Social Housing in London
Debate between Joan Ruddock and Mary Macleod
Joan Ruddock
Some 50% of those on the list are deemed to have a choice and a need. None the less, the other 50%, who are in the lowest band and so stand no chance of being offered anything, have a housing need too. I can testify to that, having seen hundreds—probably thousands by now—of them in my surgeries. They are on the register because they cannot find an alternative, or because what they have is absolutely unacceptable. They do not, however, have a bedroom deficiency.
I believe that the hon. Member for Brentford and Isleworth (Mary Macleod) genuinely accepts the need in London and seeks to do the best for her constituents, but in all the schemes that the Government have put in place, or plan to put in place, there is nothing that meets my constituents’ need for affordable new units. There is a complete deficiency of supply, and I see no way of it being made up. There is also to be no security for tenants of social housing, and there are to be draconian cuts and changes to housing benefit that will result in thousands, including those at work and renting from private landlords, being thrown out of their homes because rents have become impossible. Those who currently enjoy security and pay substantial housing association rents will find themselves in rent arrears as rents are forced to rise to 80% of the private sector average.
Is no one—Lib Dem or Tory—in this Administration aware of incomes levels in London? How much does the army of workers serving the private sector—business and enterprise—in the capital city earn? In my constituency, people earn as little as £10,000 a year to support a whole family, and the average median wage is £26,500, yet the gross annual income required to afford housing association rents at 80% of market levels ranges from £35,500 for one bedroom to £83,770 for four bedrooms. At 60%, the range is £26,500 to £83,500, and so on. Analysis by Hometrack published in Inside Housing suggests that in London a household income of £44,500 per annum would be required to cover the higher rents.
The difficulties with house purchase are obvious. We all know that the price of property in London, even for a one-bedroom flat, let alone family-sized accommodation, is so many times the annual average income that it is impossible for the average worker in London, on whom all our prosperity and welfare depend, to become a home purchaser. It is a cruel deception to suggest that people should just rely on council housing in difficult periods and be able to move on. It just cannot happen, and we will quickly find ourselves with a revolving door to homelessness.
A divorced woman who was caring for her two children, was in work and had not been able to sustain a mortgage, recently came to see me. She had given up and gone into the private sector—she was not deemed eligible for council or social housing—and was paying an enormous amount of her wages to secure the housing, but the landlord had, as he was entitled to do, increased the rent. She came to me in total despair. She said, “What am I to do? I can’t pay this, I can’t get more housing benefit. Do I have to give up my job? Do I have to take my children into a hostel, after the family breakdown and everything they’ve gone through?” What could I say? There are no council or social housing units available to that family at this moment, and no prospects of one.
I saw another family—one of the most desperate I have seen—where the man, a bus driver, was supporting his non-working wife, who had two very young children, and his mother and mother-in-law, all living together. The two mothers were in wheelchairs. They lived in a maisonette and one had to stay upstairs, never leaving, while the other had to stay downstairs, but for the housing shortage, and for no other reason. Who could not deem that family to be in desperate need of specialised family accommodation? There was no alternative for that family. From lifting the mothers in their wheelchairs and so on, the husband now had a major back problem and faced the prospect of possibly not being able to continue in his job.
Whether they give a description or not, I know that every Member who speaks in this debate will have had harrowing cases of housing need where families are suffering immensely. It is, of course, the children who suffer. Sometimes there are three children in a bedroom, perhaps with asthma or in unhygienic conditions, or perhaps the oldest child is studying for exams in secondary school, but cannot get any peace and quiet because the whole family is living in two rooms.
In the past year in Lewisham there has been a 30% drop in re-lets being made available for social housing offers. The lettings outcome at the end of the year was reasonably positive, but only because of a high out-turn of new builds. However, the local authority, in giving me some information for this debate, said, “There’s a real concern that if re-lets continue to drop—and everything suggests that they will—along with new build decreasing as a result of reduced grant, the available supply to meet need will be dramatically reduced.”
The hon. Member for Brentford and Isleworth said that the Opposition had to offer some solutions. One solution, of course, would be for Londoners to elect a Labour Mayor next year. The Labour candidate, Ken Livingstone, has made a whole raft of suggestions. He has suggested, for example, using the Mayor’s planning powers to negotiate the maximum reasonable amount of affordable housing in private development schemes and making better use of publicly owned land to provide affordable homes in mixed developments, including through an expanding council house building programme.
Mary Macleod
Does the right hon. Lady accept that Ken Livingstone previously set a target of 50% for affordable homes, yet he only ever achieved 36%?
Joan Ruddock
I do accept that, but the fact is that before Ken Livingstone there was no such requirement—no aim, no goal—so there was no provision. The hon. Lady might want to acknowledge that any politician who aims for 50% and achieves 36% is actually doing rather well. Having had that experience, Ken Livingstone is now clear that a 50% target could and should be achieved. That is why he wants it to be a target once more. He suggests changes to allow public bodies such as the GLA Group and London boroughs to borrow against their assets on the bond markets in order to invest in the development of new affordable housing. He also suggests raising money on the bond markets to build affordable homes, including for rent, to break the back of the housing shortage and create work, and, as I have said, restoring the target that 50% of new housing provision in London should be affordable.