Private Rented Sector – South Essex Evidence Review 1. Summary
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Private Rented Sector – South Essex Evidence Review FAO: Julie Rugg and David Rhodes CC: Bridget Young Centre for Housing Policy, University of York, Heslington, York, YO10 5DD, UK Dear Julie and David Many thanks for inviting the South Essex Housing Group / Private Sector Housing Sub Group to make a response to your call for evidence as part of the new Rugg Review. There are six authorities in South Essex represented on the Sub Group comprising the County Council, two Unitary and three District authorities: Essex County Council Thurrock Borough Council (Unitary) Southend-on-Sea Borough Council (Unitary) Basildon Borough Council (District) Castle Point Borough Council (District) Rochford District Council (District) Our response is formulated around your original four questions re-stated below: 1. Describe your local private rented sector. Please indicate how you have evidenced your account. 2. Are there any problems relating to the private rented sector in your area? Again, please present evidence for those problems. 3. What would you say are the major obstacles you face in attempts to resolve those problems? 4. Have you implemented any solutions that have had a demonstrable impact in dealing with the problems in your local private rented sector? Supporting evidence has been pulled together from our two previous SHMAs in 2013 and 2016, our latest quarterly Housing Market Trends reports (July 2017) and the recently completed South Essex Private Stock Modelling and Healthy Impact Assessment Summary Report (September 2017) by the British Research Establishment (BRE). Further insight supporting information is also included from the local authorities of Rochford and Basildon. 1. Summary Over the past ten years the growth in the Private Rented Sector (PRS) has become a key feature of the South Essex housing stock and a significant driver in the local housing market. Between 2001 and 2011, the South Essex PRS was up by 6.1% while owner occupation fell by 5.1%. Private renting has surpassed social renting and the trend is set to continue. Basildon and Thurrock were the only authorities to still have slightly higher levels of social rented housing compared to private rented. A number of households have been meeting their affordable housing needs through this tenure as it has grown in scale, however, it has also become the tenure for frustrated “would be” home owners including families with children who cannot afford to buy and are not eligible for social housing. Rents have increased significantly across all South Essex local authorities and the widening gap between market rent and the Local Housing Allowance 1 (LHA) is placing a serious strain on the lower middle income group who are not eligible for social housing but rely partly or wholly on Housing Benefit payments set by the LHA to meet their housing need. Key issues arising from this South Essex evidence review are as summarised below: Growth in the PRS has been largely unplanned / unstructured; arising from changes in the housing / property market following the recession in 2007/08. To-date the PRS in South Essex has not contributed in any significant way to new supply but been reliant for growth on the tenure conversion of existing owner occupied stock. This limited supply combined with relatively high property prices has resulted in a recent rapid increase in rents. As evidenced the gap between LHA and private rent is widening. Private landlords are not always taking clients in receipt of LHA. Residents in private renting in South Essex spend as much as 42% of their earnings (resident based) on monthly rent. Some 50,500 residents claim LHA in South Essex of which 43% are in the private rented sector which exceeds the national average of 34%. Just under a quarter of all private renting residents claim LHA. This is notably higher for Castle Point and Southend-on-Sea, highlighting the important role of this tenure in meeting need. All authorities surpass the England rate of 15.9%. The SHMA 2016 report estimates that the private rented sector meets the affordable needs of around 1,000 households per year across South Essex, with the tenure playing a significant role in Southend-on-Sea in particular. This suggests that the private rented sector has and is likely to continue to play a substantial role in meeting the affordable housing needs of households in South Essex. Despite this, Welfare Reform and de-regulation including recent changes to the Buy- to-Let market by the Government; is contributing further to the short supply, high rent and worsening affordability. Private rented accommodation is more likely to be in poor condition than other tenures. This has been consistently evidenced in BRE’s latest Stock Modelling Summary Report. 19% of private rented stock is estimated to have a category 1 hazard compared to 14% for all private sector stock in South Essex and 15% for England. Of the 14% of private sector stock in the region estimated to have a category 1 hazard, the greatest proportion is in Southend-on-Sea (20%) and the lowest are in Basildon (11%). There are an estimated 48,598 category 1 hazards in the private stock across South Essex with an estimated 2,275 harmful events requiring medical treatment annually. The estimated cost of mitigating all these hazards is £87.6m and the total savings to society are estimated to be nearly £74m annually. The South Essex Private Sector Housing sub group has worked with private owners to renovate empty properties in the sub region and make them available to rent for people in housing need contributing to the overall reduction in empty homes across the sub region and increase in good quality privately rented accommodation. It is important to recognise the good work of local authorities and responsible landlords who are seeking to improve standards in the PRS. Engagement through Landlord Forums and the South Essex Alliance of Landlords (SEAL - http://www.southeastalliance.org/) provides a good mechanism for achieving this. 2 2. Describing our PRS in South Essex Nationally, the Private Rented Sector has seen a sustained growth of 6.2% between 2001 and 2011. The sector has already over taken the social rented sector comprising 18.2% of all tenures in 2011 and is predicted to increase further to 22% by 2025. Whilst homeownership remains the dominant tenure, the sector has fallen from 68.7% in 2001 to 64.1% in 2011. Locally in the South Essex sub region the trends are similar, with the average PRS across the five local authorities at 15% in 2011, up 6.1% from 2001, the social sector at 14.5%, down by 0.9% and home ownership at 70.5% but down by 5.1% respectively. Fig 1: Household Tenure by Area. Note: Private Rent includes tied housing and living rent free Tenure Owned Private Rent Social Rent 66.9 -3.7 Basildon 11.1 +5.1 22.0 -1.4 82.9 -5.6 Castle Point 11.8 +5.9 5.3 -0.3 83.1 -2.6 Rochford 9.3 +3.4 7.6 -0.7 65.6 -7.2 Southend-on-Sea 22.9 +7.4 11.5 -0.3 66.7 -5.3 Thurrock 14.9 +7.2 18.4 -1.9 70.5 -5.1 TGSE 15.0 +6.1 14.5 -0.9 64.1 -4.6 England 18.2 +6.2 17.7 -1.6 0% 20% 40% 60% 80% 100% -8%-6%-4%-2% 0% 2% 4% 6% 8% Percentage of Dwellings 2011 Net Change 2001-11 Source: SHMA 2013 Report / UK Census of Population 2001 & 2011, Opinion Research Services The position by local authority area can be summarised as follows: All authorities have seen a decline in owner occupation most notably in Southend-on- Sea (down 7%) All authorities have seen a rise in Private Rent most notably Thurrock and Southend- on-Sea (up 7%) Southend-on-Sea has significantly higher levels of private rented accommodation relative to the other South Essex authorities and England. Rochford, Castle Point and Southend-on-Sea have more private rent than social rent Renting from a private landlord or letting agency is the predominant entry point for the Private Rented Sector 3 Fig 2: Categories of Private Rented Housing by Area Private Rent Rented from a private landlord or letting agency Rented from employer of a household member Rented from relative or friend of a household member Other rented Live rent free Basildon 2001 2011 Castle Point 2001 2011 Rochford 2001 2011 Southend-on-Sea 2001 2011 Thurrock 2001 2011 TGSE 2001 2011 England 2001 2011 0% 20% 40% 60% 80% 100% Source: SHMA 2013 Report / UK Census of Population 2001 & 2011 The above graph shows the considerable increase in people renting from a Private Landlord or Letting Agency between 2001 and 2011. Taken in conjunction with Figure 1 they show how Private Renting has expanded via renting from a Private Landlord or Letting Agency rather than other forms of Private Renting. Insight: Basildon BC Summary of Private Rented Sector Private rent remains a minority tenure in Basildon Borough however, since 2001, it has been the fastest growing tenure. It has been estimated by BRE that the private rented sector has now expanded to 13% of the borough. The South Essex SHMA 2016 report indicated that 61% of households are able to afford to privately rent a property in the borough. Basildon Housing Needs Review 2015 found that 22% of newly forming households expected to privately rent but only 7% indicated that this was a preferred form of tenure. The Housing Need Review also found that private rented sector was found to be disproportionality occupied by younger households and BME Households with 15% of under 35 and 17% of BME households living in the private rented sector.