The caps over and above which councils will be required to sell
"high value" housing are yet to be defined but the figures set out
by the Conservative Party when they launched their manifesto
suggest that it could be as low as £80,000 in some areas and it is
likely to disproportionately affect some councils more than others.
Even if the promised one for one replacement homes can be provided
in the areas where housing association and council housing is sold,
these new homes will take 2/3 years to plan and build. In the
meantime council and housing association waiting lists will get
longer and homelessness is likely to increase, leading to
additional costs to councils and council taxpayers in securing
temporary accommodation through the private rented sector at much
higher rents.
There are considerable uncertainties as to whether the
compulsory sale of higher value council housing as it becomes
vacant would raise sufficient monies to fund the cost of Right to
Buy discounts for housing association tenants and compensate
housing associations for the loss of their assets, let alone fund
the replacement of sold properties on a one for one basis as well
as providing a new Brownfield Regeneration Fund for house
builders.
The details of this policy are yet to be defined and whether we
agree or disagree with the extension of the Right to Buy to housing
association tenants the costs over the life of this parliament will
run into £billions and is predicated on selling revenue earning
public assets (higher value council housing) which will jeopardise
the housing business plans of stock retained councils.
ARCH will be responding to these proposals as they emerge and it
is essential that in doing so we represent the views of ARCH member
councils and provide an evidence based response to the proposals,
ensuring that the Government are fully aware of the consequences of
these proposals on the stock retained sector. We are therefore
asking all ARCH members to complete a short survey to begin to
assess the impact and implications of the Government's proposal to
extend the Right to Buy to housing association tenants and to fund
the cost of RTB discounts by requiring councils to sell off high
value council housing as it becomes vacant.
ARCH members are asked to complete the
questionnaire and return it no later than close of day
on Monday 15 June 2015 to
john.bibby@arch-housing.org.uk. Your
responses will be kept confidential and no authority will be quoted
individual by name.
The extension of the RTB to housing associations will be funded
by requiring councils to sell off "high value stock" and the
Government will pool the receipts and use them to fund the RTB
discounts to housing associations, provide 1-for 1 replacements and
set up a brownfield regeneration fund.
Under the proposal the Government will legislate to require
local authorities to"manage their housing assets more efficiently",
by requiring them to sell off their more "high value" properties -
only when they become vacant - which can then be replaced with
"normal affordable housing". Local authority properties that rank
among the most expensive 1/3 of all properties of that type (by
bedroom size we think) in their area - including private housing -
will be sold off and replaced with new affordable housing on a one
for one basis. But this will only happen as they fall vacant.
Nobody will be forced to move.
"High value" council properties to be sold off will be defined
by reference to regional or area valuation caps set by government
according to size of property (no of bedrooms) ranging from £80,000
for a 1 bedroom property in the North East to £1,205,000 for a 5
bedroom property in London. Properties worth more than the
following caps would be required to be sold as the properties
become vacant, although the Government would consult on what these
caps might be and whether they should be set regionally or more
locally by housing market area or local authority area:
|
1 bedroom
|
2 bedroom
|
3 bedroom
|
4 bedrooms
|
5 or more
bedrooms
|
North East
|
80,000
|
125,000
|
155,000
|
250,000
|
310,000
|
North West
|
90,000
|
130,000
|
160,000
|
270,000
|
430,000
|
Yorkshire and the Humber
|
85,000
|
130,000
|
165,000
|
265,000
|
375,000
|
East Midlands
|
105,000
|
145,000
|
175,000
|
320,000
|
430,000
|
West Midlands
|
100,000
|
145,000
|
180,000
|
305,000
|
415,000
|
East
|
155,000
|
220,000
|
265,000
|
440,000
|
635,000
|
London
|
340,000
|
400,000
|
490,000
|
790,000
|
1,205,000
|
South East
|
165,000
|
250,000
|
320,000
|
495,000
|
755,000
|
South West
|
135,000
|
200,000
|
260,000
|
375,000
|
535,000
|
In completing the
questionnaire you may not have exact up to date
valuations for voids that occurred in your authority in 2014/15. If
you don't we hope you can provide reasonable estimates perhaps by
reference to any recent RTB valuations of those property types in
those areas.
We hope all ARCH authorities will complete this
questionnaire. If we are to represent the interests of
stock retained councils in discussions with the Government and DCLG
officials it is vital we understand the impact of these proposals
on stock retained councils Thanks you in anticipation of your
help.