Written Answers Nos. 249-273
249. Deputy Réada Cronin asked the Minister for Housing, Local Government and Heritage his specific plans for the housing of single persons given that it takes two salaries to pay rent or a mortgage; and if he will make a statement on the matter. [42579/20]
View answerWithin my Department, Budget 2021 provided for a suite of affordable housing measures totaling €468 million, which represents 14% of the total Housing Budget. This will be utilised across two new programmes to deliver affordable homes to purchase and rent, the existing Serviced Sites Fund, the Local Infrastructure Housing Activation Fund, the Rebuilding Ireland Home Loan and through the Land Development Agency.
From this sum, €110 million was ring-fenced for two new national schemes to designed to deliver more affordable housing the Affordable Purchase Shared Equity Scheme and the Cost Rental Equity Loan facility to help deliver Cost Rental homes. Both of these programmes will begin in 2021.
€75 million of this sum will be provided to deliver a new national Affordable Purchase Shared Equity Scheme for first time buyers. I intend to target the scheme at first time buyers including single persons, who are seeking to buy a new home but who cannot quite secure the full mortgage amount to do so at the present time. Subject to the final qualifying criteria, the scheme would see the State take a limited equity stake in a property, in order to help more people meet the cost of buying a new home with their available mortgage.
To this end, significant preparatory work has already been carried out by my Department working primarily with the Housing Agency and the Department of Finance. Intensive engagement continues with key stakeholders informing the final detailed parameters of the scheme, as well as with home builders to seek to increase the output of new homes in response to the new scheme.
In addition, €35m has been allocated to the new Cost Rental Equity Loan (CREL) facility to support Approved Housing Bodies (AHBs) to deliver approximately 350 Cost Rental homes at scale from next year. This scheme will leverage the proven expertise and capacity of the AHBs, demonstrated in their development and management of social housing units. It will allow cost-covering rents to be set a lower level and so making them more affordable for tenants. Further details on the scheme will be announced in due course.
In addition to these new schemes, I will also progress and accelerate the local authority led scheme to deliver more affordable homes for purchase and rent on public land. The statutory basis for the delivery of affordable new housing for purchase on local authority lands is Part 5 of the Housing (Miscellaneous Provisions) Act 2009, which was commenced in June 2018.
The broad parameters of the local authority led Affordable Purchase Scheme will be as follows:
- aimed at first-time buyers, including single persons, who cannot purchase a home adequate to their needs on the open market under the macro prudential rules;
- homes purchased under the scheme will be subject to a maximum statutory discount of 40% (relative to the market price), with the final price of the affordable homes to be linked to the cost of provision, on a site by site basis, and
- the local authority maintains a fully repayable equity share in the properties equivalent to the percentage discount given.
It is envisaged that the homes delivered under all of the above schemes will be made available to applicants who meet defined eligibility criteria. The precise eligibility conditions are currently being developed in light of the on-going policy analysis outlined. I intend to bring forward any necessary provisions to underpin these schemes in a forthcoming Affordable Housing Bill which will be brought to Government in the coming weeks.
The Land Development Agency (LDA) will play an increasingly significant role in the delivery of more affordable housing, as promised in the Programme for Government. The LDA is currently developing 9 sites that have near-term delivery potential for 3,600 new homes, the majority of which will be for Cost Rental and affordable purchase. It is also engaged in the progression of a number of other sites with potential for significant housing output. In the longer term, it will assemble strategic land-banks from a mix of public and private lands, making these available for housing in a controlled manner, which will bring essential long-term stability and sustainability to the Irish housing system.
In addition to the above, an enhanced Help to Buy scheme was announced as part of the €7 billion July stimulus package, which was extended to December 2021 as part of Budget 2021. This allows first-time buyers purchasing a newly-built home – or building one themselves – to claim back up to €30,000 paid in income tax and DIRT on bank deposit interest over the last four years. Full details of the Help to Buy initiative are available on the Revenue website.
Finally, the Rebuilding Ireland Home Loan is a Government-backed mortgage which is for first-time-buyers nationwide to purchase a new or second-hand home or to self-build. This scheme offers loans on competitive terms to those who are unable to secure a commercial bank loan. Full details of the scheme are available on the Rebuilding Ireland Home Loan website.
250. Deputy James Lawless asked the Minister for Housing, Local Government and Heritage the conditions applicable to allow a local authority to complete the sale of its property and land for community gain or benefit; and if he will make a statement on the matter. [42589/20]
View answerIt is a matter for each individual local authority to decide on the utilisation of its assets, including its land bank. A local authority may propose to dispose of land no longer required by it for its statutory functions. This is a reserved function of the elected members.
Section 183 of the Local Government Act 2001 provides inter alia that a prior notice of any proposed land disposal be sent to each of the elected members of the local authority. Details must also be provided of the person to whom the land is to be sold and any conditions relating to the sale.
At the next relevant meeting of the Council the elected members may decide whether or not the sale shall proceed and any conditions to be applied shall be set out in the members’ resolution. My consent, as Minister, is only required in cases where the price obtained by a local authority for the sale of land is not the best reasonably obtainable.
The provisions of section 183 do not generally apply to the sale of dwellings under the Housing Acts except -
(i)where a dwelling is proposed to be sold to another housing authority; or
(ii) where an unoccupied dwelling is proposed to be sold to any person.
251. Deputy Sean Sherlock asked the Minister for Housing, Local Government and Heritage the number of accommodation units provided under the Traveller accommodation scheme by Longford County Council in each of the years 2017 to 2019; and the targets set for the local authority for each of these years. [42593/20]
View answerThe Housing (Traveller Accommodation) Act, 1998 requires each local authority to develop, adopt and implement 5-year rolling accommodation programmes to accelerate the provision of accommodation for Travellers. The fourth Traveller Accommodation Programme (TAP) adopted early in 2014 ran from January 2014 to December 2018. To align the TAP to run concurrently with the term of office of elected Councils, the 5th round of Traveller Accommodation Programmes were deferred by Ministerial direction, beginning instead in July 2019, covering the 5-year period from 1st July 2019 until 30th June 2024.
Annual Progress Reports measure local authority provision of Traveller accommodation in a given year against the target for that year as contained in their TAP. TAP targets and outputs include figures for delivery of accommodation for Travellers across the range of accommodation options available to Travellers and is not limited to Traveller-specific accommodation.
The figures for Longford County Council for 2017 and 2018 are set out in tabular form below.
The period from January 2019 to July 2019 was outside a TAP period and as a result there were no targets set for this period. However local authorities have been requested to report output for this period now along side targets and output for the first year of the 5th Programme which ended in June 2020. These reports are currently being complied.
The next reporting period will cover the second year of the 5th TAP from July 2020 to June 2021.
Longford County Council
Target-Output 2017 & 2018
|
Local Authority |
Target |
Output |
|
2017 - Longford County Council |
22 |
11 |
|
2018 - Longford County Council |
22 |
20 |
252. Deputy Sean Sherlock asked the Minister for Housing, Local Government and Heritage the amount of funding allocated by his Department to Longford County Council for the provision of social housing for persons with disabilities in each of the years 2017 to 2019 and to date in 2020. [42594/20]
View answerMy Department does not allocate funding to local authorities specifically for the provision of social housing for persons with disability. Local authorities, as well as approved housing bodies, are funded for the delivery of social housing against the targets that have been set for them and as part of this delivery, they will provide and allocate housing as appropriate to people with a disability.
All local authorities, including Longford County Council, operate within the Government's framework for the delivery of housing for people with disabilities as set out in the National Housing Strategy for people with a Disability (NHSPWD) which was jointly published by my Department and the Department of Health. One of the key measures of the Strategy has been the establishment of Housing and Disability Steering Groups (HDSGs) in all housing authorities, to achieve a coordinated and integrated approach to meeting the housing needs of people with a disability at local level.
The HDSGs are chaired by Directors of Housing in each authority and include HSE and disability representative organisations. Each HDSG has prepared a local Strategic Plan for its own area. These Plans, along with the annual Summary of Social Housing Assessments, allow local authorities to plan more strategically for the housing needs of people with a disability and to support the delivery of accommodation using all appropriate housing supply mechanisms.
As well as the provision of funding for new social housing delivery, including homes allocated to persons with disability, my Department also provides funding to Longford County Council for the adaptation of both Council housing and private housing to meet the needs of people with disability.
253. Deputy Noel Grealish asked the Minister for Housing, Local Government and Heritage when the promised legislation for exemptions for planning permission for rooftop solar installations will be introduced in Dáil Éireann; and if he will make a statement on the matter. [42634/20]
View answerI refer the Deputy to Question Nos. 263, 264 and 297 of 8 December 2020. The position remains the same.
254. Deputy Marian Harkin asked the Minister for Housing, Local Government and Heritage if a funding package will be put in place to cover the cost of already completed stabilisation works by Leitrim County Council on the Dawn of Hope Bridge, Drumkeerin and associated works carried out on local infrastructure such as roads and so on to address the impact caused by the recent landslide on Shass Mountain; and if a funding package will be put in place to complete all necessary future works including a compensation package for farmers. [42643/20]
View answerThe role of my Department, in relation to matters such as this is focused on the immediate response phase, with particular emphasis on life safety and rescue. Through the established arrangements operated by NDFEM, funding can be considered only in relation to the immediate response costs of local authorities, i.e., urgent costs incurred by affected Local Authorities in the response, for instance emergency teams, including staff overtime, hiring plant, etc.
The broader sweep of issues relating to risk assessment and recovery lie with a range of Government Departments and agencies including the Department of Agriculture; the Department of Transport in relation to roads, and the OPW in relation to flooding etc. As a general principle, funding for repair of public infrastructure, and other schemes to fund those affected by severe weather and flooding, is undertaken by the relevant Department(s) in line with sectoral responsibilities. Each Government Department liaises directly with local authorities in relation to funding of repairs and restoration being carried out through the local government system.
It is against this established practice that the Department of Transport has made €1.2 million available for the stabilisation of the Dawn of Hope Bridge and for repairs to associated roads in the area. The matter of the landslide at Shass Mountain in County Leitrim remains under review by the Drumkeeran inter-agency working group, designed to bring all stakeholders together, and the response ultimately resides with a number of Government Departments and agencies.
The Deputy is on the inter-agency working group and is privy to the ongoing and constructive engagement on the matter.
255. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage the private rented accommodation inspections by local authorities in 2018, 2019 and 2020; the number of inspections in which further enforcement action was taken in tabular form; and if he will make a statement on the matter. [42671/20]
View answerThe Housing (Standards for Rented Houses) Regulations 2019 specify requirements in relation to a range of matters, such as structural repair, sanitary facilities, heating, ventilation, natural light and the safety of gas, oil and electrical supplies. With very limited exemptions, these apply to all private rented residential accommodation.
All landlords have a legal obligation to ensure that their rented properties, regardless of tenancy type, comply with these regulations. Responsibility for the enforcement of the Regulations rests with the relevant local authority.
If an inspection identifies that a property has been found to be non-compliant with the Regulations, it is a matter for the Local Authority to determine the necessary and appropriate actions to take, including the issuing of an Improvement Letter, Improvement Notice and Prohibition Notice, and the initiation of legal action.
Data in respect of the number of Inspections of private rental properties, Improvement Letters issued, Improvement and Prohibition Notices issued, and the legal actions initiated by local authorities in 2018 and 2019 is available on my Department's website at the following link:
http://www.housing.gov.ie/housing/statistics/house-building-and-private-rented/private-housing-market-statistics
Data in respect of the number of inspections of private rental properties, Improvement Letters issued, Improvement and Prohibition Notices issued and the legal actions initiated to the end of September 2020 is set out in the table below.
|
Local Authority |
Inspections carried out |
Improvement Letters issued |
Improvement Notices issued |
Prohibition Notices issued |
Legal Action initiated |
|
Carlow |
77 |
0 |
0 |
0 |
0 |
|
Cavan |
112 |
3 |
9 |
0 |
0 |
|
Clare |
229 |
0 |
0 |
0 |
0 |
|
Cork County |
611 |
601 |
0 |
0 |
0 |
|
Donegal |
847 |
539 |
7 |
0 |
0 |
|
Dun Laoghaire Rathdown |
988 |
912 |
2 |
0 |
0 |
|
Fingal |
2870 |
958 |
2 |
0 |
0 |
|
Galway |
688 |
630 |
9 |
0 |
0 |
|
Kerry |
718 |
610 |
0 |
0 |
1 |
|
Kildare |
471 |
409 |
16 |
3 |
0 |
|
Kilkenny |
203 |
0 |
3 |
0 |
0 |
|
Laois |
270 |
141 |
1 |
0 |
0 |
|
Leitrim |
203 |
0 |
65 |
6 |
0 |
|
Limerick |
621 |
268 |
27 |
3 |
0 |
|
Longford |
266 |
164 |
0 |
0 |
0 |
|
Louth |
457 |
239 |
81 |
15 |
0 |
|
Mayo |
420 |
7 |
0 |
0 |
0 |
|
Meath |
938 |
761 |
7 |
0 |
0 |
|
Monaghan |
159 |
67 |
0 |
0 |
0 |
|
Offaly |
303 |
84 |
0 |
0 |
0 |
|
Roscommon |
302 |
164 |
0 |
0 |
0 |
|
Sligo |
635 |
0 |
303 |
4 |
0 |
|
South Dublin |
2288 |
98 |
7 |
0 |
0 |
|
Tipperary |
674 |
396 |
84 |
2 |
0 |
|
Waterford |
286 |
286 |
0 |
0 |
0 |
|
Westmeath |
409 |
13 |
0 |
0 |
0 |
|
Wexford |
343 |
236 |
0 |
0 |
0 |
|
Wicklow |
664 |
214 |
13 |
0 |
0 |
|
Cork City Council |
434 |
96 |
1 |
0 |
0 |
|
Dublin City Council |
1693 |
1156 |
424 |
10 |
0 |
|
Galway City Council |
345 |
244 |
39 |
0 |
0 |
|
TOTAL |
19524 |
9296 |
1100 |
43 |
1 |
Pandemic restrictions have impacted on both inspections and enforcement activity in 2020.
256. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage his plans to bring forward legislation on the issue of overcrowding in private rented accommodation; and if he will make a statement on the matter. [42672/20]
View answerPart IV of the Housing Act 1966 deals with overcrowding and establishes effective limits on the numbers of people that can occupy the same bedroom. The Act requires, inter alia, that there is at least 400 cubic feet of free air space for each person in a bedroom. Local Authorities are responsible for the enforcement of this legislation.
Under the Act, a housing authority may request information from the owner or occupier of a house such as will allow that authority to determine if a house can be deemed to be overcrowded, having regard to section 63 of the Act.
Under the Act, a local authority can prohibit the use of an overcrowded dwelling, irrespective of whether it is being let or not, and can serve notice on the owner of a dwelling specifying the maximum number of persons that may occupy it without causing overcrowding. If the owner of a house is causing or permitting the house to be overcrowded, the authority can require the owner to desist from this within a period not exceeding 21 days. Any person who neglects or refuses to comply with these requirements is guilty of an offence and shall be liable on summary conviction to a class C fine not exceeding €2,500 and/or to imprisonment for up to one month.
Overcrowding may give rise to concerns in respect of fire safety, and may lead to enforcement action by fire authorities.
I am committed to empowering local authorities to deal with overcrowding more effectively. My Department is currently working on proposed legislative changes to the Housing Act 1966 which are designed to strengthen the statutory framework for the enforcement of the Act's overcrowding provisions by:
- Empowering local authorities to enter a house without prior notice for the purposes of establishing whether it is overcrowded
- Increasing penalties for refusing to give information or giving false information
- Increasing penalties for causing or permitting overcrowding
- Empowering local authorities to seek an order of the High Court stating the maximum number of occupants permitted or requiring a house to be vacated
257. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage the number of households categorised as living in overcrowded accommodation on the social housing list by local authority in tabular form; and if he will make a statement on the matter. [42673/20]
View answer261. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage the number of persons currently on social housing waiting lists by local authority in tabular form. [42677/20]
View answerI propose to take Questions Nos. 257 and 261 together.
Details on the number of households qualified for social housing support in each local authority area is provided in the annual statutory Summary of Social Housing Assessments (SSHA).
The most recent summary, conducted in June 2019, shows that 68,693 households were assessed as qualified for and being in need of social housing support. This represents a decrease of 3,165 households or 4.4% on the last assessment in June 2018. Since 2016, the numbers have decreased from 91,600 to 68,693, a reduction of 25%.
Below is the link to the summary report for 2019 which includes breakdowns by each local authority, across a range of categories. Table 2.5 and Table A1.5 of the summary ‘Main Need for social housing support’ reports on the number of households that are qualified for and in need of social housing support due to their current accommodation being overcrowded.
https://www.housing.gov.ie/sites/default/files/publications/files/sha_summary_2019_dec_2019_web_1.pdf
It should be noted that due to the Covid 19 pandemic, the 2020 assessment was delayed and has only recently been conducted. The summary report of the 2020 assessment will be published in due course.
258. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage the breakdown of private rented accommodation HAP tenancies in 2018, 2019 and to date in 2020; the number of inspections in which further enforcement action was taken in tabular form; and if he will make a statement on the matter. [42674/20]
View answerAt the end of Q3 2020, almost 83,000 HAP tenancies had been set-up since the scheme commenced, of which there were more than 58,200 households actively in receipt of HAP support and over 32,000 separate landlords and agents providing accommodation to households supported by the scheme. The number of active HAP tenancies at end 2018, 2019 and at Q3 2020 are set out in the table below.
|
Year |
Active HAP Tenancies |
|
2018 |
43,443 |
|
2019 |
52,529 |
|
Q3 2020 |
58,215 |
The minimum standards for rental accommodation are prescribed in the Housing (Standards for Rented Houses) Regulations 2019. All landlords have a legal obligation to ensure that their rented properties comply with these Regulations. Responsibility for enforcement of the Regulations rests with the relevant local authority.
The HAP scheme is underpinned by the Housing (Miscellaneous Provisions) Act 2014. Under section 41 of the 2014 Act, local authorities are required to commence the inspection process within 8 months of HAP support being provided in relation to a particular dwelling, if the dwelling was not already inspected within the previous 12 months. Local authorities carry out HAP inspections and any follow up actions as part of their overall private rented inspections programme and therefore the data requested is not held by my Department.
259. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage if the terms of reference will be provided for the cross-departmental working group on cost rental; the membership of the group; and the expected date for delivery of its findings. [42675/20]
View answer260. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage the status of the affordable cost rental programme; the developments that are currently planned; the status of each; the projected cost; the number of units; the likely monthly cost; and if he will make a statement on the matter. [42676/20]
View answerI propose to take Questions Nos. 259 and 260 together.
The Programme for Government, 'Our Shared Future', commits the Government to the development of a new Cost Rental housing sector in Ireland, in which the rents charged will be set to cover the costs of delivering, managing, and maintaining the homes. A number of work strands are underway to deliver Cost Rental housing, with State support, through a number of delivery pathways, utilising the expertise of Local Authorities, the Land Development Agency (LDA), and Approved Housing Bodies (AHBs).
A Cost Rental Working Group was established by then Minister in 2019, bringing together representatives from the Departments of Housing, Finance, and Public Expenditure and Reform, the Housing Agency, the Housing Finance Agency, the LDA, the Residential Tenancies Board, and Dún Laoghaire–Rathdown County Council. The Group’s deliberations have informed the Government’s current plans for Cost Rental, particularly relating to the initial on-balance sheet delivery of State-supported schemes, aimed at moderate-income households, which leverage public land or other Exchequer inputs in order to achieve lower rents. In recent months my officials have undertaken further work in this regard, which led in Budget 2021 to the development of a new funding stream for Cost Rental and forthcoming legislation to regulate this new sector, as outlined below.
A research consultancy on Cost Rental sponsored by the European Investment Bank (EIB) on behalf of my Department is also ongoing at present. The EIB has extensive experience in supporting the delivery of affordable housing across Europe, and the final consultancy report is scheduled for completion in January 2021.
A number of Cost Rental developments are already underway. An AHB-led project at Enniskerry Road, Stepaside, Dún Laoghaire-Rathdown will deliver 50 Cost Rental homes in Quarter 3 of 2021. This has been supported by the Local Authority through low-cost land and Exchequer funding from my Department of €4 million through the Serviced Sites Fund.
Further large-scale Cost Rental projects are planned, including a Dublin City Council-led development at Emmet Road, Inchicore, Dublin City, which is projected to deliver 375 Cost Rental homes and is currently at the design stage. A public consultation process is active, and I understand that the Council intends to lodge a planning application in early 2021. The LDA’s first project, a joint venture with Dún Laoghaire–Rathdown County Council at Shanganagh, Shankill, includes 306 Cost Rental homes. The project received planning permission from An Bord Pleanála in July 2020 and construction is expected to begin in early 2021.
In advance of the delivery of these developments, and in order to accelerate delivery of Cost Rental in the near term, as part of Budget 2021 I announced a specific funding stream for Cost Rental projects being undertaken by Approved Housing Bodies (AHBs). This Cost Rental Equity Loan (CREL) scheme will see €35 million of long-term loans on favourable terms made available to AHBs to support the delivery of approximately 350 Cost Rental homes next year. CREL will leverage the proven expertise and capacity of the AHBs, demonstrated in their development and management of social homes. It is anticipated that a call for CREL applications from AHBs will issue very shortly in order to facilitate the allocation of funding as soon as possible.
When combined with the 50 Cost Rental homes to be delivered at Enniskerry Road, the additional homes under the CREL scheme should see up to 400 Cost Rental homes delivered in 2021, through a combination of SSF and CREL funding, in addition to the corresponding debt finance provided by the Housing Finance Agency. As per the underlying policy, rents for all Cost Rental units will be as a result of the cost of delivery, less State capital subvention through mechanisms such as SSF and CREL. For example, the rents at Enniskerry Road will be €1,200 per month for a two bedroom apartment, in an area where rents for comparable homes on the private market are approximately €2,000 per month. While rents for units funded through the new CREL scheme will only become clear through the application process for funding by AHBs, I expect that rents for these units will be comparable to those at Enniskerry Road.
Finally, I also intend to place Ireland’s new Cost Rental sector on a statutory footing in the new Affordable Housing Bill, which I plan to bring to Government in the coming weeks. While precise eligibility conditions and operational matters for Cost Rental are being finalised by my officials as part of this process, this legislation will be an important element in defining and regulating this new sector.
262. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage the position regarding the progress which has been made on the national differential rent scheme; and if he will make a statement on the matter. [42678/20]
View answerThe Programme for Government commits to bringing forward a package of social housing reforms, which includes standardising the differential rents regime across the country to ensure fairness. Work on the review of the current rent schemes has been ongoing and I have asked my Department to prepare recommendations regarding the potential for a standardised local authority rents system, which I will consider in due course as part of a package of social housing reforms.
263. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage the annual expenditure on HAP for each year that the payment has been in operation; and the amount spent to date in 2020 on HAP in tabular form. [42679/20]
View answerTotal expenditure by my Department on the Housing Assistance Payment (HAP) for the period that the scheme has been in operation 2014 – 2019, and the amount spent in 2020 for HAP at end November 2020 is in the table below.
|
Year |
Outturn €M |
|
2014 |
0.3 |
|
2015 |
15.6 |
|
2016 |
57.6 |
|
2017 |
152.6 |
|
2018 |
276.6 |
|
2019 |
382.4 |
|
2020 |
412.9 (up to end November) |
264. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage the number of households that have had HAP payments cease due to arrears in 2020; the average length of time the households were in arrears before payment was ceased; and the average rental arrears owed by households at the time HAP payments ceased. [42680/20]
View answerTenants in the Housing Assistance Payment (HAP) scheme are required to sign a rent contribution agreement to pay a weekly rental contribution to the relevant local authority, in line with the local authority’s differential rent scheme. As set out in the rent contribution agreement, this weekly rental contribution must be paid by them so that they remain eligible for the HAP scheme. HAP recipients are required to set up automatic electronic rent payment arrangements.
The HAP Shared Services Centre (SSC) manages the collection of all HAP tenants’ differential rents, on behalf of the relevant local authority, and the payment of all HAP rents to landlords on behalf of tenants supported by the HAP scheme. The HAP SSC follows a clear communication policy if rental arrears issues arise. This policy includes regular and early written communication with tenants, landlords and the relevant local authority. However, in the vast majority of cases a payment plan to deal with the arrears is agreed between the tenant and the local authority, before there is any necessity to advise the landlord.
The approach taken by the HAP SSC has been very effective with minimal levels of rent arrears arising for HAP tenants. In 2019, the scheme had a 96% differential rent collection rate, with minimal arrears arising for tenants or local authorities. Therefore, only a very small number of tenants have fallen into difficulty with their differential rent. Since HAP was rolled out in 2014 to end 2019, HAP support has been ceased for 1,213 tenancies due to tenant differential rent arrears. This represented 1.7% of all tenancies set up during that period.
In line with broader policy approaches on foot of Covid-19, a decision was taken in March 2020 to suspend the HAP Debt Management Process (DMP). Non-payment of differential rent during the Covid emergency period did not, therefore, affect payments to HAP landlords, although tenants that were not financially impacted by the COVID-19 measures were expected to continue to pay their HAP differential rent.
However, the payment of HAP in respect of those tenancies that had already entered the cessation stage of the DMP prior to the suspension of the process in March remained suspended, and local authorities were advised to proceed in ceasing those tenancies. In 2020, 18 tenancies have had their HAP support ceased for non-payment of differential rent, after the debt management process was fully completed.
In October 2020, I approved the recommencement of the DMP, with extended timeframes incorporated into the process to assist HAP tenants in clearing their arrears over a longer period of time. Since recommencement, over 2,000 households have been removed from the DMP and this has safeguarded the HAP support and landlord payments in those cases.
In relation to the average time in, and amount of, arrears outstanding at the time of cessation, the SSC advise that this information is not readily available from their "live" operating system. Information is only recorded on the current balance which will more than likely have changed since the tenancy was ceased if a write off of the amount outstanding had been approved or if the tenant began to pay off the arrears.
HAP tenants in arrears should contact their local authority and the HAP SSC to discuss the options that are available to them to ensure the continuation of their HAP support.
265. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage the breakdown of desired minimum densities on sites in key towns identified in Project Ireland 2040. [42681/20]
View answerIt is a key objective of Project Ireland 2040, which includes the National Planning Framework (NPF), to encourage a shift in the pattern and format of future development towards more compact urban growth, as a mechanism to support proper planning and sustainable development and as a measure to address climate change. The National Planning Framework is endorsed in the current Programme for Government, which also includes a commitment towards a ‘town centre first’ principle, in support of more balanced regional and rural development.
Rather than introduce new or increased requirements, both the NPF and the Programme for Government underpin pre-existing requirements for residential density. The National Planning Framework restates the commitment to implement statutory planning guidelines on Sustainable Residential Development in Urban Areas, published by my Department in 2009.
The Guidelines on Sustainable Residential Development in Urban Areas generally require densities in the range of 35-50 dwellings per hectare (dph) on outer suburban/greenfield sites. The Guidelines also provide scope for densities below 35 dph on more peripheral sites, specifically in smaller towns and villages, in particular to assist in delivering more sustainable alternatives to dispersed rural housing. These requirements have been established Government policy for a significant period of time, dating back to the late 1990’s.
In addition to the cities and regional growth drivers identified in the National Planning Framework, the Regional Spatial and Economic Strategies (RSSEs) prepared by each of the three Regional Assemblies identify a number of ‘key towns’ within each Regional Assembly area. These are typically the county towns and largest towns within each County, almost all of which are centres of employment and services for surrounding catchment areas.
Individual county development plans prioritise key towns, including county towns and larger towns, for future development with significant population growth targets, achieving densities of 35 dph and over is important, particularly within the existing built-up area of such locations generally. Not achieving such densities would result in towns becoming more spread out and car dependent, with negative implications for tackling climate change and for promoting and sustaining public transport systems or even for the provision of cycling and walking networks.
In addition, achieving densities of at least 35 dph within key towns is essential in providing housing choice for the more diverse range of smaller households in emerging today, including couples who may wish to downsize, creating the flexibility for households to stay in their neighbourhoods/towns as their housing requirements change. Such densities are achievable through a mix of some individual homes, coupled with a significant level of semi-detached and some terraced housing.
My Department continues to have ongoing engagement with the local authority sector, including individual local authorities, on a wide range of policy issues, including those relating to residential density. There are further considerations with regard to the density of residential development proposals within urban settlements, including key towns, particularly relating to overall context and location within the settlement, that would benefit from further articulation in updated planning guidance. Accordingly, it is my intention to bring forward sustainable settlement guidance in early 2021.
266. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage the number of vacant buildings in Dublin city and county; the number of property owners that are engaging with discussions in regard to bringing these buildings back into use; the number that are refusing to bring the property back into use; the number that are refusing to engage with his Department and its agencies; and if he will make a statement on the matter. [42682/20]
View answerThe table below provides national and Dublin City vacancy data drawn from Census 2011 and Census 2016 (it should be noted that those numbers were recorded at a single point in time and included houses for sale or for rent, as well as homes that are not recoverable for occupancy for a wide range of reasons). This data excludes “temporarily vacant homes” and “holiday homes” in the classification of vacant dwellings.
|
Dwelling Type |
National 2011 |
National 2016 |
Dublin City 2011 |
Dublin City 2016 |
|
Unoccupied - vacant house |
168,427 |
140,120 |
7,995 |
7,457 |
|
Unoccupied - vacant flat |
61,629 |
43,192 |
16,321 |
10,967 |
|
Vacancy Rate: |
11.53% |
9.15% |
10.06% |
7.66% |
Between 2011 and 2016, the vacancy rate fell both nationally (from 11.53% to 9.15%) and in Dublin City (from 10.06% to 7.66%).
In respect of vacant local authority housing stock; between 2014 and 2019, Dublin City Council restored 3,415 such units and recovered them into use as residential social lettings. Over 3,000 of these units were supported (€55m in funding) by my Department through the Voids Programme which provides support to local authorities in preparing vacant units for re-letting.
In an effort to tackle vacancy among the private dwelling stock in the city, Dublin City Council is actively promoting two schemes, established by my Department, namely the ‘Buy and Renew’ and ‘Repair and Lease’ schemes.
The Table below summarises the results of those efforts by Dublin City Council. There are currently 382 identified vacant dwellings that Dublin City Council consider are potentially suitable for the ‘Buy and Renew’ and ‘Repair and Lease’ schemes. Of these, 313 of these have been inspected and subsequently a title search has been conducted for 95 units. Title research was not conducted on all inspected properties as some did not appear un-occupied or long-term vacant when inspected while others were sale agreed, under refurbishment, demolished or subject to planning applications.
|
DCC ‘Buy and Renew’ and ‘Repair and Lease’ schemes. Active Files |
382 |
|
Inspections carried out |
313 |
|
Title Research |
95 |
|
Written correspondence |
128 |
|
No reply to correspondence |
67 |
|
Vested/Acquired |
61 |
|
T&C's Agreed |
6 |
|
Negotiating |
5 |
The City Council indicated that 67 residential property owners with vacant dwellings have not responded to their written correspondence, seeking their interest in participating in the schemes.
For property owners who wish to convert a property, Bringing Back Homes - Manual for the Reuse of Existing Buildings, a comprehensive overview of the regulatory requirements for converting and developing existing properties, has been published by my Department. The manual is available on my Department’s website on: https://www.housing.gov.ie/housing/home-ownership/vacant-homes/bringing-back-homes-manual-reuse-existing-buildings
My Department also provides support, financial and advisory, to the Vacant Homes Officers in each of the 31 local authorities who have been mandated to quickly identify vacancy hotspots, particularly in areas where there is a high demand for homes, and to engage with property owners in terms of advising them of the opportunities available, to assist in bringing vacant properties into productive use for housing purposes.
267. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage the number of private rent inspections that took place in each local authority area in 2018, 2019 and to date in 2020; if the same data as a percentage of overall private rental units will be provided; and if he will make a statement on the matter. [42683/20]
View answerThe Strategy for the Rental Sector set out a series of measures to be introduced to ensure the quality of private rental accommodation by strengthening the applicable standards and improving the inspection and enforcement systems.
The Housing (Standards for Rented Houses) Regulations 2019 specify requirements in relation to a range of matters, such as structural repair, sanitary facilities, heating, ventilation, natural light and the safety of gas, oil and electrical supply. My Department also published a guidance document to assist and support local authorities in implementing these Regulations.
All landlords have a legal obligation to ensure that their rented properties comply with these regulations and responsibility for the enforcement of the Regulations rests with the relevant local authority.
The Rental Strategy recognises the need for additional resources to be provided to local authorities to aid increased inspections of properties and ensure greater compliance with the Regulations. Provision was made for €2.5 million to be made available to local authorities in 2018, increasing to €4.5 million in 2019 with corresponding inspection rate targets of 10% and 15% respectively. This has enabled local authorities to build inspection capacity incrementally. Significant progress has been made across the sector. The number of inspections more than doubled from 19,645 in 2017 to 40,998 in 2019.
Please note inspection targets are in respect of the number of inspections to be conducted and not the number of dwellings to be inspected, as most dwellings will require more than one inspection. Targets are calculated by applying the relevant annual percentage to the total number of tenancies registered with the Residential Tenancies Board on 31 December in the previous year.
The 2020 inspection rate target is 20% and €6 million of Exchequer funding has been made available to local authorities, but pandemic restrictions have severly impacted on both inspections and enforcement activity this year. An increased budget of €10 million has been approved to facilitate a targeted inspection rate of 25% in 2021.
Data in respect of the number of inspections carried out in 2018, 2019 and to date in 2020 as a percentage of the number of tenancies registered with the Residential Tenancies Board at the end of the previous year are set out in the attached table.
268. Deputy Aodhán Ó Ríordáin asked the Minister for Housing, Local Government and Heritage the steps he is taking to facilitate increased compliance with the Residential Tenancies Board; the measures he plans to implement to increase Residential Tenancies Board investigations, inspections and enforcement; and if he will make a statement on the matter. [42684/20]
View answerOn 1 July 2019, the Residential Tenancies (Amendment) Act expanded the role of the Residential Tenancy Board (RTB) to investigate and sanction landlords who engage in certain breaches of the law, defined in the Act as Improper Conduct. This brought about a fundamental change in the operation of the RTB by expanding its regulatory remit.
The breaches of rental law that the Investigations & Sanctions (I&S) unit can investigate include; failure to comply with RPZ requirements; failure to register a tenancy; a reason given on a notice of termination that is known to be false or misleading; and failure to offer a tenant their tenancy back when certain conditions have been met. The RTB also has the power to apply sanctions if breaches are found to have occurred, ranging from a formal written caution and/or a fine of up to €15,000 and/or costs up to €15,000.
The RTB has set up a dedicated I&S Unit which includes 15 staff members with a collective experience in conducting civil and criminal investigations in other regulatory and enforcement bodies as well as significant internal knowledge of the RTB and the Residential Tenancies Act.
An increase of €2M in Current Exchequer Funding was made available to the RTB in 2020, bringing the total amount of funding for operational costs for the RTB to €9M and an additional €2M in Current Exchequer funding for RTB operational costs has been secured in Budget 2021.
The RTB received sanction for an additional 29 staff in 2019 in order that it would be resourced to deliver on its broadened mandate and sanction for a further additional 5 staff was granted in July 2020 following the Residential Tenancies and Valuations Act 2020.
The increase in funding and staff provided to the RTB is designed to ensure that the new legislative provisions introduced in both 2019 and 2020 are fully and forcefully implemented.
RTB investigators (Authorised Officers) have wide-ranging and significant investigative powers provided for in the Act including the power to inspect premises, compel persons to assist with the investigation by producing certain documents or attending an interview or oral hearing.
The RTB investigations and sanctions regime allows proportionality to be applied to the sanctioning of potential breaches. Landlords are also given the opportunity to acknowledge the breach at an early stage. An acknowledgement of improper conduct and the extent and timeliness of any steps taken by the landlord to end the improper conduct and to remedy its consequences may also be taken into consideration by independent Decision Makers. All sanctions recommended by the Decision Makers must be confirmed by the Circuit Court. Once confirmed by the Court the decision is issued to the landlord and the complainant, if applicable and is published by the RTB.
Since 1 July 2019 the RTB has analysed over 1,000 contacts from members of the public to its dedicated Investigations channel as well as data from the RTB’s own systems, open source data from rental websites and advertising platforms, and data shared with the RTB from local authorities and the Department of Employment and Social Protection to identify potential breaches of rental law that can be investigated.
To the end of quarter 3 2020 over 250 investigations were approved. The most common allegation investigated to date is breach of Rent Pressure Zone requirements.
To date over €75,000 has been refunded to current and former tenants as a direct result of the investigation process. Over 50 decisions have been made by the independent decision makers. Once decisions have been confirmed by the Circuit Court and the Court Order issued to the landlord the Order will be published on the RTB’s website.
In 2021, the Investigations and Sanctions unit will continue to develop its risk based approach to proactive investigation of suspected improper conduct by landlords.This would mean that the RTB is using its resources to best effect to target investigations where the risk to past, present or future tenants is the highest thus building public trust and confidence in the RTB as a credible regulator.
In 2021, the RTB will continue to develop and implement a stakeholder engagement plan which will communicate the role and impact of the new Investigations and Sanctions function to encourage compliance with rental law including the publication of Court confirmed sanctions. In addition, it will focus on sharing key metrics which demonstrate the overall societal impact of the RTB’s expanded regulatory remit and will demonstrate how landlords can comply as well as the implications of non-compliance.
The RTB will also continue to commence new investigations with priority on investigating allegations of improper conduct raised by members of the public and other government agencies through concerns and formal written complaints.
More information on the RTB’s Investigation and Sanction function is available on the RTB website
269. Deputy Bríd Smith asked the Minister for Housing, Local Government and Heritage if professional fees are paid by his Department on behalf of employees; if so, the total number involved; and the amount of each fee. [42704/20]
View answerIn supporting ‘Continuous Professional Development’ (CPD), my Department's Training and Development Strategy recognises the value of membership of professional bodies in the context of keeping pace with the latest professional standards and practices.
In 2020, 71 professional fees were paid totaling €28,080.68
A full breakdown is contained in the attached Excel spreadsheet.
270. Deputy Éamon Ó Cuív asked the Minister for Housing, Local Government and Heritage when the position of CEO will be advertised for Galway County Council in view of the length of time that has elapsed since the last CEO left the Council and an acting CEO was appointed (details supplied); and if he will make a statement on the matter. [42726/20]
View answerAs the Deputy will be aware, in 2014, the then Minister appointed a temporary Chief Executive for Galway County Council until a permanent appointment was made. This took account of the ongoing local government reform programme. Following the outcome of the legislative process in relation to the Local Government Bill 2018, my Department is reviewing the issues arising, including issues in relation to the filling of the post of Chief Executive of Galway County Council on a substantive basis.
271. Deputy Eoin Ó Broin asked the Minister for Housing, Local Government and Heritage further to Parliamentary Question Nos. 632 of 3 November 2020 and 297 of 1 December 2020, the difference between the average social housing capital investment figures for Dublin city in 2019 and the SHCIP projects on which both sets of figures are based in tabular form. [42732/20]
View answerThe difference between the average social housing capital investment figures provided in the reply to Question No. 632 of 3 November 2020 and Question No. 297 of 1 December 2020 is due to the fact that Question No. 632 sought information on social housing units completed in 2019 whereas Question No. 297 sought information on social housing units that received funding approval since the start of 2019, many of which are currently under construction and schedule to complete in 2021 and 2022.
The average costs for social housing units delivered in 2019, presented in the reply to Question No. 632 includes units that the Local Authority reported as completed in that year. These had an overall average cost per unit of €181,500.
This average cost included three projects that made up 45 Social Housing Capital Investment Programme (SHCIP) units, details of which are set out in the table below, completed in 2019.
|
Project Name |
Units |
|
*Ballybough Road, Dublin 1 |
2 |
|
**Priory Hall |
24 |
|
Rapids at Ballyfermot, Rathvilly, Woodbank Drive |
19 |
*Ballybough Road - costs represent amounts sanctioned by this Department at final approval in 2017; additional costs were incurred by Dublin City Council for the construction of this project.
** Priory Hall - costs associated with the 24 Priory Hall Social Housing units are made up of the remediation cost apportioned to these 24 unit and should not be considered the total cost of building these units.
The estimated costs for social housing units approved since 2019 sought in Question No. 297 includes units that my Department has approved for funding, many of which are currently onsite for delivery in 2021 and 2022. The average cost of these units was €383,609.
This estimated average cost includes six projects approved my Department since 1 January 2019 that make up 352 SHCIP units, comprising of 310 apartments and 42 houses, details of which are set out in the table below.
|
Project Name |
Units |
|
Cornamona, Ballyfermot, Dublin 12 |
61 |
|
North King Street, - Sean Foster Place, Dublin 7 |
30 |
|
Bunratty Road |
78 |
|
Springvale Chapelizod Dublin 8 |
71 |
|
Bonham Street Dublin 8 |
57 |
|
Cork Street/Chamber Street Dublin 8 |
55 |
272. Deputy Kieran O'Donnell asked the Minister for Housing, Local Government and Heritage if he will address a matter regarding pyrite blocks in County Limerick (details supplied). [42741/20]
View answerThe Dwellings Damaged by the Use of Defective Concrete Blocks in Construction (Remediation) (Financial Assistance) Regulations 2020 provide for a grant scheme of financial assistance to support affected homeowners in the counties of Donegal and Mayo only, to carry out the necessary remediation works to dwellings that have been damaged due to the use of defective concrete blocks. The regulations came in to operation on 31 January 2020 and it has been open for applications since the end of June 2020. It is not a compensation scheme and is very much a scheme of last resort for homeowners who have no other practical options of redress.
The Defective Concrete Blocks Grant scheme was informed by the report of an Expert Panel which was published in 2017 which involved extensive research, investigations and analysis. Any consideration of extension to the Defective Concrete Blocks Grants Scheme would, in the first instance, require the relevant local authority to conduct the same rigorous analysis as that carried out in Donegal and Mayo.
Such analysis would need to demonstrate that identified issues in Limerick were due to the presence of excessive amounts of deleterious materials (mica or pyrite) in the aggregate used to manufacture the concrete blocks. The relevant "I.S.465" protocol would need to be followed in this regard. The extent of the problem would also need to be quantified.
Separately, my Department has recently extended the pyrite remediation scheme to include the administrative area of Limerick City and County Council, which will see homeowners of dwellings with significant damage attributable to pyritic heave in County Limerick eligible to apply for remediation works under the Pyrite Remediation Scheme.
273. Deputy Cian O'Callaghan asked the Minister for Housing, Local Government and Heritage if he will review the financing model used by a cooperative (details supplied) to ensure its public purchases represent the best value for money; and if he will make a statement on the matter. [42769/20]
View answerThe Capital Advance Leasing Facility (CALF) is an innovate mechanism to secure and deliver social housing at a fraction of the capital cost to the State. AHBs secure 70%+ of the funding through private finance arrangements with the Housing Finance Agency or other sources.
Part of the decision process by my Department is the assessment of the level of CALF funding that a proposed project requires, which is assessed on the basis of the value for money of the investment over the lifetime of the project. AHBs are required to submit a full financial analysis of the project including sources of funding available and any assumptions made in respect of income and expenditure over the term of the proposed Payment and Availability Agreements (P&A Agreement). This assessment involves analysing the income, expenditure and inflation assumptions against a standard set of assumptions agreed with my Department. The appropriate level of CALF is determined by reference to Debt Service Coverage Ratio (DSCR). This provides a threshold against which funding applications can be measured and the funding adjusted to achieve this threshold value.
In the case of this particular project, a number of the homes under this project are proposed to be funded under my Department under P&A-CALF. My Department issued an approval in principal in January 2019, which has since lapsed. A further application is expected in respect of this project.
In advance of the formal establishment of the Approved Housing Bodies Regulatory Authority, the oversight of AHBs is conducted through the Voluntary Regulation Code (the Code), "Building for the Future, A Voluntary Regulation Code for Approved Housing Bodies in Ireland" underpinned by three standards - Financial, Governance and Performance Standards.
The Code is overseen by an Interim Regulatory Committee supported by a Regulation Office based in the Housing Agency. In accordance with Department Circular 15/2016, only those AHBs that have signed up to the Code and have undergone a satisfactory assessment as part of the assessment process by the Regulation Office are considered eligible for funding. Co-operative Housing Ireland are signed up to the Code.
The matter of Value for Money (VFM) is covered in the Performance Standard. An AHB must continuously manage, monitor, challenge and improve the efficiency and effectiveness of services, and ensure that the costs of supplying these services are competitive and offer VFM. These considerations should be applied across all services, including the materials and services that the AHB procures, as well as those it provides directly.
AHBs are expected to have policy and procedures that include:
- How VFM is achieved across the business, with a particular emphasis upon the areas of highest spend;
- The evaluation of both the cost and quality of services through the use of agreed measures;
- An approach to procurement that delivers the greatest long-term benefits to the organisation and meets public procurement rules; and
- Regular monitoring and reporting of performance in achieving VFM objectives.
