Right to Buy extended. Last week the Prime Minister gave a speech announcing plans to help 1.5m housing association tenants buy their social housing through an extension of Right to Buy (RtB). Tenants will be given a 35%-70% discount on their mortgage deposits depending on how long they have lived in the property and the £6,000 savings limit (where Universal Credit payments begin to taper) altered to encourage claimants to save without it impacting their benefit entitlement. The PM also announced a mortgage review (due to report back in the Autumn) which could see the return of 100% or 98% mortgages, according to the Spectator.
- History of Right to Buy. RtB was a pillar of Margaret Thatcher’s policy platform in the 1980s. It is estimated the sale of 2m social homes at discount rates through the Right to Buy scheme has led to the loss of £75 billion to the public finances since 1980. This has not been accompanied by sufficient investment to replace homes lost (Shelter calculates an average annual net loss of 29,000 social homes since 1991).
- Risks further reducing availability of housing. Consequently, Johnson’s proposal includes a 1 for 1 commitment to replace any social housing lost through the scheme. The Sunday Times’ Tim Shipman reported the policy caused division in the Cabinet between the PM and Michael Gove: “Officials had not even undertaken an impact assessment on how it will affect social housing stock, or how many new homes will be needed to replace those sold off…The Treasury is also refusing to provide extra funds, leaving Gove with a further headache about how to pay for it.” Gove explained the importance of building more social housing at the same time to prevent further loss of social homes and has previously been a critic of the RtB policy for this reason.
Will it work? The success of the proposal relies on the ability of Universal Credit claimants to save enough to take up the mortgages, and on the ability of government to deliver increased supply of social housing. However, housing associations are not directly controlled by governments and demand-side stimulus alone will further fuel house price inflation, making home ownership even more unaffordable for those not yet on the housing ladder.
- Take-up. The proposal is based on a pilot from 2018 which showed that if it was rolled out nationally, only 17% of eligible tenants would be able to afford to participate. Lindsay Judge, the research director at the Resolution Foundation, said the changes to mortgages for those on benefits was likely to have limited impact. “More than four in five families on means-tested benefits have no savings at all and high cost of living pressures means a second change that allows benefit recipients to save into certain savings accounts without seeing their benefits cut is unlikely to lead to a surge in savings.”
- Building more social housing. There are over 1m households currently on waiting lists for social housing. Jonathan Rolande, from the National Association of Property Buyers, said: “Housing Associations are usually private entities who will need to be compensated for the enforced discount, so it appears that there will be a net loss for the taxpayer, rather than the ‘gain’ of the council house sales”. Kate Henderson, Chief Executive of the National Housing Federation, said: “Pilots have shown that there is not enough money from sales to build new social homes to replace those sold, meaning a net loss of social housing.” NEF’s Simon Hill argues that “Why would councils pay to build homes, only to sell them at a discount, lose income from future rental payments and not receive the full sale receipt?...Extending the policy to housing associations will only extend this disincentive to more providers of social housing, slowing social housebuilding when it needs to be sped up.”
Political maneuvering. The proposal has been widely interpreted as a piece of desperate political maneuvering from the Prime Minister after winning his vote of no confidence last week. The move to stimulate demand for home-ownership (and further increase house prices) could be seen as an emergent electoral strategy from the government; read Christine Berry and Laurie MacFarlane’s recent piece on the economic and electoral strategy of ‘Johnsonism’: ‘catering to their new voters in the so-called ‘Red Wall’ with promises of a more activist state, whilst also seeking to reassure and protect their core constituency – rentier capital.’
- Home-ownership and voting patterns. This chart from the House of Commons Library shows the electoral benefit the Conservatives receive from getting more people on the housing ladder. Author and academic Keir Milburn featured in a short video explaining how the political generation gap is rooted in the diverging material interests of the young and old, and mediated by property ownership: “The material interests of older cohorts might be leading some of them to look away from the pressing crises of the present.”
- Housing benefits and state-subsidy of landlords. The proposal aims to reduce the government’s housing benefits bill. £30bn of government investment goes to private landlords through housing benefits, referred to as the ‘state-subsidisation model’: “with the state paying landlords to house people, rather than building houses – and therefore owning assets – with which to house the population”. The OBR has warned that without action, the government could be paying £50bn per year in housing benefit to private landlords by 2050. Over 40% of council housing sold off through the original RtB scheme are now rented privately, known as ‘right-to-buy-to-let’. A new report from the CPS argued that the benefit system is fundamentally biased towards keeping people as tenants rather than owners, finding that just 2.3p is spent on incentivising ownership among low and middle earners for every pound that subsidises renting.
- Rentierism. The lack of housebuilding in recent years reflects the broader transformation of housing and the land it sits on into a financial asset and a public policy preference for private home ownership. Land and property have become both the most attractive form of collateral for the banking system and the most desirable form of financial asset for households and investors. Joe Bilsborough explains how “For decades, Britain's governments have designed public policy to benefit property owners and landlords to the detriment of everyone else” as the UK’s political economy becomes increasingly defined by “rentierisation; and the successful creation of a class of asset-owners whose wealth appears inextricably linked with the maintenance of Conservative control at Westminster.” The FT’s Stephen Bush counted the proposal as the 7th demand-side measure the Conservatives have introduced since 2010, all of which have pushed up house prices: “there was the revitalisation of Right to Buy in 2011, the two incarnations of the ‘Help to Buy’ scheme, the Help to Buy ISA, various measures to encourage shared ownership, changes to required deposit ratios, and the stamp duty cut.” (NEF explored the historic role of banks and the financial system, supported by government policies, in fuelling house price growth – with housing wealth now making up almost half of total household assets.)
Proposals for a better housing system. Housing charity Shelter proposes that 3.1 million homes should be built over the next 20 years. While local authorities now have the power to borrow, the reality of their funding situation means they will need support from national government to deliver on that kind of ambition.
- Stimulating housebuilding. In its review of the future of social housing, Shelter calls for a 'decisive and generational shift in housing policy'. Its proposed programme of investment and reform includes a new housing regulator, a renewal of public housebuilding in mixed communities, with all homes sold being replaced, and the creation of permanent tenancies as a legal minimum for all private renters.
- New powers NEF are today launching Homes for Us, a new campaign which argues for a programme aiming to build 2 million affordable and desirable social homes by 2040 and proposes ending Right to Buy and granting new powers to councils to compulsory purchase poor quality rental homes. The Tony Blair Institute for Global Change calls for a Sovereign Property Fund – a national endowment to support local councils to build new housing. The Fund would centralise oversight of all the land in public ownership.
- Community Land Trusts. In 'The Policies of Belonging', centre-right think tank Onward recommends giving communities the right to establish Community Land Trusts (CLTs) to develop community-led housing. The National Community Land Trust Network supports community land trusts through funding, resources, training and advice and works with government, local authorities, lenders and funders to establish the best conditions for CLTs to grow and flourish.