We keep hearing about how new policies will be good for social housing tenants – that they’ll be better off because of the 1% rent cut, that they’ll jump at the opportunity to buy their home through right to buy. But actually tenants haven’t had much chance to express their opinions at this momentous time for the housing sector, and many of their views are much more complex than this.
Tenants who are involved in shaping services with their landlord understand the challenges of running social housing, they look to the future as well as to the present and think of others as well as themselves. They are enthusiastic about housebuilding and supportive of landlords spending their rent money on new homes for other people.
Rent cuts are actually of huge concern to many tenants. One told us: “Rent cuts are causing no end of problems for tenants. Every aspect of the housing organisation is being looked into, cutting costs which are cutting essential staff in the eyes of tenants.”
While many tenants stand to gain personally from the right to buy, they also want to protect the benefits offered by social housing. It might surprise people to hear that large numbers of tenants oppose the right to buy and would have liked to hear the proposal considered in parliament. They want the availability of social housing to be preserved so others can benefit from it as they have. If a social home is to act as a stepladder to ownership, it should not be pulled up after the first tenants climb it.
The principle that replacement homes can be anywhere in the county is a massive worry, and a greater commitment to local replacement is seen as essential. We would like to see housing associations commit to re-provision of social rented homes – perhaps by making a deal with current and future tenants (a bit like stock transfer promises) about how receipts will be reinvested.
There is a lot of scepticism among tenants about one-for-one replacement of homes. Many people have seen homes in their area bought by friends, family and neighbours and have not seen replacements made available locally.
The history of right to buy and arguments about council house replacements since the 2012 reforms underpin this opinion. Many tenants are well aware of the challenges of developing new properties – including land availability, planning consents and labour supply – and would like to see policy that helps new builds. At the Tenant Participation Advisory Service (TPAS), we would also like to see transparent national monitoring and reporting of sales against replacements, with a policy review triggered if outcomes are not delivered as promised.
The proposed “portable discounts” – through which tenants could buy an alternative property if theirs is deemed too difficult to replace – have also raised questions. Some tenants are concerned that they will not be able to purchase the home they apply for, and want transparency about how landlords will decide to offer a portable discount. Others are supportive of the idea, and would like to explore how a portable discount could be more widely available to extend their choice and perhaps help their landlord too. For example in some areas it is becoming harder to let three bedroom properties, but these are attractive to potential buyers.
Decisions are being taken that may fundamentally change housing associations and the nature of services they provide – and it’s essential that tenants can input into what happens next. Involving tenants will enhance policies and plans for everyone’s benefit. We can’t afford to get this wrong.
Jenny Osbourne is chief executive of the Tenant Participation Advisory Service (TPAS). She spoke before the communities and local government select committee on Monday 19 October, for the housing association sector and the right to buy inquiry.
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