Housing in the Tory leadership contest
Posted: June 21, 2019 Filed under: Housebuilding, Land, New towns, Right to buy, Section 21, Uncategorized | Tags: Boris Johnson, Conservative Party, Jeremy Hunt Leave a commentOriginally posted as a blog for Inside Housing on June 19 – updated June 21.
Beneath the surface of a Conservative leadership battle dominated by Brexit and Boris Johnson there is a battle of ideas about the future direction of Conservative housing policy.
Put at its simplest, the battle is about whether to continue in the pragmatic direction signalled by Theresa May since 2016 or go back to the more ideological one taken by David Cameron before then.
But scratch a little deeper there are more fundamental debates going on about how far to go in fixing a housing market that most Tories agree has turned into an electoral liability for them.
Key questions such as how far the government should go in borrowing to invest in new homes and intervening in the private rented sector and the land market are back on the Conservative agenda.
The long-term cost of Help to Buy
Posted: June 13, 2019 Filed under: Help to Buy, Housebuilding, Uncategorized | Tags: National Audit Office Leave a commentOriginally posted on June 13 on my blog for Inside Housing.
Whatever you love it or hate it, Thursday’s report from the National Audit Office (NAO) will probably not do much to change your mind about Help to Buy.
If you think that the equity loan scheme first launched in 2013 has boosted housebuilding and helped more people to buy their first home, you will find evidence to support that view: new-build property sales increased from 61,000 a year in 2012/13 to 104,000 in 2017/18; and around 81% of people using the scheme have been first-time buyers.
If you think the scheme has mainly benefited housebuilders and the benefits for buyers have been more limited, you’ll find backing for that too: 63% of borrowers could have afforded to buy anyway; many of them have used the scheme to buy a bigger house than they could previously have afforded; and 10% of buyers had incomes higher than the £80,000 (£90,000 in London) limit for eligibility for shared ownership.
The report does reject one common allegation made against Help to Buy by estimating that homes sold under the scheme have cost just 1% more than similar new-build homes. Previous estimates ranging from 5% to 20% have not compared similar properties, says the NAO.
However, that is just part of a much bigger new-build premium (the difference between prices of new and second-hand homes) and the NAO seems to accept the high figure of a premium of 15-20% as a given rather than the product of market conditions that Help to Buy helped to create.
Pensions for property is still a bad idea
Posted: June 4, 2019 Filed under: Home ownership, Pensions, Uncategorized | Tags: James Brokenshire Leave a commentOriginally published on June 4 as a blog for Inside Housing.
Every seven years or so, it seems, a senior politician will be tempted by the alluring idea of linking pension savings to home ownership.
When James Brokenshire said on Monday that young people should be allowed to use some of their pension pot to buy their first home, he was following in the footsteps of Nick Clegg and Danny Alexander in 2012 and Gordon Brown in 2005.
He told a meeting organised by Policy Exchange:
‘It seems rather obtuse that we would deny people the opportunity to do this, given that we know those who own their own home by retirement are on average a) wealthier and b) do not have the burden of the largest expense in retirement – accommodation.’
This was one of several what he described as ‘personal ideas’ to ‘help empower consumers in the housing market’ and it’s one that seems superficially attractive given the size of deposit required by many first-time buyers.
And it was an indication of what the housing secretary really thinks about a brief that he could well lose once we have a result from the contest to be the new prime minister and Conservative leader (he ruled himself out).
‘A striking and complete disconnect’
Posted: May 22, 2019 Filed under: Poverty, Universal credit, Welfare reform | Tags: Roger Alston, United Nations 1 CommentOriginally posted as a blog for Inside Housing on May 22.
Not much in today’s report from the UN Special Rapporteur on Extreme Poverty will surprise anyone who has worked in housing over the last decade.
The coruscating criticism of universal credit, the benefit cap, the benefits freeze, the under-occupation penalty and all the other welfare ‘reforms’ seen since 2010 arrives at a time when we have almost become immured to their impact on tenants in general and lone parents and disabled people in particular.
And it was only last week that the latest Homelessness Monitor from Crisis showed the effect of all that on the wider housing system, giving social landlords an incentive not to rent to the poorest people and driving them into a private rented sector in which housing benefit no longer covers their rent.
Yet the final report from Professor Philip Alston is still a shocking reminder of dire consequences that he says are ‘obvious to anyone who opens their eyes’ and of a government response that hovers between hostility, indifference and complacency.
Part of this is due to the Special Rapporteur’s vivid turn of phrase about what he calls ‘the systematic immiseration of millions’. Some choice examples include:
- ‘Much of the glue that has held British society together since the Second World War has been deliberately removed and replaced with a harsh and uncaring ethos.’
- ‘The driving force has not been economic but rather a commitment to achieving radical social re-engineering – a dramatic restructuring of the relationship between people and the State.’
- ‘The British welfare state is gradually disappearing behind a webpage and an algorithm, with significant implications for those living in poverty.’
- ‘It might seem to some observers that the Department of Work and Pensions has been tasked with designing a digital and sanitized version of the nineteenth century workhouse, made infamous by Charles Dickens.’
But what really struck me reading this final report was how completely he skewers the government’s response to criticism.
Making a housebuilding splash
Posted: May 14, 2019 Filed under: Housebuilding, Prefabrication | Tags: Homes England, Sekisui House, Urban Splash 1 CommentOriginally posted on insidehousing.co.uk on May 14.
The entry into the UK market of an overseas company that last year built almost as many homes as Barratt, Taylor Wimpey and Persimmon combined is by any standards a big deal.
That’s even before you add what looks like a major step forward for modular building in the UK and one of the most eye-catching individual investments yet by the self-styled disruptors at Homes England.
The £90m deal involves Sekisui House, the biggest housebuilder in Japan, taking a 35% equity stake in Urban Splash’s modular House business. The Manchester-based developer will retain 60% with Noel McKee, one of its existing investors and founder of We Buy Any Car, taking what’s described as an incremental 5% stake
Homes England will take a 5% stake worth just over £3m in the company and will also be providing a £27m loan from its £4.5bn Home Building Fund.
Sekisui House built almost 44,000 new homes last year, almost 5% of all those built in Japan, where new build numbers and demolitions alike are much higher than in the UK.
The devolution dynamic in housing policy
Posted: May 9, 2019 Filed under: Brexit, Devolution, Northern Ireland, Scotland, Wales Leave a commentOriginally published on May 9 on my blog for Inside Housing.
Devolution to Scotland and Wales is 20 years old this week and amid the celebrations it’s worth taking a moment to consider its significance for housing.
Since May 1999, when the Scottish Parliament and Welsh Assembly met for the first time, devolution has evolved at a different pace in each country and the Barnett formula has given Holyrood more resources than Cardiff Bay.
Politically, the Scottish Parliament was run by Labour with Lib Dem support for its first eight years before the SNP won power in 2007 and then an overall majority in 2011 and the No vote in the independence referendum. The Welsh Assembly has been run by Labour for the last 20 years, though it has needed the support of either the Lib Dems or Plaid Cymru along the way.
However, it was the election of a Conservative-led coalition government at Westminster in 2010 that led to a new phase for the devolved administrations.
For a while, all they had to do to be progressive on housing was nothing – refusing to follow the English swing away from social rent and towards the market created a clear divide.
Both have still had to cope with the impacts of austerity and benefit cuts largely imposed from London, although Scotland has used its extra resources to mitigate the bedroom tax and has been able to make some tweaks to universal credit.
In the areas that they can control, the devolved administrations have tended to devise policy in partnership with the sector, as exemplified by the ambitious target for affordable and social homes in Scotland and the independent review of affordable housing supply published in Wales last week.
But it is in legislation that a really distinctive approach to housing has emerged and it is one that I’d argue has created a new dynamic in housing policy across the wider UK too. Read the rest of this entry »
Jules Birch 