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The Negative Impact of Wealth Investment on Access to Housing in London Policy Analysis and Recommendations April 2020 This Project Is Supported by Trust for London

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The Negative Impact of Wealth Investment on Access to Housing in London Policy Analysis and Recommendations April 2020 This Project Is Supported by Trust for London Pretty Vacant The negative impact of wealth investment on access to housing in London Policy analysis and recommendations April 2020 This project is supported by Trust for London. For more on housing and poverty in London, see London’s Poverty Profile: www.trustforlondon.org.uk/data Action on Empty Homes campaigns for more empty homes to be brought into use for people in housing need. Our aims are to: ■ Raise awareness of the waste of long-term empty homes. ■ Campaign for changes to national policy. ■ Support local communities in transforming their neighbourhoods. ■ Provide advice for those seeking to bring empty homes back into use. ■ Research and develop ideas for bringing long-term empty homes back into use for those in housing need. Action on Empty Homes 200A Pentonville Road, Kings Cross, London N1 9JP t 020 7832 5808 e [email protected] @emptyhomes @emptyhomes www.actiononemptyhomes.org policy analysis and recommendations ii Contributors 1 Introduction 2 London’s housing crisis: follow the money 4 Identifying London’s homes without residents 7 What the academics told us 10 What the NGOs, think tanks and campaign groups told us 12 What the politicians told us 14 What the public told us 16 Conclusion and policy recommendations 18 References i the negative impact of wealth investment on access to housing in London Contributors Action on Empty Homes wishes to thank the Rowntree Foundation, Just Space, London following researchers who have contributed to Rebuilding Society, The Professional Land this project: Reform Group, Renters Rights London, ■ Molly Delaney (London School of Resolution Foundation, Shelter, Trust for Economics), who also contributed to the London, Voluntary Action Camden and the preparation of international case studies for YIMBY Alliance, plus The Connection at St the project’s discussion document Homes Martin’s and the homeless Londoners using Without Residents (Action on Empty Homes, its services. January 2020) ■ During a discussion with London-borough ■ Jai Manku (London School of Economics) empty homes officers: Officers from the ■ Claire Morehouse (London School of London boroughs of Barnet, Bromley, Economics/Clark University, USA) Camden, Croydon, Hounslow, Lambeth, ■ Chujan Sivathasan (London School of Lewisham and Southwark, alongside the Economics) National Co-ordinator of the Empty Homes ■ Jonathan Bourne (University College London) Network, Adam Cliff. ■ Local government officers and councillors Data visualisations by Richard Speigal. from Enfield, Kensington and Chelsea, Kingston upon Thames and Westminster, ■ Analysis of overseas ownership in the Royal and from several councils in the wider South Borough of Kensington and Chelsea by Dr East, also participated in other parts of the Rex McKenzie (Kingston University London) project, including submitting responses to our stakeholder survey on policy responses The following people and organisations were to the impact of wealth investment on access consulted: to housing in London. ■ In an academic seminar: Prof Rowland Atkinson, University of Sheffield; Jonathan Politicians from the parties represented in the Bourne, University College London; Dr London Assembly: Frances Brill, University College London; Dr ■ Andrew Boff, London Assembly member, Sam Burgum, University of Sheffield; Dr Conservative Party Victoria Cooper, Open University; Prof Loretta ■ Sîan Berry, London Assembly member, Co- Lees, University of Leicester; Dr Rex leader of the Green Party of England and McKenzie, Kingston University London; Enrico Wales and mayoral candidate in the May Miglino, University College London; Chujan 2021 election Sivathasan, London School of Economics ■ Tom Copley, London Assembly member, (Action on Empty Homes researcher); and Dr Deputy Mayor for Housing from Jan 2020, Alison Wallace, University of York Labour Party ■ During two sessions with NGOs, policy- ■ David Kurten, London Assembly member, development organisations and campaign mayoral candidate in the May 2021 election, groups, and via stakeholder consultation Brexit Alliance work: Advice4Renters, Centre for London, ■ Adele Morris, Spokesperson on regeneration Crisis, Defend Council Housing, Joseph and councillor in Southwark, Liberal Democrat ii policy analysis and recommendations Introduction ‘Pretty Vacant’ summarises Action on Empty ■ We held an academic seminar to discuss Homes’ policy analysis and recommendations research approaches and the availability of To gather their regarding the negative impact of wealth data with which to explore different perspectives on investment on restricting access to housing in evaluations of the numbers of such London’s housing London. By ‘wealth investment’, we mean properties and their impact on London’s investment into residential property that yields housing supply. crisis, Action on profits for investors, whether corporate or ■ We sought the views and expertise of NGOs Empty Homes individual, without ever providing a home for any and policy-development organisations with spoke to primary or permanent residents. For most of the an interest in housing and social policy, and Londoners time, much of this type of property remains of housing campaign groups working across experiencing pretty vacant. London, including those represented on the Mayor’s London Housing Panel. homelessness ‘Pretty Vacant’ is informed by the views and ■ We drew on the views of local government and using the experiences of the wide range of stakeholders officers with expertise in empty property and drop-in facilities with whom we explored the issue. We also its classification, and experience in returning at The include the results of public polling on policy it to use. responses to the current London housing crisis, ■ With the support of The Connection at St Connection at commissioned from Savanta ComRes by Action Martin’s, we held discussions with some of St Martin’s. on Empty Homes. the Londoners impacted most severely – Their comments through homelessness – by the capital’s appear A major aim of this project is to impact on current housing crisis. policymaking at a Greater London level. In ■ To link these discussions to current throughout this particular, Action on Empty Homes wishes to policymaking at devolved London level, we publication. influence debate around housing policy in the held interviews with leading spokespeople context of the May 2021 London Assembly and and elected members. mayoral elections. ■ Finally, we surveyed all our stakeholders about a range of proposed policy responses Reviewing the evidence and to address the negative impact of wealth engaging with stakeholders investment. In early 2019, Action on Empty Homes researchers carried out a review of cities around In this publication, we summarise the key the globe that had developed policies to meet themes that emerged during these discussions the distorting effect of wealth investment on and make policy recommendations aimed at housing supply and affordability. This review beginning to deal with the impact of wealth formed the backbone of the case studies investment. featured in our discussion document ‘Homes Without Residents’ (January 2020)1 We thank all stake-holders who helped us with this project, but ask readers to note that the Informed by this review, Action on Empty analysis and recommendations contained in this Homes convened a series of discussions with report are solely those of Action on Empty key stakeholders: Homes. 1 the negative impact of wealth investment on access to housing in London London’s housing crisis: follow the money It is widely accepted that there is a housing On the other hand, there has been a rapid There isn’t a crisis in London. Those critical of the policy expansion in the private rented sector (PRS). ‘ shortage of environment that has enabled this crisis to The Mayor of London’s ‘Housing in London empty houses in unfold have, in recent years, increasingly 2019’ report shows the PRS in London grew focused on what is termed the ‘financialisation’ from around 12% in the early 1990s to over London. Almost of housing. Financialisation means housing is 25% today.5 Meanwhile, between 2006 and every street has treated primarily as an investment and a means 2019, the percentage of residents in the PRS in empty houses. of accumulating wealth, rather than as a home one outer London borough, Enfield, rose from People are for people to live in. Increasingly housing in the less than 20% to around 30% – a significant UK is now viewed through this lens, primarily as change in just over a decade. playing a power an asset, rather than a human right or a public game with utility.2 Developers’ returns dominate housing – it’s just The dominance of provision in line with a game for some Financialisation, it is argued, has fuelled all three developers’ calculations of return, rather than elements of our national housing crisis: supply London’s housing needs, ultimately applies, people. It’s like shortfalls, massively reduced affordability and whether the housing being developed is ‘social’, London’s having housing stock that is among the poorest-quality ‘intermediate’ or ‘market-price’, and for outright a war with itself, in the developed world, with among the world’s private sale, rental or shared ownership. This is and people are worst insulation standards.3 the case even with social housing developers, suffering such as housing associations. ’ In the world of financialisation, your home is Baruch, either ‘your’ asset, if you own it outright, or it is The massive reduction in levels of Government
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