This week the Government will launch its new housing policy. Cliff Taylor is right:
‘It will be hard to get beyond the noise when the Government publishes its new housing plan . . . .’
We’ll have a surfeit of targets, high-sounding initiatives and policy proposals crafted with good intentions. But the impact on the ‘market’ will be another thing. Unforeseen and perverse consequences abound in something as complex as the housing market.
For instance, the Government’s shared equity schemes, intended to help people buy a house, will only add demand to a supply-crisis and, so, push up prices. Landlords are reluctant to reduce rents because they don’t want to get caught by the rent-increase cap. So they leave the accommodation empty. Labour shortages, Brexit-fuelled shortages, higher than EU average interest rates and time-consuming procurement process – and those are only part of the problems.
And as Eoin Burke-Kennedy reminds us, ramping up supply will not resolve Ireland’s housing crisis.
‘The supply mantra – the notion that increasing supply is the answer to the problem – is now enshrined as an article of faith with Government, industry and much of the public . . . History unfortunately tells us [otherwise]. Ramping up housing supply has never once in our recent history improved affordability. Even at the high-water mark of construction in 2006, when a record 92,000 homes were built, property prices rose by 14 per cent.’
Yes, we need more house-building to meet future demand. But we need a reform of the market itself or, more specifically, to create a new public housing market. Markets are not a natural phenomenon, born from some big bang of supply and demand. They are socially constructed. We need new market tools; otherwise, the upward pressure on prices and rents will remain. And whatever the progressive reforms (and there are many options), they would all lead back to a substantial and sustained public intervention based on non-speculative principles.
Here are three areas to consider.
Unitary Rental Market
The most radical intervention in the debate over private rental accommodation and rents was NERI’s ‘Ireland’s Housing Emergency -Time for a Game Changer’ which built on the proposals by the National Economic and Social Council. Essentially, they proposed the fusing of social housing and private rental sectors through a cost-rental model – what can be called a ‘unitary’ market. This would end the idea of social-housing-for-the-poor and replace it with a new public housing market.
Essentially, the means-test for social housing would be abolished. The state would build affordable rental accommodation open to all applicants regardless of income or employment status. Rents would be based on ‘cost’, and where tenants cannot not afford the rent, they would receive a housing payment (a redesigned HAP, but with the big difference that now these payment s would remain in the public sphere).
The distinction between the means-tested social housing sector and the wider rental market would be abolished. The state would still build traditional ‘social housing’ targeted at groups with specific needs (e.g. the homeless, older people, tenants with disabilities, Travellers). But otherwise, public housing would be available to all. And the competition with traditional private rental accommodation (institutional investors, REITs,) would put downward pressure on their rents.
The public realm becomes the main driver for affordable rents.
Non-Speculative House Purchase Market
The state would intervene in the house purchase market through non-speculative housing. Houses and apartments would be built and sold to first-time purchasers at cost-price. This would open up the house purchase market to average income groups. However, the house would remain in the public sphere. Purchasers couldn’t sell them on the open market (to make a capital gain). They could only sell them back to the public body that built and sold them, based on a formula which would include original price, inflation-index and the value of any improvements. There could be limited provisions for inheritance to children who are also first-time buyers.
Climate-Proofed Housing
Rory Hearne points to the inter-related issues of housing need and climate change:
‘The housing and climate crisis are two of the main issues we have to solve . . . we have the opportunity to address the housing crisis and raise people’s living standards through improved homes, while also solving the climate crisis. It is an investment in the future of humanity. In crude accounting terms, the state will reduce costs in health spending associated with poor housing — asthma, bronchitis, mental health impacts.’
A progressive roll-out of a major retro-fitting programme would initially target the lowest income groups. 17 percent of the lowest income decile lives in pre-1918 accommodation. A major problem is the cost. The current grant system favours those who already have resources. Therefore, retro-fitting should be free upfront with repayments based on income, with the outstanding balance paid off whenever the dwelling is sold or transferred. This allows the environmental and social benefits to start immediately. Two further steps could be made to climate-proof our housing stock:
- New houses built under new climate-proofed regulations
- Mandatory energy upgrading of second-hand houses put on the market
While these would increase the cost of housing, we need to integrate energy costs (for the household, economy and the environment) as part of a new way to assess the long-term cost of housing. If there is a need to assist people in the market to pay for the increased upfront cost, ultra-low interest rate ‘green mortgages’ can be provided alongside market mortgages to cover the climate-proofing costs.
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A unitary rental market, non-speculative house purchase market, climate-proofing market interventions – these are attempts to steer housing away from speculative and financialised activities while turning housing into an instrument of climate justice. This requires a new public housing market while reforming the current one based on the principal of public housing for all.
However this is done (and others will have more and better ideas), let’s at least not be seduced by the idea that building more houses will somehow solve our underlying problems of affordability and climate protection. Otherwise, we’ll face into what one estate agent said to Cliff Taylor:
‘They are going to let it happen all over again.’