Future directions in policy & practice

Abigail DaviesTPAS Policy Advisor

Overview

• Key statistics• Government policy• Councils & landlords• Implications for involvement• Discussion– Tenants’ role in decision making

Key statistics 1

• Employment: 5.5% unemployment, 73.4% in work

• Wages & inflation: 2.2% growth, 0% inflation

• Housing supply: 112,000 to March 2015 (need 240,000 ish)

• House prices– Annual growth 4.6%, average price £180,000

• Private rents: Annual growth 2.1%

Key statistics 2• 4 million social homes

– 46,000 more than in 2010

• 400,000 lettings 2013/14– 59% to working age, of which 31% in work– 35,000 let at affordable rent

• Social rent– £79 average– 3100 built 2014/15 (excl London)

• Affordable rent – £109 average– 31,000 built 2014/15 (excl London)

Government overall policy

• Supporting aspiration

• A ‘higher wage, lower tax, lower welfare’ society

• Eliminate the budget deficit by 2017/18

Government housing policy

Welfare policy

• Bedroom Tax continues• Universal Credit rollout• Frozen working age benefits

2016-18• Benefit cap reduction to

£23,000• Loss of housing benefit for

unemployed under 21

‘Making work pay’ & ‘encouraging employment’

Emergency budget

Housing regulation & oversight• Updated regulatory framework from April 2015

– Stress testing, VFM, asset & liability registers– In Depth Assessments– ‘Re-definition’ of co-regulation

• Increased action on consumer standards– But in most extreme cases

• Consultation on Ombudsman reform– Concerns about impact on housing ombudsman

Local councils

• Public funding cuts

• A ‘fundamental redefinition’ of local councils

• English devolution & the Northern Powerhouse

Issues & discussions for landlords

Social housing changes to note• Budgets changing to deal with external pressures• Allocations changes– Means testing & ‘de-risking’

• Neighbourhood management• Changes in community investment & funding• Groups and mergers• Groupings to face combined authorities

Implications for tenants & involvement• Changing pressures & expectations on tenants• Need to hear tenants’ voices in impending reforms• Opportunities around service delivery and VFM• Challenges to prove value of involvement• Place for tenants in governance / on boards?• Drivers for more tenant-led community activities

Conclusions

• Tough times for working age tenants• Tricky times for social landlords– Money dominating enthusiasm?

• Positions on involvement changing?• Definitely space & need for tenant voices

Discussion

Thoughts & experiences:Tenants’ role(s) in decision making now & what’s needed in the

near future

•How are opportunities changing within landlords?•What roles are currently needed?•How do we want the regulator to work for/with tenants?•Where should tenants fit in national policy making?