Private Sector House Condition Survey 2007/08 · 2012. 11. 30. · PRIVATE SECTOR HOUSE CONDITION...

Private Sector House Condition Survey 2007/08

REPORT OF SURVEY

Prepared on behalf of

Environment, Safety and Health Directorate

Department of Local Government and the Environment

by

David Adamson & Partners Ltd.

January 2009

Ref : E1781

PRIVATE SECTOR HOUSE CONDITION SURVEY 2007/08

David Adamson 1 Isle of Man Govt.

TABLE OF CONTENTS

Acknowledgements

Summary of Main Findings

List of Figures

List of Tables

1.0 INTRODUCTION ........................................................................................................................ 9

2.0 SURVEY METHOD AND RESPONSE .................................................................................... 10

3.0 THE MEASUREMENT OF HOUSING CONDITIONS ............................................................. 12

4.0 PRIVATE SECTOR HOUSING STOCK AND HOUSEHOLDS ................................................ 13

5.0 HOUSING CONDITIONS 2008 - AN OVERVIEW ................................................................... 22

6.0 HOUSING CONDITIONS IN THE PRIVATE SECTOR ........................................................... 24

6.1 Dwelling Fitness .......................................................................................................... 24

6.2 Dwelling Disrepair ....................................................................................................... 29

6.3 Non Decent Homes ..................................................................................................... 36

6.4 Summary of Housing Conditions and Investment Needs ........................................... 39

6.5 Environmental Conditions ........................................................................................... 42

7.0 CHANGES IN HOUSING CONDITION 2002 - 2008 ............................................................... 44

8.0 HOME ENERGY EFFICIENCY ................................................................................................ 46

9.0 HOUSEHOLD CIRCUMSTANCES, HEALTH AND SPECIAL NEEDS ................................... 50

10.0 HOUSEHOLD ATTITUDES ..................................................................................................... 56

10.1 Owner-occupied Households ...................................................................................... 56

10.2 Private-Rented Tenants .............................................................................................. 58

11.0 CONCLUSIONS ....................................................................................................................... 60

12.0 COMPARATIVE CONDITION AND INVESTMENT PROFILE BY AREA AND TENURE ....... 62

APPENDICES

A. The Interpretation of Statistical Data

B. Sampling Errors

C. The Survey Form

D. The Fitness Standard

E. The Decent Homes Standard

F. Glossary of Terms



ACKNOWLEDGEMENTS

David Adamson & Partners Ltd. wishes to thank the residents of private housing on the Isle of Man

without whose cooperation and support this project would not have been possible.

R. L. Harrison

Director

David Adamson & Partners Ltd.



SUMMARY OF MAIN FINDINGS

SURVEY METHOD

The survey was conducted using guidance

issued by DCLG (Department of Community

and Local Government) in England.

1600 sample excluding dwellings

rented in the public sector.

Full internal and external survey.

Supporting interview with occupying

households.

Survey reporting Island-wide and for 9

sub-areas based on the major towns.

Condition measurement against

existing standards of Fitness and the

Decent Homes Standard in England.

Changes in housing condition since the

previous survey in 2002.

HOUSING STOCK

The Island contains 34348 dwellings in the

private housing sector.

32564 dwellings or 94.8% occupied at

time of survey.

1784 dwellings or 5.2% vacant. The

majority of vacant dwellings are

transitional and expected to return to

occupancy in the short term.

The Island exhibits a mixed housing age

profile but with significant pre-war construction.

10079 dwellings (29.3%) constructed

pre-1919.

11281 dwellings (32.8%) constructed

post-1981.

The oldest housing age profiles are

associated with Laxey, Douglas,

Castletown and Peel.

Owner-occupation is the predominant form of

tenure on the Island but with significant

private-renting.

28362 dwellings (82.6%) owner-

occupied.

5986 dwellings (17.4%) private-rented.

HOUSEHOLDS

The Isle of Man contains 32564 households in

the private sector and a private household

population of 76856 persons.

8193 households (25.2%) are single

person in size, an additional 12965

households (39.8%) are two person in

size.

9906 households (30.4%) are elderly in

type.

16437 households (50.5%) are of British

origin, 13583 households (41.7%) are of

Manx origin.

Rates of economic activity are high.

Under 1% of private households

unemployed, under 5% economically

vulnerable.



HOUSING CONDITIONS - AN

OVERVIEW

Housing conditions on the Isle of Man are in

line with the average for England concerning

unfitness, disrepair, and decent homes and

have been improving since 2002:

1326 dwellings (3.9%) unfit.

3584 dwellings (10.4%) not unfit but in

disrepair.

11397 dwellings (33.2%) are non-Decent

according to current English

definitions.

Rates of unfitness have declined from

5.8% of private housing stock in 2002

to 3.9% in 2008.

Rates of serious disrepair have

declined from 13.6% of private housing

stock in 2002 to 10.4% in 2008.

HOUSING UNFITNESS

1326 dwellings on the Isle of Man are unfit

representing 3.9% of total private housing

stock.

Unfit dwellings are not evenly

distributed across the Island but rates

of unfitness are higher in particular

areas and sectors.

Port St. Mary, Laxey, Castletown and

Douglas

Converted and mixed-use flats

Dwellings constructed pre-1945.

Primary reasons for unfitness are food

preparation facilities, dampness and

repair.

Costs to improve unfit dwellings are

estimated at £25.338m.

HOUSING DISREPAIR

3584 dwellings (10.4%) while not unfit require

major repairs. These dwellings are at risk of

further deterioration.

Rates of disrepair are above average in

Port St. Mary, Laxey, Douglas and

Castletown.

Rates of disrepair are higher for

converted flats, terraced housing and

dwellings constructed pre-1945.

Owner-occupied sector is more

strongly affected.

Costs to repair are estimated at

£34.361m.

HOME ENERGY EFFICIENCY

Home energy efficiency rates on the Isle of

Man are above the average for England and

considerable progress has been made since

the last survey in 2002.

3.9

10.4

28.6

3.9

8.3

26.4

0

5

10

15

20

25

30

35

Unfit Disrepair Non-Decent

HOUSING CONDTIONS - IOM, ENGLAND

IOM

England



Current SAP Rating of 53 compared to

an English average of 47.

98% of private dwellings centrally

heated.

85% of private dwellings double glazed.

75% of private dwellings with loft

insulation 100mm+.

27% reduction in CO2 emissions since

2002.

HOUSEHOLDS AND HOUSING

CONDITIONS

Poor housing conditions are associated with

households in social or economic

disadvantage.

Elderly households comprise 44% of all

households in unfit dwellings and 26%

of all households in dwellings in

disrepair.

Support mechanisms will be required for

owner-occupiers but equity potential for self-

improvement is high.

47% of owner-occupiers have no

mortgage commitments against their

home.

24% of owner-occupiers would re-

mortgage to carry out repairs.

27% of owner-occupiers would be

interested in a Department sponsored

scheme for equity release.

Interest in schemes for equity release remains

high among households living in poor condition

dwellings.

HEALTH, ILLNESS AND

DISABILITY

1684 households (5.2%) have a long-

term illness or disability resulting in

mobility problems within their home.

Mobility problems typically involve

climbing steps/stairs and using

bathroom amenities and are strongly

associated with the elderly.

25% of households on the Isle of Man

smoke, with the majority of these (64%)

smoking in the home.

Smoking rates generally decrease with

age with the highest rates of smoking

associated with younger households.

CONCLUSIONS

In spite of improvements since 2002 required

investment levels for private housing remain

significant.

In addressing unfitness and disrepair the

survey identifies several target areas. These

include:

Port St. Mary, Castletown, Douglas and

Laxey.

Converted and mixed use flats.

Pre-war terraced housing.

A strong association also exists between poor

housing conditions and the elderly.



LIST OF FIGURES

Figure 1 : Post Code Map ................................................................................................................ 10

Figure 2 : Private Housing by Date of Construction ......................................................................... 13

Figure 3 : Private Housing by Tenure .............................................................................................. 14

Figure 4 : Private Housing by Type .................................................................................................. 14

Figure 5 : Households by Size and Type ......................................................................................... 17

Figure 6 : Household Occupancy ..................................................................................................... 18

Figure 7 : Economic Status of HOH ................................................................................................. 18

Figure 8 : Economic Vulnerability ..................................................................................................... 19

Figure 9 : Housing Conditions 2008 ................................................................................................. 22

Figure 10 : The Decent Homes Standard .......................................................................................... 23

Figure 11 : Housing Conditions - England 2006; IOM 2008 .............................................................. 23

Figure 12 : Dwelling Fitness ............................................................................................................... 24

Figure 13 : Rates of Unfitness by Area .............................................................................................. 25

Figure 14 : Unfit Dwellings - Reason for Unfitness ............................................................................ 27

Figure 15 : Unfit Dwellings - Number of Defective Matters ................................................................ 27

Figure 16 : Decent Homes Repair Performance ................................................................................ 29

Figure 17 : Non Compliance with Decent Homes Repair Criteria by Area ........................................ 30

Figure 18 : Unfitness and Disrepair .................................................................................................... 32

Figure 19 : Decent Homes Performance............................................................................................ 36

Figure 20 : Decent Homes Standard - Number of Defective Matters ................................................ 37

Figure 21 : Rates of Non-Decency by Area ....................................................................................... 38

Figure 22 : Classification of Housing Conditions ............................................................................... 40

Figure 23 : Unsatisfactory Housing Costs to Repair and Improve ..................................................... 42

Figure 24 : Environmental Problems .................................................................................................. 42

Figure 25 : Overall Environmental Quality ......................................................................................... 43

Figure 26 : Trends in Unfitness 2002 - 2008 ...................................................................................... 44

Figure 27 : Trends in Unfitness 2002 - 2008 by Tenure .................................................................... 45

Figure 28 : SAP Rating Distribution ................................................................................................... 46

Figure 29 : Key Energy Attributes; IOM, England .............................................................................. 48

Figure 30 : Long Term Illness or Disability ......................................................................................... 53

Figure 31 : Households with Illness/Disability - Mobility Problems .................................................... 53

Figure 32 : Household Mobility Problems .......................................................................................... 54

Figure 33 : Household Smoking Behaviour ....................................................................................... 54

Figure 34 : Owner-Occupied Households - Mortgage Commitments ................................................ 56

Figure 35 : Owner-Occupied Interest in Re-Mortgage and Equity Release for

Home Improvement ......................................................................................................... 57



Figure 36 : Private-Rented Tenants - Tenancy Type ......................................................................... 58

Figure 37 : Private-Rented Tenants - Perception of Housing Condition ............................................ 58

Figure 38 : Private-Rented Tenants - Repair Reporting .................................................................... 59



LIST OF TABLES

Table 1 : Survey Sub-Zones ........................................................................................................... 10

Table 2 : Private Sector Housing Characteristics by Tenure .......................................................... 15

Table 3 : Housing Age Distributions by Area and Tenure .............................................................. 16

Table 4 : Household Social Characteristics by Tenure ................................................................... 20

Table 5 : Household Economic Characteristics by Tenure ............................................................. 21

Table 6 : Dwelling Unfitness by Area and Housing Sector ............................................................. 26

Table 7 : Unfit Dwellings - Costs to Repair and Make Fit ............................................................... 28

Table 8 : Repair Performance by Area and Housing Sector .......................................................... 31

Table 9 : Housing Action by Area and Housing Sector................................................................... 32

Table 10 : Dwellings in Disrepair : Repair Defects by Building Element .......................................... 34

Table 11 : Dwellings Requiring Repairs : Costs to Repair by Area and Housing Sector ................. 35

Table 12 : Non Decent Dwellings - Defect Classification .................................................................. 37

Table 13 : Decent Homes Performance - IOM 2008, England 2006 ................................................ 38

Table 14 : Non Decent Housing by Area and Housing Sector ......................................................... 38

Table 15 : Unsatisfactory Housing by Area and Housing Sector ...................................................... 40

Table 16 : Environmental Quality by Area and Housing Sector ....................................................... 43

Table 17 : Energy Efficiency Ratings by Area and Housing Sector .................................................. 47

Table 18 : Housing Conditions and Household Social Characteristics ............................................. 51

Table 19 : Housing Conditions and Household Economic Characteristics....................................... 52

Table 20 : Smoking Behaviour by Age and Household Type ........................................................... 55

Table 21 : Households Who Smoke - Smoking Behaviour by Age and Household Type ................ 55

Table 22 : Outstanding Mortgage Commitments .............................................................................. 57



1.0 INTRODUCTION AND BACKGROUND TO THE STUDY

1.1 This report presents the findings to emerge from a comprehensive sample survey of private

sector housing conditions in the Isle of Man. The study has been conducted on behalf of The

Department of Local Government and the Environment by David Adamson and Partners Ltd.

1.2 Designed as an update to the last house condition survey conducted in 2001/02 the current

survey provides a broad range of information on housing conditions and the circumstances

and attitudes of occupying households. This has involved the measurement of local housing

standards (The Fitness Standard) but also the benchmarking of the Island’s housing stock

against the Decent Homes Standard in England. An energy efficiency audit of the Island’s

housing stock has also been completed. Based on a sample of 1600 private dwellings the

survey permits analysis not only Island-wide but for nine sub-zones embracing the major

settlements and their rural hinterlands.

1.3 The views expressed in this report are those of the Consultants and do not necessarily reflect

the official views of the Isle of Man Government.



2.0 SURVEY METHOD AND RESPONSE

2.1 The survey was designed and implemented according to national UK best practice guidelines.

A target sample size of 1600 dwellings was agreed representing just over 4% of all private

dwellings on the Island. For sampling purposes the Island was sub-divided into 9 zones

based on the major settlements and their constituent postcodes. A breakdown of the sub-

zones is illustrated in Table 1.

TABLE 1 : SURVEY SUB-ZONES SUB-ZONE POSTCODES Ramsey IM7, IM8 Laxey IM4 Douglas IM1, IM2 Onchan IM3 Port St. Mary IM9 4, IM9 5 Castletown IM9 1, IM9 2, IM9 3 Port Erin IM9 6 Peel IM5 Kirk Michael IM6

FIGURE 1 : POSTCODE MAP



2.2 Response to the survey was good. Against the target sample of 1600 dwellings the following

response was achieved:

Full physical and household information in 1436 dwellings.

Full physical information in 70 dwellings.

External physical information in 53 dwellings the majority of which were vacant.

This achieved sample of 1559 surveys represents a large-scale and robust sample of private

sector dwellings and households permitting detailed survey reporting Island-wide and for the

nine sub-zones.

2.3 The survey generates a wide range of information on the condition of housing and on the

circumstances and attitudes of its residents. Copies of the survey questionnaire are attached

at Appendix C. The physical survey inspection has embraced housing conditions, statutory

housing standards and home energy efficiency. Within the area of housing standards, survey

coverage has included the current standard of Fitness and also the Decent Homes Standard

as applied in England. Household interviews have included information on the socio-

economic circumstances of households, housing support needs with regard to illness and/or

disability, smoking behaviour and owner-occupied attitudes to equity release.



3.0 THE MEASUREMENT OF HOUSING CONDITIONS

3.1 The measurement of housing conditions locally has been related to existing housing

standards on the Island and additionally to recently emerging Standards in the UK with regard

to Decent Homes. Key measures available from the survey within this framework include:

Unfitness; the number and percentage of dwellings failing the Fitness Standard.

Disrepair; the number and percentage of dwellings requiring substantial repairs.

Amenities; the number and percentage of dwellings lacking Standard Amenities.

Dwellings lacking amenities are also unfit.

Decent Homes; the number and percentage of dwellings non-Decent within the

English Decent Homes Standard.

3.2 An outline of housing standards is included as Appendices D and E.

3.3 The costs to repair and improve unsatisfactory housing have been computed bearing in mind

local cost influences. Costs presented are net of fees, preliminaries, contingencies and VAT

and are at first quarter 2008.

3.4 House condition information is supported by an energy efficiency audit of the Island’s housing

stock conducted at Enhanced Level ‘0’ within the National Home Energy Rating system

(NHER).



4.0 PRIVATE SECTOR HOUSING STOCK AND HOUSEHOLDS

HOUSING STOCK

4.1 Total housing stock on the Isle of Man at time of survey was estimated at 39567 dwellings.

Excluding dwellings rented by the Department of Local Government and the Environment,

Douglas Corporation and the Local Commissioners, total private sector housing stock was

estimated at 34348 dwellings. This provides the focus of the current study.

4.2 32564 dwellings were occupied at time of survey representing 94.8% of all private dwellings.

The remaining 1784 dwellings or 5.2% were vacant. The majority of vacant dwellings - 1688

dwellings (94.6%) - were vacant short-term due to normal housing market turnover or ongoing

repairs and modernisation. These dwellings can be expected to return to the housing stock in

the short-term.

DATE OF CONSTRUCTION

4.3 Private housing is of mixed origin but predominantly of post Second World War construction.

21587 dwellings (62.8%) were constructed Post-1944. Within this group, 11281 dwellings

(32.8%) were constructed Post-1981. Pre-war construction remains significant with 12761

dwellings (37.1%) constructed pre-1945. The pre-1919 sector alone comprises 10079

dwellings or 29.3% of total private housing stock.

4.4 The oldest housing age profiles are associated with Laxey, Douglas, Castletown and Peel.

The most modern age profiles are exhibited by Onchan and Kirk Michael.

29.3%

7.8%

6.6%23.4%

32.8%

FIGURE 2 : PRIVATE HOUSING BY DATE OF CONSTRUCTION

Pre-1919 1919-1944 1945-1964

1965-1981 Post-1981



DWELLING TENURE

4.5 Owner-occupation is the predominant form of private tenure accounting for 28362 dwellings

(82.6%). The remaining 5986 dwellings (17.4%) are in private rental.

Rates of private-rental are significantly higher in Douglas (25.3%).

DWELLING TYPE

4.6 Houses and Bungalows comprise 28151 dwellings (82.0%) with the remaining 6197 dwellings

(18.0%) in flats. Houses and bungalows offer a range of terraced, semi-detached and

detached configurations. Flats are almost equally sub-divided between conversions and

purpose-built blocks.

82.6%

17.4%

FIGURE 3 : PRIVATE HOUSING BY TENURE

Owner-Occupied Private-Rented

0.1

7.7

10.2

18.5

23.9

39.6

Mixed-use Building

Converted Flat

Purpose-built Flat

Semi-det house/bungalow

Terraced house/bungalow

Detached house/bungalow

0 10 20 30 40 50

%

FIGURE 4 : PRIVATE HOUSING BY TYPE



TABLE 2: PRIVATE SECTOR HOUSING CHARACTERISTICS BY TENURE

TENURE

Table Total owner occupied private rented dwgs % dwgs % dwgs %

AREA Ramsey 5068 17.9 864 14.4 5932 17.3 Laxey 4043 14.3 401 6.7 4444 12.9 Douglas 8529 30.1 2886 48.2 11415 33.2 Onchan 3020 10.6 639 10.7 3659 10.7 Port St Mary 1846 6.5 262 4.4 2108 6.1 Castletown 1552 5.5 354 5.9 1906 5.5 Port Erin 1680 5.9 237 4.0 1917 5.6 Peel 1953 6.9 245 4.1 2198 6.4 Kirk Michael 671 2.4 98 1.6 769 2.2 VACANT occupied 26734 94.3 5830 97.4 32564 94.8 vacant forsale/rent 711 2.5 86 1.4 797 2.3 vacant-repairs/modernisation 248 .9 0 .0 248 .7 vacant-other temporary 573 2.0 70 1.2 643 1.9 vacant derelict 11 .0 0 .0 11 .0 vacant - other long term 84 .3 0 .0 84 .2 DWELLING TYPE house 18906 66.7 2033 34.0 20939 61.0 bungalow 6676 23.5 536 9.0 7212 21.0 purpose built flat 2032 7.2 1477 24.7 3509 10.2 flat in converted building 727 2.6 1923 32.1 2650 7.7 non-res with flats 12 .0 17 .3 29 .1 house/mixed use 8 .0 0 .0 8 .0 DWELLING CONFIGURATION mid terrace 4797 16.9 841 14.0 5637 16.4 end terrace 2271 8.0 307 5.1 2578 7.5 semi detached 5634 19.9 714 11.9 6348 18.5 detached 12880 45.4 708 11.8 13588 39.6 not applicable 2780 9.8 3417 57.1 6197 18.0 DATE OF CONSTRUCTION pre-1919 7723 27.2 2356 39.4 10079 29.3 1919-1944 2394 8.4 288 4.8 2682 7.8 1945-1964 2007 7.1 244 4.1 2251 6.6 1965-1974 3803 13.4 190 3.2 3993 11.6 1975-1981 3668 12.9 394 6.6 4062 11.8 post-1981 8767 30.9 2514 42.0 11281 32.8 TABLE TOTAL 28362 100.0 5986 100.0 34348 100.0



TABLE 3: HOUSING AGE DISTRIBUTIONS BY AREA AND TENURE

DATE OF CONSTRUCTION

Table Total pre-1919 1919-1944 1945-1964 1965-1974 1975-1981 post-1981

dwgs % dwgs % dwgs % dwgs % dwgs % dwgs % dwgs % AREA Ramsey 1351 22.8 312 5.3 485 8.2 1055 17.8 1114 18.8 1615 27.2 5932 100.0 Laxey 1547 34.8 204 4.6 313 7.0 460 10.4 268 6.0 1651 37.2 4444 100.0 Douglas 4596 40.3 1017 8.9 447 3.9 416 3.6 857 7.5 4082 35.8 11415 100.0 Onchan 235 6.4 464 12.7 603 16.5 692 18.9 423 11.5 1243 34.0 3659 100.0 Port St Mary 582 27.6 308 14.6 108 5.1 631 30.0 164 7.8 314 14.9 2108 100.0 Castletown 670 35.2 138 7.2 86 4.5 268 14.1 356 18.7 387 20.3 1906 100.0 Port Erin 311 16.2 87 4.5 62 3.2 249 13.0 523 27.3 685 35.7 1917 100.0 Peel 716 32.6 152 6.9 104 4.7 129 5.9 247 11.2 849 38.6 2198 100.0 Kirk Michael 70 9.1 0 .0 43 5.6 92 11.9 110 14.3 454 59.1 769 100.0 TENURE owner occupied 7723 27.2 2394 8.4 2007 7.1 3803 13.4 3668 12.9 8767 30.9 28362 100.0 private rented 2356 39.4 288 4.8 244 4.1 190 3.2 394 6.6 2514 42.0 5986 100.0 TABLE TOTAL 10079 29.3 2682 7.8 2251 6.6 3993 11.6 4062 11.8 11281 32.8 34348 100.0

PRIVATE SECTOR HOUSEHOLDS AND POPULATION

4.7 The housing stock of 34348 dwellings contains an estimated 32564 households and a

household population of 76851 persons. Average household size is 2.36 persons.

HOUSEHOLD TYPES

4.8 Small households predominate. 8193 households (25.2%) are single person in size, an

additional 12965 households (39.8%) are two person in size. For the purposes of the survey,

households have been classified into types based on the age, sex and number of persons

occupying each dwelling. The definition of types is as follows:

SINGLE PERSON : One adult of non pensionable age.

SINGLE PARENT FAMILY : One adult of non pensionable age together with one

or more children.

TWO PERSON ADULT : Two persons of either sex aged 16 to retirement age.

SMALL FAMILY : Two adult non-pensioners together with one or two

children.

LARGE FAMILY : Two adult non-pensioners together with three or

more children.



LARGE ADULT : Three or more persons aged 16 to retirement age.

ELDERLY : One or more persons of pensionable age.

The most common household types are:

Elderly : 9906 hholds (30.4%).

Small Family : 8121 hholds (24.9%).

Two person adult non pensioner : 6680 hholds (20.5%).

4.9 The majority of households are of British (16437 hholds - 50.5%) or Manx (13583 hholds -

41.7%) origin. The largest of the remaining minority groupings are Irish (1034 hholds - 3.2%)

and Eastern European (507 hholds - 1.6%).

OCCUPANCY

4.10 The predominance of small households leads to significant under-occupation of the housing

stock. 12198 households (37.5%) have one bedroom surplus to household requirements,

13143 households (40.4%) have two or more bedrooms surplus to requirements. 582

households (1.8%) have insufficient bedrooms to meet their family needs and are

overcrowded. Levels of over-crowding are significantly higher in the private-rented sector,

affecting 6.1% of all households.

5.9

12.7

16.4

39.8

25.2

Five or more Persons

Four Persons

Three Persons

Two Persons

One Person

0 10 20 30 40 50

%

SIZE

0.3

30.4

1.5

5.8

24.9

20.5

4.1

12.5

Unobtainable

Elderly

Large Adult

Large Family

Small Family

Two Person Adult

Single Parent Family

Single Person

0 10 20 30 40 50

%

TYPE



ECONOMIC CIRCUMSTANCES

4.11 Rates of economic activity on the Island are high. 22515 heads of household (69.1%) are in

employment; only 237 heads of household (0.7%) are unemployed but available for work.

Rates of economic retirement are however significant - 8228 households (25.3%).

4.12 In England, private sector housing assistance is targeted towards the economically

vulnerable. These are households in receipt of a means tested or disability related benefit.

The application of equivalent benefits available on the island indicates 1448 economically

vulnerable households (4.4%).

1.8%20.4%

37.5%

40.4%

FIGURE 6 : HOUSEHOLD OCCUPANCY

OvercrowdedBedrooms equal needsUnder-occupied 1 BedroomUnder-occupied 2+ Bedrooms

2.9

2

25.3

0.7

69.1

Unobtainable

Other Non-Working

Retired

Unemployed

Employed

0 10 20 30 40 50 60 70 80

%

FIGURE 7 : ECONOMIC STATUS OF HOH



4.13 Average incomes on the Island are above those in England. Median household income is

estimated at £29,900 compared to an English average of £22,370. Low incomes do still exist

with 1903 households, or 6.1%, earning under £9,000 per annum.

4.14 Significant differences exist in the household composition of the main tenure groups. These

reflect essentially a younger, more mobile household mix in the private-rented sector with a

more elderly, family orientated owner-occupied sector. Limited differences exist in the

economic circumstances of households in both tenures. Socially the private-rented sector

shows an over-representation of minority ethnic groups and in particular Eastern and other

white European households.

4.4%

95.6%

FIGURE 8 : ECONOMIC VULNERABILITY

Economically Vulnerable

Non-Economically Vulnerable



TABLE 4: HOUSEHOLD SOCIAL CHARACTERISTICS BY TENURE

TENURE

Table Total owner occupied private rented

hholds % hholds % hholds % PERSONS one person 6190 23.2 2003 34.4 8193 25.2 two persons 10811 40.4 2154 36.9 12965 39.8 three persons 4432 16.6 922 15.8 5354 16.4 four persons 3696 13.8 449 7.7 4145 12.7 five persons 1134 4.2 217 3.7 1352 4.2 six or more persons 470 1.8 85 1.5 555 1.7 AGE OF HOH under 25 years 218 .8 449 7.7 668 2.1 25 - 34 years 3390 12.7 2137 36.7 5527 17.0 35 - 44 years 5610 21.0 1205 20.7 6814 20.9 45 - 54 years 5453 20.4 653 11.2 6106 18.7 55 - 64 years 4237 15.9 440 7.5 4677 14.4 65 years and over 6840 25.6 742 12.7 7582 23.3 unobtainable 985 3.7 205 3.5 1190 3.7 HOUSEHOLD TYPE single person non pensioner 2712 10.1 1344 23.1 4056 12.5 single parent family 1078 4.0 254 4.4 1332 4.1 two person adult non pensioner 5043 18.9 1637 28.1 6680 20.5 small family 6987 26.1 1135 19.5 8121 24.9 large family 1616 6.0 271 4.7 1887 5.8 large adult 212 .8 288 4.9 499 1.5 elderly 9005 33.7 901 15.5 9906 30.4 unobtainable 82 .3 0 .0 82 .3 ETHNICITY British 13942 52.2 2495 42.8 16437 50.5 Manx 11373 42.5 2211 37.9 13583 41.7 Irish 813 3.0 221 3.8 1034 3.2 Eastern European 108 .4 399 6.8 507 1.6 Other European 107 .4 161 2.8 267 .8 Other white non European 127 .5 97 1.7 224 .7 White and Asian 72 .3 0 .0 72 .2 Chinese 84 .3 74 1.3 159 .5 Indian 36 .1 0 .0 36 .1 Pakistani 0 .0 24 .4 24 .1 Filipino 36 .1 149 2.6 185 .6 Other Asian 36 .1 0 .0 36 .1 BEDROOM STANDARD overcrowded 226 .8 356 6.1 582 1.8 bedrooms equal needs 4230 15.8 2411 41.3 6641 20.4 under-occupied 1 bedroom 10012 37.5 2186 37.5 12198 37.5 under-occupied 2+ bedrooms 12265 45.9 878 15.1 13143 40.4 TABLE TOTAL 26734 100.0 5830 100.0 32564 100.0



TABLE 5: HOUSEHOLD ECONOMIC CHARACTERISTICS BY TENURE

TENURE Table Total

owner occupied private rented hholds % hholds % hholds %

ECONOMIC STATUS HOH full-time work 14503 54.2 4371 75.0 18874 58.0 part-time work 1594 6.0 312 5.3 1906 5.9 unemployed-available for work 213 .8 24 .4 237 .7 permanently sick/disabled 246 .9 74 1.3 320 1.0 housewife 200 .7 54 .9 254 .8 wholly retired 7483 28.0 745 12.8 8228 25.3 student 33 .1 43 .7 76 .2 self-employed 1636 6.1 99 1.7 1735 5.3 unob. 826 3.1 109 1.9 935 2.9 ECONOMIC VULNERABILITY non economically vulnerable 25665 96.0 5451 93.5 31116 95.6 economically vulnerable 1068 4.0 380 6.5 1448 4.4 INCOME H.O.H. up to £2500 171 .6 0 .0 171 .5 £2600-£3899 92 .3 0 .0 92 .3 £3900-£5199 171 .6 23 .4 194 .6 £5200-£7799 911 3.4 209 3.6 1120 3.4 £7800-£10399 1451 5.4 231 4.0 1682 5.2 £10400-£12999 1245 4.7 355 6.1 1600 4.9 £13000-£15599 1194 4.5 596 10.2 1790 5.5 £15600-£18199 1202 4.5 603 10.3 1805 5.5 £18200-£20799 1921 7.2 778 13.3 2698 8.3 £20800-£25999 3874 14.5 754 12.9 4628 14.2 £26000-£31199 2733 10.2 639 11.0 3372 10.4 £31200-£36399 2283 8.5 493 8.4 2775 8.5 £36400-£41599 1478 5.5 161 2.8 1639 5.0 £41600-£51999 1554 5.8 102 1.7 1656 5.1 over £52000 2139 8.0 122 2.1 2260 6.9 refused 4315 16.1 767 13.2 5082 15.6 TABLE TOTAL 26734 100.0 5830 100.0 32564 100.0



5.0 HOUSING CONDITIONS 2008 - AN OVERVIEW

5.1 Combining unfitness and disrepair as the two key indicators of housing condition permits an

initial classification of the Island’s housing stock:

SATISFACTORY - Not Unfit and in good repair.

POOR REPAIR - Not Unfit but requiring major repairs.

UNFIT - Unfit.

Dwellings which are unfit may also be in poor repair.

5.2 29438 dwellings (85.7%) are not unfit and in good repair and can be regarded as satisfactory.

The remaining 4910 dwellings (14.3%) are unsatisfactory due to unfitness or poor repair.

Within the unsatisfactory housing stock, 1326 dwellings (3.9%) are unfit. The remaining

3584 dwellings (10.4%) while not unfit are in poor repair and at risk of further deterioration.

5.3 In addition to unfitness and disrepair, properties were measured against the current Decent

Homes Standard in England. Using similar definitions to those applied in England 9823

dwellings (28.6%) on the Island are non-Decent.

85.7%

10.4%3.9%

FIGURE 9 : HOUSING CONDITIONS 2008

Satisfactory : 29438 dwgs

Poor Repair : 3584 dwgs

Unfit : 1326 dwgs



5.4 Measured against English housing standards housing conditions on the Island are in line with

the national average for unfitness but slightly worse with regard to disrepair and non-

Decency.

5.5 The average SAP Rating of properties on the Island is estimated at 53, above the average of

47 for all private housing in England. CO2 emissions are estimated at 7.42 tonnes per

dwelling per annum.

28.6

71.4

Non-Decent - 9823 dwgs

Decent - 24525 dwgs

0 10 20 30 40 50 60 70 80

%

FIGURE 10 : THE DECENT HOMES STANDARD

3.9

28.6

10.4

3.9

26.4

8.3

Unfit

Non-Decent

Disrepair

0 10 20 30 40

%

FIGURE 11 : HOUSING CONDITONS - ENGLAND 2006; IOM 2008

England

IOM



6.0 HOUSING CONDITIONS IN THE PRIVATE SECTOR

6.1 DWELLING FITNESS

6.1.1 The Fitness Standard (Housing Acts 1955-1990) represents the minimum statutory standard

for housing provision on the Isle of Man. Details of the requirements of the standard are

attached as Appendix D.

6.1.2 33022 dwellings (96.1%) meet the requirements of the Fitness Standard and are not unfit; the

remaining 1326 dwellings (3.9%) fail the requirements of the standard and are unfit.

6.1.3 Variations in rates of unfitness are apparent both geographically across the Island and by

property age and type. At an area level rates of unfitness are above average for Port St.

Mary (8.6%), Laxey (6.0%), Castletown (5.3%) and Douglas (4.1%). These areas all contain

significant components of pre-1919 housing stock. Lowest unfitness rates are associated

with Port Erin (0.6%), Peel (0.5%) and Kirk Michael (0.8%).

96.1%

3.9%

FIGURE 12 : DWELLING FITNESS

Not Unfit : 33022 dwgs Unfit : 1326 dwgs



6.1.4 Limited variations in unfitness exist between tenures but unfitness rates are higher for

converted and mixed use flats and for dwellings constructed pre Second World War:

233 converted flats were unfit representing 8.8% of all flats in converted buildings.

57.6% of all flats in buildings with a mixed use were also unfit.

997 dwellings constructed pre-1919 were unfit, representing 9.9% of all pre-1919

dwellings. Rates of unfitness for inter-war housing of 5.6% are also above the

Island average.

0.5

0.6

0.8

3

3

3.9

4.1

5.3

6

8.6

Peel

Port Erin

Kirkmichael

Onchan

Ramsey

IOM Average

Douglas

Castletown

Laxey

Port St. Mary

0 2 4 6 8 10

%

FIGURE 13 : RATES OF UNFITNESS BY AREA



TABLE 6: DWELLING UNFITNESS BY AREA AND HOUSING SECTOR

DWELLING FITNESS

Table Total not unfit unfit

dwgs % dwgs % dwgs % AREA Ramsey 5756 97.0 176 3.0 5932 100.0 Laxey 4179 94.0 265 6.0 4444 100.0 Douglas 10951 95.9 464 4.1 11415 100.0 Onchan 3550 97.0 109 3.0 3659 100.0 Port St Mary 1926 91.4 182 8.6 2108 100.0 Castletown 1805 94.7 101 5.3 1906 100.0 Port Erin 1905 99.4 12 .6 1917 100.0 Peel 2187 99.5 11 .5 2198 100.0 Kirk Michael 762 99.2 7 .8 769 100.0 VACANT occupied 31335 96.2 1229 3.8 32564 100.0 vacant forsale/rent 780 97.9 17 2.1 797 100.0 vacant-repairs/modernisation 176 70.9 72 29.1 248 100.0 vacant-other temporary 635 98.7 8 1.3 643 100.0 vacant derelict 11 100.0 0 .0 11 100.0 vacant - other long term 84 100.0 0 .0 84 100.0 TENURE owner occupied 27316 96.3 1046 3.7 28362 100.0 private rented 5706 95.3 280 4.7 5986 100.0 DWELLING TYPE house 20001 95.5 938 4.5 20939 100.0 bungalow 7073 98.1 139 1.9 7212 100.0 purpose built flat 3509 100.0 0 .0 3509 100.0 flat in converted building 2418 91.2 233 8.8 2650 100.0 non-res with flats 12 42.4 17 57.6 29 100.0 house/mixed use 8 100.0 0 .0 8 100.0 DWELLING CONFIGURATION mid terrace 5246 93.1 391 6.9 5637 100.0 end terrace 2446 94.9 133 5.1 2578 100.0 semi detached 6212 97.9 136 2.1 6348 100.0 detached 13170 96.9 417 3.1 13588 100.0 not applicable 5948 96.0 250 4.0 6197 100.0 DATE OF CONSTRUCTION pre-1919 9082 90.1 997 9.9 10079 100.0 1919-1944 2532 94.4 150 5.6 2682 100.0 1945-1964 2179 96.8 71 3.2 2251 100.0 1965-1974 3924 98.3 70 1.7 3993 100.0 1975-1981 4035 99.3 27 .7 4062 100.0 post-1981 11269 99.9 11 .1 11281 100.0 TABLE TOTAL 33022 96.1 1326 3.9 34348 100.0



6.1.5 A broad range of defects is apparent across the Fitness Standard but with four primary

influences emerging:

Cooking and Food Preparation Facilities : 906 dwgs - 68.3%

Dampness : 451 dwgs - 34.0%

Repair : 398 dwgs - 30.0%

Bathroom Amenities : 334 dwgs - 25.2%

6.1.6 576 unfit dwellings (43.5%) exhibit one defective matter on the Fitness Standard; the

remaining 750 unfit dwellings (56.5%) experience multiple defects.

0.9

0.9

1.5

8.2

13.1

15.5

18.2

19.5

25.2

30

34

68.3

Drainage

Structural Stability

Water Supply

Natural Lighting

Artificial Lighting

Ventilation

Heating

WC

Bathroom Amenities

Repair

Dampness

Cooking and Food …

0 20 40 60 80

%

FIGURE 14 : UNFIT DWELLINGS - REASONS FOR UNFITNESS

43.5%

17.1%

39.4%

FIGURE 15 : UNFIT DWELLINGS - NUMBER OF DEFECTIVE MATTERS

One Defective Matter

Two Defective Matters

Three + Defective Matters



The most common combined defects on the Fitness Standard include:

Repair and Dampness.

Dampness and Heating.

Heating and Ventilation.

Bathroom and WC Facilities.

Water Supply and Drainage.

6.1.7 The cost to make fit, unfit dwellings is estimated at £25.338m at an average of £19,102 per

unfit dwelling. Costs are exclusive of VAT, fees, preliminaries and contingencies and are at

first quarter 2008 prices. Highest average costs to make fit are associated with Port Erin and

Peel, with vacant dwellings and with inter-war semi-detached properties.

TABLE 7: UNFIT DWELLINGS - COSTS TO REPAIR AND MAKE FIT

COST TO MAKE FIT

Average Cost(£'s net)

Total Cost(£'s net)

AREA Ramsey 23886 4214124 Laxey 17538 4640800 Douglas 15300 7103796 Onchan 13310 1444596 Port St Mary 25343 4611870 Castletown 24785 2501644 Port Erin 32135 400024 Peel 29419 313799 Kirk Michael 16416 107096 VACANT occupied 18413 22624498 vacant forsale/rent 27576 467196 vacant-repairs/modernisation 26424 1910518 vacant-other temporary 39610 335538 TENURE owner occupied 21731 22735548 private rented 9287 2602202 DWELLING TYPE house 21480 20151088 bungalow 22339 3099459 flat in converted building 8200 1907181 non-res with flats 10626 180022 DWELLING CONFIGURATION mid terrace 21742 8498160 end terrace 13541 1795055 semi detached 26803 3655943 detached 22302 9301390 not applicable 8364 2087203 DATE OF CONSTRUCTION pre-1919 19035 18981588 1919-1944 27197 4072347 1945-1964 12910 920036 1965-1974 11524 802973 1975-1981 18163 494597 post-1981 5844 66209 TABLE TOTAL 19102 25337750



6.2 DWELLING DISREPAIR

6.2.1 For the purposes of the survey the current English definition of disrepair within the Decent

Homes Standard has been adopted. To meet the Decent Homes Standard, dwellings are

required to be in a reasonable state of repair. Dwellings which fail to meet this criterion are

those where either:

One or more of the key building components are old and because of their

condition, need replacing or major repair; or

Two or more of the secondary building components are old and because of their

condition need replacing or major repair.

6.2.2 Overall, 4696 dwellings (13.7%) fail the repair requirements of the Decent Homes Standard.

Secondary element failures are low with the majority of defective dwellings requiring major

repair to key building components.

FIGURE 16 : DECENT HOMES REPAIR PERFORMANCE

86.3%

13.7%

A/ OVERALL PERFORMANCE

Decent : 29652 dwgs

Non Decent : 4696 dwgs

95.3%

4.7%

C/ SECONDARY BUILDING ELEMENTS

Decent : 32722 dwgs


88.1%

11.9%

B/ PRIMARY BUILDING ELEMENTS

Decent : 30254 dwgs




6.2.3 Housing disrepair has implications both currently and in the future for the housing stock and

its occupants. Major disrepair to key building components can threaten the integrity of the

building fabric leading to a compromise of wind and weatherproofing capabilities (penetrating

dampness), can affect the health and safety of the occupants, and can threaten the expected

effective life of the building through further deterioration if repairs are not addressed.

6.2.4 Repair conditions vary across the Island and by housing sector.

Highest rates of disrepair are associated with Port St. Mary (24.9%), Ramsey (17.4%) and

Laxey (16.1%) although rates of disrepair are also above average in Castletown (14.3%) and

Douglas (14.1%). Lowest rates of disrepair are associated with Kirk Michael and Peel. At a

sectoral level disrepair is higher in vacant dwellings, in the owner-occupied sector, for

terraced housing and for converted and mixed-use buildings. As might be expected rates of

disrepair increase with dwelling age ranging from 4.7% of post-1981 dwellings exhibiting

disrepair to 25.9% of all dwellings constructed pre-1919.

3.7

4

7.5

7.8

13.7

14.1

14.3

16.1

17.4

24.9

Peel

Kirk Michael

Onchan

Port Erin

IOM Average

Douglas

Castletown

Laxey

Ramsey

Port St. Mary

0 10 20 30

%

FIGURE 17 : NON COMPLIANCE WITH DECENT HOMES REPAIR CRITERIA BY AREA



TABLE 8: REPAIR PERFORMANCE BY AREA AND HOUSING SECTOR

DECENT HOMES REPAIR PERFORMANCE Table Total

compliant non compliant dwgs % dwgs % dwgs %

AREA Ramsey 4897 82.6 1035 17.4 5932 100.0 Laxey 3728 83.9 716 16.1 4444 100.0 Douglas 9802 85.9 1613 14.1 11415 100.0 Onchan 3385 92.5 274 7.5 3659 100.0 Port St Mary 1583 75.1 525 24.9 2108 100.0 Castletown 1634 85.7 272 14.3 1906 100.0 Port Erin 1768 92.2 149 7.8 1917 100.0 Peel 2117 96.3 81 3.7 2198 100.0 Kirk Michael 738 96.0 31 4.0 769 100.0 VACANT occupied 28356 87.1 4208 12.9 32564 100.0 vacant forsale/rent 660 82.7 138 17.3 797 100.0 vacant-repairs/modernisation 96 38.7 152 61.3 248 100.0 vacant-other temporary 482 75.0 161 25.0 643 100.0 vacant derelict 11 100.0 0 .0 11 100.0 vacant - other long term 47 55.5 37 44.5 84 100.0 TENURE owner occupied 24363 85.9 3998 14.1 28362 100.0 private rented 5288 88.3 698 11.7 5986 100.0 DWELLING TYPE house 17768 84.9 3171 15.1 20939 100.0 bungalow 6490 90.0 722 10.0 7212 100.0 purpose built flat 3237 92.2 273 7.8 3509 100.0 flat in converted building 2144 80.9 506 19.1 2650 100.0 non-res with flats 12 42.4 17 57.6 29 100.0 house/mixed use 0 .0 8 100.0 8 100.0 DWELLING CONFIGURATION mid terrace 4421 78.4 1217 21.6 5637 100.0 end terrace 2086 80.9 492 19.1 2578 100.0 semi detached 5867 92.4 481 7.6 6348 100.0 detached 11885 87.5 1703 12.5 13588 100.0 not applicable 5393 87.0 804 13.0 6197 100.0 DATE OF CONSTRUCTION pre-1919 7472 74.1 2607 25.9 10079 100.0 1919-1944 2163 80.7 519 19.3 2682 100.0 1945-1964 1985 88.2 266 11.8 2251 100.0 1965-1974 3432 85.9 561 14.1 3993 100.0 1975-1981 3852 94.8 210 5.2 4062 100.0 post-1981 10749 95.3 532 4.7 11281 100.0 TABLE TOTAL 29652 86.3 4696 13.7 34348 100.0

6.2.5 Geographical and sectoral patterns of disrepair mirror quite closely patterns of unfitness.

While this suggests a correlation between disrepair and unfitness the relationship is not clear

cut. Thus, of the 4696 dwellings failing Decent Homes repair requirements only 1112



dwellings, or 24%, are also unfit. The remaining 3584 dwellings experience disrepair only

(76%).

6.2.6 Assuming disrepair will be addressed in any comprehensive approach to deal with unfitness

the core disrepair problem affects 3584 dwellings representing 10.4% of the Island’s housing

stock. The distribution of these dwellings mirrors the overall pattern of Decent Homes repair

failure discussed previously.

TABLE 9: HOUSING ACTION BY AREA AND HOUSING SECTOR

HOUSING CONDITION Table Total satisfactory not unfit-poor repair unfit

dwgs % dwgs % dwgs % dwgs % AREA Ramsey 4897 82.6 858 14.5 176 3.0 5932 100.0 Laxey 3643 82.0 536 12.1 265 6.0 4444 100.0 Douglas 9720 85.1 1231 10.8 464 4.1 11415 100.0 Onchan 3385 92.5 166 4.5 109 3.0 3659 100.0 Port St Mary 1564 74.2 362 17.2 182 8.6 2108 100.0 Castletown 1613 84.6 192 10.1 101 5.3 1906 100.0 Port Erin 1768 92.2 137 7.1 12 .6 1917 100.0 Peel 2117 96.3 71 3.2 11 .5 2198 100.0 Kirk Michael 732 95.1 31 4.0 7 .8 769 100.0 VACANT occupied 28142 86.4 3193 9.8 1229 3.8 32564 100.0 vacant forsale/rent 660 82.7 121 15.1 17 2.1 797 100.0 vacant-repairs/modernisation 96 38.7 80 32.2 72 29.1 248 100.0 vacant-other temporary 482 75.0 152 23.7 8 1.3 643 100.0 vacant derelict 11 100.0 0 .0 0 .0 11 100.0 vacant - other long term 47 55.5 37 44.5 0 .0 84 100.0 TENURE owner occupied 24232 85.4 3084 10.9 1046 3.7 28362 100.0 private rented 5206 87.0 500 8.4 280 4.7 5986 100.0

76.3%

23.7%

FIGURE 18 : UNFITNESS AND DISREPAIRBase = All dwellings failing Decent Homes Repair Critieria (4696 dwgs)

Disrepair Only : 3584 dwgs

Disrepair and Unfitness : 1112 dwgs



TABLE 9: HOUSING ACTION BY AREA AND HOUSING SECTOR

HOUSING CONDITION Table Total satisfactory not unfit-poor repair unfit

dwgs % dwgs % dwgs % dwgs % DWELLING TYPE house 17665 84.4 2336 11.2 938 4.5 20939 100.0 bungalow 6462 89.6 611 8.5 139 1.9 7212 100.0 purpose built flat 3237 92.2 273 7.8 0 .0 3509 100.0 flat in converted building 2062 77.8 356 13.4 233 8.8 2650 100.0 non-res with flats 12 42.4 0 .0 17 57.6 29 100.0 house/mixed use 0 .0 8 100.0 0 .0 8 100.0 DWELLING CONFIGURATION mid terrace 4364 77.4 882 15.6 391 6.9 5637 100.0 end terrace 2071 80.3 375 14.5 133 5.1 2578 100.0 semi detached 5828 91.8 384 6.0 136 2.1 6348 100.0 detached 11864 87.3 1307 9.6 417 3.1 13588 100.0 not applicable 5311 85.7 637 10.3 250 4.0 6197 100.0 DATE OF CONSTRUCTION pre-1919 7286 72.3 1796 17.8 997 9.9 10079 100.0 1919-1944 2163 80.7 369 13.8 150 5.6 2682 100.0 1945-1964 1985 88.2 195 8.6 71 3.2 2251 100.0 1965-1974 3404 85.2 520 13.0 70 1.7 3993 100.0 1975-1981 3852 94.8 183 4.5 27 .7 4062 100.0 post-1981 10749 95.3 521 4.6 11 .1 11281 100.0 TABLE TOTAL 29438 85.7 3584 10.4 1326 3.9 34348 100.0

6.2.7 The pattern of element defects for dwellings experiencing disrepair is illustrated in Table 10.

Externally the most common repair defects are associated with windows, roof coverings,

rainwear and external wall finishes. Internally, the most common repairs relate to kitchen

fittings, bathroom amenities, electrics, heating boilers and appliances.



TABLE 10: DWELLINGS IN DISREPAIR - REPAIR DEFECTS BY BUILDING ELEMENT

no repair localised repair 1-

5%

minor repair 6-

25%

medium repair 26 -

60%

major repair 61-

80%

renew element 81-100%

n/a ALL

DWELLINGS IN

DISREPAIR dwgs % dwgs % dwgs % dwgs % dwgs % dwgs % dwgs % dwgs %

Repairs To Roof Structure 3094 65.9 645 13.7 632 13.4 275 5.8 29 .6 23 .5 0 .0 4696 100.0 Repairs To Roof Cover 1695 36.1 808 17.2 1143 24.3 845 18.0 195 4.1 11 .2 0 .0 4696 100.0 Repairs To Stacks 2145 45.7 917 19.5 791 16.8 446 9.5 316 6.7 83 1.8 0 .0 4696 100.0 Repairs To Flashings 2985 63.6 713 15.2 409 8.7 308 6.6 95 2.0 185 3.9 0 .0 4696 100.0 Repairs To Rainwear 1846 39.3 1319 28.1 808 17.2 659 14.0 25 .5 39 .8 0 .0 4696 100.0 Repairs To External Wall Finishes 1809 38.5 1119 23.8 1173 25.0 533 11.4 8 .2 54 1.1 0 .0 4696 100.0

Repairs To External Wall Pointing 4191 89.2 136 2.9 231 4.9 112 2.4 25 .5 0 .0 0 .0 4696 100.0

Repairs To Lintols 3619 77.1 552 11.7 437 9.3 49 1.0 0 .0 39 .8 0 .0 4696 100.0 Repairs To External Wall Structure 3445 73.4 617 13.1 356 7.6 227 4.8 51 1.1 0 .0 0 .0 4696 100.0

Repairs To Windows 1740 37.0 564 12.0 754 16.1 997 21.2 349 7.4 292 6.2 0 .0 4696 100.0 Repairs To Access Doors 2305 49.1 1117 23.8 492 10.5 445 9.5 164 3.5 172 3.7 0 .0 4696 100.0 Repairs To Underground Drainage 3538 75.3 626 13.3 491 10.4 20 .4 0 .0 22 .5 0 .0 4696 100.0

Repairs To Fences/Walls And Gates 1755 37.4 1325 28.2 1201 25.6 278 5.9 57 1.2 80 1.7 0 .0 4696 100.0

Repairs To Paths And Paved Areas 1385 29.5 1217 25.9 1229 26.2 658 14.0 106 2.3 102 2.2 0 .0 4696 100.0

Floor Structure Repair 3245 69.1 565 12.0 560 11.9 250 5.3 64 1.4 11 .2 0 .0 4696 100.0 Floor Finish Repair 2618 55.7 912 19.4 800 17.0 259 5.5 96 2.0 11 .2 0 .0 4696 100.0 Wall Structure Repair 2775 59.1 872 18.6 705 15.0 221 4.7 101 2.1 23 .5 0 .0 4696 100.0 Wall Finish Repair 1916 40.8 1195 25.4 836 17.8 456 9.7 259 5.5 35 .7 0 .0 4696 100.0 Ceiling Finish Repair 2570 54.7 962 20.5 718 15.3 301 6.4 99 2.1 47 1.0 0 .0 4696 100.0 Internal Door Repair 3172 67.5 800 17.0 466 9.9 170 3.6 39 .8 49 1.1 0 .0 4696 100.0 Fireplace Repair 3085 65.7 764 16.3 326 6.9 127 2.7 74 1.6 11 .2 309 6.6 4696 100.0 Internal Staircase Repair 3321 70.7 524 11.2 213 4.5 124 2.6 66 1.4 36 .8 413 8.8 4696 100.0 Kitchen Fittings 1631 34.7 576 12.3 688 14.7 739 15.7 426 9.1 635 13.5 0 .0 4696 100.0 Bathroom Amenities 1589 33.8 1026 21.9 674 14.3 662 14.1 376 8.0 369 7.8 0 .0 4696 100.0 Internal Plumbing 2745 58.5 702 14.9 707 15.0 395 8.4 80 1.7 68 1.5 0 .0 4696 100.0 Electrics 2941 62.6 435 9.3 458 9.8 373 7.9 388 8.3 101 2.1 0 .0 4696 100.0 Heating Boilers/Appliances 3156 67.2 469 10.0 137 2.9 304 6.5 293 6.2 337 7.2 0 .0 4696 100.0 Heating Distribution 3536 75.3 560 11.9 241 5.1 145 3.1 97 2.1 118 2.5 0 .0 4696 100.0

6.2.8 Costs to address repair defects are estimated at £51.743m averaging £11018 per dwelling.

Highest average repair costs are associated with Port St. Mary and Castletown, with owner-

occupied housing and with properties constructed before the Second World War.



TABLE 11: DWELLINGS REQUIRING REPAIRS - COSTS TO REPAIR BY AREA AND HOUSING SECTOR

REPAIR COSTS

Average Cost(£'s net)

Total Cost(£'s net)

AREA Ramsey 10659 11030568 Laxey 10841 7764828 Douglas 10447 16847157 Onchan 10536 2890435 Port St Mary 13344 7004369 Castletown 13499 3667731 Port Erin 9972 1489558 Peel 10281 835723 Kirk Michael 6908 212970 VACANT occupied 10924 45966918 vacant forsale/rent 9647 1327571 vacant-repairs/modernisation 14240 2170240 vacant-other temporary 10500 1690052 vacant - other long term 15764 588559 TENURE owner occupied 11728 46892819 private rented 6951 4850522 DWELLING TYPE house 12740 40396301 bungalow 9144 6598307 purpose built flat 7756 2113939 flat in converted building 4846 2450394 non-res with flats 8626 146137 house/mixed use 4517 38263 DWELLING CONFIGURATION mid terrace 13553 16488971 end terrace 11086 5455890 semi detached 12941 6221867 detached 11056 18827881 not applicable 5909 4748733 DATE OF CONSTRUCTION pre-1919 12324 32134622 1919-1944 13965 7245794 1945-1964 8271 2198871 1965-1974 8229 4620166 1975-1981 6987 1470382 post-1981 7655 4073505 TABLE TOTAL 11018 51743341



6.3 NON DECENT HOMES

6.3.1 The Decent Homes Standard in England exists as a target requirement for social rented

housing and as an advisory standard for private sector intervention. A Decent Home is one

that satisfies all the following four criteria:

It meets the current statutory minimum standard for housing.

It is in a reasonable state of repair.

It has reasonably modern facilities.

It provides a reasonable degree of thermal comfort.

A full definition of the Standard is provided in Appendix E. The Decent Homes standard does

not apply as a statutory standard on the Island but measurement can provide a useful guide

to future adoption.

6.3.2 The current minimum housing standard on the Isle of Man is the Fitness Standard. Using

Fitness within the Decent Homes Standard provides an indication of current dwelling

performance. 24525 dwellings meet the requirements of the Decent Homes Standard and

are Decent. These represent 71.4% of all private dwellings on the Island. 9823 dwellings

fail to meet the requirements of the Decent Homes Standard and are non-Decent. These

represent 28.6% of all private housing on the Island.

6.3.3 The majority of dwellings (7613 dwellings - 77.5%) failing the Decent Homes Standard are

defective on one item of the standard, the remaining 2210 dwellings or 22.5% are defective

on two or more items.

71.4%

28.6%

FIGURE 19 : DECENT HOMES PERFORMANCE

Decent Non Decent



6.3.4 The pattern of failure is illustrated in Table 12. This stresses the strong individual influence of

disrepair and energy efficiency. The most common combined defects relate to the

relationships between fitness, disrepair and energy efficiency.

TABLE 12: NON DECENT DWELLINGS - DEFECT CLASSIFICATION (Fitness Definition)

DECENT HOMES DEFECT

CLASSIFICATION dwgs %

Fitness only 176 1.8 Disrepair only 2534 25.8 Amenities only 142 1.4 Energy only 4761 48.5 Fitness and disrepair 306 3.1 Fitness and energy 38 .4 Disrepair and amenity 95 1.0 Disrepair and energy 858 8.7 Amenity and energy 10 .1 Fitness, disrepair and amenity 232 2.4 Fitness, disrepair and energy 298 3.0 Disrepair, amenity and energy 97 1.0 Fitness, disrepair, amenity and energy 276 2.8 ALL DWELLINGS NON DECENT 9823 100.0

6.3.5 Recently published results from the 2006 English House Condition Survey indicate 26.4% of

private dwellings in England non-Decent (Fitness definition). This compares with 28.6% of

private dwellings locally. Fitness, amenity and energy efficiency performance within the

standard are similar to England. Levels of disrepair on the Island are however higher than

England.

77.5%

13.3%

9.2%

FIGURE 20 : DECENT HOMES STANDARD -NUMBER OF DEFECTIVE MATTERS

1 Defective Matter : 7613 dwgs

2 Defective Matters : 1307 dwgs

3+ Defective Matters : 903 dwgs



TABLE 13 : DECENT HOMES PERFORMANCE - IOM 2008, ENGLAND 2006

DECENT HOMES ENGLAND 2006 ISLE OF MAN 2008

% % Unfit 3.9 3.9 Disrepair 8.3 13.7 Modern Facilities 2.1 2.5 Energy Efficiency 18.4 18.5 ALL DWELLINGS NON DECENT 26.4 28.6

6.3.6 Geographically the highest rates of Decent Homes failure are associated with Douglas

(37.0%) and Port St. Mary (34.8%). Douglas exerts a strong influence on patterns of overall

failure containing 4223 non-Decent dwellings or 43% of the total.

Rates of non-Decency are also higher in the private-rented sector, for converted flats and

terraced housing and for dwellings constructed pre-1945.

TABLE 14: NON DECENT HOUSING BY AREA AND HOUSING SECTOR

DECENT HOMES STANDARD

Table Total compliant non compliant

dwgs % dwgs % dwgs % AREA Ramsey 4411 74.4 1521 25.6 5932 100.0 Laxey 3252 73.2 1192 26.8 4444 100.0 Douglas 7192 63.0 4223 37.0 11415 100.0 Onchan 2780 76.0 879 24.0 3659 100.0

11.2

15.9

20.1

23.8

24

25.6

26.8

28.6

34.8

37

Kirk Michael

Peel

Port Erin

Castletown

Onchan

Ramsey

Laxey

IOM Average

Port St. Mary

Douglas

0 10 20 30 40%

FIGURE 21 : RATES OF NON-DECENCY BY AREA



TABLE 14: NON DECENT HOUSING BY AREA AND HOUSING SECTOR

DECENT HOMES STANDARD

Table Total compliant non compliant

dwgs % dwgs % dwgs % Port St Mary 1375 65.2 733 34.8 2108 100.0 Castletown 1453 76.2 453 23.8 1906 100.0 Port Erin 1531 79.9 386 20.1 1917 100.0 Peel 1848 84.1 350 15.9 2198 100.0 Kirk Michael 683 88.8 86 11.2 769 100.0 TENURE owner occupied 21072 74.3 7290 25.7 28362 100.0 private rented 3454 57.7 2533 42.3 5986 100.0 DWELLING TYPE house 15110 72.2 5829 27.8 20939 100.0 bungalow 5782 80.2 1430 19.8 7212 100.0 purpose built flat 2432 69.3 1077 30.7 3509 100.0 flat in converted building 1201 45.3 1449 54.7 2650 100.0 non-res with flats 0 .0 29 100.0 29 100.0 house/mixed use 0 .0 8 100.0 8 100.0 DWELLING CONFIGURATION mid terrace 3315 58.8 2322 41.2 5637 100.0 end terrace 1678 65.1 900 34.9 2578 100.0 semi detached 5026 79.2 1322 20.8 6348 100.0 detached 10874 80.0 2714 20.0 13588 100.0 not applicable 3633 58.6 2564 41.4 6197 100.0 DATE OF CONSTRUCTION pre-1919 5106 50.7 4973 49.3 10079 100.0 1919-1944 1497 55.8 1185 44.2 2682 100.0 1945-1964 1435 63.8 816 36.2 2251 100.0 1965-1974 3097 77.6 896 22.4 3993 100.0 1975-1981 3571 87.9 491 12.1 4062 100.0 post-1981 9819 87.0 1462 13.0 11281 100.0 TABLE TOTAL 24525 71.4 9823 28.6 34348 100.0

6.4 SUMMARY OF HOUSING CONDITIONS AND INVESTMENT NEEDS

6.4.1 Poor housing conditions against current housing standards on the Island can be summarised

with regard to unfitness and disrepair. A threefold classification of the housing stock has

been developed for this purpose comprising:

Satisfactory Housing : Dwellings which are not unfit and do not

require major repairs.

Disrepair : Dwellings which are not unfit but which

require major repairs.



Unfit : Dwellings which are unfit.

FIGURE 22 : CLASSIFICATION OF HOUSING CONDITIONS

6.4.2 29438 dwellings (85.7%) are not unfit and require no major repairs and can be regarded as

satisfactory. 3584 dwellings (1.4%) while not unfit require major repairs and 1326 dwellings

93.9%) are unfit. The characteristics and distribution of unsatisfactory housing have

previously been examined but are summarised in Table 15.

TABLE 15: UNSATISFACTORY HOUSING BY AREA AND HOUSING SECTOR

HOUSING CONDITION Table Total

satisfactory not unfit-poor repair unfit

dwgs % dwgs % dwgs % dwgs % AREA Ramsey 4897 82.6 858 14.5 176 3.0 5932 100.0 Laxey 3643 82.0 536 12.1 265 6.0 4444 100.0 Douglas 9720 85.1 1231 10.8 464 4.1 11415 100.0 Onchan 3385 92.5 166 4.5 109 3.0 3659 100.0 Port St Mary 1564 74.2 362 17.2 182 8.6 2108 100.0 Castletown 1613 84.6 192 10.1 101 5.3 1906 100.0 Port Erin 1768 92.2 137 7.1 12 .6 1917 100.0 Peel 2117 96.3 71 3.2 11 .5 2198 100.0 Kirk Michael 732 95.1 31 4.0 7 .8 769 100.0 TENURE owner occupied 24232 85.4 3084 10.9 1046 3.7 28362 100.0 private rented 5206 87.0 500 8.4 280 4.7 5986 100.0 DWELLING TYPE house 17665 84.4 2336 11.2 938 4.5 20939 100.0 bungalow 6462 89.6 611 8.5 139 1.9 7212 100.0

PRIVATE HOUSING

STOCK

UNFIT DISREPAIR

TOTAL

UNSATISFACTORY

NOT UNFIT GOOD REPAIR

TOTAL

SATISFACTORY

1326 dwgs -

3.9%

3584 dwgs -

10.4%

4910 dwgs - 14.3% 29438 dwgs - 85.7%

29438 dwgs -

85.7%

34348 dwellings



TABLE 15: UNSATISFACTORY HOUSING BY AREA AND HOUSING SECTOR



dwgs % dwgs % dwgs % dwgs % AREA purpose built flat 3237 92.2 273 7.8 0 .0 3509 100.0 flat in converted building 2062 77.8 356 13.4 233 8.8 2650 100.0 non-res with flats 12 42.4 0 .0 17 57.6 29 100.0 house/mixed use 0 .0 8 100.0 0 .0 8 100.0 DWELLING CONFIGURATION mid terrace 4364 77.4 882 15.6 391 6.9 5637 100.0 end terrace 2071 80.3 375 14.5 133 5.1 2578 100.0 semi detached 5828 91.8 384 6.0 136 2.1 6348 100.0 detached 11864 87.3 1307 9.6 417 3.1 13588 100.0 not applicable 5311 85.7 637 10.3 250 4.0 6197 100.0 DATE OF CONSTRUCTION pre-1919 7286 72.3 1796 17.8 997 9.9 10079 100.0 1919-1944 2163 80.7 369 13.8 150 5.6 2682 100.0 1945-1964 1985 88.2 195 8.6 71 3.2 2251 100.0 1965-1974 3404 85.2 520 13.0 70 1.7 3993 100.0 1975-1981 3852 94.8 183 4.5 27 .7 4062 100.0 post-1981 10749 95.3 521 4.6 11 .1 11281 100.0 TABLE TOTAL 29438 85.7 3584 10.4 1326 3.9 34348 100.0

UNFIT DWELLINGS : Highest rates of unfitness are associated with Port St. Mary,

Laxey, Douglas and Castletown. Within the housing stock no

significant differences in fitness exist between the tenure

groups. Rates of unfitness are however higher in converted

and mixed use flats, terraced housing and dwellings

constructed pre-1945. Costs to repair and improve unfit

dwellings are estimated at £25.338m.

DISREPAIR : Dwellings in disrepair while not unfit run the risk of further

deterioration into unfitness in the absence of preventative

repairs and maintenance. Highest rates of disrepair are

again associated with Port St. Mary, Laxey, Douglas and

Castletown but also with Ramsey. Rates of disrepair are

slightly higher within the owner-occupied sector and similar

to unfitness for converted flats, terraced housing and

dwellings constructed pre-1945. Costs of repair within this

category are estimated at £34.361m.

6.4.3 Total investment costs to address unfitness and disrepair are £59.699m.



6.5 ENVIRONMENTAL CONDITIONS

6.5.1 In addition to the condition of individual dwellings surveyors were asked to assess the general

condition of the local area or residential neighbourhood surrounding the dwelling. A range of

problems has been identified although in general these have a minor impact. The most

common emerging problems relate to car parking, dog fouling and noise.

6.5.2 Overall, 13577 dwellings (39.5%) are located in residential environments of average quality

for their type. In 18489 dwellings (53.8%) environmental quality is above average or good

and in 2282 dwellings (6.6%) environmental quality is below average or poor.

42.4%

57.6%

FIGURE 23 : UNSATISFACTORY HOUSING - COSTS TO REPAIR AND IMPROVE

Base = 4910 unsatisfactory dwellings £59.699m investment

Unfit : £25.338m Disrepair : £34.361m

29.8

5.9

13.3

24.2

7.9

5.8

10.0

10.8

0 10 20 30

Car Parking

Neighbours Behaviour

Noise

Dog Fouling

Empty/Neglected Buildings

Vandalism

Scruffy Gardens

Litter and Rubbish

%

FIGURE 24 : ENVIRONMENTAL PROBLEMS

Minor Problem

Major Problem



6.5.3 Variations in environmental conditions reflect below average quality in Douglas, in areas of

private-rented housing and in areas of pre-1919 housing.

TABLE 16: ENVIRONMENTAL QUALITY BY AREA AND HOUSING SECTOR

VISUAL ENVIRONMENTAL QUALITY Table Total poor below average average

above average good

dwgs % dwgs % dwgs % dwgs % dwgs % dwgs % AREA Ramsey 0 .0 100 1.7 1642 27.7 1650 27.8 2540 42.8 5932 100.0 Laxey 0 .0 299 6.7 1869 42.1 1164 26.2 1111 25.0 4444 100.0 Douglas 0 .0 1707 15.0 5687 49.8 2273 19.9 1748 15.3 11415 100.0 Onchan 0 .0 0 .0 1110 30.3 908 24.8 1641 44.8 3659 100.0 Port St Mary 0 .0 59 2.8 1069 50.7 489 23.2 491 23.3 2108 100.0 Castletown 15 .8 52 2.7 502 26.3 310 16.3 1026 53.9 1906 100.0 Port Erin 0 .0 37 1.9 1083 56.5 598 31.2 199 10.4 1917 100.0 Peel 0 .0 12 .5 422 19.2 595 27.1 1170 53.2 2198 100.0 Kirk Michael 0 .0 0 .0 192 25.0 472 61.4 105 13.6 769 100.0 TENURE owner occupied 15 .1 1220 4.3 11315 39.9 7284 25.7 8527 30.1 28362 100.0 private rented 0 .0 1047 17.5 2262 37.8 1174 19.6 1504 25.1 5986 100.0 DWELLING TYPE house 15 .1 1214 5.8 8805 42.1 5278 25.2 5626 26.9 20939 100.0 bungalow 0 .0 87 1.2 2011 27.9 2413 33.5 2701 37.4 7212 100.0 purpose built flat 0 .0 54 1.5 1659 47.3 588 16.8 1208 34.4 3509 100.0 flat in converted building 0 .0 894 33.7 1081 40.8 179 6.8 496 18.7 2650 100.0 non-res with flats 0 .0 17 57.6 12 42.4 0 .0 0 .0 29 100.0 house/mixed use 0 .0 0 .0 8 100.0 0 .0 0 .0 8 100.0 DWELLING CONFIGURATION mid terrace 0 .0 519 9.2 3115 55.3 910 16.1 1093 19.4 5637 100.0 end terrace 0 .0 207 8.0 1227 47.6 639 24.8 505 19.6 2578 100.0 semi detached 15 .2 346 5.5 2732 43.0 1827 28.8 1427 22.5 6348 100.0 detached 0 .0 229 1.7 3743 27.5 4314 31.7 5302 39.0 13588 100.0 not applicable 0 .0 965 15.6 2761 44.5 768 12.4 1704 27.5 6197 100.0 DATE OF CONSTRUCTION pre-1919 0 .0 1690 16.8 4799 47.6 1396 13.8 2194 21.8 10079 100.0 1919-1944 0 .0 159 5.9 1166 43.5 689 25.7 669 24.9 2682 100.0 1945-1964 15 .7 80 3.6 638 28.4 527 23.4 990 44.0 2251 100.0 1965-1974 0 .0 52 1.3 1551 38.8 1157 29.0 1233 30.9 3993 100.0 1975-1981 0 .0 44 1.1 1345 33.1 1355 33.4 1318 32.4 4062 100.0 post-1981 0 .0 242 2.1 4078 36.1 3335 29.6 3626 32.1 11281 100.0 TABLE TOTAL 15 .0 2267 6.6 13577 39.5 8458 24.6 10031 29.2 34348 100.0

39.5%

53.9%

6.6%

FIGURE 25 : OVERALL ENVIRONMENTAL QUALITY

Average Good Poor



7.0 CHANGES IN HOUSING CONDITION 2002 - 2008

7.1 The comparison of information from two independent surveys is often problematic and

requires caution due to the possibility of differences in measurement and methodology and

due to the need to isolate real differences between the surveys from the effects of sampling

error. In this situation a limited analysis only of changes between the 2002 and 2008 surveys

has been completed focussing on unfitness and energy efficiency. Trends in unfitness are

reported here; changes in energy efficiency are discussed in Section 8.0.

7.2 In 2002 the house condition survey identified 2092 unfit dwellings representing 5.8% of all

private dwellings on the Island. In 2008 the number of unfit dwellings was estimated at 1326

dwellings or 3.9% of private sector housing. This represents a net reduction in unfitness from

2002 of 766 dwellings or 37%. The extent of change lies outside the sampling error ranges of

both surveys and as such reflects real progress in dealing with unfit dwellings on the Island.

7.3 Limitations exist in the availability of information from the 2002 survey limiting any detailed

geographical or sectoral analysis of change. Information on unfitness by tenure does

however indicate consistent improvement across all private tenure groups but with the most

significant reduction recorded for the private-rented sector. Any improvement in the quality of

the private-rented stock is to be welcomed.

2092 dwgs -5.8%

1326 dwgs -3.9%

0

1

2

3

4

5

6

7

2002 2008

% U

nfi

t

FIGURE 26 : TRENDS IN UNFITNESS 2002 - 2008



17.4%

4.7%6.0%

3.7%0

4

8

12

16

20

2002 2008

% U

nfi

t

FIGURE 27 : TRENDS IN UNFITNESS 2002 - 2008 BY TENURE

Private Rented

Owner-occupied



8.0 NON DECENT HOMES - ENERGY EFFICIENCY

8.1 Information on domestic energy and home insulation from the survey was subjected to a

National Home Energy Rating Profile at Level ‘0’ as a test of energy efficiency within the

private housing stock. Several indicators are produced by the NHER system;

SAP – Standard Assessment Procedure using information on appliances and

insulation to profile energy efficiency. This permits the grading of properties on a

score of 1-100. The current UK average score is 51, with construction to current

building regulations level achieving a score of 65.

BEPI – Building Energy Performance Index profiling dwelling performance on

insulation. Ranging from 1 to over 100, a score of 100 signifies insulation

standards at current building regulations.

CO2 – Average annual emissions of CO2 measured in tonnes.

ENERGY COSTS – Average annual energy costs for domestic space and water

heating and lighting.

8.2 The current SAP rating for private housing on the Island is measured at 53, above the

national average for all private housing in England (47). The equivalent NHER Rating is 8.7.

847 647

1949

3219

7316

10262

5988

20401306

773

10 20 30 40 50 60 70 80 90 100

0

2000

4000

6000

8000

10000

12000

SAP Rating

FIGURE 28 : SAP RATING DISTRIBUTION



8.3 Average annual CO2 emissions are estimated at 7.43 tonnes resulting in total annual

emissions of 255072 tonnes. Average annual energy expenditure is estimated at £975 per

dwelling giving a total annual household energy bill of £33.489M. The distribution of energy

efficiency ratings by area and housing sector is illustrated in Table 20. This confirms below

average energy efficiency ratings in the owner occupied sector, dwellings constructed pre-

1945 and detached houses. Lowest ratings are also associated with Laxey, Port St. Mary

and Castletown.

TABLE 17: ENERGY EFFICIENCY RATINGS BY AREA AND HOUSING SECTOR

SAP

RATING NHER

RATING CO2

EMISSIONS(Tonnes p.a.)

ANNUAL RUNNING COST(£'sp.a.)

average average average total average total AREA Ramsey 54 8.95 7.38 43764.75 986 5848218

Laxey 45 8.56 8.40 37328.60 1096 4868435

Douglas 56 8.56 6.78 77336.99 885 10104605

Onchan 55 8.64 7.57 27709.22 945 3458526

Port St Mary 44 8.75 8.13 17137.23 1053 2219843

Castletown 48 8.88 7.84 14939.53 1027 1957940

Port Erin 56 8.83 6.88 13190.32 953 1827133

Peel 51 8.60 8.29 18222.93 1115 2450587

Kirkmichael 59 8.74 7.08 5442.49 980 753853

TENURE owner occupied 51 8.71 7.72 218939.66 1009 28623983

private rented 59 8.59 6.04 36132.41 813 4865156

DWELLING TYPE house 49 8.62 8.30 173893.09 1080 22613644

bungalow 50 8.92 6.62 47723.28 877 6325448

purpose built flat 76 8.76 5.27 18501.70 691 2425163

flat in converted building 59 8.49 5.57 14751.00 790 2094495

non-res with flats 65 8.59 4.70 138.28 744 21874

house/mixed use 51 8.70 7.64 64.72 1005 8515

DWELLING CONFIGURATION mid terrace 52 8.76 7.80 43961.27 1001 5645248

end terrace 48 8.66 7.40 19074.30 986 2540815

semi detached 52 8.66 7.41 47042.20 976 6194938

detached 47 8.69 8.21 111538.60 1071 14558091

not applicable 68 8.65 5.40 33455.70 734 4550047

DATE OF CONSTRUCTION pre-1919 44 8.50 8.14 82022.20 1057 10649062

1919-1944 45 8.75 8.34 22355.95 1051 2819766

1945-1964 43 8.49 7.86 17678.55 998 2246500

1965-1974 53 9.01 6.90 27566.77 899 3590802

1975-1981 58 9.05 6.79 27563.86 901 3660440

post-1981 62 8.63 6.90 77884.74 933 10522568

TABLE TOTAL 53 8.69 7.43 255072.07 975 33489139



8.4 Home energy efficiency is influenced by both heating and insulation characteristics.

Underlying the energy efficiency of private housing on the Island the following attributes

apply:

5054 dwellings (14.7%)lack any form of appropriate loft insulation, an additional

3564 dwellings (10.4%) contain loft insulation levels below 100 mm. Evidence of

enhanced insulation is however apparent. 16686 dwellings (48.6%) offer loft

insulation to 100 mm, 4756 dwellings (13.8%) to 150 mm and 4289 dwellings

(12.5%) to 200 mm or above. The loft insulation profile for the Island is slightly

better than the national average where 70% of dwellings are estimated to contain

loft insulation to a minimum 100 mm thickness.

Excluding dwellings of solid wall construction 1874 dwellings exhibit evidence of

additional cavity wall insulation. Although this represents only 9% of dwellings

with cavities the need for additional insulation will decrease in modern properties

against increasing building regulation requirements, i.e. 13459 cavity dwellings

(62.6%) were constructed post-1974.

29272 dwellings (85.2%) are double glazed, the remaining 5076 dwellings (14.8%)

offer single glazing. Levels of double glazing within the stock are significantly

above the English average of 51%. 13180 dwellings (38.4%) offer effective draught

proofing to windows/doors.

33549 dwellings (97.7%) offer full central heating, with an additional 400 dwellings

(1.2%) offering partial heating systems. Levels of full central heating are above the

English average which is currently estimated at 86%.

75

85

98

70

51

86

Loft Insultation 100 mm +

Double Glazing

Central Heating

0 20 40 60 80 100 120

FIGURE 29 : KEY ENERGY ATTRIBUTES - IOM, ENGLAND

England

Isle of Man



8.5 Primary heating fuels on the Island are almost equally split between mains gas and oil. Mains

gas is present in 15707 dwellings (45.7%) with oil representing the primary heating fuel in

15788 dwellings (46.0%). In spite of high levels of central heating the less than universal

availability of mains gas will restrict the efficiency of heating systems with an adverse effect

on SAP Ratings.

CHANGES IN ENERGY EFFICIENCY 2002 - 2008

8.6 Although changes in average SAP Ratings between 2002 and 2008 cannot be confirmed due

to the survey methods (SAP Ratings on both surveys are subject to an error range of + 10 at

Level ‘0’ in the NHER system) a comparison of individual energy attributes indicates

significant improvements in domestic energy efficiency. These are also reflected in

significant reductions in CO2 emissions. The 2002 survey estimated total annual carbon

dioxide emissions for the Island from private domestic properties at 348,460 tonnes. In 2008

this figure has reduced to 255,072 tonnes - an annual reduction of 93,388 tonnes or 26.8%.

Key movements in energy attributes include:

An increase in the number of dwellings offering double glazing from 26815 dwellings (62.5%) in 2002 to 29272 dwellings (85.2%) in 2008.

An increase in the number of dwellings with central heating from 22536 dwellings

(62.5%) in 2002 to 33549 dwellings (97.7%) in 2008.

An increase in the number of dwellings exhibiting additional external wall insulation from 899 dwellings (2.5%) in 2002 to 1874 dwellings (9.0%) in 2008.

An increase in the number of dwellings with more than 50mm loft insulation from 15355 dwellings (42.6%) in 2002 to 26963 dwellings (78.5%) in 2008.



9.0 HOUSEHOLD CIRCUMSTANCES, HEALTH AND SPECIAL NEEDS

9.1 Information from the physical survey of housing conditions can be directly linked to

information on the characteristics, circumstances and attitudes of occupying households

collected through a supplementary household interview survey. Additional areas covered by

the survey include:

a) Household social and economic circumstances and housing conditions including

the relationship between Decent Homes and Vulnerability.

b) Support Requirements with regard to illness and disability.

c) Household smoking behaviour.

HOUSING CONDITIONS AND HOUSEHOLD CIRCUMSTANCES

9.2 Poor housing conditions are associated with households in social or economic disadvantage.

473 elderly households live in unfit homes representing 43.7% of all households in

unfit dwellings. Similarly 799 elderly households live in dwellings with disrepair

representing 26.2% of all households in dwellings with disrepair.

Economically vulnerable households are over-represented in poor condition

dwellings. 110 economically vulnerable households live in unfit dwellings

representing 10.1% of all households in unfit dwellings. Similarly, 244

economically vulnerable households live in dwellings with disrepair representing

8.0% of all households in dwellings with disrepair.

Low income households are over-represented in poor condition dwellings. 174

households with annual HOH income under £8,000 live in unfit dwellings

representing 16.0% of all households in unfit dwellings.

Disadvantageous social or economic conditions can impair a household’s ability to improve or

repair their dwelling.



TABLE 18: HOUSING CONDITIONS AND HOUSEHOLD SOCIAL CHARACTERISTICS



hholds % hholds % hholds % hholds % AGE OF HOH under 25 years 668 2.3 0 .0 0 .0 668 2.1 25 - 34 years 4799 16.9 579 18.9 150 13.8 5527 17.0 35 - 44 years 6022 21.2 621 20.3 171 15.8 6814 20.9 45 - 54 years 5241 18.4 676 22.1 188 17.3 6106 18.7 55 - 64 years 4034 14.2 529 17.3 114 10.5 4677 14.4 65 years and over 6640 23.4 522 17.1 419 38.7 7582 23.3 unobtainable 1020 3.6 128 4.2 41 3.8 1190 3.7 HOUSEHOLD TYPE single person non pensioner 3461 12.2 418 13.7 176 16.3 4056 12.5 single parent family 1118 3.9 214 7.0 0 .0 1332 4.1 two person adult non pensioner 5922 20.8 606 19.8 152 14.1 6680 20.5 small family 7259 25.5 711 23.3 151 14.0 8121 24.9 large family 1504 5.3 265 8.7 118 10.9 1887 5.8 large adult 445 1.6 43 1.4 12 1.1 499 1.5 elderly 8633 30.4 799 26.2 473 43.7 9906 30.4 unobtainable 82 .3 0 .0 0 .0 82 .3 ETHNICITY British 14685 51.7 1430 46.8 322 29.7 16437 50.5 Manx 11570 40.7 1357 44.4 657 60.6 13583 41.7 Irish 896 3.2 81 2.7 57 5.3 1034 3.2 Eastern European 476 1.7 31 1.0 0 .0 507 1.6 Other European 226 .8 42 1.4 0 .0 267 .8 Other white non European 170 .6 43 1.4 11 1.1 224 .7 White and Asian 36 .1 36 1.2 0 .0 72 .2 Chinese 123 .4 0 .0 36 3.3 159 .5 Indian 36 .1 0 .0 0 .0 36 .1 Pakistani 24 .1 0 .0 0 .0 24 .1 Filipino 149 .5 36 1.2 0 .0 185 .6 Other Asian 36 .1 0 .0 0 .0 36 .1 TABLE TOTAL 28424 100.0 3056 100.0 1083 100.0 32564 100.0



TABLE 19: HOUSING CONDITIONS AND HOUSEHOLD ECONOMIC CHARACTERISTICS



hholds % hholds % hholds % hholds % ECONOMIC STATUS HOH full-time work 16783 59.0 1663 54.4 428 39.5

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