LAYING THE RIGHT FOUNDATIONS THE NEED FOR SECURITY OF TENURE AIDEEN - - PowerPoint PPT Presentation
LAYING THE RIGHT FOUNDATIONS THE NEED FOR SECURITY OF TENURE AIDEEN HAYDEN , THRESHOLD November 23rd 2016 National housing charity - Est. 1978 We solve peoples housing problems by providing housing advice and advocacy We campaign
LAYING THE RIGHT FOUNDATIONS THE NEED FOR SECURITY OF TENURE AIDEEN HAYDEN, THRESHOLD
November 23rd 2016
advice and advocacy
based approach
The Private Rented Sector in Ireland
Rebuilding Ireland-Action Plan for Housing and Homelessness, DHPCLG, July 2016
.
Current Issues
Lack of Supply Rent Increases Social Housing Need Receivership, Repossession & Buy -to-Let Properties
Daft.ie Rental Price Report - 2016 Q3
Daft.ie Rental Price Report - 2016 Q3
Overreliance on PRS to meet social need
¨ It is estimated that around 99,000 households
receive State support for housing in the private rented sector, or 96,207 (32%) of all RTB registered tenancies.
(House of the Oireachtas, Report of the Committee on Housing and
Homelessness, June 2016)
Receivership, Repossessions & Buy-to-Let Properties
.
FAMILIES WITH 2462 DEPENEDENTS IN HOMELESS ACCOMODATION
FAMILIES WITH 2065 DEPENDENTS IN HOMELESS ACCOMATION NATIONALLY DUBLIN REGION
Current Measures in the Private Rented Sector
¨ Clearly defines rights and obligations for landlords &
tenants
¨ Security of tenure up to 4 years ¨ Rent review annually and cannot exceed market rent ¨ Protection against illegal eviction ¨ Means for landlord to repossess property
¨ 2004 Act regulates past and present, not future ¨ Size of rented sector doubled since Act
¤ PRS rented sector still seen as ‘Cinderella sector’
¨ Regulation quickly surpassed by fallout from financial
crisis- ‘accidental landlords’ , buy-to-let sector collapse, more families renting long-term, legal anomalies with regard to receivers
¨ Rapid rents rise - undermines security of tenure
¨ Rent review period extended to 2 years- ‘Rent Freeze’.
Sunset clause after 4 years
¨ Longer notice of rent increase from 28 to 90 days and
provide 3 examples
¨ Extended notice period-up to eight year & statutory
declaration with regards selling/family member
¨ 100% Mortgage Interest Relief for landlords who rent to
tenants in receipt of state housing benefits
¨ Double the annual level
construction to 25,000 homes
¨ 47,000 new social
housing units by 2021
¨ New Strategy on PRS
¨ €1.2 billion to DHPCLG for housing supply ¨ €98m to homelessness services (€70m in 2016) ¨ €105m for HAP with a target of transferring further 15,000 households
from Rent Supplement
¨ €134m for the RAS with a target of transferring 1,000 households from
Rent Supplement to €732 million to deliver 4,450 social housing units
¨ Residential rental property relief ¨ Ceiling for tax exemption on Rent-a-Room increased
¨ Dublin, Cork, Meath,
Kildare, Wicklow, Galway, Mayo & Roscommon
¨ Seeks enhanced rent
supplement payment for tenants at risk of homelessness due to a rent increase.
Laying the Right Foundations?
Rent Certainty Secure Occupancy
National Strategy for the PRS
¨ “In the absence of some binding rule for the
updating of rents for sitting tenants, a landlord could easily circumvent tenure security by a sufficiently drastic raise in rent (economic eviction).” (Franz Hubert, 2003)
¨ Link rent certainty measures to the cost of living
Protection from Termination of Tenancies
¨ Introduction of indefinite tenancies ¨ Removal of sale of property ground ¨ “Tyrellstown Amendment” ¨ National rollout of Tenancy Protection Service
¨ Broaden the definition of landlord ¨ Clear plan for long-term affordable rental supply,
especially for low to mid range