to intensify and the year that previous fixes were exposed for the sticking plasters that they really were.

Here is the first of a two-part look back at what I was blogging about in 2019.

1) The politics of housing

Regime change at Downing Street brought a new housing minister heavily implicated in welfare ‘reform’, a renewed focus on home ownership and what I called ‘a great leap backwards’ at the Conservative conference.

At the December election 15 per cent of voters told Ipsos MORI that housing was one of the most important issues for them – down from 22 per cent in 2018 as Brexit and the NHS dominated but three times more than in 2010.

And yet the politics of housing did not seem to matter much as the Boris Johnson’s Conservatives won a big majority away from the big city seats where Generation Rent, homelessness and the cladding scandal had seemed to offer fertile ground for Labour and the Lib Dems.

It was a year that ended with a decisive victory for the leader that promised Brexit and crushing defeat for the parties whose policies might just have fixed the housing crisis.

The bigger question was how far The People’s Government will diverge from Theresa May’s focus on housing and renter issues. The December Queen’s Speech confirmed some continuity, but the Tory manifesto offered few clues and far more emphasis on home ownership seems a given.

Read the rest of this entry »


No votes in housing?

Originally published as a blog for Inside Housing on December 13.

It would be very easy for the Conservatives to conclude after this election that they do not need to bother about housing.

The striking thing about their biggest victory since 1987 is that most of the places where various forms of the housing crisis are most acute voted for other parties. And it did not matter.

That’s most obviously true in London where Labour retained most of the seats with the highest levels of homelessness and families in temporary accommodation.

In London and other major cities where house prices have risen most and Generation Rent has grown fastest, gains for Labour from 2017 were consolidated in 2019, albeit with reduced majorities.

Labour’s only real victory last night was in Putney, which the Tories captured in the 1980s on the back of the right to buy, control of Wandsworth council and an influx of well-heeled professionals.

If there was a backlash against Tory inaction from leaseholders in thousands of apartment buildings around the country, most of them (a sweeping generalisation, I know) are in metropolitan, remain-voting constituencies that for the most part did not change hands last night.

As for housing supply as a whole, voters in affluent seats in the South East may not much like Brexit but they will probably have been reassured by the Tories’ downgrading of their ambitions on new homes and promises to protect the green belt. Ex-housing minister Dominic Raab fended off the Lib Dem challenge in Esher and Walton.

So maybe the Conservatives were right to conclude, as I argued in my blog on their performance at the pre-election housing hustings, that there were no votes in housing.

Read the rest of this entry »


Conservatives fail to rise to the housing challenge

Originally posted on November 25 on my blog for Inside Housing.

A Conservative election manifesto with little new to offer signals that housing has moved a long way down the party’s list of priorities.

The contrast between the Labour manifesto plan for 150,000 council and housing association homes a year and the Lib Dem manifesto promise of 100,000 homes for social rent a year could hardly be starker.

The Tory document launched by Boris Johnson does have three pages on housing but the only new policies in it had already been launched in separate announcements earlier in the campaign.

These include encouraging a new market for long-term fixed-rate mortgages to slash the costs of deposits, a First Home scheme of homes at a 30% discount in perpetuity for local families and a stamp duty surcharge on overseas buyers to fund more help for rough sleepers.

Even these are not strictly speaking new: long-term fixed rates were encouraged by Gordon Brown but never took off; David Cameron promised 200,000 starter homes at a discount but none were ever built and the new scheme seems to involve only 19,000 homes by the mid-2020s; and Theresa May proposed exactly the same levy on overseas buyers last year before it was watered down.

Read the rest of this entry »


The housing-shaped hole at the heart of the Queen’s Speech

Originally posted on October 15 on my blog for Inside Housing.

Granted, the Queen’s Speech was more pre-election political broadcast than genuine legislative programme for the year to come but it still sends some worrying signals about  where the government’s priorities lie.

Given Boris Johnson’s Commons majority of -45, Her Majesty’s utterances could be voted down for the first time since 1924 and even if the government somehow stumbles through its own desire for an election only the most uncontroversial bits of it are likely to make any progress.

it’s still good news that the Queen’s Speech proposes building safety standards legislation that would implement the Hackitt review by establishing a new safety framework for high-rise residential buildings.

Although, as Jeremy Corbyn pointed out in his response, progress on blocks with Grenfell-style cladding has been so slow that ‘not a single private block has been made safe under this prime minister’.

While the details of the new system will be debated, few would doubt the central purpose of developing a new system to oversee the whole built environment or the principles of clearer accountability for building owners, designers and constructors, a stronger voice for residents in the system, stronger enforcement and sanctions and a clearer framework for national oversight of construction products.

And if many will doubt that a New Homes Ombudsman will be enough to bring developers into line, the fact that the proposal is tacked on to the new Bill means it can still be improved.

However, with one other small exception, housing was otherwise entirely missing from the Queen’s Speech.

That absence was felt not just in a lack of action on housing and homelessness in general but also in missing specific measures that had been anticipated across different parts of the housing system.

Read the rest of this entry »


Regime change

Originally posted on July 22 on my blog for Inside Housing.

Three different news stories in the last 24 hours provide a powerful reminder of what could be at stake for housing in the transition from Theresa May to Boris Johnson due on Wednesday.

The government’s consultation on ending Section 21 no-fault evictions was finally published on Sunday along with a proposal to give private renters access to the government’s database of rogue landlords.

But the Sunday Telegraph already had two stories based on think-tank reports due on Monday that put the emphasis firmly back on home ownership.

Conservative think-tank Onward called for cuts in stamp duty with proposals very similar to those put forward by Johnson during the leadership campaign.

And the Conservative Brexiteer-in-chief Jacob Rees-Mogg wrote a pamphlet for the Tory Institute of Economic Affairs putting the libertarian case for an end to ‘socialist’ interference in the housing market. .

The timing of all three is significant as it provides some indications of what the outgoing regime thought important enough to get out before the other lot take over and what the wider Conservative party thinks might be possible under the new regime.

Read the rest of this entry »