Written Answers Nos. 91-108
91. Deputy Maureen O'Sullivan asked the Minister for Housing, Planning and Local Government if a study or research has been carried out to ascertain the way in which the increase in student accommodation has addressed housing demand issues; and if the increase in student accommodation has seen a corresponding reduction in the numbers on housing lists. [1178/19]
View answerSpecific research into the provision of student accommodation nationally was undertaken by the Higher Education Authority in 2015. The ‘Report on Student Accommodation: Demand and Supply' identified a significant unmet demand nationally for student accommodation in the context of a forecast student population increase to nearly 193,000 by 2024.
An Inter-Departmental Working Group on Student Accommodation was established by the Department of Education and Skills in 2015 comprising stakeholders from the Higher Education Institutes, Union of Students in Ireland, NAMA and other relevant Government Departments. Policy measures to increase the supply of purpose-built student accommodation (PBSA) were formulated by the group, including addressing the planning and development finance aspects in assembling new development projects. The Government’s Rebuilding Ireland Action Plan for Housing and Homelessness identified the under-supply of PBSA in Ireland and the significant related adverse impact that this deficit was having on the wider private rental sector. The increased provision of PBSA was established as a key priority in addressing the challenges in the wider housing sector and a target of 7,000 additional PBSA bed spaces to be delivered by end 2019 was set.
Related reforms were included in the Planning and Development (Housing) and Residential Tenancies Act 2016, which provided for the fast-tracking of planning applications for student housing construction projects of greater than 200 bed-spaces to An Bord Pleanála, and this commenced on 3 July 2017. In addition, the legislation provides for the availability of low-cost financing from the Housing Finance Agency to the Higher Education Institutes specifically to support the delivery of new student accommodation projects.
These and other measures by my Department have assisted in delivering a significant increase in the provision of student accommodation developments nationally. Recent analysis from the Higher Education Authority has indicated that, by September 2018, over 5,500 bed-spaces had been delivered since the publication of Rebuilding Ireland. Some further 4,800 plus bed-spaces are currently under construction nationally, with over 7,900 further bed-spaces having received planning permission and are yet to commence construction. These figures indicate that the PBSA construction targets will be met, and indeed surpassed, and that important progress is being made in the provision of newly constructed accommodation for this distinct segment of housing demand.
The increase in new student accommodation, as detailed above, is contributing to the increase in the overall stock of residential accommodation nationally. As it is targeted specifically at students, it would not be expected to have a direct impact in terms of reducing social housing waiting lists; however, its direct impact in reducing student-related housing demand pressures in the general private rental sector indirectly supports the capacity to deliver social housing supports through schemes such as the Housing Assistance Payment. This is one of a range of factors that has contributed to the reductions in social housing waiting lists over recent years, as set out in the annual statutory Summary of Social Housing Assessments (SSHA). The most recently published SSHA indicates that there were 71,858 households on all local authority waiting lists as at 11 June 2018, a reduction of 22% on the comparable figure in 2016. Full details in relation to the 2018 SSHA are available on my Department's website at the following link:
https://www.housing.gov.ie/sites/default/files/publications/files/summary_of_social_housing_assessments_2018_-_key_findings.pdf.
92. Deputy Mick Barry asked the Minister for Housing, Planning and Local Government the percentage of the homeless population who are female; and the details of comparable data for other EU countries. [1460/19]
View answerMy Department publishes data on a monthly basis outlining the number of homeless persons accommodated in emergency accommodation funded and overseen by housing authorities. These reports are based on data provided by housing authorities and are produced through the Pathway Accommodation & Support System (PASS). The reports are collated on a regional basis and are published on my Department's website. The most recent figures currently available are in respect of November 2018. These figures show that 6,157 adults accessed emergency accommodation nationally during the relevant count week, 2,635, or 42.8%, of whom were female.
My Department does not collate data on homelessness in other jurisdictions.
93. Deputy Eamon Ryan asked the Minister for Housing, Planning and Local Government if actions in the National Radon Control Strategy 2014 for the surveying and control of radon in the private rental sector and in privately owned housing used in the social housing sector have been implemented; if the Housing (Standards for Rented Houses) Regulations now include obligations to test for and remediate radon; the steps that have been taken through the PRTB in relation to radon; if a survey has been carried out of landlords, tenants and other relevant stakeholders to assess the baseline levels of awareness on radon; if information on radon testing has been included in the inspections of privately rented houses by local authorities; and if local authorities carry out radon testing on privately owned accommodation used for social housing. [1472/19]
View answer98. Deputy Eamon Ryan asked the Minister for Housing, Planning and Local Government his plans to introduce minimum thermal efficiency standards for rented accommodation in view of the linked problems of fuel poverty in the private rented sector and lack of progress in achieving thermal retrofit of private rented accommodation. [1473/19]
View answerI propose to take Questions Nos. 93 and 98 together.
Policy measures relating to radon detection and remediation are primarily a matter for my colleague, the Minister for Communications, Climate Action and Environment. While the issue of radon was considered during the preparation of the Housing (Standards for Rented Houses) Regulations 2017, it was not introduced at that time and I have no plans, at present, to amend the regulations to introduce mandatory radon testing in rented accommodation. I will, however, keep the matter under review, in consultation with the Minister for Communications, Climate Action and Environment.
The purpose of the Housing (Standards for Rented Houses) Regulations 2017 is to provide a basic standard for decent, safe and secure accommodation. These Regulations focus on tenant safety and include new measures covering heating appliances, carbon monoxide and window safety. With very limited exemptions, these apply to social housing as well as private rented residential accommodation.
All landlords have a legal obligation to ensure that their rented properties comply with the regulations. Responsibility for enforcement rests with the relevant local authority.
While there is no obligation on local authorities to carry out radon testing on their own social housing stock, they have long been encouraged to do so. Specific advice for local authorities in this regard is included on the website, www.radon.ie. The EPA has also produced a booklet, ‘Guidance Notes to Local Authorities on Implementing a Radon Measurement Programme’, which is available at the Agency's website at the following link:
http://www.epa.ie/pubs/advice/radiation/radonadvicetolocalauthorities.html.
At the time of the launch of the National Radon Control Strategy (NRCS), it was stated that ‘most local authorities in high radon areas have made very significant progress in testing their social housing stock. To date, approx. 20,000 local authority homes have been measured, and where necessary, remediated’. Comprehensive data on further progress made since then is not available.
The aim of the Building Regulations is to provide for the safety and welfare of people in and about buildings. In general, Building Regulations apply to the construction of new buildings and to extensions and material alterations to existing buildings. In addition, certain parts of the Regulations apply to existing buildings where a material change of use takes place. Otherwise, Building Regulations do not apply to buildings constructed prior to 1 June 1992.
The minimum performance requirements that a building must achieve are set out in the Second Schedule to the Building Regulations. These requirements are set out in 12 parts classified as Parts A to M. Part C – Site Preparation and Resistance to Moisture (1997), requires that reasonable precautions shall be taken to avoid danger to health and safety caused by substances (including radon) found on or in the ground to be covered by a building.
Technical Guidance Documents (TGDs) provide technical guidance on how to comply with the building regulations in practical terms. TGD C contains guidance, compliance with which will, prima facie, indicate compliance with Part C.
Radon is addressed in sections 2.7-17 which require the provision of sumps in all dwellings for remediation in the event of a high radon reading and also for the provision of a radon barrier in areas with a high radon risk.
Extract 2.10 of the TGD deals with Dwellings (below):
“2.10 Dwellings or other long-stay residential buildings
(a) High Radon Areas: measures should be taken to protect the building from Radon in the ground. For example, in the case of a noncomplex building of normal design and construction, a fully sealed membrane of low permeability over the entire footprint of the building and a potential means of extracting Radon from the substructure such as a standby Radon sump or sumps with connecting pipework or other appropriate certified systems should be provided.
(b) Areas other than High Radon Areas: the building should be provided with a potential means of extracting Radon from the substructure should that prove necessary after construction. For example, in the case of a non-complex building of normal design and construction, the provision of a standby Radon sump or sumps with connecting pipework or other appropriate certified systems should be adequate.”
As part of the National Radon Control Strategy, my Department, in conjunction with the EPA's Office of Radiological Protection, developed a training program for the construction industry to aid in the proper installation of sumps and barriers as per the requirements. Assigned Certifiers under the Building Control regulations have a responsibility to ensure the correct installation and require certification where considered appropriate.
The Residential Tenancies Board (RTB) was established as an independent statutory body under the Residential Tenancies Act 2004 to operate a national tenancy registration system and to resolve disputes between landlords and tenants. The RTB has no role in relation to radon testing.
The Department of Communications, Climate Action and Environment has established an Advisory Group to examine the feasibility and implications of setting minimum thermal efficiency performance standards in properties offered for rent or lease in the residential sector. The Group, on which my Department is represented, will advise DCCAE on how best to progress energy efficiency upgrades in the rental sector and on the approach to public consultation on the issue having regard to the relevant issues. Key considerations will focus on appropriate approaches to regulation, and the timescale for introduction of any requirements, as well as any associated potential supports.
96. Deputy Éamon Ó Cuív asked the Minister for Housing, Planning and Local Government when it is planned to publish the report on the tenant (incremental) purchase scheme 2016; his plans to implement its recommendations; and if he will make a statement on the matter. [1417/19]
View answer99. Deputy Darragh O'Brien asked the Minister for Housing, Planning and Local Government when the review of the tenant purchase scheme will be published; and if he will make a statement on the matter. [1312/19]
View answerI propose to take Questions Nos. 96 and 99 together.
The Tenant (Incremental) Purchase Scheme came into operation on 1 January 2016. In line with the commitment given in Rebuilding Ireland a review of the first 12 months of the Scheme’s operation has been completed and a full report has been prepared setting out findings and recommendations.
I hope to be in a position to publish the review shortly, following completion of consideration of a number of implementation issues arising.
97. Deputy Aindrias Moynihan asked the Minister for Housing, Planning and Local Government if the eligibility criteria for the Rebuilding Ireland home loan will be reviewed; and if he will make a statement on the matter. [1468/19]
View answerThe Rebuilding Ireland Home Loan scheme was launched in February to replace the existing House Purchase and the Home Choice Loan schemes. It has been established under the Housing (Rebuilding Ireland Home Loan) Regulations 2018, which also provide for the issuance of a statutory Credit Policy. The purpose of the Credit Policy is to set out in more detail the eligibility criteria for obtaining a loan and procedures to be followed by local authorities in considering loan applications.
In order to assist the on-going administration of the Rebuilding Ireland Home Loan, I have asked my Department to undertake a review of the operation of the scheme, which is due to be finalised shortly. It will have regard to the views of local authorities, the Housing Agency, and the Housing Finance Agency, and will also take account of the issues raised by public representatives since the scheme's commencement.
This review will incorporate an examination of queries that have been raised concerning the Credit Policy and the corresponding eligibility criteria. However, in making any recommendations in relation to the operation of the scheme, it must also take account of the need to ensure that lending issued under it is provided on a prudential basis, so as to protect the financial interests of the borrowers and the local authorities.
100. Deputy Maureen O'Sullivan asked the Minister for Housing, Planning and Local Government if new laws relating to landlords and notice to quit will be retrospective and include those on eviction orders. [1177/19]
View answerThe Residential Tenancies (Amendment)(No. 2) Bill 2018 was published on 19 December 2018.
Section 7(1)(c) of the Bill amends Table 1 to section 66 of the Residential Tenancies Acts 2004-2016 to extend the notice periods that a landlord provides in serving a notice of tenancy termination to any tenant who has occupied a dwelling for more than 6 months and less than 5 years. Section 7(2) of the Bill provides that the new notice periods will apply to any period of notice to be given in a notice of termination served by a landlord on a tenant on or after the date of commencement of section 7(1); accordingly, the provision will not apply to notices served before that date.
101. Deputy Mick Wallace asked the Minister for Housing, Planning and Local Government his views on the trend of large-scale developments of apartment units being sold in bulk to investment and pension funds; his further views on whether this is contributing to a rental cartel; his plans to draft legislation in conjunction with the Minister for Finance to make it a requirement for developments with over 100 units to advertise these units on the open market; and if he will make a statement on the matter. [1477/19]
View answerThere are approximately 340,000 tenancies registered with the Residential Tenancies Board (RTB), of which approximately 310,000 are private rented tenancies. The majority of landlords, just over 70% own just one property, with a further 16% owning just two properties. The table shows that almost 86% of the registered rental housing stock is possessed by landlords with less than 10 properties, reflecting the fact that the overall percentage of stock held by institutional investors is relatively low. Against that background, I have no plans for legislation of the kind suggested.
Table: Percentage of tenancies held by landlords in 2018
|
No. of Properties Owned by Landlord |
Cumulative % Tenancies |
|
Up to 1 prop |
39.5% |
|
Up to 2 prop |
57.4% |
|
Up to 3 prop |
66.8% |
|
Up to 4 prop |
72.7% |
|
Up to 5 prop |
76.9% |
|
Up to 6 prop |
80.1% |
|
Up to 7 prop |
82.6% |
|
Up to 8 prop |
84.3% |
|
Up to 9 prop |
85.9% |
|
10+ prop |
14.1% |
104. Deputy Eoin Ó Broin asked the Minister for Housing, Planning and Local Government if he will recall the housing consultative committee data subgroup to undertake a review of the monthly homeless report to review the methodology used in the production of the reports; and if the Departments of Justice and Equality, Children and Youth Affairs and Tusla will be included to determine the best way to capture the homeless households in accommodation funded by those Departments in the monthly figures. [1434/19]
View answerMy Department publishes a monthly homelessness report, which includes details of the numbers of individuals, families and their associated dependents accommodated in emergency accommodation funded and overseen by the housing authorities. These reports are based on data provided by housing authorities, produced through the Pathway Accommodation & Support System (PASS). The reports are collated on a regional basis and are published on my Department's website.
In September 2017, I established the Homelessness Inter-Agency Group to ensure that there was a coordinated approach to the delivery of homeless services. The Department of Justice and Equality, the Department of Children and Youth Affairs and Tulsa are all members of this group. Accordingly, I am satisfied that there is a suitable forum in place to provide for dialogue between my Department and these Departments and agencies, including on homeless reporting. I have no plans to change the monthly homelessness reports in the manner proposed by the Deputy.
107. Deputy John Curran asked the Minister for Housing, Planning and Local Government if his attention has been drawn to the situation faced by many persons who are ineligible for social housing or HAP and are living in private rented accommodation to save a deposit to allow them apply for a Rebuilding Ireland home loan; his plans to address the issue; and if he will make a statement on the matter. [1439/19]
View answerThe Rebuilding Ireland Home Loan is designed to enable credit worthy first-time buyers, who are unable to access a mortgage from a commercial lender to obtain sustainable mortgage lending to purchase a new or second-hand property. The low rate of fixed interest associated with the Rebuilding Ireland Home Loan provides first-time buyers with access to mortgage finance that they may not otherwise have been able to afford at a higher interest rate.
To support prudential lending and consistency of treatment for borrowers, a Loan to Value ratio of 90% applies to the Rebuilding Ireland Home Loan as per the Central Bank's prudential lending guidelines. Therefore, in order to avail of the loan, applicants must have a deposit equivalent to 10% of the market value of the property.
Applicants must provide bank or similar statements (such as post office, credit union, etc.) for a 12-month period immediately prior to making an application, clearly showing a credible and consistent track record of savings. The cash savings should be no less than 3% of the market value of the property. Gifts are permissible up to 7% of the market value of the property, where their source is verified.
Exceptions to the above can be made where an applicant/applicants can clearly demonstrate a consistent and credible record of savings or rent payment through their bank account which at a minimum is equal to -
- In the case of a fixed rate loan, the proposed monthly loan repayment or
- In the case of a variable rate loan, the proposed stress tested monthly loan repayment.
Given the need to administer the loan in a financially prudent manner, in order to protect the financial position of both the borrower and local authorities, I have no plans to reduce these deposit requirements.
For prospective purchasers of newly-built properties, the availability, through the Revenue Commissioners, of the Help to Buy Initiative for first-time buyers may provide additional assistance to help prospective applicants for the Rebuilding Ireland Home Loan secure the required level of deposit.
108. Deputy Mick Barry asked the Minister for Housing, Planning and Local Government the number of homeless persons categorised as homeless for a period of 12 months or more. [1458/19]
View answerMy Department’s role in relation to homelessness involves the provision of a national framework of policy, legislation and funding to underpin the role of housing authorities in addressing homelessness at local level. Statutory responsibility in relation to the provision of homeless accommodation and related services rests with individual housing authorities.
While data in the format sought is not collected by my Department, quarterly performance reports provide information at the end of each quarter of time spent in emergency accommodation for periods of less or more than 6 months. The most recent reports show that at the end of September 2018, 43% of adults recorded as in emergency accommodation at that time, were resident there for less than 6 months, and 57% were resident for more than 6 months.
The performance reports also provide details of the numbers of adults who exited from homelessness into an independent tenancy. In 2017, 4,729 adults exited homeliness and it is expected that this figure will have been exceeded in 2018.
