INTRODUCTION

  It is a source of continuing and growing concern to local community groups across Northern Ireland that the Waiting List for social housing, including the number of applicants in "housing stress" has continued to grow, particularly at a time when it is evident that the provision of new social housing is not keeping pace with the rising levels of housing stress. Indeed it is against this backdrop that many District Housing community Panel members express concern and disappointment that local people are unable to access social housing in their locality; indeed, many members find it hard to reconcile the apparent contradiction in government policy which states the need for sustainable communities whilst at the same time not ensuring an adequate supply of new affordable social housing where it is needed. It is hoped that this Inquiry will go some way to addressing this fundamental short-coming in housing policy.

THE RISING DEMAND FOR SOCIAL HOUSING

  The Committee will hardly have failed to notice that the waiting list for social housing, including the numbers of people in housing stress, or urgent need, has continued to grow rapidly in recent years. The Committee will no doubt share the concern of many community groups that the number of applicants on the waiting list sits at some 26,700, and that over 14,000 people were, in the Housing Executives own figures, in housing stress in September 2003.

  Whilst the above demonstrates that there is genuine need for increased social housing in Northern Ireland, many community representatives believe that there are even greater numbers of people in housing need who do not appear in official statistics; this is more due to how need is actually defined. For example, the lack of available housing in particular localities is a factor in deterring applications to the Housing Executive and studies now show that many people remain in multiple occupation or in the private rented sector longer than they otherwise would. Indeed, many people remain in housing circumstances that are no longer suitable, for household size or mobility reasons, because alternative, more appropriate accommodation is not or no longer available; it is felt that the Net Stock Model does not recognise such factors in determining local need.

  Many community representatives would take the view that the Net Stock Model for the calculation of housing need is not the most appropriate method of measurement and that social housing is not a residual sector but indeed the tenure of choice for many households and would call on greater consultation with local communities when using such models to calculate housing need.

THE CONTINUING DECLINE IN THE SUPPLY OF SOCIAL HOUSING

  Whilst it is right to acknowledge the advances and contribution made by the voluntary housing sector in Northern Ireland it is of great concern that the social housing sector continues to contract at its current rate; this is mainly due to the sale of Housing Executive properties under "Right to Buy" and also through the demolition of obsolete and derelict stock. Indeed the Housing Executive has now sold more properties than it has actually built and continues to lose property at the rate of a housing management district each year. A further worrying figure is the numbers of former NIHE properties that have subsequently been resold, some 25% of the total. As many of these properties are in traditional communities, there net loss of properties available to rent threatens to break up traditional community life; this clearly makes the task of those involved in regeneration and sustaining communities much more difficult.

  The most recent review of the housing market in Northern Ireland by NIHE indicates that the number of new starts in the social rented sector falls considerably short of what is needed and the conclusion is reached that this is a contributory factor in the increase in the number of people in housing stress. It is clear however that the problem seems to be getting worse rather than better and some significant intervention from government is required to address this serious issue and sooner rather than later.

  Homelessness in all its forms is a major contributory factor to social exclusion; it can be a barrier to employment and an obstacle to active participation in society. As social inclusion is a major theme of the Belfast Agreement and features prominently in the Programme for Government, it is important that significant steps are taken to reduce housing stress through the availability of new and affordable properties for rent.

  Whilst it is clear that sales to tenants will at some point slow considerably, many feel that there is a major doubt over the long term viability of the Housing Executive as landlord. This is a particularly important issue as the Housing Executive, as landlord rather than as the strategic housing authority, has an important function in supporting community development and leading regeneration and community safety, functions which do not at this point sit with housing associations, or comfortably elsewhere at this point. There is also concern that the Housing Executive, as it continues to contract in scale, will not be able to make a full impact in addressing anti-social behaviour, a role which government increasingly places on the organisation.

  Concern continues to be expressed that social housing, and particularly housing in Housing Executive ownership, continues to be viewed as a "residual" and is therefore a lesser sector of the housing market. It is the view of many community representatives, expressed through the Housing Community Network that the public rented sector should be supported more robustly as the tenure of choice and that government should be more energetic in identifying resources to fund new development; and it is not necessarily the case that mixed funding regimes have had their intended effect. Perhaps the most effective solution to the issue of resources is the more traditional model of direct public intervention; we would be interested in the Committee's views on this matter.

  The overwhelming majority of Housing Executive dwellings that have been sold have been houses as opposed to flats and this has severe repercussions on the ability of the Housing Executive to house families adequately or to offer choice to applicants or tenants seeking a transfer. In addition it remains unclear how enthusiastic Housing Associations will be to develop general needs housing in particular localities given the right of their tenants to purchase their homes. It is important that this current Inquiry offers some definite guidance as to the future direction and priorities of housing policy in Northern Ireland and that the conclusions reached can be shared by all interested parties, particularly if we are keen to slow the decline of social renting and effectively tackle housing stress.

THE QUALITY OF THE HOUSING STOCK

  NITAP staff and Housing Community Network acknowledge the progress made in bringing the housing stock across all tenures in Northern Ireland up to modern standards and note the considerable reduction in the headline unfitness rate since the previous house condition survey in 1996.

  It is however, disappointing to note that almost a third of dwellings failed the so called Decent Homes Standard; NITAP staff and members of Housing Community Network panels believe that work should be initiated to apply an agreed standard for decent homes in Northern Ireland, a standard which will no doubt confirm that there needs to be significant and continued investment in the housing stock, across all tenures. It is important that this should be done as many of the most vulnerable groups in Northern Ireland are those which live in the worst housing conditions.

  It continues to be of considerable concern to NITAP staff and community representatives on the Housing Community Network that important planned maintenance and improvement schemes to NIHE properties are delayed due to the lack of funding available; it remains a source of some concern that there is a relatively low level of satisfaction with the repairs service offered by NIHE. Indeed it seems to many that there has been an inconclusive review of the maintenance service ongoing for some time, culminating in the present moratorium on non urgent repair work. It is hoped that during the course of this Inquiry, some views as to how such services are to be resourced, indeed how public sector housing will be supported and resourced in the future will be considered and that a positive direction can be given for public sector management and maintenance.

CONCLUSION

  In recent years the shape of social housing has begun to alter radically; the transfer of the public sector new-build programme has transferred a number of other long term roles and functions which clearly, local associations are not prepared for. The Housing Executive, at local housing management district level has an important role to play in the regeneration of estates and neighbourhoods, in promoting good community relations, in leading community safety strategies and in tackling anti-social behaviour. At the same time, the Housing Executive has played a pivotal role in supporting community development across Northern Ireland. It is essential that these roles are safeguarded and that public sector housing staff continue to be engaged in local communities.

  At the same time, adequate resources need to be available to tackle the growing problem of increasing housing stress, there is a clear need for additional investment to be made in new social rented stock and it is perhaps time to review the delivery mechanism for that development programme.

10 March 2004