Written Answers Nos. 661-675
662. Deputy Michael Creed asked the Minister for Housing, Local Government and Heritage the range of supports available for first-time buyers of affordable homes, particularly single persons whose sole income leaves them disadvantaged in terms of their level of mortgage approval; the assistance his Department is offering in respect of this cohort who may be interested in purchasing homes; and if he will make a statement on the matter. [40189/22]
View answerThe Housing for All strategy commits to the delivery of 36,000 new Affordable Purchase homes and 18,000 new Cost Rental homes by 2030. Both of the two new Affordable Purchase schemes (the Local Authority Affordable Purchase Scheme, and the First Home Scheme) will support households of all sizes that, because of current income levels, are unable to secure a mortgage to meet the cost of purchasing a newly constructed home.
The Local Authority Affordable Purchase Scheme assists first-time buyers purchasing Local Authority-delivered homes by bridging the gap between the market value of the home and the combined value of the buyer's mortgage and deposit. Homes made available through this scheme will be advertised on the relevant Local Authority’s website in advance of their sale, and will include information on eligibility requirements, including household income limits. Subject to a set minimum price, buyers will generally pay a price for these homes according to their mortgage-funded purchasing capacity, with the difference between this price and the market value held as an equity stake of up to 40% by the Local Authority.
Recent examples of Affordable Purchase delivery under this scheme are:
- South Dublin County Council is making 16 three-bed homes available at Kilcarbery Grange at prices from €245,600.
- Cork City Council will soon deliver homes in Boherboy at initial prices from €218,000 for a 2-bedroom and €243,000 for a 3-bedroom dwelling.
- Fingal County Council will shortly deliver 2-bed apartments at an indicated price of €166,000, with 3-bed dwellings being made available for between €206,000 and €258,000, some 20% below market norms.
The new First Home Scheme, launched on 7 July 2022, employs an equity share model in a similar way to the Local Authority-led scheme, though it applies to homes purchased through the private market. The First Home Scheme has total committed funding of €400m and a target of supporting 8,000 home purchases over four years. Full details are available at www.firsthomescheme.ie.
Another option for a single person may be the Local Authority Home Loan, which the Housing for All strategy introduced as successor to the Rebuilding Ireland Home Loan. The new Local Authority Home Loan launched on 4 January 2022 and has a lower interest rate and higher income eligibility than previously applied. The Local Authority Home Loan supports first-time buyers purchasing new or second-hand homes, as well as funding self-builds. More details on the Local Authority Home Loan scheme are available at: localauthorityhomeloan.ie/
In addition, the new Croí Cónaithe (Towns) Fund was launched on 14 July 2022 and makes grants of up to €30,000 for the refurbishment of vacant properties in towns and villages across Ireland for occupation as a principal private residence. This includes the conversion of properties which have not previously been used as residences. Where the refurbishment costs are expected to exceed the standard grant, additional funding of up to €20,000 may be available when the property is confirmed to be derelict. Full details of the scheme, including the application form, are available at:
www.gov.ie/en/publication/c2183-croi-conaithe-towns-fund/#application-form
In addition to the above schemes, Revenue's Help To Buy tax rebate supports first-time buyers in meeting the mortgage deposit requirement for newly-built houses or apartments, as well as self-build homes. Subject to the level of income tax and DIRT paid by the applicant over the previous 4 years, Help To Buy can provide a tax rebate to first-time buyers of up to 10% of the price of the new home, capped at €30,000. Full details of the incentive are available at: www.revenue.ie/en/property/help-to-buy-incentive/index.aspx
Matters pertaining to mortgage lending limits, including deposit requirements, come under the remit of the Central Bank of Ireland, which is an independent body. However, it should be noted that lenders are permitted to make certain limited exemptions to the standard rules for first-time buyers, which may assist single applicants: 20% of mortgages can be above the standard cap of 3.5x annual income, while 5% of mortgages can be for more than the standard lending limit of 90% of the purchase price. Relevant information is available on the Central Bank website at:
www.centralbank.ie/consumer-hub/explainers/what-are-the-mortgage-measures
www.centralbank.ie/financial-system/financial-stability/macro-prudential-policy/mortgage-measures
663. Deputy Peadar Tóibín asked the Minister for Housing, Local Government and Heritage if his Department has ever quantified the impact of the housing crisis on young persons leaving State care; if he will provide data on the number of persons in after care who are living in homeless or emergency accommodation; and if he will make a statement on the matter. [40221/22]
View answerStatutory responsibility for young persons leaving State care rests with Tusla, the Child and Family Agency. Responsibility for the oversight of Tusla rests with my colleague the Minister for Children, Equality, Disability, Integration and Youth.
Under the Child Care (Amendment) Act 2015 Tusla, the Child and Family Agency, have a statutory obligation to prepare an aftercare plan for each eligible child and young person. This plan encompasses the range of supports that a young person may need from all service providers, including Tusla, to help them make the transition to independent adult life. This plan must specifically include consideration of the young person’s needs in relation to accommodation.
My Department publishes a detailed monthly report on homelessness, based on data provided by local authorities. The Report outlines details of individuals utilising State-funded emergency accommodation arrangements that are overseen by housing authorities. The Reports are available on my Department's website at the following link: www.gov.ie/en/collection/80ea8-homelessness-data/ and are also published to the Department of Public Expenditure and Reform's open data portal, data.gov.ie/. The most recently published data is in respect of May 2022.
My Department does not collect data on whether individuals who access emergency accommodation are in aftercare. However I understand that local authorities may, as part of an initial assessment, inquire as to whether an individual has a history of being in care as a child. My Department has not undertaken any study to assess the impact of young persons leaving State care. However, in line with Housing for All, my Department is currently preparing a dedicated Youth Homelessness Strategy. The aim of this Strategy is to help people who are aged 18-24 and who are homeless or at risk of becoming homeless. This Strategy, through extensive consultation with key stakeholders including service providers and young people who are experiencing homelessness, has identified care leavers as a specific cohort vulnerable to homelessness.
It is clear that the Strategy requires an integrated, whole-of-Government approach, with a multitude of key stakeholders playing a vital role in addressing the fundamental issues arising in addressing youth homelessness.
The specific actions of the Strategy are in the process of being finalised with a view to publishing the Strategy in September 2022.
664. Deputy Peadar Tóibín asked the Minister for Housing, Local Government and Heritage the particular provision that is being made for young nurses and other health professionals who are unable to access affordable accommodation in Dublin; and if he will make a statement on the matter. [40227/22]
View answerThe Housing for All strategy delivers on the Programme for Government commitment to step up housing supply and put affordability at the heart of the housing system, with an ambitious target of 300,000 homes over the next decade for social, affordable and cost rental, private rental and private ownership housing. It will see 54,000 affordable home interventions which includes 36,000 affordable purchase and 18,000 cost rental homes to be delivered between now and 2030 by local authorities, Approved Housing Bodies (AHBs), the Land Development Agency (LDA) and through ‘First Home’, a strategic partnership between the State and retail banks.
Under pathway 1 of this strategy, “Pathways to Home Ownership and Increasing Affordability”, two new Affordable Purchase schemes have been established (the Local Authority Affordable Purchase Scheme and the First Home shared equity scheme), as well as a new Cost Rental tenancy and an improved Local Authority Home Loan scheme.
Both affordable purchase schemes will support households, including young nurses and other health professionals that, because of current income levels, are unable to secure a mortgage to meet the costs of purchasing a newly constructed home. More specifically, the Local Authority Affordable Purchase Scheme assists first-time buyers purchasing Local Authority-delivered new homes by bridging the gap between the market value of the home and the combined value of the buyer's mortgage and deposit. Affordable Purchase homes will be advertised on the relevant Local Authority’s website in advance of their sale, as well as eligibility requirements such as household income limits.
Under the Housing for All targets, delivery of Affordable Purchase homes through the Local Authority Affordable Purchase Scheme will be scaled up and implemented across more Local Authorities with a wider selection of homes as soon as practicable.
The First Home shared equity scheme acts in a similar way to the Local Authority-led scheme, though it will apply to homes purchased through the private market. The scheme was launched on 7th July and, subject to eligibility criteria, application assessment, and terms and conditions, it can provide funds up to 30% of the value of the property (or 20% if you use the Help to Buy Scheme).
The Scheme will primarily support households in the purchase of new homes within designated regional price ceilings, set with reference to the median prices for new homes purchased by first-time buyers in the area, and it aims to support c. 8,000 households in the private market in the years out to 2026. Full operational details of First Home scheme are available at the following link:
www.firsthomescheme.ie
The Housing for All strategy also introduced Cost Rental tenancies as a new form of long-term sustainable home rental. It is targeted at middle-income households with incomes above the social housing limits, but who cannot afford to purchase or rent their own home on the open market. Cost Rental provides tenants with secure tenancies in sustainable, long-term homes. Under the Cost Rental model, rents for homes are set to cover only the cost of financing, building, managing and maintaining the homes. State subventions can be used in order to reduce the initial capital cost and make this starting cost rent more affordable.
Other measures, such as the Help to Buy Scheme and the Local Authority Home Loan, are also nationally available to eligible purchasers, including nurses and other health professionals, to make home ownership more affordable.
The Local Authority Home Loan scheme is a successor to the Rebuilding Ireland Home Loan. The new Local Authority Home Loan commenced on 4 January 2022 and is available for families and single people on modest or low incomes who cannot get sufficient funding from commercial banks to purchase or build a home. The loan can be used by first-time buyers and Fresh Start applicants for both for new and second-hand properties, or for self-builds.
Under the Local Authority Home Loan scheme the income ceiling for a single applicant has been increased from €50,000 to €65,000 in counties where the scheme's house price limit is €320,000 (Cork, Dublin, Galway, Kildare, Louth, Meath and Wicklow). In the rest of the country, where the scheme’s house price limit is €250,000, the income ceiling for a single applicant is €50,000.
More details on the Local Authority Home Loan scheme are available on the following link:
localauthorityhomeloan.ie
The Help-to-Buy incentive supports First-time Buyers in meeting the deposit requirements for newly-built houses or apartments, as well as self-build homes. Subject to the level of income tax and DIRT paid over the previous 4 years, the Help-to-Buy scheme provides a maximum benefit to First-Time Buyers of €30,000 or 10% of the cost of the newly constructed home.
666. Deputy Alan Kelly asked the Minister for Housing, Local Government and Heritage the number of whole-time equivalent staff, by job title, working in the Office of the Planning Regulator; the number of vacancies, by job title, in the office; and when each of these vacancies will be filled, in tabular form. [40276/22]
View answerBased on information provided by the Office of the Planning Regulator to my Department, there are currently 30 staff members employed by the Regulator with one vacancy. A detailed breakdown as requested by the Deputy is included in the table below.
|
Grade/Role |
Positions filled |
Vacancies |
|
Planning Regulator / CEO |
1 |
|
|
Principal Officer / Director |
3 |
|
|
Assistant Principal / Assistant Director |
4 |
|
|
Senior Planner |
4 |
|
|
Planning Officer |
5 |
|
|
Higher Executive Officer |
7 |
|
|
Executive Officer |
4 |
|
|
Executive Officer / Payroll Administrator |
0 |
1 - Vacancy currently under review |
|
Clerical Officer |
2 |
It should be noted that arrangements have been put in place by all bodies under the aegis of my Department to facilitate the provision of information directly to members of the Oireachtas. This provides a speedy, efficient and cost effective system to address queries directly to the relevant bodies. The contact email address for the Office of the Planning Regulator is oireachtas@opr.ie.
667. Deputy Eoin Ó Broin asked the Minister for Housing, Local Government and Heritage if he will report on the funding allocated to the National Housing Strategy for Disabled People 2022-2027 in budget 2022. [40338/22]
View answerI launched a new joint National Housing Strategy for Disabled People (NHSDP) 2022-2027 on 14 January 2022, together with my colleagues Minister of State Peter Burke, and Minister of State Anne Rabbitte, which is available on the following link:
www.gov.ie/en/publication/60d76-national-housing-strategy-for-disabled-people-2022-2027/.
The new Strategy sets out the vision for the cooperation and collaboration of Government Departments, state agencies and others in delivering housing and the related supports for disabled people over the next five years. This new Strategy will operate within the framework of Housing for All – A New Housing Plan for Ireland which is committed to ensuring that affordable, quality housing with an appropriate mix of housing design types provided within social housing, including universally designed units, is available to everyone in Irish society, including those with disabilities.
Housing developments for disabled people are funded from a number of different streams within my Department’s overall €4 billion capital envelope. My Department supports local authorities and Approved Housing Bodies (AHBs) to acquire social housing homes through a number of funding programmes. The Social Housing Investment Programme and Capital Assistance Scheme allow local authorities and AHBs to recoup 100% of acquisition costs.
€96m of capital funding has been committed in Budget 2022 for the Capital Assistance Scheme. This funding will be provided to AHBs for the further development of housing for priority categories of housing need, including people with a disability, and decongregation from institutions for persons with intellectual disabilities.
The Capital Advance Leasing Facility funding is capital support provided to AHBs by local authorities to facilitate the funding of construction, acquisition or refurbishment of new social housing units. This loan facility can support up to 30% of the eligible capital cost of the housing project, with the housing units provided to local authorities for social housing use under long-term lease arrangements known as Payment and Availability Agreements.
In addition to the Exchequer funding available for development of housing, in 2022, my Department approved funding of €457,500 for both the development of, and commitments arising from, the NHSDP. €325,000 is allocated specifically for the provision of Mental Health Tenancy Sustainment Officers (MHTSO). MHTSO work with local authorities and AHBs to support people with psychosocial or mental health difficulties to sustain their tenancies and prevent homelessness. The balance of funding includes provision for the implementation and publication of the NHSDP, information campaigns and training, including accessible information and documentation.
My Department also provides funding under three separate schemes for necessary adaptations, repairs or improvement works to the houses of disabled people and older people in order to make their accommodation more suitable for their needs, and to facilitate the continued occupancy of their own home for as long as possible. Funding for these schemes of €81.25 million is available nationally in 2022 which is an increase of €6.25 million on the 2021 provision of €75 million, continuing the year on year increases since 2014.
669. Deputy Claire Kerrane asked the Minister for Housing, Local Government and Heritage if there are grants or incentives for persons who privately own their own home to downsize and purchase a smaller home; and if he will make a statement on the matter. [40360/22]
View answer826. Deputy Brendan Griffin asked the Minister for Housing, Local Government and Heritage if he has considered providing grant aid for persons who are overhoused to provide new own-door housing units; and if he will make a statement on the matter. [41736/22]
View answerI propose to take Questions Nos. 669 and 826 together.
Housing for All (published in September 2021) provides a new housing plan for Ireland to 2030 with the overall objective that every citizen in the State should have access to good quality homes through a steady supply of housing in the right locations, with economic, social and environmental sustainability built into the system. The strategy sets out, over four pathways, a broad suite of measures to achieve its policy objectives together with a financial commitment of in excess of €4 billion per annum.
The Housing for All policy objective to make more efficient use of existing housing stock includes the development of a national policy on rightsizing and to explore options to support and incentivise rightsizing on a voluntary basis. Work is underway through my Department to inform and progress the development of national policy on rightsizing this year.
670. Deputy Brendan Griffin asked the Minister for Housing, Local Government and Heritage if he will outline the obligations and rules pertaining to landlords in relation to rent prices that they can seek in respect of a property in a rent pressure zone; and if he will make a statement on the matter. [40364/22]
View answerThe Residential Tenancies Acts 2004-2022 regulate the landlord-tenant relationship in the rented residential sector and sets out the rights and obligations of landlords and tenants. The Residential Tenancies Board (RTB) was established as an independent statutory body under the Acts to operate a national tenancy registration system and to facilitate the resolution of disputes between landlords and tenants.
The Planning and Development (Housing) and Residential Tenancies Act 2016 introduced the Rent Predictability Measure to moderate rent increases in those parts of the country where rents are highest and rising fastest. The Residential Tenancies (No. 2) Act 2021 introduced measures in July 2021 to extend the operation of Rent Pressure Zones (RPZs) until the end of 2024 and prohibit any necessary rent increase in an RPZ from exceeding general inflation, as recorded by the Harmonised Index of Consumer Prices (HICP).
To address the rent affordability challenges building on foot of the unexpectedly fast rising inflation rate, as recorded by HICP (CSO data for June 2022 shows HICP inflation of 9.6% p.a.), the Residential Tenancies (Amendment) Act 2021 provides, from 11 December 2021, a cap of 2% per annum pro rata on rent increases in RPZs, where the inflation rate is higher. In effect, this will mean that rents in RPZs may only increase by a maximum of 2% per annum pro rata during times of higher inflation.
In setting a rent, a landlord cannot exceed the market rent. In general, a rent in respect of a dwelling cannot be reviewed more frequently than annually in an RPZ, or bi-annually outside of an RPZ. In reviewing a rent, a landlord must complete the Notice of Rent Review (available on the RTB’s website) which must be served on the tenant at least 90 days before the new rent becomes payable and requires details of the rent last set for the dwelling and, if the dwelling is in an RPZ, comply with procedures providing for the rent increase restriction and use the Rent Pressure Zone calculator on www.rtb.ie to ensure compliance with the rent setting laws.
A landlord must include details of 3 comparable rents in the Notice of Rent Review.
Not all properties in RPZs are subject to the 2% restriction.
An exemption applies to the first rent setting of a tenancy of a dwelling where:
- no tenancy existed in respect of the dwelling during the two years immediately prior to this current tenancy beginning;
or
- no tenancy existed in respect of the dwelling where the dwelling is a protected structure, or is in a protected structure or is a proposed protected structure during the 12 months immediately prior to the current tenancy beginning. A protected structure is defined in the Planning and Development Act 2000.
The Residential Tenancies (Amendment) Act 2019 Act provides a legal definition of ‘substantial change in the nature of rental accommodation’ to illustrate the type of works to be carried out to a rental property to qualify for a further once-off exemption from RPZ rent controls in respect of the first rent setting after such works.
Such works shall result in:
- permanent extension increasing the floor area by 25%; or
- an improvement in the Building Energy Rating (BER) by at least 7 ratings; or
- at least 3 of the following:
- a permanent alteration of the internal layout;
- adaptations for a person with a disability;
- a permanent increase in the number of rooms;
- an improvement in the BER by 3 or more ratings where the original BER was D1 or lower; or
- an improvement in the BER by 2 or more ratings where the original BER was C3 or higher.
Where a tenant is unsure as to the validity of a Notice of Rent Review served, he or she may refer the matter to the RTB for dispute resolution, with redress available to the tenant and may include a direction to pay a refund of any unlawful rent amount paid and an amount of damages of up to €20,000.
671. Deputy Brendan Griffin asked the Minister for Housing, Local Government and Heritage the safety standards that exist in relation to the installation of a domestic stairs; if there is a requirement for a banister rail on both sides of the stairs for safety reasons; and if he will make a statement on the matter. [40365/22]
View answerThe Building Regulations set out the legal requirements in Ireland for the construction of new buildings (including houses), extensions to existing buildings as well as for material alterations and certain material changes of use to existing buildings. The related Technical Guidance Documents (Parts A - M respectively) provide technical guidance on how to comply with the regulations in practical terms. Where works are carried out in accordance with the relevant technical guidance, such works are considered to be, prima facie, in compliance with the relevant regulation(s). Technical Guidance Documents are free to view/download on my Department's website at the following link:
www.housing.gov.ie/housing/building-standards/tgd-part-d-materials-and-workmanship/Technical-guidance-documents.
My Department has also published Supplementary guidance on the design of stairs to help achieve compliance with the Building Regulations, available on my Department’s website at the following link: www.gov.ie/en/publication/6b632-technical-guidance-document-k-stairways-ladders-ramps-and-guards/
Part K (Stairways, Ladders Ramps and Guards) requires, inter alia, that“Stairways, ladders and ramps shall be such as to afford safe passage for the users of a building.” The accompanying Technical Guidance Document K makes provision, inter alia, that “Stairs should have a handrail on at least one side if it is 1000 mm wide or less.”
Part M (Access and Use) requires, inter alia, that "Adequate provision shall be made for people to access and use a building, its facilities and its environs.”
With regard to stairs, the accompanying Technical Guidance Document M, makes provision where there is no habitable room at the entry level, that the stairway providing access to the storey containing the main living room should, inter alia, have a suitable continuous handrail, on each side of the flights and intermediate landings, if the flight comprises of three or more risers.
The Building Regulations are subject to ongoing review in the interests of safety and the well-being of persons in the built environment and to ensure that due regard is taken of changes in construction techniques, technological progress and innovation.
672. Deputy James Lawless asked the Minister for Housing, Local Government and Heritage the steps that can be taken in relation to a vacant property (details supplied); and if he will make a statement on the matter. [40389/22]
View answerThe Derelict Sites Act 1990 imposes a general duty on every owner and occupier of land to take all reasonable steps to ensure that the land does not become, or continue to be, a derelict site. The Act also imposes a duty on local authorities to take all reasonable steps, including the exercise of appropriate statutory powers, to ensure that any land within their functional area does not become, or continue to be, a derelict site. To this end, local authorities have been given substantial powers under the Act in relation to any such sites, including powers to require that owners or occupiers take appropriate measures on derelict sites, to acquire derelict sites by agreement, or compulsorily, and to apply a derelict sites levy on the registered owners of derelict sites.
It is open to any person to contact a local authority in relation to a particular site which may be considered a derelict site for the purposes of the Act. Under the Act, local authorities are required to maintain a register of any land which, in the opinion of the local authority, is a derelict site. Under section 8(5) of the Act, a copy of the register for any local authority area can be inspected at the offices of the relevant authority. It is a matter for local authorities to determine the most appropriate use of the legislation within their respective functional areas.
Having regard to the foregoing, if not already done, the first step that should be undertaken by your constituent in relation to this matter should be to bring the property in question to the attention of Kildare County Council and request it to utilise the statutory powers available to it under the Derelict Sites Act on the property concerned.
673. Deputy John Brady asked the Minister for Housing, Local Government and Heritage the number of affordable homes that have been built in County Wicklow in each of the past five years; and if he will make a statement on the matter. [40390/22]
View answer674. Deputy John Brady asked the Minister for Housing, Local Government and Heritage the number of affordable purchase homes his Department will fund in County Wicklow in each of the years 2022 to 2026, in tabular form; and if he will make a statement on the matter. [40391/22]
View answer675. Deputy John Brady asked the Minister for Housing, Local Government and Heritage the number of affordable cost rental homes his Department will fund in County Wicklow in each of the years 2022 to 2026, in tabular form; and if he will make a statement on the matter. [40392/22]
View answer676. Deputy John Brady asked the Minister for Housing, Local Government and Heritage the total affordable housing targets for County Wicklow for both purchase and cost rental, in tabular form, for each of the years 2022 to 2026; and if he will make a statement on the matter. [40393/22]
View answer681. Deputy John Brady asked the Minister for Housing, Local Government and Heritage if funding has been sought by Wicklow County Council for affordable housing schemes; his plans for the introduction of affordable housing schemes in County Wicklow; and if he will make a statement on the matter. [40398/22]
View answerI propose to take Questions Nos. 673 to 676, inclusive, and 681 together.
Housing for All is the Government’s plan to increase the supply of housing to an average of 33,000 per year over the next decade. Under Housing for All, the Government will deliver 54,000 affordable homes between now and 2030, to be facilitated by local authorities, Approved Housing Bodies (AHBs), the Land Development Agency (LDA) and through a strategic partnership between the State and retail banks.
2022 represents the first year of a very ambitious programme of delivery of affordable housing. Significant funding has been secured and is being made available by Government to support delivery of affordable housing for purchase or for cost rental by local authorities, AHBs and by the LDA. In addition, the First Home Scheme, which was launched on 7 July, supports first-time buyers in purchasing new houses and apartments in the private market through the use of an equity share model, similar to that employed in the Local Authority Affordable Purchase Scheme. The Scheme aims to support in the region of 8,000 households in acquiring new homes in the private market in the years 2022 to 2026 with an overall budget of €400 million.
In implementing Housing for All, each local authority has now prepared a Housing Delivery Action Plan for 2022 to 2026. Local authorities with a strong and identified affordable housing need, including Wicklow County Council, were asked to include planned affordable housing delivery in their Action Plans. I have also set five-year Affordable Delivery Targets for those local authorities.
Local authorities have recently been asked to begin collating information on delivery of affordable homes in their area in the same manner as is currently done for social housing. It is intended that information on delivery across all delivery streams will be gathered by my Department and I expect that my Department will be in a position to begin reporting on national quarterly delivery statistics later this year.
