Housing Market

Baroness Warwick of Undercliffe Excerpts

Thursday 17th November 2022 Lords Chamber

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[Baroness Warwick of Undercliffe]

That this House takes note of the multiple problems affecting all tenures in the housing market in England; and the case for a coherent strategy to encompass the social, economic, and environmental aspects of housing and construction.

[Baroness Warwick of Undercliffe (Lab)]

My Lords, there has been no shortage of reports on housing of all tenures over the past 10 years. There is a general consensus that our housing market is not fit for purpose. We are not building enough new homes; most houses that are built are unaffordable except to those on above average earnings; young people find it impossible to get on to the housing ladder; we have a growing elderly population in homes not adapted to suit their needs; and more and more people are being forced into the private rented sector.

The House of Lords Built Environment Committee addressed many of these problems in its 2021 report and stressed the need to improve housing supply, saying

“too many people are living in expensive, unsuitable, poor quality homes.”

I am sure that all these issues and more will be raised in this debate. I will focus most of my contribution on social and supported homes, but I start with some very basic facts.

Looking at affordability, the latest ONS figures show that the average UK house price was £296,000 in August 2022, up 14.3% over the previous year in England. Prices in England have gone up by 76% since 2012. Despite regional differences, all areas have experienced increased prices. Average house prices in London, despite it having the lowest annual house price growth rate, remain the most expensive of any region in the UK. The ONS also estimates that full-time employees can typically expect to spend around 9.1 times their workplace-based annual earnings on purchasing a home in England, compared to 3.5 times in 1997. The number of new social rented homes has fallen by over 80% since 2010. The Government committed in their 2019 manifesto to build 300,000 new homes annually by the mid-2020s. I hope the Minister will tell the House what plans are in place to deliver on those numbers, given the stark facts I have listed.

The Grenfell Tower tragedy of June 2017, in which 72 people lost their lives in a high-rise fire in west London, focused political attention on social housing and the relationship between tenants and landlords. The Government’s response has been painfully slow. Although they have begun to make changes, as the right reverend Prelate the Bishop of Chelmsford said in a recent debate, there is a need for significant investment in new social housing and a comprehensive housing strategy.

We currently face a grave affordable housing crisis which continues to worsen, with 4.2 million people currently in need of social housing in England. Understanding the scale and types of housing need across the country is essential for planning effective policy responses and informing the debate around the need for new homes. People in Housing Need, a report published by the National Housing Federation last December, found that half a million more families are in need of social housing than are recorded on official housing waiting lists. Two million children in England—one in every five—are living in overcrowded, unaffordable or unsuitable homes. Some 1.3 million of these children are in need of social housing, as this is the only suitable and affordable type of home for their families.

Need for social housing has risen in all parts of the country, yet the supply of social rented housing has fallen, as I have said, by 85% since 2010-11, with the number of social rent homes available for letting each year also falling since 2014-15. We are living through a severe crisis of housing supply and affordability, which is increasing housing vulnerability. Long-term investment in social housing would provide people with suitable homes that they can afford and support the Government’s commitment to level up disadvantaged communities across the country. Social housing brings down the housing benefit bill, supports better health and well-being outcomes and reduces reliance on temporary accommodation.

Last year, housing associations built more than 38,000 new homes. Building these homes directly added £2.1 billion to the national economy, supporting more than 36,000 jobs. Housing associations in England currently provide 2.8 million homes for 6 million people, housing 11% of the population. The lower rents they charge save tenants £9 billion annually, making significant savings for the Treasury by bringing down the housing benefit bill. However, current inflationary pressures are having a significant impact on housing associations’ ability to deliver new developments. According to data commissioned from the Centre for Economics and Business Research, material costs for repairs and maintenance have increased by 14% and it is 12.3% more expensive to build new homes than it was last year.

Planning reforms included in the Levelling-Up and Regeneration Bill would replace the Section 106 agreements with a new infrastructure levy. This would have significant implications for the delivery of new affordable housing. Although Section 106 is not perfect, it delivers significant numbers of affordable homes; currently around 50% of all new affordable housing is delivered in this way. As it stands in the Bill, the infrastructure levy would enable local authorities to divert developer contributions away from affordable housing and towards other unspecified forms of infrastructure. Around two-thirds of Section 106 proceeds currently go towards affordable housing, so this would represent a dramatic tilt away from affordable housing delivery when demand for it is increasing all over the country. Will the Minister tell us what steps the Government are taking to ensure that their new infrastructure levy does not result in a net loss of affordable and social housing delivered via the planning system?

The current energy and cost of living crisis urgently solidifies the importance of energy-efficient homes for the future. England’s homes produce more carbon emissions every year than are produced by all the country’s cars. Much of the country is living in draughty homes that are not fit for purpose, which not only has an impact on the environment and the future climate but leaves many unable to afford to heat their homes. It is imperative that we decarbonise all homes in England, to reach the national net-zero targets by 2050. The social housing sector is the best place for the Government to start. The quantity and variety of homes within the sector mean that there will be more opportunities to deliver change at scale and provide the market mechanisms required to build up supply chains.

It is vital that the energy efficiencies of homes are greatly improved. Over 60% of social homes are certified EPC C or above, but other tenures average just under 40%. An immediate commitment to long-term retrofit funding will do wonders to move people away from gas and prevent residents moving into fuel poverty. Will the Minister protect the existing social housing decarbonisation fund? Can she tell the House when the Government will release the remainder of the £3.8 billion investment up to 2030?

The horrific tragedy at Grenfell Tower has shown that more needs to be done to ensure that tenants are listened to by their landlords when they talk about issues related to quality and safety. Currently, 23% of privately rented homes are non-decent, rising to 29% of homes privately rented by people receiving housing support. Some 16% of owner-occupied homes and 12% of social housing homes are currently non-decent. The recent appalling case in Lancashire reinforces this point.

Social housing landlords have been working to encourage a culture of transparency. Some 207 housing associations have signed up to the Together with Tenants charter, which has developed relationships of mutual trust and respect in over 2 million homes. The Social Housing (Regulation) Bill is a welcome step to empowering residents through stronger consumer regulations. Does the Minister agree that any measures brought forward must be meaningful to residents but also proportional to the capacity and resources available for housing providers of all sizes?

I now move on to supported housing. Good-quality supported housing transforms lives. It gives people choice and provides tailored, person-centred support that is vital to their resilience, health and well-being. Residents with physical and mental health needs benefit from specialist homes and services, and live independent, healthy lives. Supported housing can be a lifeline for older people and those with long-term care and support needs, including learning disabilities, autism and mental health conditions. This vital housing resource is facing a number of acute funding pressures which represent a serious threat to its long-term future. Against a backdrop of reduction in commissioning, the current inflationary pressures are crippling supported housing services, with increases in energy costs, costs of repairs, maintenance, building safety upgrades, legal and insurance costs and the costs of cleaning materials. The sector is also experiencing significant issues with recruitment and retention of staff, largely due to the low levels of pay providers are currently able to offer.

The cost of providing supported housing schemes is much higher than in other tenures. Operating margins for supported and sheltered housing schemes are tight and are on average 8% lower than social housing lettings overall. These margins have become only tighter as costs have risen across the sector. For example, one small supported housing provider I know of is currently operating on a very thin margin of 0.9%. One medium-sized provider recently saw bills for its gas and electricity increase by 100% from last year to this year, from £1 million to £2 million, adding that if it had to go out to tender at this point, the bill would come to £5 million. Some housing associations are considering pulling out of supported housing provision altogether. Given the unique funding pressures facing this vital part of the sector, can the Minister tell us what the Government are doing to improve funding certainty for supported housing providers?

The Government have produced a number of policies to address some of the issues I have outlined, but they have made little or no progress on the underpinning problem: we are not building enough homes, and we are not remediating enough of the existing homes which form the vast bulk of the housing market.

In conclusion, it is clear that we need a joined-up, long-term, outcomes-based strategy for housing people on lower incomes. Reform in the sector is often piecemeal and disjointed, as illustrated by the fact that we have had five different Housing Ministers in the past year and 14 different Ministers since 2010. Affordable housing is a key driver of economic growth. Managing and maintaining housing associations’ existing homes directly adds £11 billion to the national economy annually. Housing associations are an essential part of the housing market. I hope that the Minister will agree that it is vital that they are able to continue this contribution and deliver much more.

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[Baroness Warwick of Undercliffe (Lab)]

My Lords, I thank the Minister for her very thorough response, much of which we need to take away and concentrate on. I appreciate the detailed way in which she sought to respond to the questions raised and the comments made.

I will not go over the different contributions that have been made. It has been a quite illuminating debate. It is intriguing that each of us has come forward with rather different perspectives on the market. However, there was a considerable degree of consensus about the major problem that faces this country, which is that we are just not building enough homes. I remind the Minister, in her optimism about building new social homes, of the 4.2 million people who need them.

I also thank my noble friend Lady Taylor for her wonderful and passionate maiden speech, which added considerable lustre to the debate and gave us a wonderful picture of somebody growing up not just in a city but with a city, and of all the lessons that were learned and the amazing contribution that she has made to her local government area over so many years. I thank all noble Lords for their contributions.

Motion agreed.