Cover the Cost: How gaps in Local Housing Allowance are impacting homelessness - Crisis
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
Cover the Cost: How gaps in Local Housing Allowance are impacting homelessness May 2019
About us Contents
Crisis is the national charity for homeless people. Foreword 4
We are committed to ending homelessness.
Executive Summary 6
very day we see the devastating impact homelessness has on people’s lives.
E Introduction 10
Every year we work side by side with thousands of homeless people, to help
them rebuild their lives and leave homelessness behind for good. Policy Context 12
Changes in the availability of affordable housing 12
Through our pioneering research into the causes and consequences of
homelessness and the solutions to it, we know what it will take to end it. The use of the private rented sector 13
Together with others who share our resolve, we bring our knowledge, Changes to financial support to pay rent in the private rental market 14
experience and determination to campaign for the changes that will solve
the homelessness crisis once and for all. Universal Credit must be a tool to prevent homelessness 18
Local Housing Allowance rates should help stabilise people’s
We bring together a unique volunteer effort each Christmas, to bring warmth, housing and prevent homelessness 19
companionship and vital services to people at one of the hardest times of
the year, and offer a starting point out of homelessness. Increasing the number of private landlords willing to let to tenants
receiving Universal Credit 29
We know that homelessness is not inevitable. We know that together we
can end it. Providing councils with the tools to better prevent homelessness 32
Ensuring that Universal Credit rapidly responds
to homelessness 36
Enabling councils to rapidly respond to homelessness by opening
up the private rental market and increasing landlord confidence
Acknowledgments
in Universal Credit 39
Additional pressures on tenants that interact with Local Housing
Allowance rates 43
Conclusion 44
With special thanks to Crisis clients for sharing their stories and experiences, Appendix A 46
and colleagues at Crisis for their help in developing this report, in particular
Maeve McGoldrick, Hannah Gousy, Francesca Albanese, Sorana Vieru, Beth Reid,
Nick Morris, and Ruth Jacob. Thanks also goes to Solace Women’s Aid and their
client for sharing their story.
A special thanks also goes to Sam Lister at the Chartered Institute of Housing
and Tom Wagstaff for the joint research to inform this report.
4 5
Foreword
Homelessness is not inevitable. We know that in most cases the cost of renting, should be a top
it is preventable, and in every case, it can be ended. Countries priority for the government
and cities around the world have worked successfully to reduce in the upcoming Spending Review.
In doing so, significant progress will
and end all forms of homelessness. This is possible in Great
be made towards the Westminster
Britain too. Government’s commitment to
end rough sleeping by 2027. It will
Crisis research shows that unless tenancy has been the leading cause help to prevent many thousands of
there is a significant shift in current of homelessness in England for the people from losing their homes and
government policy, homelessness will past eight years. experiencing homelessness, the most
more than double across Great Britain acute form of poverty in Britain.
by 2041. The opportunity and time With the current freeze on Local
for change is now. Housing Allowance rates coming
to an end in 2020, the Westminster
Last year, Crisis published our plan to Government has a unique opportunity
end homelessness, Everybody In: How to restore these rates in line with the
to end homelessness in Great Britain, real cost of renting. This will have
setting out the policy changes needed an immediate impact. It will provide
to achieve this. We used evidence the housing security that families
and research from both home and and people at risk of homelessness
abroad, and the voices of people who are living on the lowest incomes Jon Sparkes
with experience of homelessness, to urgently need. Restoring rates to a Chief Executive, Crisis
understand how to end homelessness level where they cover the cost of
for good. The report found that a renting will enable Universal Credit
robust welfare safety net that prevents to be a much more effective tool for
and rapidly responds to homelessness preventing people’s homelessness. It
is key to achieving this ambition. will also increase the success of the
Homelessness Reduction Act (2017)
The introduction of Universal Credit in England, which places a much
presents a significant opportunity to stronger emphasis on stabilising
ensure the welfare system operates housing and preventing homelessness
to effectively prevent and respond from occurring in the first place.
rapidly to homelessness. Critical to
this is ensuring that people on low Investing sufficiently in Local Housing
incomes can access the financial Allowance rates, so they cover the
support they need to secure their cost of rent, has the support of a
privately rented home and prevent wide range of organisations working
homelessness from occurring in the in housing and homelessness.
first place. Our research shows that The Local Government Association,
continued underinvestment in Local London Councils, the Residential
Housing Allowance rates is putting Landlords Association, Shelter and
more people at risk of homelessness the Chartered Institute of Housing,
and hampering the ability of councils amongst others, support this call for
and Jobcentres to end homelessness investment. Investing in Universal
for good. The end of a privately rented Credit in this way, so that it covers
6 Cover the Cost: how gaps in Local Housing Allowance are impacting homelessness Executive Summary 7
Executive
Summary
Ending homelessness in all its forms welfare safety net must therefore
must be a top policy priority for be designed to be responsive to
government. Since 2010, rough homelessness and housing insecurity,
sleeping in England has increased by so that people on low incomes can
165 per cent despite a small drop of afford and stabilise their housing.
two per cent in the last 12 months.1
In Scotland, statutory homelessness The most economically viable way to accommodation.7 These are short people to stabilise their homes and
increased from April 2017 to March provide enough affordable housing is tenancies, usually six to 12 months, prevent homelessness when needed.
2018,2 and there is evidence of people to considerably expand the supply of and after this period tenants can Continued underinvestment in
having to stay for longer in unsuitable social housing.6 However, until social be evicted even if they have fulfilled these rates is a factor in explaining
temporary accommodation.3 In housing can meet demand, people the agreements in their contract. homelessness from the private
Wales, official data shows there on low incomes must be able to find In Wales, the ending of an Assured rented sector.11
were 2,142 households in temporary secure and stable housing in the Shorthold Tenancy is also a growing
accommodation in June 2018 – the private rented sector. cause of homelessness.8 The recent A series of changes to these rates since
highest number to date.4 welcome announcement9 to end 2011 has meant support was reduced
Yet the private rented sector is section 21 evictions10 in England and from covering 50 per cent of local
To reverse these trends, and ultimately increasingly becoming an unviable Wales is a significant step to help the rents to just under the cheapest third
end homelessness, there must be option for resolving homelessness. private rented sector prevent and of local rents (30 per cent of rents).
a focus on tackling its root causes. In England, the lead cause of resolve homelessness. This support was then further eroded
Research and evidence show that the homelessness is the ending of an to cover an even smaller percentage of
supply and availability of affordable Assured Shorthold Tenancy in the Local Housing Allowance rates local market rents, finally culminating
homes for people on low incomes is private rental market, as tenants determine the maximum amount in an overall freeze from 2016 to
essential to achieving this.5 A robust struggle to maintain or secure of financial support people on 2020. As a result, in many parts of
low incomes receive to assist with the country, Universal Credit is failing
1 The government’s rough sleeping count is based on estimates and counts of the number rough paying rent. They are now part of to support people to afford even the
sleepers in England, carried out by councils between 1 October and 30 November 2018. The 2018 figures are
Universal Credit and should help cheapest rents.
a decrease of two per cent since 2017, and a 94 per cent increase from five years ago and 165 per cent since
2010 https://www.gov.uk/government/statistics/rough-sleeping-in-england-autumn-2018
2 National Statistics, Homelessness in Scotland 17 – 18 https://www.gov.scot/publications/homelessness- 7 National statistics on homelessness in England https://www.gov.uk/government/statistics/rough-
scotland-2017-18/pages/8/ sleeping-in-england-autumn-2018
3 Sanders, B. with Reid, B. (2018) I won’t last long in here: Experiences of unsuitable temporary 8 Welsh Government, Homelessness statistics https://gov.wales/statistics-and-research/
accommodation in Scotland. London: Crisis. homelessness/?lang=en
4 Welsh Government, Homelessness statistics https://gov.wales/statistics-and-research/ 9 The Guardian (2019) ‘Short-notice evictions face axe in tenant rights victory’ https://www.theguardian.
homelessness/?lang=en com/society/2019/apr/15/short-notice-evictions-face-axe-in-tenant-rights-victory
5 Downie, M., Gousy, H., Basran, J., Jacob, R., Rowe, S., Hancock, C., Albanese, F., Pritchard, R., 10 A section 21 eviction enables landlords to evict tenants without reason from an assured shorthold
Nightingale, K., and Davies, T. (2018) Everybody In: How to end homelessness in Great Britain. London: Crisis. tenancy once the tenancy period has expired.
6 Capital Economics (2018) Saving through Social Rents: An assessment of the implications of building 11 National Audit Office (2017) Report by the Comptroller and Auditor General: Homelessness. London:
100,000 social rent homes annually between 1997 and 2017. London: Capital Economics National Audit Office
8 Cover the Cost: how gaps in Local Housing Allowance are impacting homelessness Executive Summary 9
Research carried out by Crisis and the to prevent people from becoming
Chartered Institute of Housing in 2018 homeless from the private rented
has shown that underinvestment in sector, or to rehouse people in a
Local Housing Allowance rates mean privately rented home. This results in
that 92 per cent of areas in Great increased expenditure on temporary
Britain were unaffordable to single accommodation. Government data
people or a couple or a small family for England shows that homelessness
in 2018/19.12 By nation, 97 per cent acceptances by local authorities in
of areas in England, 82 per cent in England have increased by 41 per cent
Wales, and 67 per cent in Scotland (64 per cent in London) since April
were unaffordable within 2018/19 2011, when Local Housing Allowance
Local Housing Allowance rates. rates were first reduced.13 This has
also led to a dramatic increase in
The diminishing financial support for the number of households living in
private renters on low incomes has temporary accommodation; up by 99
meant there are often large shortfalls per cent across England since April
between Local Housing Allowance 2011.14
rates and people’s rents. These
shortfalls exist in many parts of the Investing in Local Housing Allowance
country, and often mean people are rates will provide a dramatic life line
forced to find ways to cut back on to struggling families and people
essentials, or get into debt or rent on a low income. Levels of debt
arrears, in order to pay their rent. and rent arrears for people needing
This significantly increases the risk support from Universal Credit will
of homelessness for many individuals reduce and, crucially, homelessness
and families. will be successfully prevented or
relieved by councils and Jobcentres
Underinvestment in Local Housing for significantly more people under
Allowance rates also means that Universal Credit.
people who are already homeless
have very limited housing options, The upcoming 2019 Spending Review
placing them at risk of a prolonged or presents a significant opportunity for
repeat experience of homelessness. government to end different forms of
This in turn places increased pressure homelessness by investing in Universal
on councils across Britain. Without Credit housing support (Local Housing
sufficient social housing in many Allowance). This would ensure that,
parts of the country, councils rely when needed, the welfare system
on the private rented sector to fulfil is an effective tool for preventing
their statutory duties to prevent and homelessness. Local Housing
relieve homelessness; to stabilise Allowance rates are an important part
someone’s housing if they are at of housing and welfare policy and
risk of homelessness and either ought to be properly resourced so that,
to provide help with rehousing, or when needed, they sufficiently cover
accommodation where required. the costs of renting and successfully
secure people’s homes.
However, in many places, due to
reduced expenditure on Local Housing
Allowance rates, councils struggle
12 Unaffordable is defined as 20 per cent or less of the private rented sector being affordable within Local
Housing Allowance rates.
13 Ministry for Housing Communities and Local Government (2019) ‘Acceptances and decisions live tables:
January to March 2018 (revised)’. London: MHCLG.
14 Ministry for Housing Communities and Local Government (2019) ‘Temporary accommodation live
tables: January to March 2018 (revised)’. London: MHCLG
10 Cover the Cost: how gaps in Local Housing Allowance are impacting homelessness Introduction 11
2015 onwards would have an even This report will focus on how the
larger impact – reducing the expected welfare system, principally Universal
Introduction
increase by 47 per cent.20 Credit, can be an effective tool
to prevent and rapidly respond to
Simply put, housing and welfare homelessness through providing
policies have a significant impact sufficient support to cover the cost
on levels of homelessness in Great of renting to stabilise housing.
Britain. Securing a stable home As welfare policy is still largely the
provides people the best chance responsibility of the Westminster
of moving on from homelessness Government, this report will highlight
or preventing it altogether, so they the policy change and investment
There are more than 170,000 families Scottish Local Authorities (COSLA) can focus on aspirations such as needed by the Department for
and individuals across Great Britain have gone further and have committed progressing in, or getting into, work. Work and Pensions and HM Treasury
experiencing the worst forms of to ending homelessness and published to ensure the financial support to
homelessness.15 This includes people a high-level action plan to achieve this, A National Audit Office report found pay rent provided under Universal
sleeping rough, in cars, tents, and based on the recommendations of the that cuts to the support people receive Credit is a truly effective tool for
public transport, or staying for Homelessness and Rough Sleeping from the welfare system to cover rent preventing homelessness.
extended periods of time in unsuitable Action Group (HARSAG).18 The Welsh in the private rented sector, have likely
temporary accommodation. Government has committed to ending contributed to levels of homelessness
youth homelessness by 2027, and has in England.21 The leading cause of
Crisis research shows that if there set up a Ministerial Taskforce to take homelessness in England for the last
is no significant change to current this work forward.19 eight years has been the ending of
homelessness, housing and welfare an Assured Shorthold Tenancy in the
policy this number will more than To deliver on these commitments private rented sector.22 These are short
double to 392,000 by 2041.16 But and ensure the success of the tenancies, usually six to 12 months,
homelessness is not inevitable. With Homelessness Reduction Act (2017) and after this period tenants can be
the right policies in place, we can in England, it is essential that the evicted even if they have fulfilled the
reverse this trend and ultimately end Westminster Government takes steps agreements in their contract.
homelessness in Great Britain altogether. to address wider issues that hamper
efforts to prevent homelessness, Government data shows that
The Westminster Government including the supply and availability homelessness acceptances by councils
has already taken important steps of affordable housing. in England due to the ending of
towards tackling homelessness. The an Assured Shorthold Tenancy has
introduction of the Homelessness Crisis modelling on the future trends increased by 66 per cent (and have
Reduction Act (2017) in England has of the worst forms of homelessness more than doubled in London) since
placed a sharper focus on prevention has found that availability and 2011/12. This trend has coincided with
activity. In August last year, the affordability of housing are key drivers reductions in financial support from
Homelessness and Rough Sleeping of homelessness. The modelling found the welfare system for low income
Implementation Taskforce published that increasing the supply of affordable private renters.23 The ending of an
the Rough Sleeping Strategy 2018 housing (including social housing) Assured Shorthold Tenancy is also a
setting out its plan to halve rough would reduce the expected increase growing cause of homelessness in
sleeping in England by 2022 and end in homelessness in 2041 by 35 per Wales for people assessed by their
it altogether by 2027.17 The Scottish cent. Reversing cuts to financial local council.24
Government and Convention of support in the welfare system from
15 Albanese, F. (2018) Crisis blog: ‘What is the scale of homelessness on any given night?’ https://www.
crisis.org.uk/about-us/the-crisis-blog/what-is-the-scale-of-homelessness-on-any-given-night/ 20 Bramley, G. (2017) Homelessness Projections: Core homelessness in Great Britain summary report.
16 Bramley, G. (2017) Homelessness Projections: Core homelessness in Great Britain summary report. London: Crisis.
London: Crisis. 21 National Audit Office (2017) Report by the Comptroller and Auditor General: Homelessness. London:
17 Ministry of Housing, Communities and Local Government Rough Sleeping Strategy 2018: https://assets. National Audit Office
publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/733421/Rough- 22 Ministry of Housing, Communities and Local Government (2018) ‘Live tables on homelessness: Initial
Sleeping-Strategy_WEB.pdf decision tables’ https://www.gov.uk/government/statistical-data-sets/live-tables-on-homelessness
18 Scottish Government (2018) ‘Ending homelessness and rough sleeping: action plan’. https://www.gov. 23 Ministry for Housing Communities and Local Government (2019) ‘Acceptances and decisions live tables:
scot/publications/ending-homelessness-together-high-level-action-plan/ January to March 2018 (revised)’. London: Ministry for Housing Communities and Local Government
19 Welsh Government Press Release ‘New projects to prevent youth homelessness announced by First 24 Welsh Government (2018) Post-implementation evaluation of Part 2 of the Housing Act (Wales) 2014:
Minister’ https://gov.wales/new-projects-prevent-youth-homelessness-announced-first-minister Final Report. Cardiff: Welsh Government.
12 Cover the Cost: how gaps in Local Housing Allowance are impacting homelessness Policy context 13
The overall effect of these changes has Housing policy is also the responsibility
meant that the social housing sector in of the Welsh Government, which has
Policy
many parts of England is no longer able committed to deliver 20,000 new
to provide a long-term housing safety affordable homes between 2016 and
net for low income households. Rather 2021, of which 2,600 homes a year
it acts as what has been termed an will be assigned for social rent. This
‘ambulance service’ – helping those in doubles the Welsh Government’s
most acute need for shorter periods of previous target.34 The government has
context
time.31 Crisis and the National Housing also abolished Right to Buy. However,
Federation jointly commissioned Heriot the pace of delivery of social rented
Watt to conduct an analysis of the scale homes is still raising questions as to
of house building required to address whether supply can meet the level of
the undersupply and end homelessness. need.35 The Welsh Government is due
The research found that over the next to report on their review of affordable
15 years, around 90,000 homes at social housing imminently.36
rent are needed per year in England. This
level of housebuilding could significantly The use of the private
reduce the worst forms of homelessness rented sector
Changes in the availability In England, limited investment into by the mid-2020s.32
of affordable housing new homes for ‘social rent’27 has been The undersupply of affordable homes,
a key driver of the reduction in supply. Housing policy has been devolved particularly at social rent levels, has
Across Great Britain, there is a lack This has been further exacerbated by to Scotland since 1998. The Scottish meant that people on low incomes
of decent, affordable homes for the conversion of some social rent Government has taken a number of are increasingly reliant on the private
people on low incomes. While the homes to affordable rents. Affordable measures to ensure the availability of rented sector in all three nations.
scale of the problem varies across rents in England are priced at 80 affordable homes for people on low Furthermore, councils now have
England, Scotland and Wales due to per cent of market rents, which is incomes, including the abolition of the the power in England and Wales to
differing housing policies and market often significantly higher than social Right to Buy policy and commitments to discharge their statutory homelessness
conditions, the supply of affordable rents. In areas of high housing costs, increase the stock of affordable homes. duty by providing a suitable offer of
housing falls short of current demand these rents remain out of reach for This has included committing to building private rented sector accommodation.
in all three nations.25 people on low incomes who are often 35,000 social rented homes between
reliant on financial support from the 2016 and 2021, which an independent Over the last decade in England, the
Social housing has historically played government to cover the cost of rent. review found the Scottish Government private rented sector has doubled in
a key role in providing stable and is on target to meet.33 As a result size to 4.5 million households.37 The
secure homes for people on the Between 2012 and 2018, just over there is a greater supply of affordable same trend has been seen in Wales,
lowest incomes, who would otherwise 111,000 housing units at social rents housing for people on low incomes, with the private rented sector doubling
struggle to rent privately or become were converted into affordable rents.28 but there remain challenges with access from 2007 to 2017,38 prompting new
homeowners. Yet the availability The stock of homes at social rents to affordable housing in areas where regulation in the Housing (Wales) Act
of social housing for low-income has also been eroded by the Right to demand still outstrips supply. (2014).39 Similarly, in Scotland the
families and individuals has been Buy policy,29 as there has not been
declining significantly.26 sufficient replacement of homes sold
31 Stephens, M. Perry, J., Wilcox, S. Williams, P. & Young, G. (2018) 2018 UK Housing Review. Coventry:
with new stock at social rent levels.30 Chartered Institute of Housing.
32 Bramley, G. (2018) Housing supply requirements across Great Britain for low income households and
homeless people. London: Crisis and the National Housing Federation.
25 Downie, M., Gousy, H., Basran, J., Jacob, R., Rowe, S., Hancock, C., Albanese, F., Pritchard, R.,
Nightingale, K., and Davies, T. (2018) Everybody In: How to end homelessness in Great Britain. London: Crisis. 33 Young, G. and Donohoe. T. (2018) Review of Strategic Investment Plans for Affordable Housing.
Edinburgh: SFHA/Equality & Human Rights Commission/Shelter Scotland.
26 Downie, M., Gousy, H., Basran, J., Jacob, R., Rowe, S., Hancock, C., Albanese, F., Pritchard, R.,
Nightingale, K., and Davies, T. (2018) Everybody In: How to end homelessness in Great Britain. London: Crisis. 34 Smith, B. (2018) Social housing in Wales. Cardiff: UK Collaborative Centre for Housing Evidence.
27 The term ‘social rent’ refers to social housing subject to guideline target rents originally set with 35 Downie, M., Gousy, H., Basran, J., Jacob, R., Rowe, S., Hancock, C., Albanese, F., Pritchard, R.,
reference to manual earnings as well as other factors. Nightingale, K., and Davies, T. (2018) Everybody In: How to end homelessness in Great Britain. London: Crisis.
28 Regulator of Social Housing (2018) Private registered provider social housing stock in England 2017-18. 36 Welsh Government (2018) ‘Review of affordable housing supply in Wales announced by Minister’ https://
Leeds: Regulator of Social Housing. gov.wales/review-affordable-housing-supply-wales-announced-minister
29 The Right to Buy scheme is a policy which gives secure tenants of councils and some housing 37 Ministry of Housing, Communities, and Local Government (2018) ‘English Housing Survey 2017 to 2018:
associations the legal right to buy, at a discount, the council home they are living in. headline report’ https://www.gov.uk/government/statistics/english-housing-survey-2017-to-2018-headline-report
30 Chartered Institute of Housing (2018) ‘CIH calls on government to suspend right to buy as new figures 38 Fitzpatrick, S., Pawson, H., Bramley, G., Wilcox, S., Watts, B. and Wood, J. (2017) The Homelessness
reveal less than a third of homes sold since 2012 have been replaced’ http://www.cih.org/news-article/ Monitor: Wales 2017. London: Crisis.
display/vpathDCR/templatedata/cih/news-article/data/CIH_calls_on_government_to_suspend_right_to_ 39 Chartered Institute of Housing Cymru (2014) ‘Fact sheet: the private rented sector in Wales’. http://www.
buy_as_new_figures_reveal_less_than_a_third_of_homes_sold_since_2012_have_been_replaced cih.org/resources/PDF/Wales%20Policy/prs_factsheet_english_language.pdf
14 Cover the Cost: how gaps in Local Housing Allowance are impacting homelessness Policy context 15
private rented sector now houses 15 Paying rent is a non-negotiable Universal Credit. The rates were first This resulted in the rates becoming
per cent of households compared to expense. When faced with an put in place in the UK in 2008. further detached from local private
just five per cent in 1999.40 The Scottish unexpected increase in financial rents. In areas where private rents were
Government has introduced a series of outgoings, low incomes households A series of national government rising, Local Housing Allowance rates
reforms through the Private Housing have to make difficult decisions about policy changes to Local Housing were increasingly leaving people with
(Tenancies) (Scotland) Act (2016), how to manage their money. This Allowance rates has eroded the level of a large gap between the financial
including increased security of tenure means sometimes being forced to support people on low incomes receive support they received and their
and a framework for rent regulation.41 borrow from expensive lenders or cut to help cover the cost of their rent. monthly rent. In 2015, the Shared
Given that current need and demand is back on essential spending for food The rates were originally calculated Accommodation Rate was extended
outstripping supply across all tenures, and other basics to reduce outgoings. to cover local rents within an area48 at from under 25s to under 35s. In 2016,
there is likely to be a continuing role for Failing to pay rent puts households at up to 50 per cent of the market, and a the Local Housing Allowance rates
the private rented sector to bridge the significant risk of losing their home household size of up to five-bedrooms. were frozen completely for four years
supply gap in Scotland.42 and becoming homeless. This included having a lower rate for until 2020. The cumulative effect
people under 25, called the Shared of policy changes to Local Housing
Growing reliance on the private rented When needed, the welfare system Accommodation Rate, which assumed Allowance rates since 2011 has
sector across all three nations has provides people on low incomes with that most young people would live in a resulted in a significant erosion of the
resulted in increased demand for a financial support for housing costs. shared property.49 support people can receive from the
limited supply of properties in many Under Universal Credit, this support is government to help with the cost of
areas. A higher proportion of working set at the same level as it was under In 2011, the rates were changed so their rent.
age private renters spend more than the Housing Benefit system through that they were calculated to cover
a third of their income on housing, Local Housing Allowance rates. local rents up to 30 per cent (the To mitigate some of the impact of
compared to people of working age Financial support for housing costs 30th percentile) of the market and a these changes on the ability of low-
living in other housing tenures,43 and a provides a vital lifeline for around 1.1 household size of up to four-bedrooms. income renters to afford the private
growing proportion of people on the million households renting privately.47 This meant that people receiving Local rented sector, the Westminster
lowest incomes spend more than a Housing Allowance rates could afford Government put in place Targeted
third of their income on housing.44 Changes to financial just under a third of the cheapest rents Affordability Funding to allocate
support to pay rent in the in an area. At the same time, national additional funding to areas of high
Despite people spending more on private rental market weekly caps were put in place so that housing costs in 2014. Targeted
their rent, across all three nations in areas of very high housing costs, Affordability Funding is generated
homes in the private rented sector Under Universal Credit, Local Housing such as London, the rates could not from the savings that have been made
are also of poorer quality than other Allowance rates set the maximum go above a certain limit, even if this by the changes to Local Housing
tenures.45 As poor conditions tend to amount of financial support someone resulted in less than 30 per cent of the Allowance rates since 2013.
be concentrated at the lower-cost end can receive towards covering the market being covered by the rates.
of the private rented sector, people cost of their rent in the private rented The funding is used to uplift Local
on low incomes, including people sector, based on the size of the From 2013, the Local Housing Housing Allowance rates by around
experiencing homelessness, are property. The rates have been carried Allowance rates were no longer three per cent. The overall amount of
disproportionately impacted.46 over from the previous Housing calculated to cover up to 30 per cent of funding is limited and so it is allocated
Benefit system and incorporated into local rents in an area but were instead to areas where housing costs are high.
40 Fitzpatrick, S., Pawson, H., Bramley, G., Watts, B., Wood, J., Stephens, M., and Blenkinsopp, J. (2019)
increased by the Consumer Price Index This is calculated by looking at which
The homelessness monitor: Scotland 2019. London: Crisis. (CPI). This index is a much poorer areas the Local Housing Allowance
41 Fitzpatrick, S., Pawson, H., Bramley, G., Watts, B., Wood, J., Stephens, M., and Blenkinsopp, J. (2019) indicator of changing rental prices, rates cover less than five per cent of
The homelessness monitor: Scotland 2019. London: Crisis. meaning the Local Housing Allowance the private rented market.51 In recent
42 Trevillion, E. and Cookson, D. (2016) Demand patterns in the private rented sector in Scotland: time to rates were detached from local private years, the government has taken
commit to residential investment? Edinburgh: Homes for Scotland.
rents.50 In 2014 and 2015, the rates were welcome steps to increase the amount
43 Downie, M., Gousy, H., Basran, J., Jacob, R., Rowe, S., Hancock, C., Albanese, F., Pritchard, R.,
then only increased by one per cent. of Targeted Affordability Funding so it
Nightingale, K., and Davies, T. (2018) Everybody In: How to end homelessness in Great Britain. London: Crisis
44 Joseph Rowntree Foundation (2017) ‘Housing costs’: https://www.jrf.org.uk/data/housing-costs 48 Local Housing Allowance rate are set by specific areas known as Broad Rental Market Areas (BRMA).
45 Ministry of Housing, Communities, and Local Government (2018) ‘English Housing Survey 2017 to 2018: How BRMAs are defined are set by the Westminster Government, and it must take into account reasonable
headline report’ https://www.gov.uk/government/statistics/english-housing-survey-2017-to-2018-headline- access to facilities and health, education, personal banking and shopping services. It should also consider the
report; Scottish Government (2017) Scottish Housing Conditions Survey Key Findings. Edinburgh: Scottish travel and public transport available in terms of accessing these services. There are 152 BRMAs in England, 22
Government; Welsh Government (2018) Welsh Housing Conditions Survey (headline results: April 2017 to in Wales, and 18 in Scotland.
March 2018). Wales: Welsh Government 49 Housing Benefit: Shared Accommodation Rate Standard Note SN/SP/5889 https://researchbriefings.
46 Smith, M., Albanese, F., Truder, J. (2014) A roof over my head. The final report of the sustain project. files.parliament.uk/documents/SN05889/SN05889.pdf
London: Crisis/Shelter Cymru (2016) Accessing and sustaining social tenancies. Swansea: Shelter Cymru. 50 Chartered Institute of Housing (2018) Missing the target: Is Targeted Affordability Funding doing its job?
47 Housing Benefit caseload statistics: https://www.gov.uk/government/statistics/housing-benefit- Coventry: Chartered Institute of Housing.
caseload-statistics 51 Wilson, W., Barton, C. (2017) Local Housing Allowance caps and the social rented sector. London: House
of Commons Library.16 Cover the Cost: how gaps in Local Housing Allowance are impacting homelessness Policy context 17
can be provided in more areas across and market rents, and so the impact
the UK.52 depends on how much rents in an area
have increased.
However, research shows that despite
investment from Targeted Affordability Analysis by Crisis and the Chartered
Funding, underinvestment in Local Institute of Housing of the Local
Housing Allowance rates continues Housing Allowance rates for shared,
to negatively impact the ability of one-bedroom, and two-bedroom
private renters to cover the cost of properties showed that in three-
their rent and secure their home.53 quarters (74%) of the areas where
This is because allocating the funding Targeted Affordability Funding was
where the private rented sector is least allocated last year, only five per cent
affordable means it tends to go to or less of the private rented sector
areas where rents have been growing was priced within Local Housing
fastest. As the funding only increases Allowance rates.54
Local Housing Allowance rates by
a limited amount, it cannot entirely
make up the gap between the rates
52 HM Treasury Budget 2018: https://assets.publishing.service.gov.uk/government/uploads/system/
uploads/attachment_data/file/752202/Budget_2018_red_web.pdf
53 Chartered Institute of Housing (2018) Missing the target: Is Targeted Affordability Funding doing its job?
Coventry: Chartered Institute of Housing.
54 See Appendix A for full methodology.18 Cover the Cost: how gaps in Local Housing Allowance are impacting homelessness Universal Credit must be a key tool to prevent homelessness 19
The introduction of Universal Credit 2018/19 if they need to live in shared
creates an opportunity to ensure that accommodation, a one-bedroom
Universal
the welfare system operates effectively property, and a two-bedroom
to prevent homelessness by providing property respectively.58
timely and sufficient financial support
for people to be able to pay rent and Looking at affordability within Local
Credit must
secure stable housing. Much of the Housing Allowance rates for 2018/19
focus on Universal Credit to date has reveals the challenge these households
been on how the system functions, face when living in private rented
including errors and delays. Under accommodation if they experience
be a key tool
Universal Credit housing costs are no a drop in income, for example from
longer received separately and so it will loss of employment, illness or caring
be harder to understand the impact responsibilities. This would mean they
of underinvestment in Local Housing would require support from Universal
Allowance rates. Credit to pay their rent while they are
to prevent
unable to work.
However, the underinvestment in Local
Housing Allowance rates is seriously The research found that across Great
impeding the ability of Universal Credit Britain, 61 per cent of areas were
homelessness
to operate effectively to prevent and unaffordable59 within Local Housing
respond to homelessness. There is an Allowance rates for 2018/19 to single
urgent need to review Local Housing people, couples, and small families,
Allowance levels to ensure they are not and 92 per cent were unaffordable to
undermining the ability and ultimate at least one of these household types.
success of Universal Credit to stabilise This is despite £40 million of Targeted
people’s housing situation and prevent Affordability Funding in 2018/19. This
homelessness. Urgent investment in reveals the extremely limited choices
Local Housing Allowance rates will people receiving Universal Credit have
The best way to tackle homelessness is This has significant cost implications ensure Universal Credit can stabilise in finding and keeping secure and
to stop it happening in the first place. for homelessness services, physical housing and therefore operate stable housing in the private rented
There is a significant human cost to and mental health services, and the effectively as a robust homelessness sector.
homelessness. Repeat and entrenched criminal justice system.57 prevention tool.
homelessness damages people’s When broken down by nation,
physical and mental health, family People lose their homes when the Local Housing Allowance households in England face the
relationships, employment prospects rising pressure from high rents and rates should help stabilise biggest challenge with 97 per cent
and life chances. low incomes becomes too much. people’s housing and of areas unaffordable for at least one
Without government support, a sudden household type. This means that
prevent homelessness
Research commissioned by Crisis found increase in pressure like losing a job or across most of England, households
that the failure to deal with homelessness becoming ill can quickly force someone In 2018, Crisis and the Chartered are left with impossible decisions
early is significantly impacting on the into homelessness. The welfare system Institute of Housing carried out about how to address the gap
severity of people’s support needs.55 should be a robust safety net that joint research on the continued between the cost of their rent and the
Fifty-six per cent of people who prevents homelessness from happening underinvestment in Local Housing amount of financial support available
had faced five or more periods of in the first place and rapidly provides Allowance rates. The research to them from Universal Credit.
homelessness also reported having five financial support for people if they do examined the impact on the ability of
or more life experiences likely to result become homeless, so that they can people receiving Universal Credit to Figures 1.1 and 1.2 show the difficulties
in a support need.56 This also makes quickly secure housing. afford somewhere to live in the private of finding affordable accommodation
it harder for people to move on from rented sector up to April 2019. We within Local Housing Allowance rates
homelessness when it does happen. looked at what single people, couples, for couples needing a one-bedroom
and small families could afford within property and small families needing a
55 Mackie, P. and Thomas, I. (2014) Nations Apart? Experiences of single homeless people across Great Local Housing Allowance rates for two-bedroom property.
Britain. London: Crisis.
56 Mackie, P. and Thomas, I. (2014) Nations Apart? Experiences of single homeless people across Great 58 Small families are defined as a couple with two children of school age, or a single parent with one child
Britain. London: Crisis. of school age. Please see Appendix A for more details on the research methodology.
57 Pleace, N. and Culhane, D.P. (2016) Better than Cure? Testing the case for Enhancing Prevention of 59 Unaffordable is defined here as 20 per cent or less of the private rented market available within the
Single Homelessness in England. London: Crisis. Local Housing Allowance rate.20 Cover the Cost: how gaps in Local Housing Allowance are impacting homelessness Universal Credit must be a key tool to prevent homelessness 21
Figure 1.1 Percentage of the private rented sector that couples needing Figure 1.2 Percentage of the private rented sector that small families
a one-bedroom property can afford in England within Local Housing needing a two-bedroom property could afford in England within Local
Allowance rates for 2018/19 Housing Allowance rates for 2018/19
Private rented sector affordability Private rented sector affordability
in England in England
0 – 5% 0 – 5%
5 – 10% 5 – 10%
10 – 15% 10 – 15%
15 – 20% 15 – 20%
20 – 25% 20 – 25%
25% and above 25% and above
Source: Crisis and CIH analysis using Valuation Office Agency data. Source: Crisis and CIH analysis using Valuation Office Agency data.
The maps show that stabilising per cent for couples needing a one- renters having no savings at all60 percentile of rents for small families
housing in the private rented sector bedroom property. In Portsmouth, this leaves people facing impossible in different regions.
is most challenging in the regions of couples could afford just eight per choices about whether to pay rent or
London and the South East. In places cent of the market, and small families fall into rent arrears in order to pay These gaps have a significant impact
like Hackney, Islington, and Tower could afford just seven per cent. for food and essential bills. An early on individuals and families’ ability to
Hamlets, small families could find evaluation from the Department for retain their home. A small family living
housing within the Local Housing However, the problem is not just Work and Pensions on the impact of in York and receiving Local Housing
Allowance rate for a two-bedroom concentrated in London and the underinvestment into Local Housing Allowance faced a gap of £53.40 a
property in just two per cent of the South East. As the maps show, in most Allowance rates found that tenants month to be able to afford rent in
market. Couples needing a one- regions, the Local Housing Allowance were already being forced to cut back just under the cheapest third of the
bedroom property don’t fare much rates fail to cover at least 20 per cent on household essentials or borrow market. With the average household
better, with just four per cent of the of the private rented sector, and money from family and friends.61 in the Yorkshire region spending
market affordable within the rates. in some places, particularly in and £52.90 a week on food62, this is more
around larger cities, affordability is Table 1.1 provides a comparison than a week’s worth of food to make
But even further out in the South as challenging as in London and the of some of the largest gaps up from other income to be able to
East where housing is typically more South East. between Local Housing Allowance secure their housing.
affordable, households face serious rates in 2018/19 and the 30th
challenges to find housing within Local In many of these places, households
Housing Allowances rates. In Hastings, have to cover significant shortfalls 60 Shelter (2017) General Election 2017: The case for living rent homes. London: Shelter England.
2018/19 Local Housing Allowance in their rent to be able to afford just 61 Department for Work and Pensions (2015) The impact of recent reforms to Local Housing Allowances:
Summary of key findings. London: Department for Work and Pensions.
rates only covered 13 per cent of the under the cheapest third of rents in
62 Office for National Statistics, Average family spend in the UK tables: https://www.ons.gov.
market for small families needing a the private rented sector. With almost uk/peoplepopulationandcommunity/personalandhouseholdfinances/expenditure/bulletins/
two-bedroom property, and just seven two-thirds of low-income private familyspendingintheuk/financialyearending201822 Cover the Cost: how gaps in Local Housing Allowance are impacting homelessness Universal Credit must be a key tool to prevent homelessness 23
Table 1.1 Low affordability areas with large shortfalls for small families in a What is the weekly gap between rents and 2018/19 Local Housing Allowance rates worth to
two-bedroom property by region small families?
Region Low affordability areas Amount needed
Rugby and East (weekly gap Inner East
(Broad Rental Market Area) per week to afford
York (weekly gap £23.82): half a week’s worth of London (weekly
for small families 30 per cent of the
£13.35): one and a half food or two weeks of electricity gap £56.80):
market
weeks of electricity one week of food
North East Northumberland 17% £3.45 or five weeks of
electricity
Tyneside 18% £3.45
North West Southern Greater Manchester 7% £15.67
Central Greater Manchester 11% £16.95
Northampton Central London (weekly
Yorkshire and the York 12% £13.35 (weekly gap £19.49): gap £213.60): three and
Humber two weeks of gas a half weeks of food or
Harrogate 12% £12.66 19 weeks of electricity
East Midlands Northants Central 3% £17.46 Bristol (weekly gap £39.57):
Cambridge (weekly gap three and a half weeks of
Northampton 5% £19.49 £30.20): half a week of electricity or five weeks of gas
food or three weeks of gas
West Midlands Rugby and East 1% £23.82
Warwickshire South 6% £17.74 Bath (weekly
Brighton and Hove
gap: £34.14): half
East of England South West Herts 1% £38.77 (weekly gap £30.74):
a week of food or
half a week of food or
Cambridge 2% £30.20 four weeks of gas
three weeks of gas
London Central London 0% £213.60
Inner East London 2% £56.80 Source: Crisis analysis of Valuation Office Agency data and Office of National Statistics data of average weekly
household expenditure data by region in 2018. Calculations rounded.
South East Brighton and Hove 5% £30.74
Guildford 9% £30.19
The shortfalls households face each their Universal Credit claim because
South West Bristol 1% £39.57
month between the cost of their there is an initial minimum five week
Bath 7% £34.14 rent and the amount they receive to wait before people receive their first
cover their rent via Universal Credit payment. People receiving Universal
substantially increases the likelihood Credit can take out an advance from
of them falling into rent arrears. the Department of Work and Pensions,
These households are also likely to which is paid back each month. Last
In some regions, the gap between this is still more than the amount face additional pressures on their year, the National Audit Office found
rents at the 30th percentile and Local that households in the North East finances as they may be paying back that take up of advance payments
Housing Allowance rates are typically on average spend per week on bills loans, debts, or money owed to the was at 60 per cent of claimants.64
lower. However, this still places for gas or electricity, which is £11.50. Department for Work and Pensions. Deductions for advances, or for other
unsustainable financial pressures This can mean families with children Research by Shelter has found that one loans and debts, leave households with
on low income households as they having to cut back on a week’s worth in six of private renters on the lowest even less money available to make up
have to budget to make up the gap. of heating to be able to make rent 20 per cent of incomes are or have shortfalls in their rent.65 This leaves
For example, in areas in the North payments. For households unable to been in rent arrears.63 people very vulnerable to rent arrears
East like Newcastle and Gateshead, a work, this is also made more difficult and homelessness.
small family receiving Local Housing as all working-age benefits have been Low income households are also
Allowance would have to pay £13.80 a frozen since 2016. These choices more likely to be in debt at the start of
month to afford rent in just under the put families and individuals at risk
63 Shelter (2017) General Election 2017: The case for living rent homes. London: Shelter England.
cheapest third of the market. of homelessness as they struggle to
64 National Audit Office (2018) Report by the Comptroller and Auditor General: Rolling Out Universal
manage due to inadequate financial Credit. London: National Audit Office.
While this is significantly less than the support from Universal Credit to pay 65 Downie, M., Gousy, H., Basran, J., Jacob, R., Rowe, S., Hancock, C., Albanese, F., Pritchard, R.,
gap faced by families living in York, their rent. Nightingale, K., and Davies, T. (2018) Everybody In: How to end homelessness in Great Britain. London: Crisis24 Cover the Cost: how gaps in Local Housing Allowance are impacting homelessness Universal Credit must be a key tool to prevent homelessness 25
Figure 1.3 Percentage of the private rented sector that couples needing
David*, 25, Croydon accepted something of bad quality like all a one-bedroom property can afford in Scotland within Local Housing
“I was sofa surfing – staying with my mum those I had seen. But the flat I accepted on Allowance rates for 2018/19
and with friends. Before coming to Crisis, the ground floor had to be given to someone
I tried to look for a place myself, I looked else, so they moved me upstairs and it’s
on sites like Gumtree and a few others, a much better place – bigger and cleaner.
but they never come back to you. They said I got lucky.
they would phone back but they never do, Private rented sector affordability
so I couldn’t find anywhere. I’m still paying about £30 to £40 a month in Scotland
to cover my rent that isn’t covered by Local
A lot of places I looked at was made Housing Allowance rates though. I make it
impossible because of the Local Housing work but it is tight. You have to shop smart, 0 – 5%
Allowance – it would mean I’d have to like with food. I can get a product of higher 5 – 10%
pay too much money out of other money quality or get more of something with lower 10 – 15%
available in Universal Credit. On top of that, quality. I have to freeze a lot of things!
the places were awful… one of the first 15 – 20%
places I looked at was in Peckham, it was tiny, It would be really hard if I got a big bill. 20 – 25%
like a prison cell…it was really small. The first The electricity is a killer… I have the meter 25% and above
few viewings were all like that, I thought it door open all the time so I can see the meter.
was all I could get. They were all tiny with The first time I showered I saw it took £1 off!
furniture in really bad condition. I never used to understand why when I was
younger my mum would go around turning
I’m relentless though… if you’ve got my off lights and shutting down my playstation…
energy you’ll probably find somewhere but I but now I get it”.
imagine people would get really disheartened.
Even with me it got to the point where I was *This is a pseudonym to protect their identity.
going to accept anything…to be honest I
Source: Crisis and CIH analysis using Rent Service Scotland data.
In Scotland and Wales, the impact of In the Lothian area, a couple receiving
underinvestment in Local Housing Universal Credit and living in a one-
Allowance rates varies more widely bedroom property would have to
than in England. However, it is still a budget for an extra £20.22 a week
barrier to preventing homelessness. to be able to afford just under the This is significant as in Scotland over These households will need at least a
Crisis’ joint research with the Chartered cheapest third of rents. In Greater the last decade there has been a shift two-bedroom property in the private
Institute of Housing shows that in Glasgow, they would have to find an in the types of households now renting rented sector. This puts pressure on
Scotland, 67 per cent of the private extra £11.50 a week. privately. Almost one-quarter of the private rental market as there is
rented sector is unaffordable for at households in the private rented sector more demand for the same properties.
least one household type considered Small families face an even greater have children. Lone parents are now As Local Housing Allowance rates are
in the research. challenge as they are forced to budget almost as likely to live in the private falling so far short of providing the
for much larger gaps. Table 1.2 shows rented sector as single adults (24 per support needed, this makes it less likely
For both couples and small families, the proportion of the market that cent compared to 25 per cent) and are that small families needing support
finding rents that are affordable within small families could afford within Local more likely than working age couples from Universal Credit will be able to
2018/19 Local Housing Allowance Housing Allowance rates for 2018/19 in without children (20 per cent) to live rent somewhere they can afford.
rates was difficult in just under half the most expensive areas in Scotland, in the private rented sector. Couples
of the country (eight of 18 areas). As and how much they would have to with one or two children are also now
shown in figure 1.3, couples needing a find per week to be able to afford just more likely to live in the private rented
one-bedroom property would struggle under the third cheapest rents. sector, up from three per cent in 1999
most to secure housing in Lothian and to 14 per cent now.66
Greater Glasgow. In these areas, just
three and 13 per cent of the private
rented sector is affordable within Local 66 Fitzpatrick, S., Pawson, H., Bramley, G., Watts, B., Wood, J., Stephens, M., and Blenkinsopp, J. (2019)
Housing Allowance rates respectively. The homelessness monitor: Scotland 2019. London: Crisis.26 Cover the Cost: how gaps in Local Housing Allowance are impacting homelessness Universal Credit must be a key tool to prevent homelessness 27
Table 1.2 Low affordability areas in Scotland and the amount needed for
small families to afford 30 per cent of the market
Low affordability areas Percentage of Amount
(Broad Rental Market Areas) the local private needed per
for small families rental market week to afford
Mike*, 34, Crisis client my flat, or pay my rent. I went affordable within 30 per cent of
“I used to have a private tenancy into rent arrears of £900 and I Local Housing the market
Allowance rates
of my own that I managed fine, didn’t know where to turn.
but I went to prison and I lost it. Lothian 7% £28.57
I just didn’t realise how hard it I got advice from Crisis and East Dunbartonshire 8% £10.05
would be to find somewhere to my local council. I got a West Lothian 8% £14.64
live when I came out. Discretionary Housing Payment
Greater Glasgow 9% £21.55
which was a huge help. If that
When I came out of prison hadn’t happened I would have Perth and Kinross 12% £9.13
I wasn’t able to work, and eventually been homeless and Forth Valley 15% £5.76
eventually I was awarded I dread to think how I would Highlands and Islands 17% £4.35
Employment and Support have coped.
Fife 18% £3.30
Allowance (ESA). I’m 34 and
wanted to live in Sunderland, I had a Housing Coach at
and so I was only entitled to Crisis and I get help with my In Wales, the impact of Allowance rates and face a gap of
the Shard Accommodation Rate mental wellbeing. The support underinvestment in Local Housing £16.92 per week to afford just under
of Local Housing Allowance of I received from Crisis has been Allowance rates has meant that 82 the cheapest third of rents. Similarly,
£207 a month. phenomenal and without it I am per cent of the private rented sector just 16 per cent of rents in the Vale of
not sure that I would still be here. was unaffordable to at least one type Glamorgan and 17 per cent in North
I couldn’t find a property for of household among single people, West Wales are affordable within the
that and so I had to use my ESA My benefits have now been couples, and small families. Areas of rates, with families having to budget
to top up my Local Housing sorted out and I receive a limited high demand for housing present the to find an extra £11.51 and £8.68 per
Allowance, even though that isn’t work capacity payment so biggest challenges to these households. week respectively to afford 30 per cent
what it is for. I found a property I can afford the rent. I still of the market.
where the rent was £345 and I think it’s wrong that I have to For example, couples needing a one-
was just about able to afford it. use this to top up my Local bedroom property could afford just 11 However, the most significant
Housing Allowance. per cent of private rents within Cardiff, problem in Wales from Local Housing
I then moved from ESA to and face having to budget for an Allowance rates is from the Shared
Universal Credit, and my benefits I think the government should extra £11.51 a week to be able to find Accommodation Rate for single people
went down even though I still invest more in Local Housing somewhere to live in just under the under the age of 35. In fact, the Shared
wasn’t able to work. I was just Allowance because it just isn’t third cheapest rents. Overall, a one- Accommodation Rate presents a
getting the standard Universal possible in lots of areas to find a bedroom property was unaffordable in particular challenge across all three
Credit allowance of £317 and property without having to top just under a third (seven of 22) of areas nations as shown in figure 1.5.
the Local Housing Allowance up the rent. in Wales as shown in figure 1.4.
rate of £207, and I just couldn’t In England, shared accommodation
afford the rent any more. I am now volunteering in the Café Similarly, for small families there was unaffordable within the Shared
at Crisis and it is my ambition to are areas in Wales where they will Accommodation Rate in 123 out of
I tried to sort it out with the become a pastry chef.” particularly struggle to find housing 182 areas (81% of the country). This
Jobcentre but it was so difficult. unless they top up the support from includes more than a quarter of the
There were times when it drove *This is a pseudonym to protect Universal Credit to pay their rent country (27%) where less than five per
me to the edge, and I often had their identity. by dipping into other benefits or cent of rents were affordable within
to make a decision to eat, heat incurring debt. Small families needing the rates, and 12 areas (8%) where
a two-bedroom property face the there is no shared accommodation
largest gaps between their actual affordable within the rates. In Scotland
rents and Local Housing Allowance and Wales, accommodation was
rates. In Cardiff, small families could unaffordable within the Shared
afford just ten per cent of the private Accommodation Rate in 55 and 50
rented market within Local Housing per cent of the countries respectively.You can also read
