Our vision is of ... decent housing

Having a decent, settled and affordable home is fundamental to personal well-being and social inclusion. It provides security, promotes health and gives a firm platform for creating social networks, capitalising on educational opportunities and securing and maintaining employment. Good quality, affordable housing can also contribute significantly to economic growth attracting private finance, creating jobs and promoting stable communities.

However, for a growing number of people, finding a suitable home they can afford in Northern Ireland has become increasingly difficult. Housing costs are the largest item of expenditure for many households and housing is no longer simply a concern for low-income households, but an issue for everyone. Demand for independent housing advice has doubled (In Quarter 3 of 2010-11, Housing Rights Service dealt with over 100% more issues and 24% more clients than in the same period in the previous year.)

Even before the recession, the lack of affordable housing in Northern Ireland was creating problems. The recession has made this worse. Cuts to the Northern Ireland budget and to welfare benefits will affect those who are already vulnerable and disadvantaged. Homelessness presentations, after a period of stabilisation, have begun to increase (10,130 households compared to 9,126 in the first six months of 2009/10) with a substantial rise in those being awarded priority status (from 4,828 to 5,120; 10%).

It is estimated that, because of welfare reform cuts, around 38,000 private tenants will have an additional shortfall of £7-£8 per week between their contractual rent and housing benefit. “Inevitably more private tenants will lose their home.” This is particularly worrying as the private rented sector (PRS) is being held up as the solution to housing need. House prices continue to fall, placing many owner occupiers in negative equity.

Mortgages, especially for first time buyers, are difficult to access because of higher deposits and more restrictive lending criteria.

In order to realise our vision of a Northern Ireland where everyone lives in a decent, settled and affordable home, politicians and political parties should:

• As a matter of urgency develop an overarching, adequately resourced, comprehensive Housing Strategy for Northern Ireland.
• Provide long term funding for the Social Housing Development Programme (2011-15) to encourage private investor confidence and ultimately meet housing need. Work with private developers to encourage a build to rent market, using more cost effective construction methods to warrant affordable rents. Review the ‘Right to Buy’ scheme and develop other incentives for home ownership. Modernise fitness measures within privately rented stock to ensure they meet at least decent homes standards.
• Bring in legislative reform to implement the recommendations of the Semple Review (2007) regarding the introduction of developer contributions as a mechanism for increasing the supply of social housing and allow housing associations to build new homes for sale thereby giving them the opportunity to provide increased finance for social housing development.
• Protect those at most risk from the negative impact of welfare reform, by increasing the Discretionary Housing Benefit budget in line with the increases introduced in England. Introduce a mortgage rescue scheme. Establish a Preventing Repossession Fund to provide interest free loans to people at risk of repossession and ensure legal aid is available to fund emergency representation on the day of possession hearings.
• Support the ring-fencing of the Supporting People programme and ensure that the programme remains within the DSD. Finance for the care services provided by DHSSPS should not be reduced. Re-commit to the cross-departmental principles of Promoting the Social Inclusion of Homeless People and develop a new action plan which reflects emerging challenges and economic realities.