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OLD PEOPLE TO BENEFIT FROM NEW HOUSING STRATEGIES
01 March 2010
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Phil Hope
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Older people needing care and support will benefit from new and refreshed local housing strategies that promote dignity, respect and choice, Care Services Minister, Phil Hope has said.
He has announced a £3.5m innovation fund and urged councils to “act now and act decisively” to improve the quality and range of housing options for older people. Every Council with Adult Social Care responsibility will be awarded approximately £20,000 to develop or update its extra care housing strategy.
Councils will be expected to showcase their strategies, promote good practice and exchange ideas on innovative approaches to housing with care on a new on-line web-resource.
Extra Care Housing provides the best housing design features for older people alongside personal care. The Department has invested £227m in Extra Care housing since 2004. However, there are still approximately 38,000 units of accommodation compared to 10 times that for retirement housing and also residential care.
Hope said: “Innovative houses that meet the needs and aspirations of older people are vital to the future of care and support. They are at the heart of the technological change that will define our ageing society, enable more people to live well and live independently in their own home for longer.
“I am launching this new fund to help councils develop the next generation of homes. Now I want to see councils act now and act decisively to improve the quality and range of housing options for older people.
“It is another example of how we’re helping more people to live well in their own homes, supporting our Personal Care at Home Bill, which will offer free care for 280,000 people with highest needs and help thousands more who are receiving home help for the first time.”
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RETIREMENT HOMES WILL BE IN MASSIVE DEMAND IN FUTURE
01 March 2010
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According to Knight Frank’s Retirement Housing Report 2010, retired people form the country’s fastest growing demographic group.
Liam Bailey, head of residential research, Knight Frank, said: “An explosion of grey hair has significant implications for the future of retirement housing and the wider residential market. Older households will represent half of all household growth between now and 2026 and it is important that the development, construction and care industries recognise this opportunity.
“Thinking and practice in the UK retirement sector has long lagged behind innovation in Australia, Scandinavia, the US and New Zealand. Retirement villages have been popular for decades in these countries. However in the UK, there are still relatively few implying there are strong prospects for growth as the concept becomes better understood.”
“The growth in popularity of retirement villages stems from our increasingly ageing population and the growing assets its holds, but also from a growing tendency for older people to place a positive emphasis on the need for security, socialising opportunities and convenience. The need to release equity through a downsizing move may also impel a greater shift towards specialised retirement housing.”
In the UK, the majority of the over-65s (89%) live in ‘mainstream housing’. Just 6%, live in specialist retirement housing and 5% in institutions for example residential care or nursing care accommodation.
Bailey said: “Most people who retire do so as owner occupiers in mainstream housing. Recent studies have confirmed that the decision to move to retirement housing is almost always due to bereavement, frailty or the desire for close proximity to relations. A general definition of retirement housing would refer to purpose-built or converted accommodation for sale or rent to old people with a range of housing and care, social or recreational services provided.
“There are many options, but there is a real opportunity for purpose-built retirement housing, especially the retirement village concept, as long as developers get it right and account for modern day requirements. People aged over 60 are living longer, healthier and more active lives, and this will have a dramatic impact on the housing requirements for this age group.
“Space demands are changing. Design must acknowledge that the social habits of older people now reflect those of the wider population in that their social networks are spread across the country – with the consequent need to accommodate visitors.
“Also a growing proportion aged over 60 still work; many will be engaged in part-time consultancy based at home and therefore require extra space for their work / hobbies.” The retirement age is to be raised to 66 in 2020 (eventually 68 in 2045) to reflect modern life expectancy (if Conservatives come into power they are saying this will happen from 2016, at least for men).”
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MORE PEOPLE ARE RENTING HOMES IN RECESSION-HIT BRITAIN
01 March 2010
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The Residential Landlords Association has challenged government figures that suggest the private rented sector accounts for nearly all household growth over the past decade.
According to the English Housing Survey: Headline Report 2008-09, published by Communities and Local Government, the number of rental properties have risen by one million since 2001 to 3.1 million.
RLA chairman, Alan Ward said: “It is hardly credible that there has been the claimed 50% growth in rental properties.”
The report shows that the private rented sector has grown from 13.9% of households in 2007/08 to 14.2% in 2008/09; has almost as many families with children as the social rented sector; and has only 11% of tenants dissatisfied with their accommodation, compared with 16% of social renters.
It also claims the sector has twice as many tenants in full time work as the social sector and property with, on average, a higher energy rating than owner-occupied properties.
Ward added: “But, even though we dispute the extent of growth in our sector, it’s inevitable, in a recession, that more people turn to renting rather than buying.
“For one thing, fewer houses are being offered for sale and new-builds are also down dramatically with only 60,000 built last year - so people who have no need to move are renting instead. The availability of mortgages and the level of deposits required, not less than 20%, means first time buyers are staying in rented property for longer.
“And for some, it’s a lifestyle choice to rent rather than pay for a more expensive mortgage. Typically £650 would pay only the interest on a £160,000 mortgage rising to around £1,000 a month on a repayment – which equates to the rent on quite a large property outside London.
“And that would still only represent a house at £200,000 - so renting can make financial sense. In major cities the rental market generally remains strong and, in the uncertainty of recession, tenants are tending to stay put rather than moving around. We expect rental demand to remain strong for the foreseeable future – unless the government introduces any unnecessary legislation that forces landlords out of the market.”
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PRIVATE RENTED SECTOR PLANS ARE ‘UNREALISTIC’
01 March 2010
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The Government’s plans for the private-rented sector are ‘completely unrealistic’, according to David Plaister, MD of LetAssured UK Ltd.
He said: “There is a huge housing gap in Britain which government expects private landlords to fill. The Housing Ministers proposals are unhelpful to that aim and completely unrealistic.”
Housing Minister, John Healey has published the government’s policy statement The Private Rented Sector: Professionalism and Quality: consultation responses and next steps earlier this month.
Plaister added: “I do not believe for one second that providing tenants with a feedback website where they can post comments, which may or may not be true, about their landlords will improve the quality of rented accommodation in the UK.”
John Healey’s other proposals include; a hotline for tenants; a requirement for written tenancy agreements; full regulation for all letting and management agents and a National Register of Landlords which would allow tenants to gather information on any prospective landlord.
Plaister said: “Landlords will be expected to pay to appear on a register that declares their name and the addresses of all their rental properties. It will be a nightmare to administer and will have the effect of driving the rogue operators underground.
“LetAssured UK would support any measures that facilitated the work of the vast majority of reputable landlords who provide the high quality, affordable accommodation that the Country needs. These proposals, if implemented, will only create another unnecessary tier of regulation.”
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GALLIFORD TRY REPORTS EXCELLENT PROGRESS WITH NEW STRATEGY
01 March 2010
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Galliford Try Plc has said it has seen excellent progress with the first stage of its transformational housingbuilding strategy and an increase in its construction order book, in its Interim Report for the Six Months Ended December 31, 2009.
The execution of its housebuilding strategy is on track, supported by a £119.3m net equity raise in October 2009. 43% of its 9,300 plot land bank were acquired on current market values, including 156 plots from the acquisition of Rosemullion Homes in December 2009 and 742 plots from the post-period end buy-out of joint ventures with Bank of Scotland.
The average selling price is up 2.8% year-on-year in the first half, with completions expected to pick up sharply in the second half (sales in hand up 21% on a year ago at £370 million, 84% of projected sales for the year secured).
It has a construction margin of 2.6% and excellent cash in challenging market. Its contracting order book is up 6% at £1.8 billion.
Greg Fitzgerald, Chief Executive, said: “Against the backdrop of a more stable housing market we have made excellent progress with the first stage of our transformational housebuilding strategy for our southern based business, bringing land acquisition opportunities with attractive potential returns to fruition.
“The market for construction is challenging but our quality order book and the spread and depth of our industry leading business across its market sectors continue to be key strengths that will enable us to respond quickly to a market upturn once it occurs.
“While the Board remains cautious on the overall economic environment, with a strong balance sheet and sector leading cash resources the Group is well placed to take advantage of opportunities across its activities as they arise.”
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RENTAL MARKET BOUNCES BACK AS SUPPLY SINKS TO LOWEST LEVEL IN 15 MONTHS
01 March 2010
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Following two months of declining rents over the festive period and New Year, rents increased 1.2% in February, according to the FindaProperty.com Rental Index.
Long term landlords and buy-to-let investors who have held onto their properties during the downturn will be relieved to see the fortunes of the rental market reversing, as 'accidental landlords' return to the sales market. The resulting reduction in stocks is pushing up asking rents as tenants compete for the remaining properties.
The average UK asking rent now stands at £814pcm, £10 higher than last month’s low of £804pcm. However rents remain 1.9% lower than a year ago (£830pcm). The increase in rental values can largely be attributed to tightening supply, with the number of rental properties available on the market declining 3.6% in February, to the lowest level since November 2008.
Ten of the eleven UK regions experienced a monthly increase in asking rents in February, while rents in the South West remained stable at £797pcm. The northern regions recorded the highest increases, with rents in the North East rising 5.5% to £619pcm, followed by Scotland (2.5%) and the North West (2.3%).
Nigel Lewis, property expert at FindaProperty.com, said: "Landlords have been hunkering down over the past year and a half as – on average – rents and property values have dropped.
“But it looks like the wintery economic conditions may be easing now as accidental landlords exit buy-to-let, so the market is no longer awash with a surplus of property to rent. If this tightening in supply continues landlords may enjoy a further recovery in rents over the course of the year."
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JUST A MINUTE: JAMES MOSS, CURZON GROUP
02 March 2010
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James Moss
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James Moss, Managing Director, Curzon Group
How did you get started in the industry? I set up my own house painting company in Boston, Mass, USA, where I was a student in the late 70’s. A few years later I joined Richard Ellis (CBRE) and qualified as a chartered surveyor.
Biggest professional achievement: Setting up the Curzon Group in 1996.
Biggest mistake: Thinking I knew it all already.
Best advice you received: Focus on the cash-flow.
What do you like most about your job? My clients and my team.
And least? Company administration.
What you would most like to change in housing? I would like to see some form of mandatory professional licensing system for estate agents to improve the overall service levels delivered to customers across the board. The UK is pretty unique in not having this at the moment.
What future issues do you see arising in housing? Affordability (finance) and sustainability (property).
Do you read a daily newspaper? Yes. FT.
How are you making use of the internet? Big on all aspects of internet marketing – websites, e-newsletters, podcasts etc.
Hobbies and interests: My family, skiing, flyfishing, theatre, karate.
Favourite holiday destination: Anywhere the skiing or flyfishing is great and the scenery charming.
Favourite Music / Bands: All sorts including 80’s punk, American troubadours, Motown, opera and anything interesting and different my 17 year old daughter comes up with.
www.curzoninvestmentproperty.com
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GOVERNMENT TO INVEST IN GREENER HOMES
02 March 2010
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Lord Mandelson
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The Government has announced new investment in wind turbines, electric vehicles and low energy homes as part of its commitment to cut CO2 emissions.
It has signed a Memorandum of Understanding (MoU) with Mitsubishi Power Systems Europe (MPSE) to invest £100m in new wind turbines in the UK. £30m has been allocated for a network of electric vehicle charging points across the UK and from 2011 consumers will receive up to £5000 on purchasing a new electric car.
A £17m trial to install innovative low carbon technologies in social housing to make them carbon neutral is also underway.
Business Secretary, Lord Mandelson and Energy and Climate Change Secretary, Ed Miliband signed the non binding MoU with MPSE in London.
The Government intends to provide grants of up to £30 million to support the project. This follows on from extensive work with MPSE and discussions that the company had with Lord Mandelson and Ed Miliband at the Global Investors conference.
By working closely with Mitsubishi, the UK is a strong contender to be a manufacturing base for Mitsubishi in the future, which could create up to 1,500 new jobs.
Lord Mandelson said: “Mitsubishi’s investment in wind turbine R&D and the creation of 200 highly skilled jobs is great news for our future plans in low carbon, high technology industries.
“The UK is now well placed to manufacture the turbines needed for the next generation of offshore wind farms. We will continue to work with Mitsubishi to secure production in the UK.
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NUMBER OF SECOND HOMES RISES BY 2.6 PER CENT
02 March 2010
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The number of second homes in England rose by 2.6% in 2009 following a contraction in 2008 of -0.4%.
This rise, which equated to 6,212 additional second homes, pushed the total to an all-time record of 245,384.
Liam Bailey, head of residential research at Knight Frank, said: “The number of second homes in England has been steadily rising over recent years. The recession and credit crunch saw this trend falter in 2008 – when the total fell by 912 (or 0.4%). The recovery in 2009 – with an additional 6,212 English second-homes, marked a return to long term growth.
“Our experience points to four reasons for the upturn in demand for second homes:
“Confidence - renewed economic and consumer confidence in early 2009 encouraged more affluent buyers to reconsider purchases they had put on hold in 2008; finance costs - very low interest rates encouraged demand from wealthy buyers; currency change - a weaker pound made house purchases in the Eurozone more expensive and encouraged buyers to look at second homes in the UK; and investment alternatives – very weak returns on cash investments and nervousness over equity market volatility drove investors to consider property investment options again.
“Wider social trends have been pushing the demand for UK based second homes over recent years. There is a perception of a ‘green’ credential that attaches itself to holidays in the UK, in addition, the ‘localism’ trend, popularised by programmes like River Cottage has also encouraged an exploration of more local holiday options. In 2009 these trends combined with the ‘staycation’ mood to drive demand.
“The demand for UK second homes supported the surprise success story of the house-building market in 2009, when new-build second home investments saw very strong demand – especially in markets like Newquay in Cornwall.
“Looking forward to 2010 our view is that growth in demand ought to continue – but the potential growth in second home numbers will be determined by the supply of properties for sale – early indications this year suggest that supply in the main second-home hotspots is still 20% below the long-term average.”
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UNION HITS OUT AT CONSERVATIVE HOUSING PLANS
02 March 2010
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David Cameron’s housing policies threaten security of tenure for eight million social housing tenants and Britain’s house building programme Unite deputy general secretary, Jack Dromey, has told a conference in London of Labour councillors from all over Britain.
Speaking together with Housing Minister, John Healey, Dromey will highlight the plans of Steven Greenhaulgh, Conservative leader of Hammersmith and Fulham Council and leader of David Cameron’s Council Innovation Unit, drawn up in secret and only exposed by Freedom of Information requests. Those plans involve the demolition of 3,400 council homes, a steep hike in rents and ending security of tenure.
He also pointed to the advice given by Caroline Spelman, Tory spokeswoman on housing to all Tory councils that they should say ‘no’ to government plans to meet projected housing demand. As a result, Tory councils in the south east alone would prevent the building of 15% fewer homes between now and 2026, according to Tory planning proposals in their green paper.
Dromey said: “Cameron’s flagship council, Hammersmith and Fulham, has drawn up plans to demolish 3,400 council homes, end security of tenure and hike up social housing rents to market levels. A two-bedroom council flat that currently costs £85.00 per week would go up to £380 per week.
“Cameron has hailed Hammersmith and Fulham as the future. Knocking down council homes, ending security of tenure and hiking up rents to gerrymander votes is the politics of the discredited Dame Shirley Porter, Westminster past.”
On plans to block the building of tens of thousands of homes to buy, Dromey added: “David Cameron is no friend of families who want to buy their own homes. Blocking house building also damages the economy which badly needs new homes to build Britain out of recession. No wonder Taylor Wimpey’s chief executive, Peter Redfern, described Conservative housing plans as ‘scary as hell’.”
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UK SHOULD MAKE HOMES MORE FLOOD RESISTANT
02 March 2010
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The UK industry should develop more products to help builders and property owners make the 5.5 million properties at flood risk in England and Wales more resistant and resilient to flooding, Environment Agency Chairman, Lord Chris Smith has said.
Speaking at the National Flood Forum annual conference, Lord Smith also encouraged building merchants and DIY stores to offer advice to builders and members of the public on how to make properties more resilient to floods, so that drying out and cleaning up is faster and cheaper following any flooding.
He cited the experience of Appleby in Cumbria in showing the effectiveness of flood protection products. During the floods of last November, 46 properties in the town deployed individual flood protection barriers, on receipt of a flood warning from the Agency. The products had been financed by Defra through a pilot scheme, at a cost of around £2,000 or £3,000 per property, and as water was cascading through the main street of the town, those 46 properties remained dry.
Lord Smith said: “At present there are over 2.6 million properties in England and Wales at risk from flooding from rivers and the sea, and over 2.9 million properties at risk from flooding from surface water, including over one million at risk from both. That’s 1 in 6 properties at some risk of flooding. Forewarned is forearmed, and the best way to recover from flooding is to prepare for it: at both a property and business level, and as a community.
“I would like to see industry develop new, innovative products that can be installed in homes and businesses to reduce the risk of flooding. Climate change is likely to increase the frequency and severity of flooding, and the UK could be the global market leader on technologies to counter the impacts that it brings.
“We can also encourage people to make improvements so that even if flood water enters their home or business it causes less damage, meaning moving back in is quicker. DIY and building merchants could also help here by providing advice or by stocking advice leaflets, so choices are made as renovations take place.”
Fitting water resistant skirting boards, laying tiles on the floor rather than rugs or carpets, and using water resistant materials such as stainless steel in the kitchen can help make drying out and cleaning up faster and easier.
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HOUSE PRICES RISE 5.2 PER CENT
02 March 2010
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The January data from Land Registry’s flagship House Price Index shows an annual price change of 5.2%.
This is the second month in a row in which the figure has been positive and takes the average property value in England and Wales to £165,088. The monthly change from December to January is a rise of 2.1%.
Seven regions in England and Wales experienced increases in their average property values over the last 12 months. The region with the highest annual price change is London with an increase of 10.5 per cent. The region with the most significant annual price fall was the North East with a movement of -3.4 per cent.
London experienced the greatest monthly rise with a movement of 3.9 per cent. The North East was the region with the most significant monthly price fall with a movement of -1.3 per cent.
The most up-to-date figures available show that during November 2009, the number of completed house sales in England and Wales rose by 54 per cent to 55,715 from 36,091 in November 2008.
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LEGAL OPINION: THE DISABILITY ACT, ANIMALS AND TENANCY AGREEMENTS
03 March 2010
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Siddiq Fazaluddin
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Siddiq Fazaluddin, a solicitor at Hodge Jones & Allen LLP discusses the case of Dee Thomas Ashley, which was heard at the Court of Appeal .
Miss Ashley suffers from bipolar disease and lived with her dog, in breach of her tenancy agreement, which prohibited the keeping of animals. Her landlord served her with notice to bring the tenancy to an end.
Miss Ashley’s solicitors asked for an alteration of her Tenancy Agreement so that she could allow the dog to reside with her without breaching the agreement.
Nevertheless, the landlord issued possession proceedings and a possession order was made against her by the County Court judge. Her appeal to the County Court has led to further scrutiny of the Disability Discrimination Act 2005, in particular:
1. What constitutes enjoyment of the premises?
2. In what circumstances should a landlord vary the terms of their tenancy agreement?
The Judge in the County Court decided that it was the dog’s companionship that Miss Ashley enjoyed and not the premises themselves.
Ms Ashley on appeal argued that:
1. Separation from her dog was likely to have a severe negative impact on her mental health.
2. The letting term made it impossible or unreasonably difficult for her to enjoy the premises because it prevented her from having the benefit of an essential aid to her rehabilitation.
3. The enforcement of her letting terms resulted in her being discriminated against and that she would suffer real harm to her mental health in view of her condition
4. The Respondent had not taken sufficient steps to change its letting term to stop it from having a discriminatory affect.
A final decision from the Court of Appeal is still awaited. The court will need to consider the wider implications of this case.
If the appeal were allowed, this could lead to more cases where tenants would argue that breaches of their tenancy agreements were justified, or that tenancy agreements be varied on grounds of disability, even where the connection between the breach itself and the disability was not immediately obvious.
It remains to be seen what approach the court chooses to take.
www.hja.net
The views expressed in our opinion pieces do not necessarily reflect the views of Housing News. If you have an opinion on any housing related matters, and would like to get it across to our 40,000 plus readers, email: news@housingnews.co.uk for more details.
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NEW GREEN STRATEGY WILL OVERHAUL BRITAIN’S HOMES
03 March 2010
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John Healey
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A green transformation of Britain’s homes will take place over the next decade – making them more comfortable, warmer and cheaper to run – under new plans set out by the Government.
With around one quarter of UK emissions coming from energy used in homes the Warm Homes, Greener Homes Strategy is aimed at cutting emissions from the UK’s homes by 29% by 2020.
It will help people make smarter use of energy in homes, making it easier to take action and reduce bills. Installing some technologies, such as solid wall insulation, could see energy bills cut by £380 a year (average between 2013 and 2020).
The new strategy will also be good for jobs, with up to 65,000 jobs required in the green homes industry as a result, for example installing and manufacturing energy saving measures or providing home energy advice.
The strategy will be implemented in a three stage plan to insulate 6 million homes by the end of 2011; have insulated all practical lofts and cavity walls by 2015; and ave offered up to 7 million eco upgrades by 2020; all homes to have smart meters.
Ed Miliband, Energy and Climate Secretary, said: “This shows we can meet the national interest of tackling climate change and reducing our dependence on foreign energy at the same time as we help people save money. The strategy will remove the deterrent of upfront costs and reduce the hassle of the move to greener living.
“Making homes more energy efficient will help protect people from upward pressure on bills, tackle climate change, and make us less reliant on imported energy. New ‘pay as you save’ green finance, a new alliance between energy companies and local authorities to help people in their communities, as well as moves to encourage landlords to stop ignoring energy wastage in their properties, will help deliver the radical transformation that’s necessary.”
John Healey, Housing Minister, said: “The new measures announced today put the consumer in control of greening up their homes. More than a quarter of carbon emissions come from our homes, so it is vital people are able to make the improvements that will lead to smarter use of energy.
“It also puts social housing centre stage of efforts to reduce bills and carbon emissions to help the poorest first, with council and Housing Association landlords linking up with energy companies to get efficiency work done, and tenants getting the benefits of warmer, greener homes with lower bills.
“I have also announced an additional £2.5m to provide a network of Green Show Homes across England, lived in by ordinary people and open to the public. People will be able to see first hand what a refurbished green home is like to live in, and the new technologies they can use to improve the energy efficiency of their own homes and save money on bills.”
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FEDERATION AND TSA WELCOMES NEW STRATEGY TO GREEN BRITAIN’S HOMES
03 March 2010
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David Orr
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The National Housing Federation has warmly welcomed the publication of the Government’s Household Energy Management Strategy (HEMS), which sets out plans to significantly reduce CO2 emissions from existing housing.
Included in HEMS is a New Warm Homes Standard to drive the retrofit of all social homes by 2020. This will deliver insulation measures and heating systems alongside renewable technologies, as well as measures to adapt to climate change.
Ensuring all affordable homes are meeting the standard by 2020 will require new partnership working between landlords and energy suppliers. Landlords will offer the energy savings potential in bulk, enabling energy companies to deliver energy savings cost effectively.
There will be a new obligation on energy companies to support partnership arrangements and delivery of carbon savings. Social tenants and social landlord leaseholders will benefit from ‘priority group’ treatment, providing 100% subsidy for the necessary works.
HEMS also emphasises the role of more localised initiatives than the centralised approach of CERT. There is recognition that housing associations and other social housing providers have a vital role in improving the energy efficiency of their own homes as well as that of the broader neighbourhoods they work in.
David Orr, chief executive of the Federation, said: “The UK is committed to significant reductions in CO2 emissions as part of our nation’s efforts to tackle climate change.
"The publication of the Government’s Household Energy Management Strategy is an important milestone in ensuring these radical cuts in CO2 are achieved. Housing accounts for 27% of the UK’s CO2 emissions, so improving the energy efficiency of all homes is clearly vital in achieving our climate change targets.
"Our sector is already leading the way in tackling climate change, and we welcome the opportunities HEMS will offer to take this work further. The New Warm Homes Standard outlined in HEMS sets an ambitious target to raise the energy efficiency of social homes which should greatly help reduce tenants’ fuel bills.
"The Federation looks forward to working on the detail of the new standard with CLG, TSA and HCA to maximise its potential to reduce carbon emissions and energy bills whilst continuing to uphold our sector’s capacity to provide good quality housing and develop much-needed new homes.”
TSA Chief Executive, Peter Marsh said the strategy would particularly help nearly 500,000 households in the social housing sector who cannot afford to heat their homes.
He said: “This puts the social housing sector at the very centre of tackling the impact of climate change and fuel poverty. It means that tenants will save money on heating their homes and it means less households suffering fuel poverty.
“Tenants and landlords have told us that a higher standard of energy efficiency will help lower tenants’ bills and provide better heating. This announcement today is a clear commitment from Government to work with the TSA to tackle this issue. The new Warm Homes Standard will help those most in need and contribute to the Government’s target to reduce carbon emissions from all homes by 29% by 2020.”
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CALL FOR SECTOR TO DELIVER HOUSING PACT TO NEXT GOVERNMENT
03 March 2010
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Sarah Webb
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The UK's largest housing conference and exhibition is being transformed to maximise its influence on the next UK Government.
The Chartered Institute of Housing (CIH) has re- focussed its annual three day event in Harrogate into a new summit-style format, which will offer the whole of the housing sector the opportunity to come together to deliver a united and powerful voice to government.
Delegates at this year's event will be invited to lead on the creation of a Housing Pact - a statement of what the sector will deliver with the necessary support from Government. In contrast to previous years, the Minister for Housing has been invited to speak on the final day of conference and listen to the sector's plans to drive forward the housing sector.
CIH Chief Executive, Sarah Webb said: "CIH's Annual Conference and Exhibition is the only event that brings together private landlords, developers and voluntary sectors, as well as housing associations, ALMOs, and local authorities, to debate sector wide issues. It's in all of our interests to work together to remind Government that housing should remain a political priority over coming years.
"The new event format will help the sector to deliver a clear annual message to Government. We hope as many people as possible will join us at conference to help create a powerful and united voice both to Government and all those involved in improving housing and communities."
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REPORT SHOWS HOW HOME DENSITY AFFECTS AFFORDABILITY
03 March 2010
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A new report has outlined how the mix, density and location of new housing developments affects the affordability of those new homes for first-time buyers, and how financially viable they are for the developer.
It finds not only that what is most profitable and most affordable is rarely the same, but also that both vary considerably from city to city and within each city.
The National Housing and Planning Advice Unit (NHPAU) reveals these findings in a new report The Implications of Housing Type/Size Mix and Density for the Affordability and Viability of New Housing Supply.
The research has developed a model which can estimate the sales value of different mixes (detached, semi-detached, terraced, flats) and densities of homes on particular sites. The sales prices are compared with the prices of existing homes in the area and local incomes to assess whether the homes built would be affordable for first time buyers. The sales data is also compared with building cost estimates, to explore how profitable different mixes would be.
Neil McDonald, Chief Executive, NHPAU, said: "The NHPAU has long maintained that building the right type of homes in the right places is crucial to improving affordability.
“This work provides further evidence of this and of the tensions between what is most profitable for the developer and what may be best for the local community. It should be studied carefully by those responsible for developing housing strategies and local plans.”
The study draws conclusions from ten case study local areas across England and the key findings are that viability varied widely across the case study areas and between locations within each city; and There were marked differences in the affordability of market housing developed on new build sites across market areas.
The study urges caution against 'one size fits all' planning policies, stating that this would not serve to meet the preferences of a wide range of housing consumers or to promote affordability.
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BILL IS 'SHOOTING AT WRONG TARGET' WHILE HOUSING CRISIS GETS WORSE
03 March 2010
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The House Builders Federation has slammed the Parliamentary Private Members Bill to be presented by Andrew Dismore MP as both a waste of Parliamentary time and a demonstration of the lack of understanding of housing issues by some MP's.
The Bill by the Labour MP for Hendon requests that under the planning system 'special regard shall be had to the desirability of preserving gardens and urban green spaces” - powers every single Local Authority already has under existing planning rules whereby they are allowed to take into account any consideration they feel necessary when assessing a planning application and setting policy.
Mr Dismore's Bill misses the much bigger point that the country has a major housing shortage with insufficient homes being built, many people struggling to enter the housing market and the waiting list for affordable homes approaching five million. The essential precondition for meeting this scale of housing requirement is an improved supply of land for new homes through the planning system.
Local Authorities face difficult choices in determining where to build necessary new homes. They may choose to grant planning applications for garden sites as it is the only way to supply much needed housing in a manner that is not detrimental to the local character. Such building is often important for smaller local firms which provide much needed local employment.
HBF's Planning Director, Andrew Whitaker said; "It is extremely disappointing that at a time when we have an increasing housing supply crisis a MP would devote valuable parliamentary time to promoting a Bill which is both unnecessary and will do nothing to help those needing homes. MPs should be exploring why house building has dropped to the lowest level since World War 2 at a time when 1.8 million families are registered on Local Authority housing waiting lists.
“Addressing how we supply enough land on which to build the homes we desperately need, and the chronic shortage of mortgage availability, would be a far better use of legislative and parliamentary time that could result in huge social and economic benefit. When scoring opportunities are in short supply it is vital to shoot at the right target.”
The important role that properly adopted local plans can play in ensuring back garden development is managed to ensure outcomes that meet and balance local needs was highlighted in research published by the Department for Communities and Local Government in January. At the time, Housing Minister John Healey said, "Councils already have the tools they need to deal with this issue.”
Dismore's Bill will have its second reading this Friday, March 5. It will require a further three Parliamentary stages before passing across to the House of Lords for five readings. If it passes all those stages it will then be considered for Royal assent.
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MORE AND MORE BEING FORCED TO RENT AS SUPPLY SHORTAGE WORSENS
04 March 2010
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Increasing numbers of Britons are likely to be forced to rent in future as a shortage of housing supply pushes home ownership out of many people's reach, research from the Council of Mortgage Lenders has shown.
It said the proportion of people who are homeowners is likely to fall in the coming years, while increasing numbers of people will instead be tenants, mainly renting in the private sector. It said some of the shift would reflect changing consumer preferences, but the rising number of renters would also be due to affordability pressures, which have been exacerbated by the credit crunch.
The group warned that a "chronic lack of housing supply" of all types looks set to persist, as new-build levels fail to keep pace with the number of new households being formed. It said a combination of private sector funding constraints and public sector spending cutbacks is likely to produce a significant shortfall in both housing supply and housing finance.
It is estimated that between 1999 and 2009 the number of new homes built each year ranged from 130,000 to 170,000. But it is thought 238,000 to 290,000 new homes are needed each year just to keep pace with rising demand.
The situation looks set to get even worse, as it is thought the rate at which new households are forming will accelerate during the coming decade. Meanwhile the rate at which new homes are being built has been hit hard by the credit crunch, last year falling to its lowest level since 1948.
The CML said the combination of a shortage of supply and the credit crunch is making it increasingly difficult for first-time buyers to get on the housing ladder. The average person buying their first property is currently putting down a deposit of around £34,000, equivalent to more than their total annual household income, and up from an average of £12,700 only three years earlier.
Unsurprisingly, the hefty deposits being demanded by lenders have led to an estimated 80% of first-time buyers aged under 30 needing help from their parents to get on the housing ladder, compared with 10% in the mid-1990s.
Bob Pannell, CML's head of research, said: "The overall effect is that for those in the formerly typical first-time buyer age bracket of 25 to 34, the likelihood of buying at the moment is around half its level of a decade ago."
He added that for the foreseeable future the current constraints to the supply of both housing and finance look set to continue: "The effect of this is likely to be that first-time buyers will continue to face significant deposit challenges to enter the market, and that the trend of falling home ownership that had already begun before the credit crunch will continue."
On a brighter note, the CML said the recovery in house prices seen during 2009 reduced the number of people in negative equity by more than a quarter. In April 2009, the group estimated that around 900,000 people owed more on their mortgage than their property was worth, but it believes the figure has since fallen to around 650,000.
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THREAT TO RURAL LIFE AS MORE YOUNG QUIT THE COUNTRYSIDE
04 March 2010
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Dr Stuart Burgess
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The Government will be told today that the long-term future of the countryside is in jeopardy because so many young people are being forced out of rural areas to find homes, jobs and support.
The alert comes from Dr Stuart Burgess, the Government’s Rural Advocate, based on evidence he has gathered from communities in all parts of rural England about the fears, aspirations, challenges and needs of young rural England.
As well as calling on policymakers to demonstrate a better understanding of the challenges facing rural young people, Dr Burgess’s report puts forward practical solutions, including flexible planning to create more affordable rural housing.
In the report being delivered directly to the Prime Minister, Dr Burgess said: “Wherever I go, I hear deep concerns − that challenges with housing, work, transport, training and social exclusion are preventing young people from living in the countryside. Without young people to provide a work force, rural economies are unable to fulfil their full potential and rural communities can go into a decline.”
At the same time, the Commission for Rural Communities, which Dr Burgess chairs, will publish a State of the countryside update, setting out the statistical facts of rural life for children and young people, including the current rate of outward migration.
Dr Burgess points out: “My clear message is that challenges for rural young people need addressing positively and urgently and that failure to act will put the future viability of our rural communities at risk. It is essential to break the cycle of low aspirations and, instead, inspire young people to fulfil their potential and play an active role in our society.
“My personal commitment is to seek ways of increasing the engagement of rural young people with these issues which so clearly affect their futures and find ways of harnessing their enthusiasm and creativity to find imaginative new solutions which will benefit us all.”
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NUMBER OF APPROVED MORTGAGES DROPS
04 March 2010
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The number of mortgages approved for house purchases dropped by 17% during January as the housing market suffered a steep fall in activity, figures from the Bank of England has shown.
There were 48,198 homebuyer loans in the pipeline during the month, the lowest level since May 2009 and the second consecutive monthly drop. The number of remortgages approved fell to 23,611 from 27,322 in December. There was also a fall in mortgage advances, with gross lending sliding to £10.24bn, down from £13.53bn in November.
The Bank's figures show that while mortgage activity was down in January, consumers' appetite for unsecured borrowing increased. Net lending through both secured and unsecured loans rose by £2bn in January, compared with £1.5bn in December.
Consumer credit increased by £500m – nearly double December's £265m increase and a marked turnaround from the previous five months when consumers borrowed more than they repaid.
However, unsecured borrowing remained well down on the levels seen during the peak of the credit boom, when collectively consumers regularly increased their outstanding debt by more than £2bn a month.
RICS chief economist, Simon Rubinsohn said: "These numbers from the Bank of England provide confirmation that mortgage lending activity took a tumble in January. The number of mortgages approved was the lowest since May last year.
“The ending of the stamp duty holiday on properties valued between £125 and £175k clearly had some impact on activity but the scale of the drop suggests that the adverse weather conditions may have played an even bigger role. This is consistent with the comments of surveyors responding to the January RICS Housing Market survey.
"Our judgement is that this downturn in transactions will prove temporary and that buyer interest will have rebounded in the February data. Lack of mortgage finance, or the requirement for relatively large deposits, remains an issue as does the absence of sufficient good quality properties for sale.
“Even so, we still expect the number of mortgage approvals granted per month to quickly climb back to the high 50,000s seen at the back end of last year. Over the course of 2010, this figure should gradually climb to nearer 70,000."
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PENSIONERS OWN PROPERTY WORTH £765.18BN AS HOUSING MARKET GROWS
04 March 2010
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Retired homeowners have total property wealth owned outright of up to £765.18bn as the housing market continues its fragile recovery, new research from Key Retirement Solutions shows.
The launch of Key Retirement Solutions’ Pensioner Property Equity Index, which will track the property wealth of the over-65s on a quarterly basis, shows that a third of the housing wealth is concentrated in London and the South East.
Over-65s in the South East own property without any mortgages worth £123.44bn compared with £122.65bn held in London, the index shows. However, property wealth is spread throughout Great Britain with retired homeowners in the South West holding 15% of the total housing equity stock and a total of £115.64bn.
Dean Mirfin, Business Development Director at Key Retirement Solutions, said: “The housing market has been through a tough time and there are still doubts over the strength of the recovery.
“However it is undeniable that the over-65s own considerable property wealth outright which represents a massive investment success as many of them will have bought their homes more than 20 years ago.
“The property wealth owned outright by pensioners represents a potential source of income for the over-65s particularly when other sources of retirement income are under pressure from low interest rates and annuity rates.”
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HOME SECRETARY ANNOUNCES NEW MEASURE TO TACKLE ANTI-SOCIAL BEHAVIOUR
04 March 2010
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Alan Johnson
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Home Secretary, Alan Johnson has announced new measures to ensure that police and local services work together to tackle antisocial behaviour, boost local confidence and keep neighbourhoods safe.
The Safe and Confident Neighbourhoods Strategy builds on the success of neighbourhood policing and will ensure anyone with a concern about crime and antisocial behaviour gets the assistance they need. It will also make it easier for the public to play their part in tackling crime and antisocial behaviour.
This will be achieved through rolling out a national police non-emergency telephone number (101) by 2012; support to enable communities to negotiate and sign neighbourhood agreements on how their local services; more support for Neighbourhood Watch; and support from the Future Jobs Fund to employ young people in roles, such as police cadets, to support neighbourhood policing.
It also includes inviting chairs of magistrates' benches to make appropriate arrangements by which magistrates could be involved with neighbourhood partnerships in their areas, whilst protecting judicial independence and avoiding any perception of bias; and repeating the successful Community Cashback scheme allowing people a say - including through online voting - on how a further £4million of criminals ill-gotten gains are spent.
Johnson said: "It is a fact that crime has fallen. Overall crime is down by more than a third since 1997 but we must acknowledge that the perception of crime and antisocial behaviour hasn't always followed the same trend.
"Neighbourhood policing has revolutionised the way the police service works with the community to tackle the local crime and antisocial behaviour issues that matter the most. The public have a right to have their concerns about crime and antisocial behaviour promptly tackled, but this is not the responsibility of the police alone. We are making it clear that all local services must work together to ensure this happens.
"This new strategy means that all communities can be more confident than ever that we are delivering on our top priority of keeping streets safe."
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MAJORITY BELIEVE IN HOME OWNERSHIP DESPITE RECESSION AND KNOCKED CONFIDENCE
04 March 2010
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David Pretty
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For the third year in succession, a YouGov survey commissioned by the New Homes Marketing Board (NHMB) has shown that the vast majority of Britons still want to invest in homes of their own despite the nation’s economic woes.
While the shortage of mortgage funding and the loss of confidence in the housing market are still causing serious frustration – with over a third of respondents saying their chances of buying a home of their own are worse than a year ago - the public’s general belief in home-ownership is undented, with 89% stating that they regard it as a sensible investment in their future.
A virtually identical YouGov survey carried out for the NHMB two years ago, in 2008 – before the worst of the banking crisis and global credit crunch - produced a figure of 90%. In last year’s YouGov survey, it dropped marginally to 88%, before bouncing back to 89% this year
David Pretty CBE, Chairman of NHMB, said: “Even though the economic situation has worsened dramatically since our first survey on this subject two years ago, our latest look at underlying demand for home ownership shows that it remains very strong. Our national belief in the benefits of home-ownership seems almost unshakeable, which is quite remarkable given the current economic situation.
“However, this climate is still serving to thwart home ownership ambitions more than at any time in modern history, with 43% putting their plans on hold citing difficulties in either obtaining a mortgage (26%), saving for the larger deposits when their bills and daily expenses are rising (44%) or lack of confidence in the market (23%). Looking at the results of this latest survey, it is clear that this is causing frustration and resentment. It is particularly frustrating for those buyers who are creditworthy and have a reasonable deposit but who simply cannot get a suitable mortgage.”
Underlining this message, 46% planning to buy a property expected to have to delay buying homes by remaining with their parents (15%) or continuing to rent their existing residence (24%), and more than half (60%) felt frustrated by their situation. 59% of those who plan to buy property say they will contemplate buying a home when the market improves, down from 64% last year, as frustrations continue to take their toll.
Pretty said: “We said after last year’s survey that too many people were prevented from buying by the shortage of mortgages, which couldn’t even satisfy the demand that existed then, as well as by punitive rates of interest for first-timers and the need for much larger deposits. The housing market is showing signs of early improvement but the economy is still fragile and housing output has slumped to the lowest peacetime levels for 80 years. As a result, demand far outstrips supply and the backlog continues to grow.”
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HOUSING NEWS: INNOVATION ROUND-UP
05 March 2010
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HOUSING PATHFINDERS ON THE RIGHT TRACK
05 March 2010
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Ten areas testing new ways to revitalise housing markets are continuing to make good progress, despite the recession.
The Audit Commission has assessed each of the pathfinder partnerships involved in the Housing Market Renewal programme. The Commission assessed five partnerships as performing strongly (the ‘top mark’) and five as performing well.
In a year that has seen significant challenges, all pathfinders have maintained overall performance levels. And three have improved areas of their work.
Roy Irwin, Director of Housing at the Audit Commission said: “Our assessments show that even in difficult economic times, the Housing Market Renewal pathfinders are playing an important role in efforts to improve existing homes and provide new homes while supporting communities.
“However, while all must be given credit for maintaining or improving overall performance in a difficult year, issues around value for money remain for some pathfinders, but these are being addressed.”
The Audit Commission assesses the Housing Market Renewal pathfinder programme for the Homes and Communities Agency (HCA).
HCA Chairman, Robert Napier said: “We welcome publication of the reports on Housing Pathfinders. The reports demonstrate what we already know; that the ten pathfinders which make up the Housing Market Renewal Programme are delivering, despite the severity of the current economic climate.
“The Housing Market Renewal programme makes a vital contribution to the growth, sustainability and continuing economic development of some of the North and Midlands’ most deprived areas.”
The Audit Commission assesses partnerships on how well they are meeting priorities. These include the number of new and affordable homes, the promotion of cohesive and sustainable communities and their contribution towards creating attractive, prosperous and safe places for communities to thrive in.
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UK HOUSING MARKET IMPROVING FASTER THAN MOST OF EUROPE
05 March 2010
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Signs of recovery are already visible in some European housing markets, especially in sales levels and prices, says the latest RICS European Housing Review.
A significant number of European residential markets were starting to show signs of recovery as early as spring / summer 2009 and further revival is expected in 2010. Norway led the way with prices rising by 12%, followed by Finland where they rose by eight percent and then Sweden, who saw a seven percent increase. In the UK, prices rose by one percent in 2009 overall, but by 10% since their lowest point in April.
Low interest rates and reviving economies helped to avoid housing market meltdown across much of Europe. In Germany, Italy, Netherlands and France, last year’s falls were relatively moderate (between -four percent to -six percent) and though today markets are still fragile, they are starting to stabilise and to see some price growth.
However countries with vulnerable economies will continue to experience depressed markets and falling prices. The worst performing markets of 2009 were Ireland, Spain, Greece, most central and eastern European countries, and especially the Baltic States where prices declined between -27% to -53% in 2009. Geographically, together they form an unlucky horseshoe around the edges of Europe.
The economies of Europe are only showing weak signs of growth and this will hold back housing markets, especially if unemployment continues to rise. Most European house building industries, with the exception of Germany and Switzerland, are also still suffering the impact of the global financial backlash and housing supply will need some time to recover.
The report's author, Professor Michael Ball, said: "The shallowness of the downturn in core European housing markets has surprised many commentators. But Europe is not the USA, and the problems and policy responses have been different. Mortgage defaults have only risen modestly. Low interest rates and central bank support for mortgage markets have played key roles in bringing recovery.
“Huge problems remain unfortunately. Housing markets around the fringe of Europe are still dragging down economies in a vicious circle and all European housing markets continue to face credit constraints and great uncertainty. ”
Simon Rubinsohn, RICS chief economist said: “A combination of extraordinarily low interest rates and a raft of government measures have helped to put a floor under residential property markets in most European countries.
“A firmer tone to the macro news flow is also providing a layer of support with clear evidence that an economic recovery is now under way. Indeed, in a number of cases the boost to liquidity has pushed prices back in the direction of previous highs. However, other housing markets are continuing to labour. In particular, the overhang of supply remains a drag in Spain and Ireland."
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CRISIS CONCERN OVER HOUSING BENEFITS
05 March 2010
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Crisis has released the results of research into how difficult housing benefit claimants find it to move into work and find accommodation in the private rented sector.
New research shows housing benefit cuts could push struggling tenants further towards poverty, debt and homelessness and traps recipients in unemployment and poverty.
Crisis, the national charity for single homeless people, today releases the results of research into how difficult housing benefit claimants find it to move into work and find accommodation in the private rented sector.
This research has been carried out against the background of a Government consultation into reform of housing benefit. Proposals include changes which would see cuts to the levels of Local Housing Allowance (LHA), the form of housing benefit for people living in the private rented sector (PRS).
Leslie Morphy, Chief Executive of Crisis, said: "This new Crisis research shows the vast majority of housing benefit recipients are already living on a shoestring, with the additional huge frustration that taking a job simply does not add up.
"Crisis welcomes the Government finally moving to reform housing benefit, but it's vital that changes make the situation better, not worse.
"We need a system which works for tenants and landlords and where work pays. And we certainly don't need the disasters of increased poverty, debt and potentially even homelessness which a reduction in benefit rates from changing how they are calculated would bring."
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ECO-HOMES ARE NOT JUST THE PRIVILEGE OF THE WEALTHY, SAYS RESEARCH
05 March 2010
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A new research project spearheaded by the University of Leicester is set to influence the building of eco-homes in Britain.
Dr Jenny Pickerill, a Senior Lecturer from the Department of Geography at the University of Leicester, has been awarded a Winston Churchill Travelling Fellowship to undertake an 8-week project to discover how to make affordable eco-homes a reality.
Dr Pickerill will be travelling to the USA, Argentina, Thailand and Spain to carry out research into the best and least expensive ways to build eco-homes. The aim of the project is find out the best practice for building eco-homes, and bring the findings back to the UK to prompt the building of more British eco-homes.
For example, a project in New Mexico, has built numerous eco-homes very cheaply using natural materials found locally. The techniques used to make the homes may appear basic, but actually provide for very comfortable, efficient and environmentally friendly housing.
Finding affordable ways to build eco-homes is of central importance to the project. Dr Pickerill aims to ensure that environmentally friendly designs do not become the privilege of the wealthy, but can also be available to those on a lower income.
Dr Pickerill said: “There is a real danger that the rise in popularity of eco-homes will cause more inequality and heighten the rich-poor divide. As environmental issues become more and more topical, we need to keep in mind the economic pressures people face. In the rush to find environmental solutions, we shouldn’t forget social justice.”
Dr Pickerill will begin her 8 week project on the 1st June 2010.
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BRIGHTER OUTLOOK FOR PRIME PROPERTY AS SELLERS PUT HOMES ONTO THE MARKET
05 March 2010
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High end sellers are flooding back to the Prime property market, encouraged by the improved economic outlook and confident in the long term recovery of the market, says Primelocation.com.
The Primelocation.com Prime Index recorded a 4.5% monthly increase in stock in February and a rise of 17.0% over the past 12 months, taking numbers to slightly below pre credit crunch levels. All but three of the regional Prime markets experienced a double-figure annual increase in stock.
Having postponed their move during the uncertainty of the recession, vendors finally appear ready to act. Almost half (48%) of sellers using Primelocation.com are confident that the UK property market will fully recover in the next two years, underpinned by sustained demand and a stabilising economy.
Following the seasonal lull over December and January, top tier property prices are now levelling out. While there were marginal falls in February of 0.3% for Prime, Prime Platinum prices remained level and some of the regional markets saw slight increases. While the influx of new stock may have initially acted to stall price rises overall, strong demand for quality stock is likely to push prices up over forthcoming months.
Andrew Smith, Head of Research at Primelocation.com, said: “Until recently the supply of quality properties has been restricted by reticent sellers, who have been biding their time through the downturn until more concrete market improvements became visible. It is certainly a sign of increasing confidence in the market, and the wider economy, that so many are now ready to put their homes up for sale, and the level of stock is now approaching pre credit crunch levels once again.
“Significant increases in Primelocation.com site traffic and property searches suggest that strong, pent-up buyer demand exists and this is likely to counteract the influx of supply, driving prices upwards as competition gradually picks up.
“London has already seen price growth in February as demand translated into higher transaction levels and, as the capital is often the last to feel the effects of a slowdown and the first to see prices climb back up again, the question is: how long will it be before the rest of the UK’s Prime markets follow suit?
“With finance much less of a barrier for Prime buyers, we are simply waiting for them to regain the belief that a new investment in property is prudent. All the evidence suggests that we will not have too long to wait.”
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NEWS 
