It applies to houses commenced on that date, or after that date. I am also confident that these changes which I have announced this week will be of considerable help to the middle-income group who want to provide their own houses. The question of the availability of adequate mortgage facilities is a fundamental requirement in the whole field of private housing. I initiated discussions with the Building Societies' Association with a view to introducing arrangements under which local authorities could guarantee loans made by the building societies. Following these discussions I asked local authorities to draw up schemes under section 42 of the 1966 Act enabling them to guarantee loans made by building societies, insurance companies, banks and other organisations. A model scheme and form of guarantee were drawn up on the basis of discussions. These were sent out to each local authority. This is a matter which was raised by Deputy Clinton.
The purpose of these arrangements is to ensure that prospective house purchasers in all areas throughout the country have adequate mortgage facilities available to them. They can be particularly useful to persons living in areas in which building societies or other commercial agencies do not normally operate and also to persons in the lower and middle-income groups who require loans greater in amount than they would normally be advanced by these agencies. The principal types of loans for which guarantees may be considered are set out in the letter which I sent to the local authorities. The amount of loan guaranteed may not be more than 25 per cent in excess of the maximum loan available from the local authority concerned. This proved very useful in recent months. I am anxious to see widespread use being made of the guarantee arrangements. I will keep that operation under review.
Another initiative I have taken to secure progress in the private housing field has been the development of an active site-releasing programme in the Dublin area. I have introduced arrangements to expedite planning appeals involving fairly large-scale housing developments. The promotion of the co-operative system of providing houses is another initiative which was taken, and also the widening of the range of owner-occupation by giving potential tenants of local authority houses the alternative of buying their houses from the local authorities rather than renting them. They can do this with the help of the usual grants and the other aids which are applicable to private houses. I am strongly in favour of this activity and grateful to the Dublin authorities for making a start on it. I hope to see it spread to local authorities all over the country.
Developments have not been confined to the private sector. From listening to contributions made by Opposition speakers, it would seem that they are anxious to convey the impression that the Government have a fairly successful record in recent times in private housing construction and policies seem to have been implemented successfully. They tried, however, to give the impression that we were not doing anything at all in regard to local authority houses. This is utter nonsense. I have been pressing ahead to the greatest extent possible. I have pressed ahead with the expansion of the local authority housing programme and introduced new methods of tendering and contracting which are designed to promote efficiency and rationalisation and at the same time obtain the maximum output from the available moneys. I am referring now to the guaranteed order project. It already involves a programme of about 5,000 dwellings, of which about 1,800 are already in progress. This project has already established its worth.
I am amazed at the so-called progressives and radicals in the Opposition, particularly Labour Deputies, who are now proving to me by criticising the guaranteed order project that they are the most conservative people in Dáil Éireann. I made some radical changes in the system of tendering and contracting for local authority houses with one purpose in mind and that is to provide more houses for the people who are badly in need of them. For the amount of money available to me I have been able to increase the output substantially over the level of output from the same amount of money in years gone by. The savings which have been achieved under the guaranteed order project are remarkable when one considers that we are living in an age of spiralling prices. This is to be seen more clearly in the housing field than in any other activity. It is truly remarkable to be able to record that in the housing field, despite all the pressures which exist in the industry, we have had success in effecting economies in the cost of construction and that these economies are going directly to the benefit of the taxpayer and ratepayer.
I am disappointed with Opposition Deputies who are so conservative, who want to stick to the same old methods that have been used since the State was founded and are not prepared to accept the new ideas even when it is shown clearly to them that these new ideas are redounding to the great benefit of the community and, in particular, of course, to that section of the community that they claim is their special concern, and which is my special concern, the weaker section of the community. They are the people who are benefiting from the fact that I have been able substantially to increase local authority housing output, houses built for renting for people who cannot afford, even with assistance by way of grant, to buy houses for themselves.
Building activity is only one aspect of the Government's involvement in housing. If our approach is to be sufficiently comprehensive we must operate policies that will serve and promote the best use of the total housing stock. For that reason I have recently launched a sample survey of the condition of the housing stock and will use the results of that survey as a basis for conserving the stock. The means of doing this will include a revised reconstruction grants scheme. Pending completion of this scheme, I have recently increased on an interim basis the maximum State grant available for reconstruction work from £140 to £200. This grant may be supplemented by a grant of an equal amount from the local authority, making a total of £400 available for reconstruction work. I am grateful for the warm reception given to the announcement of the increased grants.
In February last I introduced a special scheme of grants to encourage the provision of proper accommodation for physically disabled persons. The special grant is payable for work started on or after 1st February of this year, where an extra room or other structural work is necessary for the accommodation of a physically disabled person in an existing house.
In the case of a non-vested local authority house the local authority may pay a grant of up to the full approved cost of the work and in other cases they may grant two-thirds of the cost. Half of the cost of the grant is being recouped to the local authority by my Department subject to a maximum recoupment in any case of £400. These grants, I am sure, will relieve hardship in cases where up to now a disabled person with limited means had no effective means of adapting a house to meet his requirements.
I am very conscious of the main aim of the Irish Wheelchair Association which was formed to promote the wellbeing of persons who are confined to wheelchairs and who are restricted in the use of their limbs. The main aim is to work towards the situation where persons confined to wheelchairs can live a normal life. If they are unable to get access to public buildings, if they are confronted by steps everywhere they go, if the authorities have not provided ramps to allow them to gain easy access without seeking assistance from a number of persons to lift them up the steps, they certainly cannot be said to be living a normal life. Many of these people have shown courage and determination and they are a shining example to the whole community in the way in which they have faced the difficulties that confront them. Many of them drive cars which have been specially adapted to allow them to drive and they can put the wheelchair in the motorcar and, in fact, they are completely mobile until confronted with steps or some other obstacle which will not allow them to move freely without assistance from some other member of the community.
Their main problem was in the houses where they live, not being able to go upstairs, not being in a financial position to convert the house for ground-floor living. Many of them were suffering some hardship and much inconvenience and their relatives also were suffering inconvenience. Certainly, the ambition of the Wheelchair Association was not being achieved if these people were not getting an opportunity to live a normal life.
One of my hopes and aims is to play a very full part in helping persons confined to wheelchairs to lead a normal life. I hope that the arrangements I have brought into force and the assistance by way of grants I have introduced so far and the legislation which I propose to introduce in the future will place this country in the position of leading the way for other countries throughout the world and showing countries how public authorities, States and governments should deal with those members of their community who are not free to move around as ordinary members of the community do, because they are confined to a wheelchair. I hope with the publication of the new building regulations to include a provision stipulating that all new buildings being designed and constructed must make provision for adequate access for persons confined to wheelchairs.
Another aspect of housing that I am anxious to encourage is the provision of houses by philanthropic bodies because up to now voluntary bodies have not contributed much to the total housing effort. Their main contribution has been in the provision of small dwellings for elderly persons, with the aid of the special grants available for that purpose. They have met a very great need and those who have involved themselves in this work deserve the highest praise and thanks of the community. The experience of other countries shows that there is also scope for voluntary activity in relation to other kinds of housing needs, such as those of families of single office workers, of students, and so on, because there are a number of groups like these that are in need of assistance and there is no means of helping them over and above the ordinary. These are needs which exist in our community and which are growing but they may not at any one time merit the highest priority in the allocation of the resources available for housing. Because of that, voluntary bodies can be very useful by identifying and catering for this type of need and in that way supplement the housing efforts of the local authorities.
Again, I should like to emphasise that I am using the word "supplement" because I should not like anybody to think that I am suggesting that they should substitute. I do not look to voluntary bodies as a substitute or, indeed, as anything other than a supplement to local authority housing.
In terms of the number of dwellings provided, I do not expect that voluntary activity will ever account for more than a small proportion of the total housing effort or a small proportion of the local authority housing programme but in terms of the benefits that such groups can confer and of the pressing human problems they can relieve, their contribution can be very significant. It is my aim to see that contribution grow and, in fact, to create the financial and other conditions that will enable them to grow. I have, therefore, been reviewing on a general basis the aids which are available for voluntary housing projects and I have asked the local authorities, by way of circular letter, to consider making greater use of the powers they already have to assist voluntary housing bodies and I have given them specific guidelines as to the ways in which they could and should assist them. I have also made some suggestions as to the scale of assistance they might make available. In addition, I intend announcing a new State subsidy to voluntary groups. This will be directed to the purchase, and subsequent conversion up to a good standard, of houses suitable for small families. I am hopeful this subsidy will give a new stimulus to the provision of this kind of housing; the provision of this type of housing is regarded as particularly suited to voluntary organisations.
Another aspect of housing—I referred to it recently and I should like to take this opportunity of emphasising it—is the question of standards in private enterprise rented accommodation. This matter has been causing me some concern. I am concerned about the need for an improvement in standards here, especially in bedsitters and flatlet type accommodation, which are, in the main, features of our cities and larger towns.
My functions in regard to this accommodation do not extend to rent levels. I want to make that clear. Rents are a function of the Minister for Justice. Many groups are apparently under the impression that, because housing is one of my functions, rents are also a function of mine and I am continually directing groups, which make representations, over to the Minister for Justice. I am, of course, involved in standards.
I am far from satisfied with the standard, the quality and the facilities provided in many small flats and bedsitters. Definite measures are needed to secure an improvement in standards and I have prepared draft bye-laws to apply to rented accommodation. On 28th June last I invited the public to give me their views on these bye-laws. They cover drainage, ventilation, lighting, the execution of repairs and the provision of essential facilities. The bye-laws are not by any means what I would regard as optimum ideal standards but are aimed rather at minimum reasonable standards which can later be improved in the light of experience in operating the bye-laws. What I seek to achieve is a gradual and progressive improvement in standards so that there will be no adverse effect on rent levels or on the supply of private enterprise rented accommodation. Following my consideration of the views of the public and representative groups on these draft bye-laws, I will issue to local authorities a model based on the draft, together with the results of my consideration of the suggestions and comments, and I will take up with them the need to ensure that they are effectively geared to administer these bye-laws. There would be no point in going through the whole exercise of devising bye-laws unless we have the means of enforcing them.