Homes at the Heart

An excellent campaign for a social housing led response to Covid-19 launched by the National Housing Federation supported by over 60 organisations (including the biggest UK Housing union UNISON)

1. No return to rough sleeping ● In the short term, we need to find permanent homes and support for those who are temporarily housed. ● In the longer term, our ambition is to end homelessness in all its forms. This can only be achieved by building more social homes and ensuring support services are properly funded – as we set out below.

2. A new generation of affordable homes ● In the short term, housing associations need certainty to keep building during challenging times. The government should earmark up to £3bn of the new £12.2bn affordable homes budget to support the short-term recovery, with more flexibility on the tenure of new homes and when they are delivered. ● In the long term, the government should use this year’s spending review to invest in a new generation of social and affordable homes to rent and buy. To kick-start this, the government should commit an additional £20bn in grant funding for 2022-32, creating a ten-year affordable housing fund.

3. Helping people to thrive at home ● Supported housing can transform lives – it can help people carry on living independently, improve life chances and help people manage through a crisis. It helps avoid costly hospital stays, prevents homelessness and supports employment. ● That’s why we’re calling for the government to ringfence housing-related support funding and allocate £1.4bn a year to local authorities. ● Supply of supported housing is reducing, when demand is increasing. So we’re calling for supported housing to be part of a new generation of social homes.

4. A new drive to decarbonise social housing ● Decarbonising Britain’s homes is an essential part of tackling climate change, and also saves residents money, boosts the economy and creates jobs. ● Housing associations want to be at the forefront of decarbonisation, but face challenges such as lack of finance and skills shortages. ● We’re working with our members to explore how we can work with partners to drive forward the decarbonisation of social housing at scale – and are calling on the government to provide policy certainty, set ambitious standards and targets, and deliver a Social Housing Decarbonisation Fund.

5. Change for communities across the country ● During this unprecedented time, people’s local communities have been more important than ever and housing associations will continue to work in and with their communities to help them bounce back. But the coronavirus crisis has highlighted the inequality that communities across England have faced for many years. ● We’re calling on the government to hold firm to its commitment to level up the economy with a new, long-term, £1bn-a-year investment in regeneration, targeting funding where need is greatest. ● The government can also empower local stakeholders to kick-start recovery, and should support housing and employment services to work together to boost employment.

Generation Rent Rip Off: Private rents in UK double the European average

This article from National Housing Federation shows that not only are rents in UK the most expensive but double the European average.

A staggering 40% of income is spent on rent compared to 28% European average.

This means that workers have less money to save for a deposit and explains why the housing benefit bill is rocketing.

Germany has the most people privately renting and their average is only 25%.

Solution? We need to increase supply by building more homes of all tenures and introduce rent controls.

"Middle classes relying on housing benefit"

Quote from the Tory supporting "The Times" (2 October 2014). Not sure that earning £20k per year makes you "middle class" though? Stuff about the waste of money on housing benefit instead of being used to build new homes at decent rents is telling.

"A study by the National Housing Federation shows an increasing number of middle-class households are having to rely on housing benefit to pay their rent. The research shows middle-income households earning between £20,000 and £30,000 a year accounted for two-thirds of all new housing benefit claims in the past six years, whilst the proportion of households seeking benefits despite being in work has doubled to 22% since 2008.

The Times states that in the 1970s, 80% of government housing spending went on building homes, with 20% on housing benefits but now, with the annual housing benefit bill stood at £24bn a year, the proportions are the other way round. (The Times, Page: 2"

A History of Housing 1918 to 2012

Check out this excellent post at Red Brick about a new report on the "Politics of Housing" by the National Housing Federation.

As part of this report there is an interactive timeline on the history of housing from 1918-2012.

It is hard to believe that there was ever the time that both Labour and the Conservative pledged to build 500K homes per year if they were in Government!

(Don't Mention the Housing Crisis)

I've just signed up to support this National Housing Federation (NHF) campaign.

They are right that during the general election the housing crisis was hardly mentioned.

Yet "over a million children live in overcrowded accommodation"...it may "take 30 years" for some people to save up to buy a home....we are "building fewer homes" now since the second world war yet we "have 4.5 million people in housing need".  The icing on the cake is they estimate that Treasury plans ‘will cut off 400,000 of society’s most vulnerable’.

Contact your MP to support the campaign via the website (it takes 2 minutes)

Housing Matters 16 November 2009

I am sure that many folk have been left bereft at the lack of Housing Matters posts during the last few weeks but apologies I have been a bit busy. A pity since there has been some interesting housing stuff going on recently.

Why did the most highly paid Housing Association boss ever - John Belcher - leave Anchor Trust?
Inside Housing speculates here on the reasons why the £391,000 per year CEO left in the same year that the Trust posted a £35 million loss. I’m intrigued that there are rumours that the going rate for an early bath CEO is a year’s pay upfront (no Schedule One problem with that it appears while with more junior staff earning far, far less it is often a different story). Is it anything to do with the anti-trade union decision by Anchor to de-recognise Unite as its trade union last year? I see that the relatively new Chair of the Anchor Board is Aman Dalvi the Head of Regeneration and Planning at Tower Hamlets Council. Maybe it was something to do with Hyde HA CEO David Eastgate at this year's Labour Party conference comment here about excessive CEO pay? There are “several highly paid outliers” but “don’t tar us all with the same bush”.

Chickens live better than Children
Roof Magazine here reports on the campaign by Shelter to update the 1935 definition of overcrowding. Suggesting that MP’s have more concern about the living conditions for factory chickens than children living in overcrowded homes. Applying these standards and actually explaining them to residents is at best completely embarrassing to any housing officer never mind the resulting personal misery of overcrowding for our tenants. Unfortunately Shelter have joined forces with London arch Conservative Mayor Boris Johnson who thinks that the fairer taxation that would be needed if you were actually serious about ending overcrowding is comparable to Stalinist mass murder. Hmmm.

Housing Associations to float on Stock Market
I have no doubt that this story will go up and down in line with the likely expectations of a Tory Government next year.

A Million Voices for a Million Homes
On Wednesday at the House of Commons there was the launch of UNISON/Apse report into the rebirth of Council Housing. This is part of the UNISON Million Voices Campaign.

FED attacks rents cuts
The National Housing Federation not unsurprisingly attacks the decision by the Government for them to cut rents in line with the latest deflation figures. This is a serious issue for many Housing associations but I am still trying to remember exactly what was the attitude of the FED to the abnormal inflation figure of 5% last September?

What would the founders of the Housing Association movement think of such a headline? Just a thought.

(picture taken in a West Ham Newham Homes estate during a summer evening while fighting the good fight)

Housing Matters 25 October 2009

Big Failure over Fire Safety results in Tiny fine?
Inside Housing has a Crazy story about an utterly inadequate sentance given out for serious safety failures – “two residents escaped and another was rescued uninjured from flats in a three-storey building in the Morecambe area in March last year. Fire crews investigating the blaze found a fire alarm system was not working, fire doors were not self-closing or fitted with smoke seals, a fire exit door was not fitted with an appropriate lock and no FRA had been carried out under the Regulatory Reform (Fire Safety) Order 2005".

This block was owned by Lancaster Council who were fined just £3000 and “managed” by Adactus Housing Group who were only fined £2000 (plus costs). What sort of message or deterrence does such a tiny fine send out to Landlords about the importance of ensuring basic fire safety?

Easy Jet Council Sheltered set back
Roof reports here on another London Tory Council Barnet and its plans for an “Easy Jet” style service plan. Residents will be able to pay extra to jump the queue for services. It also reports that the Council’s plans to get rid of residential wardens in its sheltered blocks have now been put on hold due to a pending judicial review that the Council failed to properly assess the impact of such cuts on disabled and elderly residents.

“They also have a reputation for being chummy with investors and developers...”
In another report here Inside Housing goes amongst the “slums” and the “barracks of the poor” in Hammersmith and Fulham (H&F) to meet Stephen Greenhalgh right wing leader of its Conservative Council. Greenhalgh was the co-author of a recent pamphlet called Principles for social housing reform published by the think tank Localis. In which he clearly calls for the ending of security of tenure and the introduction of market rent levels. He and the Tory Party are now busy trying to distant themselves from the report. Even though Conservative shadow minister for housing Grant Shapps was at a meeting to welcome it. Local tenants point to new H&F Council developments where there is no public housing included and of course the local Tory Politian’s have “a reputation for being chummy with investors and developers” and enjoy regular visits to developer conferences in the south of France.

Sanctuary at home from DV & Hate
The LGA report on a scheme (it’s not a new idea but is being reported as one) to encourage building “panic rooms” within homes for victims of domestic violence and hate crime. “The rooms have solid core doors, reversed to open outwards with two mortice bolts fitted to the inside of the door along with three large steel hinges and a 180 degree door viewer. An emergency telephone is also provided under the scheme – 999 only – and will be wall mounted”. This is an excellent initiative since many at risk do not want to “go homeless” and flee their home but they must have protection if attacked at home and before the Police arrive.

The first Election manifesto
The FED launched their manifesto last week and had 30 MP’s in attendance (including 3 former housing ministers). Some of things I found interesting that they called are:- £11.7 billion investment to build 150,000 homes 2011-14; manage unsold private sector new build at market or sub market rents until recovery; allow more public housing to be made available to those who are not the most vulnerable but cannot afford homes; compel the nationalised banks to give mortgages for shared ownership and stopping pre-payment rip offs for domestic fuel.

(this is my weekly round up of Public Housing news - picture is of a East London Estate taken at dusk last week which I just happen to like)

Housing Matters 18 October 2009

Housing association rents to come down? Rents are linked to the September Retail Price Index (RPI). We now have deflation of 1.4% which could mean a real reduction in many rents (it's complicated) of 0.9%. The government have got to make up their mind what to do since housing associations have declared that if this happens it will mean less money to invest in new homes.

Many staff are also very interested in this issue since some pay deals are thought to be dependent on what will happen. There is even a threat of legal action against the government over any forced reduction in rents. Which seems a little barmy. The obvious retort by tenants will be that they didn’t see many Housing organisations complaining about last year’s RPI 5% increase in rents?

London Mayor Boris has set a 10 year target of 333,800 homes for the GLA but the top 3 borough targets are 28,850 new homes for Tower Hamlets, 26,000 for Greenwich and 25,950 for Newham. So East London boroughs politically controlled by the Labour Party have to house the most rather than less densely populated wealthier Tory boroughs? Hmmm. The word gerrymandering suddenly comes to mind for some strange reason?

Labour Housing Minister John Healey wants to take on Tories at next election over housing issues and challenges them to a live TV debate. There should be “clear red water” between Labour and Tories on this issue.

There is outrage by tenant groups over the suggestion by the regulator TSA that lifelong tenancies should be dropped in areas with long waiting lists. After all we don’t want middle income folk to live amongst the poor now do we? (hmmm YES WE DO!)

Safe as Houses - I’ve signed the No. 10 petition by Inside Housing here – which following the Lakanal Fire and Notting Hill poisoning deaths calls for carbon monoxide detectors in all new homes, fire emergency procedures posted on each floor of a tower block and a national register of tower blocks. Positive stuff but not enough – there should be an emergency evacuation plan and procedures for each block and regular drills, all staff to be properly risk assessed and trained in fire prevention and evacuation and the retrofitting of water sprinklers in blocks. Also assessments on whether or not extra fire escapes need to be provided to existing blocks.

The National Housing Federation predicts that house prices will increase by 20% in 2014 despite substantial falls in 2009 and 2010. House prices will eventually increase because of the fundamental shortage of supply. This makes sense so unless we can massively increase supply we will again see rising prices and huge increases in waiting lists.

Anchor Trust CEO calls for Answers on Housing for the Elderly here and launches a manifesto. A valid topic but this is totally overshadowed by his obscene salary of near £400,000 per year. No one will pay attention to what he says anymore.

The LGA reports that Councils will take out a judicial review of the government decision to withdraw Decent Homes Money for ALMO’s. I’m surprised that some Councils who are affected are not taking part. Mention no names...

NB Housing Matters: is my attempt to post weekly on public (aka social) housing issues I happen to come across. Picture is of Canary Wharf from a West Ham tower block prospective.

Housing Matters 11 October 2009

Click on link here to view The Guardian Video posted by its ace London blogger Dave Hill on Tory Housing policy in Hammersmith & Fulham. I personally don’t have a problem with believing that nearly all Tories genuinely think they are doing the right (pardon the pun) thing in housing policy. But what they are doing in practice in Hammersmith & Fulham is the wrong thing, for the wrong reasons and will result in the worse possible outcome. Which I think this video makes clear in a non-partisan way.

Inside Housing reports here that “Quiet Man” Iain Duncan Smith MP former leader of the Conservatives has been appointed by David Cameron as a key figure in any future Tory government social policy programme. Iain of course is head of the Centre for Social Justice which brought out a report in favour of tenancies for work and ending lifelong security of tenure for tenants.

The Fed (National Housing Federation – the corporate Housing Association’s trade union) attack here the plans announced by Conservative Shadow housing minister at conference to introduce a right to move, end new build targets and green grants. I guess the Fed think these are just headline seeking gimmicks not thought out sustainable policies.

Aftermath of Camberwell Larkanal Fire (6 dead) – Inside Housing report that in the 3 months before the fire Southwark council carried out 54 Fire risk assessments (FRA) of its tower blocks but in the 2 weeks after the fire they carried out 120! The point missing is that there should have been suitable and sufficient Fire Risk Assessments in place for all of the blocks (200 odd). The Fire Brigade have already issued notices against the Council for failing to carry out FRA in a number of blocks.

I am also willing to make a somewhat educated guess that at the time of the fire there was no suitable or sufficient risk assessments in place (maybe on a office shelf) for any Southwark Council Housing staff (nor any of their contractors) from the risk of fire while they are at work in these blocks. H&SAW Act 1974/MHASAWR 1999 et al.

John's Iron Law about all Housing Organisations: If they don't look after the safety of the staff then they won't either be any good at looking after the safety of their residents.

(this is my weekly round up of Public housing news - let me know if I miss anything)

Myths, Lies and Hate about Immigration and Public Housing

Racist lies put out by the BNP and their “Daily Hate” cheerleaders are pretty much exposed by research from the National Housing Federations (aka the “Fed” in Housing Association circles).

The BNP have somewhat successfully peddled the myths that homes are being given to immigrants ahead of “local families”. Which those of us who actually work in providing front line housing services have always known to be rubbish. The Fed reveals that in 2008/09 only 4.6% of lettings went to non-UK citizens.

This builds on other published research by the Local Government Association and the Equality and Human Rights Commission that only 2% of people who live in public housing were born outside the UK and that most new migrants end up in the “bottom end of private housing”.

This will give me some information to use when out canvassing and you come across people who genuinely believe that the only reason why they or their children cannot be rehoused is due to "immigrants". Sometimes they are even black Brits who have swallowed the racist’s line in frustration at their own personal overcrowding housing misery.

Now, I support in principal the idea that there should be a greater priority in local authority waiting lists for “local people”. But until we start building sufficient new homes for rent for those in the greatest of need as well as for general needs it is all simply moonshine.

What we need is political will and action - a mass national housing programme - this is as evidence based and joined up thinking as you can get it.

EU Housing Election Hustings

Catch up: Last Friday I went to a breakfast meeting on the European elections organised by Inside Housing. London Labour MEP Mary Honeyball (and blogger) Green MEP Jean Lambert; Liberal Democrat candidate Jonathan Fryer and Conservative Party candidate Warwick Lightfoot (no web site?) gave short speeches followed by a Q&A.

The meeting was held at the UK office of the European Parliament. Inside Housing Editor Stuart Macdonald chaired the meeting and the opening speaker was David Orr, CEO of the National Housing Federation and President of CECODHAS (which I had never heard of before).

David explained that CECODHAS represents 46 national and regional social (I don’t like that word “social” but...) housing organisations in 19 EU countries whose members manage some 25 million homes and house 75 million Europeans! He explained that while housing is not an EU “competency” (it’s a member state responsibility) it does have a role tackling homelessness, social policy and climate change. The EU is an economic entity but it is also a social project. Nowadays 80% of environmental and 50% of social legislation comes from the EU. There is a £100 million for energy efficient retrofitting. Currently 27% of green house gases emissions come from domestic housing while “only” 3% from air travel. He also made some interesting observations on the possible future enhanced role of the European Investment Bank in public housing. Could this be a way to get investment into UK housing?

Jonathan Fryer spoke first. He claimed that the Lib Dems are the most pro-EU Party. He is their number two candidate (it’s a Party list PR system) and he only missed out last from being elected by 0.6% of the vote. He is pretty keen on environmental issues, reform of the EU and good quality, accessible and affordable housing for all. Which was pretty much a familiar theme (to a lessor or greater degree) for all the speakers.

Jean Lambert came next as would be expected emphasised environmental issues to the fore. I like the idea of “every home is its own power station” even thought I am not sure how that will work out in practice.

Warwick Lightfoot appears at first to be the typical Tory Squire caricature with his name, drawl, good suit, public school confidence, occupation and dare I say haircut? But he bravely admitted that his mother had firsthand experience of housing difficulties when she had to flee his father due to domestic violence. He was however "fortunate" that her parents could afford to provide them with a cottage next to their home. He made what was to my ears a rarely heard argument that Margaret Thatcher was actually the first Green British politician! He also suggested that due to complex rules and agreements the UK would suffer financially if the EU actually increased its expenditure on the UK.

Mary spoke last and appealed to everyone present to remember that this election is not about British MP expenses, it’s about Europe, and it’s about reforming the EU agricultural policy and reminding the French that everyone does not live in their countryside. It’s about the nitty gritty of getting environmental policy into actual legislation and it’s about promoting and getting implemented integrated urban development.

In the Q&A I thought that the debate so far had been a little too polite and far too consensual. So I decided to see if there is in fact true red, blue, green or yellow water between the candidates. My question was that health & safety of employees is an EU competence and the recent attempt to end the British opt-out from the working time directorate (WTD) had recently failed in Europe. Since work life balance and occupational stress due to a long hours is a key issue to many housing associations what are the candidates’ views about this issue?

"Allowing" workers to work more than an average of 48 hours per week over a whole year is bad for the employee and the business.

We then had an interesting debate!

Very surprisingly Jonathon Fryer said that the Lib Dems were against the removal of the WTD opt out! He advanced some rather strange arguments around retained firefighters and junior doctors to support this view.

Jean Lambert and the Greens were strongly in favour of getting rid.

Warwick Lightfoot was not only strongly in favour of the opt out but proudly accepted personal responsibility for the opt out while being an economic advisor to the government at that time.

Mary of course pointed out that the Labour MEPs were opposed to the opt out and had stood up to pressure from the British Labour government over this issue. Well done!

All in all a very interesting event, it was perhaps appropriate that this public housing meeting of landlord representatives was disrupted several times due to the anti-social behaviour of certain local residents. The Brigade of Guards had decided to send several military bands and pipers to march around Hyde Park and in doing so had totally drowned out the speakers. For some reason I didn’t foresee any of the hard bitten public housing professionals present going off to apply for ASBOs against them.