I thank the Fine Gael Party for tabling this motion and allowing the issue to be debated. I pay tribute to the voluntary and statutory agencies involved in assisting the homeless. I also welcome the initiatives announced by Deputy Fahey concerning young, homeless people. They are very worthwhile and he will have my full support in bringing them to fruition. I cannot say the same about Deputy Molloy who has responsibility for adult homeless people. I have most experience of this area.
The cost of housing means large numbers of people who previously could afford to buy a house with loans from local authorities, building societies and banks cannot now do so. We should all agree that homelessness is unacceptable. I served in a junior ministerial portfolio dealing with housing and I fully appreciate the urgency to tackle homelessness.
A permanent home is a right not a privilege. However, in our booming economy it is unacceptable that more people than ever are forced to sleep on the streets because housing and even temporary shelter has become inaccessible. The increase in homelessness among young children is particularly alarming. In this regard I welcome the initiatives announced by Deputy Fahey.
The drug dependency rate among young homeless men in particular is also a cause of concern. In our major cities, voluntary organisations working with homeless people find it virtually impossible to provide temporary accommodation to those who seek it. Since this Government took office nine months ago, only four residents from the Simon Community shelter in Dublin have been allocated local authority accommodation by Dublin Corporation. The intention is that such accommodation is temporary and people living there will move to permanent accommodation provided by Dublin Corporation. The small number who have done so is one of the reasons for the bottleneck in temporary accommodation.
This winter, most shelters and hostels have had to turn homeless people away nightly because of lack of accommodation. Temporary accommodation has become permanent for people who are finding both the private and public housing sectors completely inaccessible, creating a bottleneck in the hostels. The cost of homes means that young people are spending long periods in private rented accommodation. There is plenty of evidence that this has given a licence to landlords to jack up rents.
Housing property has become one of the main attractions for speculators and investors. The huge concessions in the budget have given the right of way to let this type of investment flourish. Yesterday, The Irish Times revealed that 50 per cent of housing units in tax incentive developments are owned by property investors. In some areas such as the Customs House Harbour, no less than 90 per cent of the units are held by investors. This type of mass speculation in new housing is blocking out the first time buyer and is allowing investors to set rental rates at levels which are out of the reach of young families and those on low incomes. It is not surprising that people are being forced onto the streets as they cannot find affordable accommodation. Perusing the small advertisements in the Evening Herald I discovered that a one room flat costs between £65 and £100 per week. Most specify the type of clientele sought — the word “professional” pops up on a regular basis.
In the Eastern Health Board region there is an upper ceiling of £45 per week on the type of accommodation which can be rented in order to secure a rent supplement. There is no accommodation on offer for a single person who meets these requirements. The assistance which the health board can give towards a housing deposit also falls far short of what is being requested in the market. I am not certain that this matter is the responsibility of Deputy Molloy but the income limits which applied four years ago for health board rent subsidies are out of date because of the spiralling cost of housing and rented housing. This needs to be urgently tackled. I saw a figure of £60 million quoted for rent subsidies but I am not sure if this was in the Eastern Health Board region or nationally. While this is a very large amount, people, particularly single people, who cannot get a rent subsidy for private sector accommodation have to be given temporary accommodation, for example, in hostels, following which they may end up on the street. This bottleneck may be one of the reasons for the crisis in this area.
At the lower end of the private rented accommodation market people are being forced to pay over the top rents in exchange for slum conditions, leaving them vulnerable to homelessness. If we are to address this crisis in the private rented market we must curb mass investment in housing by speculators. This involves streamlining stamp duty exemptions to first time buyers only and applying a 40 per cent capital gains tax to profits on the sale of houses, regardless of the concessions given in this area by the Minister for Finance in the budget. Deputy McDowell will propose amendments along these lines to the Finance Bill.
In the private rented sector the lack of security of tenure is a major issue. If this sector is to develop — it has been developed everywhere else in Europe — the issue of security of tenure must be addressed. We cannot develop an adequate private rented sector, whether subsidised or otherwise, if a landlord has the right to give one month's notice for no reason to a good tenant. If such a case goes to court the landlord will be granted an order for possession. The law must be amended so that good tenants are given security of tenure. I am not suggesting the law should protect bad tenants. This is one of the main reasons the private rented sector has not been able to develop and people have been forced into occupier-ownership arrangements.
During the lifetime of the previous Government some reforms were achieved in the private rented accommodation sector through regulations which dealt with minimum standards of accommodation and required landlords to register with local authorities and issue rent books. Some tax relief was also afforded to tenants in this sector. However, these provisions have not been enforced by local authorities. I urge the Minister of State with responsibility for housing to take urgent action to ensure local authorities enforce the regulations made in this House by public representatives.
A handful of private landlords are registered under the legislation. When I was a member of a local authority we were required to enforce laws without adequate resources. However, under these regulations the landlord is charged an annual fee which more than covers the cost of registration and an annual inspection. While some landlords have registered under the legislation, many others have not. Landlords who have not registered should not receive State aid by way of a rent subsidy. I am not sure of the exact amount paid in rent subsidy but it is very large. The regulations were put in place to protect tenants and build up an ethos of good tenancy which is also in the interests of the landlord and urgent action must be taken to ensure they are enforced.
The Government must introduce these changes and urgently re-examine the social housing programme in an effort to address the increase in housing and rental costs. There is a limit of £35,000 on the small dwellings loans given by local authorities. However, this amount is only adequate to put a deposit on a house in County Kildare. A few years ago the second-hand council house in which I live in County Kildare was worth £30,000, while today it is worth approximately £90,000. Previously people who were just over the limit for a council house could obtain a loan from the council to buy a similar property. However, they cannot even look at such houses now. In many areas adjacent to Dublin people do not avail of local authority loan schemes as they are no longer adequate. If we want to assist people in buying their own homes there is no point having a loan scheme people cannot use. It may still be possible to buy a house for £30,000 in County Mayo from where I come originally but they are not too plentiful even there. Urgent consideration must be given to the loan schemes to ensure they are of benefit to people.
Arising from this, the waiting lists for public housing have swelled out of all proportion. People who would not previously have been allowed on to a council housing list because they qualified for a loan are now eligible for inclusion on it. The length of time people have to wait for public housing is unacceptable. To fortify this point I will give an example of a case in my area.
There were 200 applications for ten houses which were recently allocated by Kildare County Council. The following categories of persons were unsuccessful in obtaining a house: a married couple with six children who had been two years on the waiting list and were in receipt of a rent allowance; a single mother with three children who was under notice to quit from her subsidised private rented accommodation and who had been six years on the waiting list — she has since been evicted and has had to move in with relatives; and a deserted wife with four children in subsidised rented accommodation who had been served with a court order to quit and who had been five years on the waiting list. This woman, who is in her late fifties, has since received notice from the sheriff of the date of her eviction.
The decision that these extreme cases of need did not merit allocation of a tenancy by Kildare County Council raises a number of questions. Is the situation in County Kildare so bad that even these families cannot be accommodated? Is the method of allocation of tenancies such that the most deserving cases are not given preference? Will the evictions in these cases put even greater pressure on the already over-stretched hostel accommodation in the capital city? When people who are unsuccessful in their housing applications in County Kildare make inquiries about their position they are told hostel accommodation will be found for them in Dublin. I strongly urge the Minister to examine the method of housing allocation in County Kildare where there is no waiting list, no priority listing, no point system and little or no attempt has been made to enforce the law on rent books, minimum standards of accommodation or the registration of private landlords.
Waiting list times are a problem for single people as only limited public and social housing is available for such clientele. While building more houses to fulfil the current demand will go some way towards dealing with this problem, the administration of public housing needs to be addressed. Plans to transfer the administration of rent supplement to housing authorities and to provide a one stop comprehensive housing service must be urgently addressed. The lack of co-ordination between the various agencies which deal with housing is resulting in delays. In particular there is a vital need for a single housing authority in urban centres. Such an authority would co-ordinate planning, building and allocation of housing. At present this work is being carried out by voluntary and statutory bodies. In Dublin this would include divisions within the health boards, the voluntary housing scheme, and the corporation.
In the short term we must deal with the need for emergency accommodation. There is such a demand for short term and emergency accommodation that more and more people are being forced to sleep on the streets each night. The lack of movement on accommodation is causing this crisis in emergency shelters. People are staying in such shelters for sustained periods at the expense of others seeking immediate shelter. An urgent examination of emergency shelter accommodation is necessary and beds must be freed up to cater for the rise in the number becoming homeless.
I am particularly concerned at the increase in child homelessness, an issue addressed by the Minister of State at the Department of Health and Children, Deputy Fahey. In the period 1996-97 the figures for child homelessness doubled and evidence suggests that the number of homeless children continues to increase at an unprecedented rate. Many of these children are forced to become involved in petty crime and begging to survive owing to the lack of available emergency services.
Drugs are a huge problem among homeless people. It is estimated that up to 40 per cent of drug addicts are homeless. Sleeping rough will only exacerbate their problems in the absence of proper support and care facilities, particularly for addicts with HIV. For many homeless people drug abuse provides an escape from the disillusionment of living on the streets and the lack of progress being made in terms of accommodation provision.
While there are no concrete figures concerning homelessness, we should differentiate between homelessness and sleeping rough. As Minister I sought to ensure that anybody who needed a bed for a night could get it. The Minister of State at the Department of the Environment and Local Government, Deputy Molloy, said today that was the case now. When I was Minister I argued that it was the case then but there has not been an increase in the number of places since I was Minister and there is an acceptance that there is an increase in the numbers requiring accommodation. Various issues, including the refugee influx, have exacerbated the problem, particularly in Dublin city. There is a need, therefore, for additional places. If ten people sleeping rough can be found by the authorities, that is a relatively large number. The Newbridge branch of the Society of St. Vincent de Paul built a shelter for the homeless when only one person was found sleeping rough in the area and the shelter accommodates 14 people. At the end of one week all the places were filled by people who were sleeping rough and who could not previously be found. These are the critical category of people we must attend to, people who have fallen through all the nets.
Accommodation was provided at Grangegorman and managed by soldiers because of the anti-social behaviour of those living there. The people there could not be accommodated in normal hostels as they had psychiatric problems, were alcoholics and drug addicts and were violent towards others. Deputy Albert Reynolds, as Taoiseach, ordered that special accommodation be provided for this type of person as well as for others. I visited the accommodation there which was very rough but the people there would not die of exposure as had happened to two people in Dublin a short time earlier. I want to pay tribute to Deputy Reynolds because that brought home sharply to people the nature of the problem and the difficulties dealing with it. The problem still exists, but Grangegorman, now run by the Salvation Army, has become a nicer place.
Perhaps the Minister in his reply will speak about the small group who are very noticeable because they sleep in the warmest place they can find out of doors, usually the doorways of large stores. Those people are highly visible but constitute a relatively small number.
It is nonsense to count as homeless all those who sleep in hostels. There are people living in the good, permanent accommodation in the upgraded Iveagh Hostel in Dublin for the past 30 years without a break. Counting these as homeless is nonsense. The Minister, his officials and the concerned agencies should come up with a new definition of homelessness. It is exaggerating the problem to describe those with permanent accommodation as homeless. It would be better to have a clear picture of the problem in order that we could more effectively target resources and deal with it.
To adequately respond to the needs of the homeless we must take the bull by the horns and tackle the problem along the lines I have suggested. A proper and full assessment of real homelessness is necessary to establish the exact numbers of homeless, whether they have special needs and are dependent on drugs or alcohol. We must particularly address the growing problem of homelessness among children. I appreciate the indications of movement by Minister of State, Deputy Fahey, in this area and I will support his efforts. I noted his plea for additional resources was guarded, as such pleas by Ministers of State must be. I appreciate the need for additional resources in the area he mentioned as do the agencies with which he is working.
The Minister for the Environment and Local Government must clearly identify the extent and causes of the problem. If we do not do so, the end result will be future homelessness and needs for accommodation which did not previously exist. I never remember a time when council houses cost five times the annual industrial worker's salary. I do not know how purchase schemes, which are based on market value, are operating. If they are genuinely based on market value I presume they have collapsed as no tenant of a council house could afford to purchase a house at current market prices.
We must examine the system of loans which is no longer operable. It is out of date and defunct in a large area of the country, including Dublin city, Meath, Kildare and Wicklow. Some new system for assisting people to buy their own houses is necessary.