This House of Commons Library briefing explains proposals to extend the Right to Buy to assured tenants of housing associations on a voluntary basis. It is expected that the first sales will take place in 2016. It has been suggested that the voluntary scheme will be phased in.Jump to full report >>
The statutory Right to Buy (RTB) was introduced in October 1980. To date, just under 2 million council properties in England have been sold. As a general rule, assured tenants of housing associations (aside from those who were previously secure council tenants with a ‘preserved’ RTB) do not have the RTB on the same terms as council tenants.
The Conservative Party’s 2015 Manifesto contained a commitment to “extend the Right to Buy to tenants in Housing Associations to enable more people to buy a home of their own.” Subsequently, the 2015 Queen’s Speech announced that a Housing Bill would be introduced to “dramatically extend the Right to Buy to the tenants of Housing Associations – putting home ownership within the reach of 1.3 million more families.”
While welcomed by housing association tenants who have long sought the RTB, the measure is controversial and has generated strong reactions from social landlords. Local authorities are concerned that the measure will be paid for, in part, by the sale of their most valuable (vacant) stock. Commentators have questioned whether sales of vacant council stock will generate sufficient funding to pay for an extended RTB. Housing associations questioned the legitimacy of legislating to force the sale of assets owned by charities/not-for-profit companies.
The National Housing Federation (NHF) put an offer to Government in September 2015 in which it proposed the implementation of an extended RTB on a voluntary basis. This offer was described as a compromise with a view to securing the independence of housing associations and the best deal on compensation (for discounts) and flexibilities (the ability to refuse the RTB in relation to certain properties). During his speech to the Conservative Party Conference on 7 October 2015, the Prime Minister announced that agreement had been reached on the NHF’s offer, and that the first housing association tenants would be able to buy their homes in 2016.
It was subsequently suggested that the extended RTB might be phased in. During the Autumn Statement and Comprehensive Spending Review 2015 the Chancellor announced that the extended RTB would be piloted by 5 housing associations. These pilots are now underway. Negotiations on the detailed implementation of the voluntary RTB are ongoing; an Implementation Advisory Board has been established and an operational document will be published in due course. Tenants who want to be updated on progress in developing the extended RTB can sign up here.
The Housing and Planning Bill, which is currently before Parliament, does not contain measures to implement a statutory RTB for housing association tenants. The Bill does, however, contain measures that will require English local authorities to make an annual payment to Government in respect of the expected sales of ‘high value’ vacant stock over the year. These payments will be used to compensate housing associations for selling housing assets at a discount to tenants. The Bill also provides for grants to be paid to associations to cover the cost of RTB discounts.
The Government has said that the properties sold under the voluntary scheme will be replaced on a one-for one basis; however, this has raised questions around how replacement will be financed; the timing of replacement (there will always be a time-lag); and where the replacements will be built. Comparisons have been drawn with the existing commitment to replace properties sold since the discount levels were increased in 2012. RTB sales increased from up from 2,638 in 2011/12 to 12,304 in 2014/15 while the total number of dwelling started on site or acquired since 2012/13 (up to and including the second quarter of 2015/16) was 4,117. The replacement properties are let at affordable rent levels of up to 80% of market rents and there is no requirement for the replacement properties to be built in the same area.
Commons Briefing papers CBP-7224
Authors: Wendy Wilson; Alex Bate
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