Thursday, 23 Feb 2017

Written Answers Nos. 23 - 44

Social and Affordable Housing Funding

Ceisteanna (23)

Imelda Munster

Ceist:

23. Deputy Imelda Munster asked the Minister for Housing, Planning, Community and Local Government if he will provide funding for the roll-out of a social housing building programme on lands in County Louth in view of the fact that there are almost 54 acres of council owned land banks in County Louth, 20 acres of which are in Drogheda, and have lain idle for over a decade; when this will take place in view of the current housing crisis; and if he will make a statement on the matter. [8929/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

Social housing need, is in the first instance, a local issue and local authorities must respond to the nature and extent of that local need by devising and implementing appropriate targeted proposals that best fit the specific needs in their areas. For that purpose, my Department has put in place a wide range of programmes that are available to all local authorities to generate increased social housing supply. In addition, my Department has put in place the structures and funding required for the early advancement of social housing supply proposals put forward by local authorities.

In relation to the Deputy’s specific query, my Department is working closely with Louth County Council to facilitate and accelerate the delivery of social housing in the county, including working with the Council to maximise the use of available lands in the county. On Monday last, I published a Status Report for Social Housing Construction Projects, which lists all approved projects including those delivered in 2016 and those at various stages of advancement through planning, design and construction. This report is available at the following link:

http://www.housing.gov.ie/sites/default/files/publications/files/rebuilding_ireland_-_social_housing_construction_status_report_-_q4_2016.pdf .

It contains a range of information in relation to each separate social housing construction project, including the local authority area, project name, AHB name where applicable, the number of units and the status of each application in terms of its current level of advancement. Louth County Council are actively considering various options to deliver additional units on council owned lands and are due to submit proposals in the near future. My Department will give careful consideration to these once received.

Shared Ownership Scheme

Ceisteanna (24)

Fiona O'Loughlin

Ceist:

24. Deputy Fiona O'Loughlin asked the Minister for Housing, Planning, Community and Local Government the changes being considered in respect of shared ownership loans; and if he will make a statement on the matter. [8835/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

My Department, together with the Housing Agency, the Housing Finance Agency and local authorities, has considered the affordability issues facing some borrowers who purchased properties under the Shared Ownership (SO) schemes and devised a more affordable long-term path towards full home ownership. Indeed, a range of measures have already been taken to reduce the monthly repayments of these borrowers. An innovative Shared Ownership Restructuring Option has been available to Shared Ownership borrowers from 1 April 2016. This new restructuring option for SO borrowers involves rolling up all outstanding debt under a SO arrangement into a single annuity loan – i.e. the new restructured loan principal will comprise any outstanding annuity loan balance, rental equity balance, plus any arrears – with an all-sums-owing mortgage charge applying to the property. The term of the annuity loan will be determined by the amount of the monthly repayment deemed to be affordable and sustainable for each SO borrower. This restructuring option allows the borrower to have a regularised, restructured repayment solution which is more easily understood. The restructuring option can lead to full home ownership for the borrower and as such allows for up/down sizing to suit household needs. This arrangement may be of particular benefit to those SO borrowers who are nearing the end of their annuity term but who have not made sufficient provision for the repayment of their rental equity balance. The option may not be appropriate in all cases. For example, in some instances continuing with the current SO arrangement may be the best option for both the SO borrower and the local authority. In other cases where the outstanding debt may not be sustainable for the borrower in the long-term, the Local Authority Mortgage to Rent (LAMTR) option might ultimately be the appropriate solution.

Details on the measures available to borrowers with Shared Ownership arrangements are available from their local authority.

Overall, local authority borrowers are encouraged to engage with their local authority at the earliest opportunity if they are having difficulty making the repayments on their Shared Ownership arrangement. Information in relation to local authority mortgage arrears, the local authority mortgage arrears resolution process (MARP) and the help available to borrowers is also available on my Department’s website at the following link:

http://www.housing.gov.ie/housing/home-ownership/mortgage-arrears/local-authority-mortgage-arrears-help-available .

Private Rented Accommodation Price Controls

Ceisteanna (25, 34, 47, 56)

Richard Boyd Barrett

Ceist:

25. Deputy Richard Boyd Barrett asked the Minister for Housing, Planning, Community and Local Government if he will consider legislation to bring rents back to 2010 levels in view of the recent report by a company (details supplied) regarding rental increases across the country; and if he will make a statement on the matter. [8949/17]

Mick Wallace

Ceist:

34. Deputy Mick Wallace asked the Minister for Housing, Planning, Community and Local Government his views on a report (details supplied) which found that the annual rate of rental inflation, which reached 13.5% in q4 of 2016, was the highest since 2002; the measures he is taking to tackle this issue; and if he will make a statement on the matter. [9018/17]

Bríd Smith

Ceist:

47. Deputy Bríd Smith asked the Minister for Housing, Planning, Community and Local Government if the recent figures on rent increases in the private rented sector suggest that rental pressure zones should be extended; and if he will make a statement on the matter. [9045/17]

Jan O'Sullivan

Ceist:

56. Deputy Jan O'Sullivan asked the Minister for Housing, Planning, Community and Local Government if, in view of recent data from a company (details supplied) that rents have risen by 12.5% nationwide in 2016, he will consider amending the criteria for qualification for rent pressure zones; and if he will make a statement on the matter. [8994/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

I propose to take Questions Nos. 25, 34, 47 and 56 together.

The most effective way to reduce and stabilise rents in the long term, and benefit the entire sector, is to increase supply and accelerate delivery of housing for the private and social rented sectors. Rebuilding Ireland, the Government’s Action Plan on Housing and Homelessness, aims to increase and accelerate housing delivery across all tenures to help individuals and families meet their housing needs. It sets out over 80 actions that the Government is taking through new policy, new legislation and innovative Budgetary measures to achieve that aim.

Pillar 4 of the Action Plan committed to development of a comprehensive strategy for the rental sector and this was delivered, with the publication of the Strategy for the Rental Sector on 13 December 2016, which identifies high and rapidly rising rents as the key driver of accommodation insecurity for tenants and a factor in the termination of tenancies. To address this situation, the Strategy introduced a Rent Predictability Measure to moderate rent increases in those parts of the country where the imbalance between demand and supply of rental accommodation is driving rent levels upwards most acutely.

The Planning and Development (Housing) and Residential Tenancies Act 2016 gave effect to, and provided for the immediate implementation of, the Rent Predictability Measure. Areas of the country satisfying the statutory criteria will be designated as Rent Pressure Zones and rent increases in those areas are generally capped at 4% per annum for a period of 3 years. The measure was introduced with immediate effect in the four Dublin Local Authority areas and in Cork City. A further 12 Local Electoral Areas were designated as Rent Pressure Zones on 27 January 2017.

The provisions limiting rent increases in rent pressure zones apply both at the commencement of a tenancy and at each rent review. In addition, at the beginning of a tenancy, there is a statutory obligation on a landlord in a rent pressure zone to provide a tenant with details of the rent under the previous tenancy of the dwelling, together with a statement as to how the new rent has been calculated. The purpose of this provision is to allow a tenant to ensure that their rent complies with the legislation. The existing prohibition on charging a rent above market rent continues to apply in all areas.

The Act provides that in confirming whether or not the criteria have been met, the information relating to the area concerned must be determined by the information used to compile the RTB Rent Index quarterly report. Statistics in the report referred to in the Question are based on asking rents for those properties which are advertised on that company's website, as opposed to the RTB figures which are based on rents paid in all registered tenancies.

It is important to note that the latest report referred to in the Questions relates to rent price inflation in the period prior to the introduction of the Rent Predictability measures and the Rent Pressure Zones. The data in the report underline the need for and the relevance of the Government's measures.

The Government's Rent Predictability measures limit rent increases to a maximum of 4% per annum - less than one third of the rate of rent inflation reported by the company referred to in the Question. Tenants in Rent Pressure Zones can now expect to see significantly smaller rent increases than those they have seen recently - or would have faced if the measures had not been introduced.

The prolonged under-supply of new rental units is the key factor underpinning rent inflation. This is borne out by the company's figures on supply, which indicate that there were fewer than 4,000 homes available to rent nationwide on 1 February, just over 1,600 of which were in Dublin. In designing the Rent Predictability Measure, the Government has sought to moderate rent increases, without negatively impacting on new investment in the sector.

Housing Assistance Payments

Ceisteanna (26)

Maureen O'Sullivan

Ceist:

26. Deputy Maureen O'Sullivan asked the Minister for Housing, Planning, Community and Local Government his views on whether changes to the housing assistance payment could be beneficial in tackling the housing crisis; and if he will make a statement on the matter. [9042/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

The implementation of the Housing Assistance Payment (HAP) scheme is a key Government priority and the accelerated roll-out of the scheme on a national basis is an important early action for completion in the Rebuilding Ireland: Action Plan for Housing and Homelessness.

At this time, HAP is available to all households who qualify for social housing support in 28 local authority areas, with over 18,000 households currently being supported by the scheme. The final phased implementation of the HAP scheme will be completed with the scheme being made available to all qualified households in the administrative areas of Dublin City Council, Fingal County Council and Dún Laoghaire Rathdown County Council areas from 1 March 2017, subject to the necessary regulations being in place. Since February 2015, the Dublin Region Homeless Executive (DRHE) is also managing a HAP Homeless Pilot for the four Dublin local authorities. The focus of this pilot remains the transitioning of qualified households from emergency accommodation, including hotels, into private rented tenancies.

The statutory phased roll- out of the HAP scheme has proved to be an effective approach. In this context, my Department maintains regular contact with the local authorities in order to learn from their experience of the scheme, and to address operational issues as they arise.

The Government increased the Housing Assistance Payment (HAP) (and Rent Supplement) rent limits in every local authority area, taking account of geographic variations in market rents, with effect from 1 July 2016, meeting its stated commitment in the Programme for a Partnership Government and in Rebuilding Ireland. Furthermore, additional flexibility above the existing HAP rent limits was made available to all local authorities operating HAP from the same date. These changes have had the effect of providing further targeted supports to those households in most need; providing prospective HAP recipients with access to a greater number of properties in the market; and reducing the number of households falling into homelessness.

The HAP Shared Services Centre 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. Monthly HAP payments are made directly to landlords on behalf of tenants in respect of rent, subject to rent limits and the conditions of the scheme.

The HAP scheme is a demand led scheme funded through a combination of Exchequer funding and tenant differential rents. The provisional Exchequer outturn for the HAP scheme in 2016 was in excess of €57 million. This funding supported both the on-going costs of tenancies established in 2015 that continued into 2016, and the costs of the 12,075 additional households supported by the scheme nationally in 2016. Some €14 million of these costs related to tenancies established in the four Dublin local authority areas. Budget 2017 has increased the Exchequer funding for the HAP scheme to €152.7 million, in order to meet the continuing costs of existing HAP households, and the costs of supporting an additional 15,000 households to be supported by HAP in 2017.

My Department continues to keep the operation of the HAP scheme under review. However, I am satisfied with how the HAP scheme is operating and I consider it to be a key vehicle for meeting housing need and fulfilling the ambitious programme under Rebuilding Ireland.

Social Inclusion and Community Activation Programme Funding

Ceisteanna (27)

Willie Penrose

Ceist:

27. Deputy Willie Penrose asked the Minister for Housing, Planning, Community and Local Government if the investment of €37.5 million as outlined in point 50 of the Action Plan for Rural Development to implement the social inclusion and community activation programme is in addition to the funds previously committed by the Department of Social Protection to the programme; and if he will make a statement on the matter. [4242/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

The Social Inclusion and Community Activation Programme (SICAP) was rolled out across communities, both urban and rural, in April 2015 and will run until 31 December 2017. The aim of SICAP is to reduce poverty and promote social inclusion and equality through local, regional and national engagement and collaboration. SICAP is a key priority of Government and its vision is to improve the life chances and opportunities of those who are marginalised in society, living in poverty or in unemployment, through community development approaches, targeted supports and interagency collaboration, where the values of equality and inclusion are promoted and human rights are respected. Responsibility for this programme rests with my Department. The SICAP programme delivery budget as approved in the Revised Estimates Volume for 2017 under Vote 34, Subhead D.4, is €37.5 million. This includes an allocation of €3 million under the European Structural Funds (ESF) Programme for Employability, Inclusion and Learning (PEIL) 2014-2020.

SICAP is a separate and distinct programme which complements mainstream service provision through other Departments including, for example, some of the Department of Social Protection programmes.

Local Authority Housing

Ceisteanna (28, 29)

Catherine Connolly

Ceist:

28. Deputy Catherine Connolly asked the Minister for Housing, Planning, Community and Local Government the precise acreage, value and location of residential land owned by Galway City and County councils which has been transferred under the land aggregation scheme; the total cost of the transfer; the plans for this land; and if he will make a statement on the matter. [9027/17]

Catherine Connolly

Ceist:

29. Deputy Catherine Connolly asked the Minister for Housing, Planning, Community and Local Government the precise location and acreage of city council owned residential zoned land now unavailable for the construction of social housing due to the proposed N6 project; and if he will make a statement on the matter. [9026/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

I propose to take Questions Nos. 28 and 29 together.

It is a matter for Galway City Council, in the first place, to determine the need for land for social housing or any other purposes and the optimum means of acquiring such land. My Department will review any proposal received from the Council in relation to borrowing, having regard to all the circumstances that apply.

With regard to lands held by the Housing Agency under the Land Aggregation Scheme, which were formerly owned by Galway City Council and Galway County Council respectively, only one such site exists, details of which are set out in the following table. No lands in the possession of Galway County Council were taken into the Land Aggregation Scheme.

Local Authority	Location	Value of Loan accepted in LAGS (capital & interest)	Size of site (hectares)
Galway City Council	Ballymoneen Road, Ballyburke	€7,006,412	2.5

With regard to the development of the Land Aggregation Scheme site at Ballymoneen Road, my Department has issued approval to Galway City Council for the construction of 69 social housing homes on the site, to be completed under two phases. Phase 1, which involves 14 homes, is currently at tender stage while Phase 2 of the scheme, to deliver a minimum of 55 homes, is at design stage.

On 20 February 2017, I published the Social Housing Construction Projects Status Report: Q4 2016. This Report includes details of all construction projects, including both phases of the aforementioned Ballymoneen project, broken down by programme and local authority. The Report shows progress at each stage of the project life-cycle and is available at the link below. The Report will be updated on a quarterly basis.

http://www.housing.gov.ie/sites/default/files/publications/files/rebuilding_ireland_-_social_housing_construction_status_report_-_q4_2016.pdf.

As committed to under Rebuilding Ireland the Housing Agency is in the process of developing a “Strategic Management Plan” for each Land Aggregation Scheme site, in order to advance these sites to housing development stage at the earliest opportunity. This action is timetabled for delivery in the first quarter of 2017.

The issue of land being assigned to the N6 project is not a matter for my Department.

Tenant Purchase Scheme Administration

Ceisteanna (30)

Brendan Smith

Ceist:

30. Deputy Brendan Smith asked the Minister for Housing, Planning, Community and Local Government the status of the review of the tenant purchase scheme; when this review will be completed; and if he will make a statement on the matter. [8827/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

In line with the commitment in the Programme for a Partnership Government and reaffirmed in the Rebuilding Ireland Action Plan for Housing and Homelessness, a review of the first 12 months of operation of the Tenant (Incremental) Purchase scheme is currently being undertaken by my Department.

The review has gathered together comprehensive scheme data from every local authority regarding the operation of the scheme during 2016. In addition a number of submissions were received as part of a wide-ranging public consultation process which has just recently closed.

Any changes to the terms and conditions of the scheme which are considered necessary, based on the evidence gathered as part of the review, will be brought forward.

I expect this review to be completed by the end of Quarter 1 2017.

Social and Affordable Housing Funding

Ceisteanna (31)

Barry Cowen

Ceist:

31. Deputy Barry Cowen asked the Minister for Housing, Planning, Community and Local Government the proposed changes to the social housing current expenditure programme to facilitate larger institutional private investors to become involved in the financing of social housing; and when he expects these changes to be finalised. [9016/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

The Social Housing Current Expenditure Programme provides a means whereby properties can be built or bought by AHBs with the combined use of State and private funding, and leased by AHBs and Local Authorities from private providers, for the provision of social housing. This scheme is underpinned by a lease and other legal agreements. These provide that rental payments are made by the State over an agreed long-term time period, typically 20 years. In return, the housing unit is made available for social housing purposes. Changes are now being proposed to this scheme in order to facilitate larger institutional private investors to become involved in the financing of social housing. The National Development Finance Agency (NDFA) is acting as financial advisor to my Department in this work and has undertaken market engagement in the development of the scheme. The new arrangements arising from this process are currently being tested to ensure that there is no negative impact arising from how they are viewed and treated in respect of the State’s General Government Balance. Work on the scheme is well advanced, with details expected to be announced in the coming months.

Rent Controls

Ceisteanna (32)

Brian Stanley

Ceist:

32. Deputy Brian Stanley asked the Minister for Housing, Planning, Community and Local Government if he will have County Laois included in the areas to be covered by rent caps in view of the rapid increase in rents in the county. [8829/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

The Planning and Development (Housing) and Residential Tenancies Act 2016 amends the Residential Tenancies Act 2004 to provide that the Housing Agency, in consultation with housing authorities, may make a proposal to the Minister that an area should be considered as a Rent Pressure Zone. Following receipt of such a proposal, the Minister requests the Director of the Residential Tenancies Board (RTB) to conduct an assessment of the area to establish whether or not it meets the criteria for designation and to report to the Minister on whether the area should be designated as a Rent Pressure Zone.

For an area to be designated a Rent Pressure Zone, it must satisfy the following criteria set out in section 24A(4) of the Residential Tenancies Act 2004 (as amended by section 36 of the Planning and Development (Housing) and Residential Tenancies Act 2016):

(i) The annual rate of rent inflation in the area must have been 7% or more in four of the last six quarters; and

(ii) The average rent for tenancies registered in the area with the RTB in the last quarter must be above the average national rent (the National Indicative Rent in the RTB’s Rent Index Report) in the last quarter.

Following the enactment of the Planning and Development (Housing) and Residential Tenancies Act 2016, the Housing Agency reviewed the rental markets in certain counties nationally and identified nine housing authorities containing electoral areas that could potentially be Rent Pressure Zones. The Housing Agency consulted with the relevant housing authorities regarding their views on the rental markets, including housing demand and supply, and their experiences in relation to the Rental Accommodation Scheme (RAS), the Housing Assistance Payment (HAP), trends in relation to both general housing needs and homelessness and other relevant issues.

On 24 January 2017 the Housing Agency proposed that 15 Local Electoral Areas in the following five housing authority areas should be considered for designation: Cork County, Galway City, Kildare, Meath and Wicklow. On foot of the proposal from the Housing Agency, and in accordance with section 24A(2) of the Residential Tenancies Act 2004 (as amended), I requested the Director of the RTB to make a report to me as to whether these areas met the criteria for designation as Rent Pressure Zones.

On 26 January 2017, I received a report from the RTB confirming that 12 out of the 15 Local Electoral Areas examined met the criteria. As required by section 24A(5) of the Act, I made Orders designating the 12 Rent Pressure Zones on 26 January 2017. The Orders came into effect on 27 January 2017. Details of the areas that met the criteria and have been designated as Rent Pressure Zones are available on my Department’s website at the following link:

http://www.housing.gov.ie/housing/private-rented-housing/coveney-designates-new-rent-pressure-zones .

The Local Electoral Areas of Cobh, Maynooth and Greystones were found not to meet the criteria.

The reports received from the RTB in relation to the designation of rent pressure zones, including a table showing the results of the analysis carried out on the 15 proposed areas for designation, are available on the website of the Residential Tenancies Board (RTB) at the following link:

http://www.rtb.ie/docs/default-source/rent-pressure-zones/summary-results-table.pdf?sfvrsn=2.

Under the Act, I have no further role or discretion in proposing areas for designation as Rent Pressure Zones or in deciding whether they should be designated. The designation process is independent and based on clear objective criteria and quantifiable evidence.

The Housing Agency will continue to monitor the rental market and may recommend further areas for designation. Where, following the procedures set out in the Act, it is found at a future date that additional areas meet the criteria, they will be designated as Rent Pressure Zones.

Local Authority Housing Waiting Lists

Ceisteanna (33)

Catherine Connolly

Ceist:

33. Deputy Catherine Connolly asked the Minister for Housing, Planning, Community and Local Government the number of households and the total number of persons on the housing waiting list for Galway City and County Councils; the number on HAP; if their names have been taken off the waiting list and put on a special transfer list; the number on RAS; if their names have been taken off the waiting list; if so, the list they are now on; and if he will make a statement on the matter. [9025/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

Details on the number of households on waiting lists in each housing authority area are provided in the statutory Summary of Social Housing Assessments.  The most recent figures available are the results of the 2016 Summary which are available on my Department’s website at the following link:

http://www.housing.gov.ie/sites/default/files/publications/files/summary_of_social_housing_assessments_2016.pdf.

The 2016 results show that as at 21 September 2016, there were 3,322 and 2,087 households respectively recorded as qualified for social housing support with Galway City and Galway County Councils.

In the Galway City Council administrative area at end 201 5,420 households were supported by RAS. At end 2016, 336 households were supported by HAP, which was introduced to the local authority on 1 February of that year, and a further 48 had been transferred to RAS.

In the Galway County Council administrative area at end 2015, seven households were being supported by HAP, which was introduced to the area on 20 November of that year, with a further 391 households supported by RAS. At end 2016, an additional 381 households had been supported by the HAP scheme and a further 22 had been transferred to RAS.

On 16 December 2014, a statutory direction was issued to all authorities involved in the Housing Assistance Payment (HAP) scheme, instructing them to take the necessary steps to ensure that households benefitting from HAP can avail of a move to other forms of social housing support, should they wish to do so, through a transfer option. Local authorities were also directed that HAP recipients, who apply to go on the transfer list, should get full credit for the time they spent on the waiting list and be placed on the transfer list with no less favourable terms than if they had remained on the waiting list. Similarly, a special transfer pathway has been provided for some RAS tenants to other forms of social housing support.

The practical operation of transfer lists is a matter for each local authority to manage, on the basis of their own scheme of letting priorities. The setting of such schemes is reserved function of the local authority and as such is a matter for the elected members. My Department does not gather or hold any information on households seeking a transfer to an alternative social housing support whether they are currently having their housing needs met through HAP, RAS and or any other form of social housing support. It is ultimately up to the household to choose if they wish to be placed on a local authority’s transfer list, and I understand that the majority of HAP households do avail of this option. At the end of December 2016, 240 households across the country have transferred from the HAP scheme to other forms of social housing support.

Question No. 34 answered with Question No. 25.

Local Government Reform

Ceisteanna (35)

Catherine Connolly

Ceist:

35. Deputy Catherine Connolly asked the Minister for Housing, Planning, Community and Local Government his views on the proposed amalgamation of Galway City and Galway County Councils in view of the unanimous opposition of elected representatives to this matter. [9029/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

I refer to the reply to Question No. 487 of 17 January 2017. The position is unchanged.

RAPID Programme

Ceisteanna (36)

Dessie Ellis

Ceist:

36. Deputy Dessie Ellis asked the Minister for Housing, Planning, Community and Local Government the structure and timeline for delivery of selected projects of the reactivated RAPID scheme; and the way the budget of €4.5 million will be broken down. [8996/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

The Programme for a Partnership Government gave a commitment to reactivating the RAPID (Revitalising Areas by Planning, Investment and Development) Programme in 2017. It is anticipated that the re-cast RAPID programme will roll out in the near future. The logistical and other arrangements for the programme are currently under consideration in my Department and further information will be made available once the programme specification is agreed.

Private Rented Accommodation Price Controls

Ceisteanna (37)

Mick Barry

Ceist:

37. Deputy Mick Barry asked the Minister for Housing, Planning, Community and Local Government his plans to enforce the 4% annual rent increase limits in rent pressure zones; his views on reports of an increase in termination notices and their potential use by landlords to illegally circumvent rent increase limits; and if he will make a statement on the matter. [9035/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

Where a tenant believes that the rent is set above the market rent or above the permitted increase in a rent pressure zone, introduced under the Planning and Development (Housing) and Residential Tenancies Act 2016, they may refer a dispute to the Residential Tenancies Board (RTB). The RTB may make a declaration as to whether the rent set complies with the legislation and, if it does not comply, may make a declaration as to what amount would comply. The rent cannot be increased pending the determination of the dispute. Where a landlord carries out a rent review, a notice of new rent must be served on the tenant. A notice of new rent must be in writing and include information in relation to the dispute resolution procedures that a tenant can pursue through the RTB if they do not believe the new rent is valid, e.g. if the rent is above market rent or above the permitted increase in a rent pressure zone. The notice of new rent must also be accompanied by information in relation to the rents of 3 other similar dwellings in the area.  The purpose of this provision is to ensure that tenants are adequately informed in relation to prevailing rents and are aware of their rights under the Act. In a Rent Pressure Zone, the landlord must also include information and calculations in the notice of new rent that demonstrate that any rent increase is not more than the maximum amount allowed since the rent was last set. In addition, the new legislation provides for a statutory obligation on a landlord at the beginning of a tenancy to provide a tenant with details of the previous rent under a tenancy, and a statement as to how the rent has been calculated under section 19(4), so that a tenant can ensure that the rent set at the start of a tenancy complies with the legislation.

Both landlords and tenants are notified by the RTB when a tenancy has been registered. This notification advises both parties of their rights and obligations in relation to the setting and review of rent, security of tenure, the termination of tenancies, and of the dispute resolution procedures that are available through the RTB.  On-going education and awareness is an increasing focus of the RTB, educating tenants and landlords in relation to their rights and obligations. One of the objectives of this approach is to encourage compliance with the law through measures which encourage best-practice and promote understanding rather than by means of sanctions and offences.

A landlord may not terminate a tenancy under Part 4 of the Residential Tenancies Act 2004 except on clearly defined grounds which are set out in the Table to section 34 of the Act. These grounds include that the landlord intends to sell the dwelling, that the landlord wishes to change the use of the dwelling, and that the landlord requires the dwelling for a family member. A landlord may not terminate a tenancy arbitrarily in order to charge a higher rent to a new tenant.

Amendments introduced in the Residential Tenancies (Amendment) Act 2015 strengthen the protections around tenancy terminations by providing for measures that guard against, for example, landlords falsely declaring that the property is needed for a family member, or that it is going to be sold. In addition, the Act provides for graduated increases in the notice periods that must be given to tenants of the termination of a tenancy so that a landlord must now give a tenant up to a maximum of 224 days’ notice for tenancies of 8 years or more.

Where there is an abuse of the termination procedure, section 56 of the Residential Tenancies Act 2004 provides that a tenant may bring a complaint to the RTB that they have been unjustly deprived of possession of a dwelling by their landlord. On the hearing of the complaint the RTB, it if considers it proper to do so, may make a direction that damages are paid to the tenant; that the tenant be permitted to resume possession of the dwelling, or both.

Local Authority Housing

Ceisteanna (38)

Eoin Ó Broin

Ceist:

38. Deputy Eoin Ó Broin asked the Minister for Housing, Planning, Community and Local Government his plans to amend the Residential Tenancies Acts to bring local authorities tenants under the terms of the acts and Residential Tenancies Board in order that they will have access to the same rights as private rented sector tenants and tenants of associated housing bodies. [8992/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

The issue of the regulation of local authority housing, and the application of the Residential Tenancies Act to that sector, was carefully considered during the drafting of the Residential Tenancies (Amendment) Act 2015. Unlike Approved Housing Body tenancies, social housing provided by local authorities is governed by an extensive legislative code which is set out in the Housing Acts. This code sets out the law in relation to social housing and provides extensively for the rights and obligations of local authorities and their tenants. The legislation recognises the democratic nature of local government by assigning certain housing functions to the elected members. In addition, local government legislation more generally provides for significant roles for the elected members in overseeing the work of the local authority executive.

Against that background, I have no plans at this stage to extend the application of the Residential Tenancies Act to the local authority sector, a move which would involve considerable complexity. The priority remains to secure the incremental extension of the Act to the Approved Housing Body sector.

Social and Affordable Housing Funding

Ceisteanna (39)

Martin Heydon

Ceist:

39. Deputy Martin Heydon asked the Minister for Housing, Planning, Community and Local Government when he expects to announce details of the infrastructure housing activation fund; and if he will make a statement on the matter. [9023/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

The aim of the Local Infrastructure Housing Activation Fund is to relieve critical infrastructural blockages to enable the accelerated delivery of housing on key development sites and to improve the economic viability of new housing projects in Dublin and in urban areas with high demand for housing. The €200m Fund will be composed of an Exchequer allocation of €150 million, matched by a €50 million contribution from participating local authorities. A Call for Proposals under the Fund was issued to local authorities on 26 August 2016, with a closing date for receipt of proposals of 14 October. It was open to all local authorities to apply, with funding to be allocated on the basis of a competitive bid process. Twenty-one local authorities have submitted a total of 74 project applications relating to specific sites or development land areas.

The overall total cost of the 74 funding bid applications is approximately €800m, with funding of some €600 million being sought from the Exchequer and local authorities agreeing to fund approximately €200 million as part of their matching fund requirements. It will not be possible to approve all applications, given the scale and value of applications received.

The viability of the applications is currently being examined in detail against the assessment criteria set out in the Call for Proposals, with a focus on the level of funding required and what it might leverage, the number of housing units that could be delivered, their strategic location and speed of delivery, and affordability levels of a proportion of the homes. . Following completion of this analysis, I intend to announce successful applications before the end of March.

Social and Affordable Housing Provision

Ceisteanna (40, 44)

Thomas Byrne

Ceist:

40. Deputy Thomas Byrne asked the Minister for Housing, Planning, Community and Local Government the position regarding a small development of social houses in Kells, County Meath; and if he will make a statement on the matter. [9033/17]

Thomas Byrne

Ceist:

44. Deputy Thomas Byrne asked the Minister for Housing, Planning, Community and Local Government his plans to provide more social housing in County Meath. [9034/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

I propose to take Questions Nos. 40 and 44 together.

Social housing need, is in the first instance, a local issue and local authorities must respond to the nature and extent of that local need by devising and implementing appropriate targeted proposals that best fit the specific needs in their areas.

For that purpose, my Department has put in place a wide range of programmes that are available to all local authorities to generate increased social housing supply. In addition, my Department has put in place the structures and funding required for the early advancement of social housing supply proposals put forward by local authorities.

In relation to the Deputy’s specific query, my Department has been working closely with Meath County Council to facilitate and accelerate the delivery of social housing in the county. Meath County Council already has a strong pipeline of construction projects in development and is being encouraged by my Department to prepare and submit additional construction proposals to further strengthen that pipeline. Details of the County Meath construction pipeline are available at the following weblink:

http://rebuildingireland.ie/news/social-housing-developments/.

With regard to the project in Kells, Co. Meath referred to by the Deputy, my Department is working closely with Meath County Council with a view to having it advanced as quickly as possible. I am advised that Meath County Council will be making a further submission on the project shortly, which my Department will consider and revert to the local authority, at the earliest opportunity.

National Planning Framework

Ceisteanna (41)

Bernard Durkan

Ceist:

41. Deputy Bernard J. Durkan asked the Minister for Housing, Planning, Community and Local Government if, in the context of the national planning framework or any spatial strategy review, provision will be made to ensure that the indigenous rural population throughout the country will continue to be in a position to obtain permission to house themselves in rural areas, thus ensuring a continued viable rural community and alleviation of the housing crisis; and if he will make a statement on the matter. [8947/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

No decision on the detailed content or approach to be contained within the Framework has been taken by me or the Government at this stage. Indeed, I intend that the development of the Framework, one of the most strategically important public policy exercises currently underway by the Government, will be a collaborative exercise, the ultimate success of which will depend on the degree to which all interested parties have the opportunity to have their say on how Ireland should develop over the next twenty years or more, and how we can plan for and accommodate the substantial additional population expected by 2040 in a more strategic and sustainable way. It will be up to the general public, various public bodies and any other stakeholders to put forward their views, including in relation to rural development issues, to my Department which is undertaking a number of technical analyses and assessments of all relevant material submitted in developing the Framework which must address the strategic territorial planning and regional development issues that our country faces between now and 2040, in relation to rural and urban, as well as terrestrial and marine, elements.

In addition to the draft NPF being subject to public consultation, the Framework will also be submitted to the Oireachtas for its consideration later this year.

Social and Affordable Housing Data

Ceisteanna (42)

Bernard Durkan

Ceist:

42. Deputy Bernard J. Durkan asked the Minister for Housing, Planning, Community and Local Government the total number of new local authority housing starts completed or under way in the past 12 months; the number of houses provided via approved housing bodies in the same period; the extent to which the number of applicants on local authority waiting lists have been affected by the house building programme; and if he will make a statement on the matter. [8946/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

Details on the number of new social homes constructed or purchased by all local authorities and by AHBs for letting to those on their social housing waiting lists for the first three quarters of 2016 are available on my Department’s website at the following link:

http://www.housing.gov.ie/housing/social-housing/social-and-affordble/overall-social-housing-provision.

Information in respect of the full year of 2016 is currently being finalised and will be published shortly. The need to increase and accelerate the delivery of social housing for those on the waiting list is a key focus of the Rebuilding Ireland Action Plan for Housing and Homelessness, which provides for an ambitious social housing programme of 47,000 units to 2021 with funding of €5.35 billion. The delivery against this target is already underway and in 2016, we saw 18,380 social housing supports provided nationally, with expenditure of €935 million on housing during the year. This exceeded the target of 17,240 for 2016, giving a very positive start to the challenge of meeting the ambitious targets in Rebuilding Ireland. In 2017, it is planned to deliver social housing supports to at least 21,000 households.

Homelessness Strategy

Ceisteanna (43)

Jan O'Sullivan

Ceist:

43. Deputy Jan O'Sullivan asked the Minister for Housing, Planning, Community and Local Government the number of tenancies provided under the housing first model; his plans to expand the use of this model here in view of its success internationally in addressing long-term homelessness; and if he will make a statement on the matter. [8997/17]

Freagraí scríofa

Minister for Housing, Planning, Community and Local Government

The Government’s 2013 Homelessness Policy Statement recognises that stable housing is the sustainable solution to homelessness and emphasises a housing-led approach as the primary response to homelessness. Housing-led approaches to homelessness incorporate the provision of adequate support for people in their homes, according to their needs. Under Rebuilding Ireland: Action Plan for Housing and Homelessness, the Dublin Region Homeless Executive (DRHE) is committed to tripling the target for tenancies under its ‘housing first’ programme to 300 by end-2017. This will require additional resources and supports to be provided by the HSE, housing authorities and service providers. This ‘housing first’ programme is operated under a contract which is being delivered through a joint consortium of Focus Ireland and the Peter McVerry Trust.  I understand that 62 tenancies have been created to date under the programme and the DRHE, Focus Ireland and the Peter McVerry Trust will be assigning additional staff to deliver on this action in 2017. Accordingly, I expect that the target of 300 tenancies by the end of 2017 will be achieved.  

As well as strengthening the existing housing-led approach in Dublin, Rebuilding Ireland also commits to extending it to other urban areas, focusing on persistent rough sleepers and long-term homeless households. My Department is currently consulting with the relevant housing authorities, the HSE and other stakeholders with a view to having an implementation programme in place as soon as possible in order to achieve this.

Question No. 44 answered with Question No. 40.