"Homeowners £326,000 richer than renters over 30 years, report finds"

Check out the indie.  The problem is not so much home ownership, but the fact (in my view) that the market is rigged by the Government in favour of home ownership above other tenures. 

Now prices are so high then this may change since in many areas "Buy to Let" landlords cannot pay off their mortgages despite charging sky high rents. 

67% of Newham Children live in households in poverty after housing costs

 

I have been pushing on social media the Newham Council consultation on changes to our allocation policy and our new housing strategy.

Recently I had a push back from someone who did not believe our stats on how how many of our residents live in poverty after their housing costs are taken into account.

The caption above is from Newham Household Panel Survey 2017 p6 https://newham.gov.uk/downloads/file/563/research-householdsurvey9…

Every time I walk next to a newham school during play time I think about this statistic and what should we do about it?

#LifeAfterLockdown

I fully support the campaigning Charity Z2K and the launch of #LifeAfterLockdown. In particular their policy demands listed below:-

"In the wake of #Covid19, urgent changes are needed to our social security and private rented housing systems so that everyone has a safe place to live and enough money to live on. #LifeAfterLockdown cannot just be a return to normal.

Combining what the people involved in our #LifeAfterLockdown project have told us with evidence from our casework, these are the key changes that we would like to see made to the #PrivateRentedSector and #UniversalCredit:

✔️Licensing schemes that ensure properties have to be of a certain standard
✔️#HousingBenefit to be increased to cover median rents, and the #BenefitCap removed
✔️The introduction of deposit 'passporting' so people are able to move when they wish
✔️The £20 uplift to #UniversalCredit maintained beyond March 2021 and applied to all benefits
✔️All benefits increased to be in line with the cost of rent and living
✔️The complete removal of benefit sanctions
✔️An end to benefits stigma"

One Housing Group suspends rent rises for West Ham key workers

Good news that One Housing Group has agreed to suspend the imposition of up to 40% rent rises and new contracts on a key workers scheme near West Ham station. Well done for the tenants for standing up for themselves and for One Housing Group for (belatedly) putting the changes on hold pending negotiations with their tenant association.

I am meeting OHG as a Newham Councillor on Wednesday lunchtime. 

"One Housing to raise rents on key worker scheme by 40%"

This story about the rent rises was on the Inside Housing website last week. I am in the process of responding to a particularly inadequate response I received from One Housing management.

A London housing association is set to start lifting rents by up to 40% at a key worker scheme in east London from next week, amid local opposition.

One Housing will raise rents for tenants living in specially designed key worker developments in Newham to come into line with affordable rent rates.

Tenants living at the affected sites currently pay social tenure levels despite being on affordable tenures, but the association will be gradually increasing their rents up to 80% of market rates from April.

The association claims the hike comes after it discovered the tenants were incorrectly paying the lower rate due to an error made by the development’s previous landlord, Toynbee Housing Association.

“To make sure we are fair to all our residents, we look to charge appropriate rent according to the tenancy arrangements. In this case, we discovered a historic error by a predecessor organisation that meant residents have been underpaying for a significant period,” a spokesperson for One Housing said.

“We recognise that a rent increase is never welcome, which is why we are increasing rents gradually and have talked to residents throughout to give as much notice as possible.”

But Newham councillor John Gray said: “[One Housing] were given these properties to house key workers on fair rents. If they don’t want to honour that then maybe they should consider giving the flats back to the local authority.”

Around 50 tenancies are understood to be subject to the changes, though One Housing is understood to be currently auditing and could find similar situations at other sites. The association has not decided on the rate at which it will introduce the rent rise.

One Housing Group raises rents for Newham key workers by 40%

Tomorrow I will be attending this public meeting in the evening to discuss One Housing Group plan to impose new tenancy agreements and massive rent rises on a number of "key worker" tenants in Manor Road, E15.

These "key workers" are employed by local schools, NHS hospitals and social care organisations and live in a housing block that was transferred to the Housing Association (then called Toynbee) by Newham Council in 1997.

I have written to the Council asking it for any information regarding the transfer and to One Housing Group asking them for why they are making these changes and also asking them to stop the rent rises until at least they meet with their tenants, explain what they are doing and understand the harm that they will be causing.

I have spoken to tenants who have lived in the block since 1997 and will not be able to afford to pay the new rents and will be forced to move out of their flat and possibly move out of London.

Due to rocketing London rents many public service employers are finding it increasingly difficult to recruit staff and the last thing that we need in Newham is for experienced and skilled public servants to be forced to leave their jobs and homes.

One Housing Group have acknowledged my request and I have been told that I will receive a full response "in due course"

Select Committee on Future for Housing Associations - Have your say

My UNISON branch Greater London Housing Associations and the national UNISON Community Service Group Executive are asking members to make submissions to the Parliamentary Select Committee investigation into the future of Housing Associations. See below. 

I posted here my thoughts on the problems facing the sector. I have since found that Newham has the most expensive Housing Association rents in the country despite having the lowest wages in the capital. Why?

(SGE) "MP's are holding an inquiry into the viability and sustainability of housing associations. This inquiry looks at the proposed extension of Right to Buy and how this and a number of other government measures may impact on the ability of housing associations to build and develop.  
 
The National Community Service Group will be submitting a response, however our response will be stronger if branches and activists also respond using the links below.  
 
Could you please send a copy of your response to cvsector@unison.co.uk
 
Please note the deadline is 28 August 2015
 
For more information on the inquiry please click on:
http://www.parliament.uk/business/committees/committees-a-z/commons-select/communities-and-local-government-committee/news-parliament-2015/housing-association-sector-right-to-buy-inquiry-launch/

To submit your response please click on:
http://www.parliament.uk/business/committees/committees-a-z/commons-select/communities-and-local-government-committee/inquiries/parliament-2015/housing-association-sector-and-right-to-buy/commons-written-submission-form/
 
(HAB) Dear Branch activists,

As you may be aware the Conservative party promised to extend Right to Buy to Housing Associations. The Communities and Local Government Select Committee will be hearing evidence for and against this proposal and as the trade union representing Housing Associations workers UNISON would like to get the views of its members and activists in order to submit evidence to the committee.

If you have a view, please reply to this email on or before Friday 21st August saying whether you oppose extending Right to Buy to Housing Associations and what impact you feel this would have.

UNISON Housing Associations Branch.

(hat tip Photo to top trouble maker comrade Paul McCabe)

Social Rents in Newham are the highest in country

UPDATE: I have seen an email circulated that these figures only refer to rents charged by private registered social housing landlords (not council housing). This is even more strange. Why does Newham have the highest RSL rents in the country? What controls do we have as a Council over RSL rents? What are average rents for Council owned properties? What is the impact does the Council controlled RSL "Local Space" or the former Olympic athletes accommodation in East Village? I will update my Cllrs enquiry once I get a full reply.

"Figures showing the borough has the least affordable social housing in the country have prompted calls for action from campaigners and MP Stephen Timms.

Newham came top of 338 locations with an average rent of £128.89 a week, the Office for National Statistics data covering England and Wales revealed, but the borough was bottom when it came to pay in the capital, with average gross weekly salaries of £111.10".

I was genuinely shocked to see this report in the Newham Recorder last week. I'll raise a Councillors members enquiry to find out why the Council thinks our rents are so high.  Newham is still a relatively low cost housing area in London? Are Housing associations rents to blame? Or are the so called "affordable" (80% average of market) rents for many new Council tenants?

Average weekly social housing rent as a % of 10th percentile gross weekly salary: The 10 highest and lowest areas, England & Wales, 2014
	Local authority code	Local authority name	Weekly average social housing rent as a % of 10th percentile gross weekly salary: The 10 highest and lowest areas
	W06000001	Isle of Anglesey	43.73
	W06000010	Carmarthenshire	47.55
	E09000019	Islington	48.06
	W06000006	Wrexham	48.25
	E07000120	Hyndburn	49.79
	E07000122	Pendle	50.81
	E06000047	County Durham	51.35
	E07000140	South Holland	52.35
	E09000013	Hammersmith and Fulham	52.87
	E07000172	Broxtowe	52.88
	E09000002	Barking and Dagenham	102.47
	E07000239	Wyre Forest	103.27
	E07000065	Wealden	104.54
	E07000070	Chelmsford	107.80
	E07000069	Castle Point	110.63
	E07000179	South Oxfordshire	111.26
	E07000144	Broadland	111.57
	E07000037	High Peak	112.81
	E09000025	Newham	116.01
	E07000207	Elmbridge	122.93
	Source: Office for National Statistics, Stats Wales and Valuation Office Agency

London Labour Housing Group - Housing First: Campaigning to win in London

Last weekend I went to this conference run by London branch of the Labour Housing Group (LHG) in St Margarets House, Bethnal Green.

The LHG is the socialist society affiliated to the Labour Party which specialises in housing issues.

Chair was Roz Spencer who spoke about housing now being a distinctive policy for Labour. Roz introduced the first speaker, Karen Buck MP (PPS to Ed Miliband).

Karen pointed out that 26% of London depended upon housing benefit to help with their rent while "Generation rent" cannot go into home ownership. We need to turn benefits into bricks! Even the affluent worry about their children and what is happening to London. Neighbourhoods are changing. 60% of new properties are bought by global investors. 

There is a serious market failure. We need to not only use figures when campaigning but paint pictures.

Morgan McSweeney, Head of GLA Labour Office spoke on "Housing on the doorstep: the grass roots campaign". He also believes that now is housing's time. If the Labour message is that this will be the "Cost of Living" election then housing will play a key role. 

Make sure your message connects on an emotional level. Test first with your friends and family. Then repeat, repeat and repeat. Define your opponents. Have message discipline but check that local leadership and candidates are saying the same. If not change to what the candidates are saying.

Segmenting people by their values. They are either "Settlers, Prospector's or Pioneers". Use different communication tools. Petitions are wonderful but so is word of mouth. Target taxi drivers and hairdressers. Don't make the mistake that many make in by-elections, when campaigners go to the pub afterwards and exchange stories on who is the most stupid person they have met that day in front of bar staff.

Cllr James Murray, Cabinet member for Housing in Islington on "Labour in Control: winning support for new build". When Labour won control they committed to building 2,000 new homes. Yet there was no infrastructure on new build left in the Council. They set up a "new homes board" which met regularly to "knock heads together" and clear blockages.

At first they were surprised that many local residents were opposed to new build on their estates. Residents were worried about loss of parking and green spaces. To overcome this it was critical to make a "local letting guarantee". Those who lived on the estate in housing need would be considered first for the new lettings. Next, all other local residents would be able to transfer on a "like for like" basis. You need to argue that this is a package which will not only bring new homes but refurbish and improve the estate.

Jamie Carswell chaired the session after coffee.

Ben Soffa, Director of Organic Campaigns, on "Using social media: new campaigning across every tenure".  Social Media is not a replacement - it is a supplement. Data and contact details key. Do you want to speak to 150 people during a campaign weekend or is it better to speak to only 75 and get emails for 40?  Push the email choice. Write for an audience and use to spread the message. Like targeting taxi drivers - end each email by asking people to forward it to 5 friends. 

Use images tell a story. Twitter is the easiest way, FaceBook tends to be too personal to you. Use an image and maximum 8 words of text and ask people what they think. Don't use a direct action petition quoting the local leader but rather have a quote from a mum living in a overcrowded home who wants help to move.

Final speaker was Tom Copley AM GLA Housing spokesperson. "The London wide campaign: reinforcing messages for Labour". Tom introduced a provisional London Labour housing pledge card
with 5 key messages :-    Build new generation of council houses: Regulate private landlords and agents (and clamp down on rogues); Focus on help for young first time buyers;  Fair Housing Benefit policies (and repeal the bedroom tax) and lastly require all housing contractors to offer apprenticeships & pay a living wage.

There was then a Q&A on "What can London LHG do for you?" which being an event for Labour Party activists meant everyone (including myself) wanted to have their say and offer their views and experiences. Sometimes at length and in great detail.  Jamie managed to chair the closing session with humour and authority which meant nearly everyone was able to have their full say and the meeting overran only a little.

I had a very useful conversation afterwards about ways to tackle poverty wages and insecure employment in social care and the role of housing organisations. 

Unaffordable London

Yesterday I went door knocking/street surgery in my West Ham ward with local Party members.

It was a pretty successful and I think many residents were pleased that we were coming to speak to them and ask them their views.

I had some ear bashing about litter, dog mess and waste bins left in the street. But on the whole, it was pretty positive and solid Labour.

When we had finished we came across a local estate agent who was showing a couple a property for sale. We asked how much this property was. It was a 3 bedroom end terrace in need of improvement but it was for sale for £265,000!  If was modernised it would be worth £310,000.

What a huge amount of money. Who can afford this? When I got home I had a look at the various property websites.

If you could put down a 10% deposit you would still have to pay £1,391 mortgage repayment (interest and capital) each month to repay £265,000. This is also at historically low (and long term unsustainable) interest rates.

If you are on the medium London wage of £653 per week (£33,956 per year and obviously many Londoners are not paid this much) according to the Halifax you could only get a mortgage of £142,428. No where even near £265,000.

If you had a partner and were both on the London Living Wage (£8.55 per hour or £17,780 per year on a 40 hour week of ) both of you could only raise £152,908 for a mortgage.

The average rent for E15 is £343 per week which is £1 more than a London Living wage pay packet (£342 per week for 40 hours).

Newham has been traditionally one of the cheapest boroughs to rent or buy in Greater London.  But if you are on low wages or have no big deposit who on earth can afford to buy or rent anywhere in London?

Affordable, Safe, Adequate, Secure Housing for All

I know following the riots last year in the UK we have nothing to be smug about. Yet I honestly do dread the impact on our society of this Tory led Coalition housing policies. This motion has been passed by my branch and submitted to our UNISON London AGM next year. 

"This Regional Council AGM notes:-

1. that the housing policies of the Tory led Coalition government is leading to the cleansing of ordinary working people from London and other areas of high rents across the Country.

2. This process was started by a local area housing allowance benefit cap which deliberately ignored actual rent levels. While the imposition of a total benefit cap will finish the cleansing.

3. Families and communities will be split as people have to move hundreds of miles across the country to find cheap private sector accommodation. Soon there will be concentrations of poverty and deprivation in suburbs that circle middle class city enclaves as they do in the divisive and polarised “Banlieues” that are a blight and a disgrace upon Paris.

4. This will not just affect the sick and the unemployed but also the working poor who rely on Housing Benefit to top up their poverty wages.

5. Due to the absolute shortage of social housing, rents for everyone in the private sector are becoming more and more unaffordable while overcrowding and insecurity of tenure increases.

6. There are now more UNISON members who live in the private rented sector than in social housing. Many members have grown up children living with them who are unable to afford to leave home due to high housing costs.

7. The underlying reason for this housing crisis is the failure of the market and successive governments to ensure a sufficient supply of low cost public and private housing. Instead of investing in building homes, housing benefit has been squandered on subsiding high rents. Often going into the hands of criminal Rachman landlords.

8. At the same time that we have massive under capacity and unemployment amongst construction and development workers.

This Regional Council calls for

1. A mass housing investment programme. Building new, refurbishing and retro-cladding older homes. Paid for in the short term by increases in progressive taxes and in the long term by reductions in housing benefit and the Keynesian multiplier effect of an increase in the government finances from building workers paying taxes rather than claiming benefits.

2. The compulsory Licensing and regulation of all landlords, social and private - and strict enforcement of minimum environmental, management and repair standards. Rents levels for all regardless of tenure must be fair and reasonable to tenants and landlords.

3. In the meanwhile local housing allowances and benefit caps should reflect the reality of living in high rent areas.

4. Calls on Labour Link to consider advocating such policies on a regional and national level. 

"Why we need rent controls" by Boris sibling and "The Firm"

Inside Housing magazine is running a great campaign against the proposed CONDEM class cleansing of poor people in prosperous and middle class Councils (my interpretation not theirs) by limiting housing benefit for tenants. This will result in mass evictions.  170,000 households in London could be affected (see link below).

This is a really important battle which I hope anyone with an ounce of social conscious will support. Unless we have balanced and mixed communities across London then we will just end up with USA style ghettos which blight entire cities.

What I was surprised to read on Dave Hill’s London blog that journalist Rachel Johnson (sister of London Mayor Boris and editor of “The Lady” magazine) called for statutory controls on rent levels as the best way of tackling high rents in central London!

More power to your elbow Rae and hope you will get Boris to agree!

(Picture is of the newly appointed *Commission only" rent arrears enforcement advisers to Tory Housing minister Grant Shapps)