Homes: Affordability

Baroness Pinnock Excerpts

Thursday 28th October 2021 Lords Chamber

[Baroness Pinnock (LD)]

My Lords, I thank the noble Lord, Lord Bird, for instigating this debate and for his very powerful introduction to so many vital issues, poverty being at the heart of it all. I will address my remarks to the affordability of housing. I hope the noble Lord thinks that will help the debate; I will just focus on that part, because it is so wide-reaching. I have long had very considerable concerns about the quality and cost of housing for many families who have come directly to my attention in my roles as a councillor in Kirklees in West Yorkshire and as a vice-president of the Local Government Association.

The noble Lord, Lord Bird, has focused the attention of this debate on the impact of the reduction in universal credit—which is still a reality for the majority of those who claim benefits, despite the changes announced in the Budget yesterday—the end of the furlough scheme and the rise in fuel prices. He is absolutely right to be very concerned about the impact that that triple combination of issues will have. There are other issues he mentioned only in passing, such as the rise in food prices and, for some folk whose housing is not affordable, the taxation increases through national insurance contributions. All those will make it so much harder for people who have only just enough to pay their housing costs, be that mortgage or rent.

The noble Lord, Lord Bird, gave us some assessment of the numbers of people already in rent arrears and under threat of becoming homeless as a result. This is a result of deep-seated problems that have been enhanced by the economic effects of the pandemic. This afternoon, I will draw the attention of the House to the challenges of affordability that exist now and existed before the pandemic.

The Government are very keen on promoting so-called “affordable housing”. In the Budget announcement yesterday, the Chancellor allocated £11.5 billion to provide affordable housing. In broad terms, affordable housing means housing that is provided at around 80% of the market level. But for many renters this remains unaffordable, even for those on middle incomes, let alone those on low incomes, as the Affordable Housing Commission reported last year.

The phrase “affordable housing”, as currently defined, is completely misleading and should be challenged—as I do at every opportunity. Worse still, so-called affordable homes are affordable only once. The Government could, and in my view should, require affordable housing to be affordable in perpetuity. Will the Minister agree to investigate that suggestion and let me know the outcome of any ideas that come forward?

The rented sector is so unaffordable that the Government expend considerable sums on housing benefit—the forecast is that £30.3 billion will be spent this year. The House of Commons report states that 25% of this will be for tenants in local authority housing, 38% for housing association tenants, and 37% for private sector tenants. According to a report by Shelter last year, there are 1.4 million tenants in the private rented sector who rely on housing benefit or have it as part of their universal credit.

As many Members will know, the rate of benefit is calculated according to the local housing allowance, which is referenced to local market rents. During the pandemic, the LHA level was reset at the 30th percentile. This is the maximum that can be claimed. In theory, it is enough to ensure that housing benefit covers the cost of renting a typical house large enough to meet the needs of the household. If all the rent is to be covered by housing benefit, this means that the only houses available in the private rented sector are those falling at 30%, or below, of local market rents. If there are more families and individuals requiring a property within that first 30% than there are rented properties available, then people reliant on housing benefit to help with their rent find that they have to pay above that rate in order to get somewhere to live.

I will illustrate this with examples from my own hometown, of Cleckheaton. Here, the local housing allowance for a two-bed property is £103.56 per week. I know that will be a surprise to many people who live in London, but that is what it is in my part of West Yorkshire. This is the maximum a family can receive in housing benefit. Yesterday, I did a search to find potential properties. I failed to find any at or below £103.56. There was a two-bed Victorian terrace in a row of back-to-backs—literally two up, two down—at £106 a week, the lowest rent I could find; this house was in a terrace, with no garden or frontage, giving straight on to the street. There were other two-bed Victorian terraced properties at £114 and £137 a week. The result is that families who are desperate for somewhere to live, and whose income means that they depend on housing benefit, end up renting a property costing more than the local housing allowance. The extra that has to be found—even if it is £3 a week, let alone £11 or £24—comes at the expense of their other living costs, such as food, heating and travel. It is one of the reasons why so many families have had to turn to food banks and why, as we heard, so many are in arrears and in danger of losing their homes.

The problem I have described is of course magnified in cities such as London, where housing costs are many times those in the example I have given. Here, the difference in the rate of local housing allowance and the rent that has to be paid is so high that families are in very difficult financial circumstances.

All that I have described predates the additional financial strain on household finances as a result of Covid. Earlier this year, housing charities called on the Government to tackle rising rent arrears. A report by Crisis, Shelter and, I think, Citizens Advice estimated that at least half a million households had rent arrears so large that they were in danger of being made homeless. Of these, 300,000 households have dependent children. If they are made homeless, the local authority has a duty to find accommodation.

The challenge for local authorities in rehousing those who have become homeless is an almost impossible one, as the stock of housing in the public sector has seriously diminished. In the Kirklees Council district, so-called council housing is around half of what it was 20 years ago; it has fallen from 46,000 houses to about 23,000, the last time I looked. Rents in that sector—social rents—are significantly lower, at an average of about £70 a week. These rent levels are covered in total by housing benefit where needed, at a significantly lower cost to the public purse. The question for the Government is this: why are they failing to fund the construction of significantly more houses at social rent? This would not only meet the needs of the million or more people currently on council house waiting lists but could be achieved at a much more reduced level of public funding —public subsidy for housing benefit and construction—than any other way. I just despair, really.

I have focused my remarks so far on those who rent their home, but there is a growing challenge for young people who want to buy a house, as for many it is totally unaffordable. The solution is not simply setting numbers of houses to be built as targets, as developers simply build the houses that give them the biggest profit. The Government need to move away from setting targets of numbers of units built and turn their attention to the type of unit and location, to enable young people to get on the housing ladder. There is a great challenge here for policymakers, in providing homes to rent that are genuinely within the means of renters who depend on housing benefit—or the universal credit part of that—and in enabling the construction of large numbers of homes that are within the financial means of first-time buyers.

I have asked a lot of questions, which I hope the Minister will respond to. I thank the noble Lord, Lord Bird, for this debate, which has enabled us to raise issues of housing affordability and poverty. We do not talk enough about these issues. With those remarks, I look forward to the rest of the debate and to the Minister’s response.