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The State of UK Housing a Factfile on Housing Conditions and Housing Renewal Policies in the UK Second Edition

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The State of UK Housing a Factfile on Housing Conditions and Housing Renewal Policies in the UK Second Edition The state of UK housing A factfile on housing conditions and housing renewal policies in the UK Second edition Kerry Revell and Philip Leather The•POLICY P P PRESS First published in Great Britain in November 2000 by The Policy Press 34 Tyndall’s Park Road Bristol BS8 1PY UK Tel no +44 (0)117 954 6800 Fax no +44 (0)117 973 7308 E-mail [email protected] www.policypress.org.uk © The Policy Press and the Joseph Rowntree Foundation 2000 Published for the Joseph Rowntree Foundation by The Policy Press ISBN 1 86134 228 4 Kerry Revell is Research Assistant, and Philip Leather is Professor of Housing and Urban Renewal, both at the Centre for Urban and Regional Studies, University of Birmingham. All rights reserved: no part of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, photocopying, recording or otherwise without the prior written permission of the Publishers. The Joseph Rowntree Foundation has supported this project as part of its programme of research and innovative development projects, which it hopes will be of value to policy makers, practitioners and service users. The facts presented and views expressed in this report are, however, those of the authors and not necessarily those of the Foundation. The statements and opinions contained within this publication are solely those of the authors and contributors and not of The University of Bristol or The Policy Press. The University of Bristol and The Policy Press disclaim responsibility for any injury to persons or property resulting from any material published in this publication. The Policy Press works to counter discrimination on grounds of gender, race, disability, age and sexuality. Cover design by Qube Design Associates, Bristol Printed in Great Britain by Hobbs the Printers Ltd, Southampton Contents List of tables, figures and maps v Acknowledgements ix Foreword x Executive summary xii •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 1 Introduction 1 •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 2 Measuring poor housing conditions 2 •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 3 Housing conditions in the UK 5 Unfit dwellings or dwellings below the tolerable standard 5 Missing amenities 8 Disrepair 8 Mean repair costs per dwelling 8 The pattern of unfitness in the private sector stock 10 Contrasts between urban and rural areas 13 Trends in house condition 14 •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 4 Housing conditions and the dwelling stock 15 Age of the stock 16 Dwelling type 17 Age and type of dwelling 18 The pattern of older private sector properties 19 Dwellings in poor condition by age 21 Dwellings in poor condition by type 24 Tenure 27 Tenure and age of dwelling 28 Tenure and dwelling type 29 Dwellings in poor condition by tenure 30 An overview of dwellings in poor condition 32 Energy efficiency 35 •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 5 People living in poor conditions 43 Income 43 Employment status 46 Household characteristics 48 Age group 51 Gender of household head 54 Length of residence 55 Ethnic origin 56 An overview of households living in poor conditions 58 iii The state of UK housing 6 Housing renewal policies 61 •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 7 Tackling poor housing conditions 64 Clearance 64 Grants to owners 67 Area renewal 92 Improving the local authority stock 99 The role of housing associations 104 Dealing with adaptations 108 Home improvement agencies 111 Energy efficiency 112 •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 8 Public investment in housing renovation 114 Renovation’s share of public expenditure 114 Renovation expenditure 117 •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 9 Private investment in housing renovation 119 Private expenditure 119 Building society lending 131 Building industry output 134 •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 10 European comparisons 136 •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• References and sources 140 Appendix A: Detailed tables 142 Appendix B: Key data on housing conditions and renovation activity by local authority 200 iv List of tables, figures and maps Tables 2.1 The standard of fitness for human habitation and the tolerable standard 4 3.1 Housing conditions in the UK (1996) 6 3.2 Reasons for unfitness/BTS, UK (1996) 8 3.3 Authorities in England and Wales with the highest proportion of unfit private sector 10 dwellings (1998) 4.1 Authorities in England and Wales with the highest proportion of pre-1919 private 19 sector dwellings (1986) 4.2 Dwellings in poor condition by age, UK (1996) 21 4.3 Dwellings in poor condition by type, UK (1996) 24 4.4 Dwellings in poor condition by tenure, UK (1996) 30 4.5 Type of heating by country, UK (1996) 35 4.6 Percentage of dwellings with cylinders that have them insulated in each tenure, England and Northern Ireland (1996) 39 4.7 Extent of double glazing by tenure, England and Northern Ireland (1996) 41 4.8 SAP/NHER rating by tenure, England and Scotland (1996) 42 4.9 Mean NHER by dwelling age, Scotland (1996) 42 5.1 Older households in unfit dwellings, England (1996) 51 5.2 Households in unfit dwellings by age and gender of household head, England (1996) 54 6.1 Key stages in the development of housing renewal policy, Britain (1954-96) 63 7.1 Authorities in England and Wales with the highest rate of demolitions and closures per 64 1,000 private sector dwellings (1978-97) 7.2 Minor works assistance by type, England (1990-97) 73 7.3 Authorities in England and Wales with the highest rate of 1985 Act grant payments per 74 1,000 private sector dwellings (1978-94) 7.4 Authorities in England and Wales with the highest rate of renovation grant payments 78 per 1,000 private sector dwellings (1990-96) 7.5 Authorities in England and Wales with the highest rate of disabled facilities grant payments 78 per 1,000 private sector dwellings (1990-96) 7.6 Authorities in England and Wales with the highest rate of minor works assistance payments 80 per 1,000 private sector dwellings (1990-96) 7.7 100% grants and average grant as % of costs of work, renovation grants and disabled 82 facilities grants, England (1990-97) v The state of UK housing 7.8 Authorities in England and Wales with the highest rate average payments for mandatory 84 renovation grants (1996/97) 7.9 Authorities in England and Wales with the highest rate average payments for mandatory 86 disabled facilities grants (1996/97) 7.10 Grants by tenure of recipient, England and Wales (1990-96) (% of grants) 91 7.11 Renewal areas by standard region, England 94 7.12 Group repair schemes and dwellings in schemes, England (1991-98) 96 7.13 Housing Action Area declarations and completions, Scotland (1978-97) 97 7.14 Authorities in England and Wales with the highest rate of renovation to their own 102 stock per 1,000 council dwellings (1978-96) 7.15 Authorities in England and Wales with the highest rate of housing association renovation 104 per 1,000 private sector dwellings (1978-96) 7.16 An estimate of spending on equipment and adaptations, Britain (1994/95) 110 7.17 Output of government-funded home improvement agencies in England, Wales 111 and Scotland (1996/97) 9.1 Expenditure on repairs, maintenance and decoration by region, UK (1996/97) (£ per annum) 120 9.2 Average weekly spending on repairs, maintenance and decoration by income, 121 owner-occupiers, UK (1996/97) 9.3 Average weekly spending on repairs, maintenance and decoration by income as a 121 percentage of income, owner-occupiers, UK (1996/97) 9.4 Spending on repairs, maintenance, decoration and related matters, UK (1997/98) 122 9.5 Value of work carried out by households by tenure, England (1991) 123 9.6 Value of work carried out by landlords and others, England (1991) 124 9.7 Type of work by tenure, England (1991) 125 9.8 Value of work carried out by households by tenure, Scotland (1996) 130 Figures 3.1 Housing conditions in the UK 7 3.2 Mean repair costs, UK 9 3.3 Unfit housing by urban/rural location, UK 13 4.1 Age of housing stock, UK 16 4.2 Type of dwelling stock, UK 17 4.3 Components of housing stock
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