My submission on housing policy for Labour

So, forgot my Labour party membership number. Ejit. Anyhoo, my submission to their policy discussions on housing which will be sent when I get access…

What are the best achievements of Labour in government on housing that we should draw on when thinking about fresh ideas for the future?

The era post war when Labour got on with building homes (even if pre-fabricated) is an example that should be heavily drawn on in the future as the crisis we face today is very reminiscent of the past.

What are the areas of housing where Labour in government should have done more?

The last Labour government failed to recognise the significant long-term issues that they were building up for future generations when they failed to curb the rise of buy-to-let and allowed unfettered property speculation. Property cannot be used as the only engine of growth in our economy. The supply of adequate homes is just too constrained to allow market forces to reign.

In your view which housing policies and key messages in the last manifesto most resonated with voters? Which policies did not resonate so well? Was there anything missing from our policy offer to voters on this issue?

Although it annoyed many Landlords the prospect of a rental cap resonated with the ordinary voter. The problems were that it was badly thought out and not part of a comprehensive solution to housing. Also the mansion tax, whilst well meant, was thought out badly.

What is affordable housing?

Affordable housing should be linked to a percentage of the average wage of the population within a city or suburb / district of a city. In addition a house labelled as affordable must have no prohibitive fees or charges payable in advance in order to be rented / purchased.

How can we help more young people and families on ordinary incomes buy a home?

1 We must take proper action on buy-to-let. It is sucking supply out of the market and increasing the costs of property to young first-time buyers. Phase in a ban on new mortgages on existing property to buy-to-let investors. Levy taxes to strongly discourage purchase of these properties in cash and to discourage re-sales to other investors. The aim to gradually re-introduce these properties into the first / second home market.

2 Work with local councils, builders, supermarkets etc to earmark new land for a new scheme — Buy to Build. Allow investors to purchase (via cash or mortgage) off-plan properties at any level in these specific developments. Allow investors to either rent or sell property. Incentivise landlords to rent properties and accept affordable rent controls on these properties.

3 Setup a national investment fund to allow investors (Retirees, pension funds etc) to invest in the property market without the stress of worrying about void periods etc. Government to guarantee a minimum annual return on investment and to inject initial seed capital to start building immediately. Money raised to be used to build housing across the country where it is needed. Investment fund to work in conjunction with local authorities to find and fast-track sites for construction. Local housing companies established, or existing housing associations reformed to administrate properties locally. These local companies to be owned by the investment fund, the local authority and by tenants.

4 Ban overseas ownership of UK properties and ownership of UK properties by trust funds / overseas corporations with few exceptions.

5 Levy increasingly heavy fines / taxes on housing left empty for more than 2 months in order to combat buy-to-leave

6 Work with industry to move away from brick building to a more sustainable form of building materials. Recent reports have been of brick shortages and other shortages stopping building work. Setup governmental co-operation with industry to move the UK towards 3D printed buildings, buildings made in factories, from wood etc.

What role can local authorities and co-operatives play?

They must be used by government to find land and work to speed-up developments. They would co-own local housing companies and could offer housing companies use of their back-office staff / IT to ensure lower running costs.

How can we ensure a greater supply of affordable social housing to rent?

As above by making a scheme such as buy-to-build we would ensure new supply and gradually take out the existing stock of housing from the buy-to-let market.

How can we change perceptions around social housing?

The building of sufficient modern, well maintained property that helps to alleviate the real suffering that many people have been experiencing would help to do this.

How can we drive up standards in the private rented sector?

1 Ban any fees or other advanced charges other than those strictly necessary to ensure id, credit etc.

2 Strictly enforce ring-fencing of deposits and ensure any disputes that may affect the return of deposit are mediated by third-party.

3 Give local authorities the power to inspect any property being advertised for rent to ensure it meets a minimum standard.

4 Give local authorities the power (if they don’t already have it) to ban any property from being rented.

5 Give stronger powers of compulsory purchase to councils to take property away from landlords who have ignored warnings / bans etc

How can we put more power in the hands of tenants to ensure affordable properties are of a decent standard?

Local housing companies as mentioned previously would be co-owned by tenants. Tenants would be given a voice in any decisions taken. Tenant members would be elected to the housing company board. Housing companies would be given a duty to ensure properties met a minimum standard with independent verification of standards. If this verification found substantial, uncorrected failures, tenants would automatically gain the right, via a vote, to dismiss the board and management. Tenants would also be subjected to minimum standards to discourage damage and encourage a feeling of community.

What more can we do to encourage people, in particular under-represented groups such as women, into the construction industry, including in green construction jobs, and tackle the growing skills shortage?

The acceptance / growth of women / minorities in the construction industry is far higher now than it was 20–30 years ago. However more still needs to be done. Strengthen workplace rules on harassment where necessary. Provide basic lessons / challenges on construction skills in schools (at both primary and secondary levels) to both sexes to introduce them to the subject as part of the curriculum (perhaps within a specific science module on construction?). Prior to work experience in secondary schools hold careers fairs and invite local construction businesses to take part with the specific goal of increasing interest in construction careers from under-represented groups.

What can be done to ensure those new homes that are being built are to a sufficient size, high quality and environmental standard?

1 Change tax / planning regulations to make it difficult to land-bank. This would increase the supply of land available for building.

2 Identify areas such as industrial estates etc that surround cities and towns that are under-utilised and redevelop, freeing more land.

3 Change planning to increase the minimum size of homes / environmental standards of homes. Work with industry to find ways the government can change legislation to offset any additional costs due to larger size / standards.

4 Work with industry to change how homes are constructed in the UK to move from on-site to off-site factory based construction and ensure the UK leads in new construction techniques.