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Thursday, 11 Nov 2021

Written Answers Nos. 274-284

Housing Schemes

Ceisteanna (274)

Cathal Crowe

Ceist:

274. Deputy Cathal Crowe asked the Minister for Housing, Local Government and Heritage if the rules in respect of the housing assistance payment, HAP, can be reviewed in order that a couple or person in a house sharing arrangement can claim HAP (details supplied). [55321/21]

Amharc ar fhreagra

Freagraí scríofa

The Housing Assistance Payment (HAP) Scheme is deemed to be a social housing support under the Housing (Miscellaneous Provisions) Act 2014. As a long term housing support, an assessment of housing need must be completed in order for a household to qualify for HAP. Any household with an identified housing need is eligible for HAP.   

 In order for housing assistance to be provided under the Act the housing authority must be satisfied that the tenancy concerned is or would be a tenancy in good faith.   Where there is a family relationship between the tenant and the landlord, the housing authority may seek evidence of a previous landlord and tenant relationship between a landlord and HAP applicant.  This evidence may include:

- Proof of rent payments;

- A lease or tenancy agreement for the property; and

- Registration of the tenancy with the Residential Tenancies Board.

In order for a housing authority to be satisfied that a tenancy is or would be in good faith; the onus is on the applicant and landlord to prove that what is being proposed is a bona fide tenancy. 

HAP support is available to tenants in rent a room scheme arrangements; however, the rental of a room to a civil partner, son or daughter are excluded from this scheme.  HAP cannot be paid where the tenant is seeking to rent within the family home.

The day-to-day operation of the social housing system is a matter for the relevant local authority and it is a matter for the local authority to assess a household’s eligibility for social housing supports.

Housing Provision

Ceisteanna (275)

Bernard Durkan

Ceist:

275. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the extent to which his Department will consider further changes in the regulations relating to eligibility for local authority housing given that the income limits beyond which a person on the housing lists can actually be considered for rehousing are unrealistic; and if he will make a statement on the matter. [55418/21]

Amharc ar fhreagra

Freagraí scríofa

Applications for social housing support are assessed by the relevant local authority, in accordance with the eligibility and need criteria set down in section 20 of the Housing (Miscellaneous Provisions) Act 2009 and the associated Social Housing Assessment Regulations 2011, as amended.

The 2011 Regulations prescribe maximum net income limits for each local authority, in different bands according to the area concerned, with income being defined and assessed according to a standard Household Means Policy. The 2011 Regulations do not provide local authorities with any discretion to exceed the limits that apply to their administrative areas.

Under the Household Means Policy, which applies in all local authorities, net income for social housing assessment is defined as gross household income less income tax, PRSI, Universal Social Charge and Additional Superannuation Contribution. The Policy provides for a range of income disregards, and local authorities also have discretion to decide to disregard income that is temporary, short-term or once-off in nature.

The income bands are expressed in terms of a maximum net income threshold for a single-person household, with an allowance of 5% for each additional adult household member, subject to a maximum allowance under this category of 10% and separately a 2.5% allowance for each child.

The income bands and the authority area assigned to each band were based on an assessment of the income needed to provide for a household's basic needs, plus a comparative analysis of the local rental cost of housing accommodation across the country. It is important to note that the limits introduced in 2011 also reflected a blanket increase of €5,000 introduced prior to the new system coming into operation, in order to broaden the base from which social housing tenants are drawn, both promoting sustainable communities and also providing a degree of future-proofing.

Given the cost to the State of providing social housing, it is considered prudent and fair to direct resources to those most in need of social housing support. The current income eligibility requirements generally achieve this, providing for a fair and equitable system of identifying those households facing the greatest challenge in meeting their accommodation needs from their own resources.

As part of the broader social housing reform agenda, a review of income eligibility for social housing supports in each local authority area is underway. As set out in Housing for All - a New Housing Plan for Ireland, the efficiency of the banding model and its application to local authorities will be considered. Equivalisation as between singles and families will also be considered. The review will also have regard to new initiatives being brought forward in terms of affordability and Cost Rental housing. I intend that the review will be completed this year.

Housing Policy

Ceisteanna (276, 292)

Bernard Durkan

Ceist:

276. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage if he will initiate changes in the local authority and Rebuilding Ireland housing loan system to ensure that families paying a high rent, very often higher than what a mortgage would cost, can have a realistic opportunity of housing themselves by way of a loan from the local authority; and if he will make a statement on the matter. [55419/21]

Amharc ar fhreagra

Bernard Durkan

Ceist:

292. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage if consideration of the applicants’ history and duration of renting will be taken as a means of reducing the deposit requirement in respect of affordable housing in order to alleviate the burden on families seeking Rebuilding Ireland and local authority loans given that renting costs are in many cases higher than mortgage costs; and if he will make a statement on the matter. [55436/21]

Amharc ar fhreagra

Freagraí scríofa

I propose to take Questions Nos. 276 and 292 together.

The Rebuilding Ireland Home Loan, which is operated by my Department, is designed to enable creditworthy first-time buyers, who are unable to access a mortgage from a commercial lender, to obtain sustainable mortgage lending to purchase a new or second-hand property. 

To support prudential lending and consistency of treatment for borrowers, a Loan to Value ratio of 90% applies to the Rebuilding Ireland Home Loan as per the Central Bank's prudential lending guidelines. Therefore, in order to avail of the loan, applicants must have a deposit equivalent to 10% of the market value of the property. 

Further information is available on the dedicated website www.rebuildingirelandhomeloan.ie

For prospective purchasers of newly-built properties, the availability, through the Revenue Commissioners, of the Help to Buy Initiative for first-time buyers may provide additional assistance to prospective applicants for the Rebuilding Ireland Home Loan.

www.revenue.ie/en/property/help-to-buy-incentive/index.aspx

As part of Housing for All, I announced a reformed successor to the Rebuilding Ireland Home Loan Scheme, the 'Local Authority Home Loan'.  The Local Authority Home Loan will include an increase in the income ceiling for single applicants which will increase home ownership in areas where house prices are higher. 

For counties where the scheme’s house price limit is €320,000 (Cork, Dublin, Galway, Kildare, Louth, Meath and Wicklow), the income ceiling for a single applicant will be €65,000. This will be an increase of €15,000 on the €50,000 income ceiling under the current Rebuilding Ireland Home Loan scheme. In the rest of the country where the scheme’s house price limit is €250,000, the income ceiling for a single applicant will remain €50,000. The income ceiling for joint applicants is €75,000. This measure will have a significant impact on a single person’s borrowing capacity and supports the policy objective of supporting home ownership.

I have already implemented a reduction of the mortgage interest rate for new borrowers by 0.25% under the existing Rebuilding Ireland Home Loan (RIHL), as from 10 September 2021. This reduction has helped make repayments more affordable for all borrowers and increases their borrowing capacity. This lower rate will be retained for mortgages issued under the forthcoming Local Authority Home Loan scheme.

I look forward to announcing further details in respect of the Local Authority Home Loan in the coming months.

Housing Provision

Ceisteanna (277, 280)

Bernard Durkan

Ceist:

277. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage if he will consider changes in the local authority housing loan and Rebuilding Ireland loan scheme with a view to improved rapidity to the processing of loans and a recognition of the need to revert to procedures associated with the Housing Act 1966 (details supplied); and if he will make a statement on the matter. [55420/21]

Amharc ar fhreagra

Bernard Durkan

Ceist:

280. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the average time taken to process Rebuilding Ireland and local authority loans by each local authority by county in each of the past six years to date; and if he will make a statement on the matter. [55423/21]

Amharc ar fhreagra

Freagraí scríofa

I propose to take Questions Nos. 277 and 280 together.

The Housing Agency underwriters provides a central support service which assesses applications for the Rebuilding Ireland Home Loan on behalf of local authorities and makes recommendations to the authorities to approve or refuse applications.

The Agency has confirmed the average turnaround time for applications to be assessed (from date received to date returned with recommendation) in October 2021 was 5 working days. However, some applications may take longer to assess due to the need to verify aspects of the application etc.

Processing of a complete and valid application  by a local authority takes approximately 6-8 weeks. This period may vary during the current COVID-19 pandemic and depending on the local authority. This is an estimate as my Department does not collect data on the average time taken by local authorities to process Rebuilding Ireland and local authority loans.

Each local authority must have in place a Credit Committee and it is a matter for the Committee to make the final decision on applications for loans, in accordance with the regulations, and having regard to the recommendations made by the Housing Agency.

Housing Provision

Ceisteanna (278)

Bernard Durkan

Ceist:

278. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the number of affordable houses provided by or through the aegis of each local authority by county in each of the past six years to date; and if he will make a statement on the matter. [55421/21]

Amharc ar fhreagra

Freagraí scríofa

The Housing for All Strategy delivers on the Programme for Government commitment to put affordability at the heart of the housing system.

A multi-faceted approach is being implemented to deliver 54,000 affordable homes interventions between now and 2030.  This will be facilitated by local authorities, Approved Housing Bodies, the Land Development Agency, as well as through a strategic partnership between the State and retail banks. The first local authority affordable purchase homes delivered under the Serviced Sites Fund will be delivered in December 2021.  To date, funding for approximately 4,000 affordable purchase homes has been awarded to local authorities nationally under the Serviced Sites/Affordable Housing Fund..

Delivery of affordable housing in accordance with the Local Authority Affordable Purchase Scheme established in Part 2 of the Affordable Housing Act 2021 will be underpinned by the preparation by each local authority's Housing Delivery Action Plan.  All homes made available under affordable housing schemes must adhere to eligibility criteria prescribed under the Act. 

Local authorities will be submitting their Plans to me, to include social and affordable housing, before the end of December 2021. This will allow each Local Authority, to determine any affordability constraint in their area based on the Housing Need and Demand Assessment and plan the provision of affordable homes accordingly.

Part 4 of the Affordable Housing Act provides for the ‘First Home’ scheme to primarily support affordability-constrained first-time buyers to purchase privately developed new homes. This scheme will commence in 2022 and will be available at a national level.

Part 3 of the Affordable Housing Act provides for the establishment of a Cost Rental sector in Ireland, through the Ministerial designation of Cost Rental dwellings. Budget 2021 allocated €35 million to the Cost Rental Equity Loan (CREL) scheme which enabled the first Cost Rental homes to be delivered this year by the Clúid AHB at Taylor Hill, Balbriggan. The tenanting processes for further Cost Rental homes at Enniskerry Road in Dún Laoghaire-Rathdown and Barnhall, Leixlip, County Kildare, are currently underway. In total, 390 Cost Rental units will be delivered through this funding, with the initial focus being in the Greater Dublin Area and Cork. A further €75 million was allocated in Budget 2022 to help meet the Housing for All target of 750 Cost Rental homes in 2022.

The Land Development Agency will deliver homes for both affordable purchase and Cost Rental.  The Housing for All strategy outlines how the Land Development Agency through Project Tosaigh will seek to unlock stalled developments and accelerate the delivery of affordable homes.

In addition the Help to Buy Scheme and the Local Authority Home loan scheme remain available nationally and make housing more affordable to purchasers.

Housing Provision

Ceisteanna (279)

Bernard Durkan

Ceist:

279. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the number of Rebuilding Ireland and local authority loans approved by and drawn down in each local authority by county in each of the past six years to date; and if he will make a statement on the matter. [55422/21]

Amharc ar fhreagra

Freagraí scríofa

My Department regularly publishes information on the number and value of (i) local authority loan approvals and (ii) local authority loan drawdowns. Local authority approval means that an official letter of offer has been sent to a borrower (and therefore relates to a specific property and loan amount). 

The Rebuilding Ireland Home Loan has been made available nationwide from local authorities since 1 February 2018. Approximately over 2,300 Rebuilding Ireland Home Loans have been drawn down since the commencement of this scheme. Statistics on this to Q1 2021 can be found under the heading “Rebuilding Ireland Home Loan 2018 to date” at the below link.

Loans approved and drawn down prior to 1 February 2018 can be found under the headings “LA loans approved by year 1976 to date” and “LA loans paid by individual LA 2010 to date” can also be found at the below link -

www.gov.ie/en/collection/42d2f-local-authority-loan-activity/#local-authority-loans-approvedpaid 

This will be updated as updated figures are available.

Question No. 280 answered with Question No. 277.

Housing Provision

Ceisteanna (281, 285, 286, 287, 288, 290)

Bernard Durkan

Ceist:

281. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the steps being taken to ensure the elimination of delays likely to inhibit the provision of affordable or local authority housing in each of the past six years to date; the action taken or proposed to address this issue at an early date; the expected beneficial effect of changes by county; and if he will make a statement on the matter. [55424/21]

Amharc ar fhreagra

Bernard Durkan

Ceist:

285. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the current top ten administrative obstacles to the provision of affordable and local authority housing; and if he will make a statement on the matter. [55428/21]

Amharc ar fhreagra

Bernard Durkan

Ceist:

286. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the average time taken from the initial application for planning permission to the completion of construction of all housing, recognising the need to ensure the quickest possible turnaround while meeting the necessary provisions and on-time delivery; and if he will make a statement on the matter. [55429/21]

Amharc ar fhreagra

Bernard Durkan

Ceist:

287. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the number and location of various housing development proposals, public and private, throughout the country that are currently delayed due to the lack of various services; the proposals to address these issues; and if he will make a statement on the matter. [55430/21]

Amharc ar fhreagra

Bernard Durkan

Ceist:

288. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the extent to which he remains satisfied regarding the ready availability of and access to such services as water and sewerage facilities and that no developments, public or private are delayed due to lack of availability of such services; and if he will make a statement on the matter. [55431/21]

Amharc ar fhreagra

Bernard Durkan

Ceist:

290. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the extent to which the attention of his Department has been drawn to the imposition of new regulations and conditions which have the effect of slowing down the provision of public or private housing developments; the extent to which his Department has received information is this regard; and if he will make a statement on the matter. [55433/21]

Amharc ar fhreagra

Freagraí scríofa

I propose to take Questions Nos. 281, 285 to 288, inclusive, and 290 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, supported by an investment package of over €4b per annum.  Supporting the delivery of housing, including social and affordable housing, is a priority for the Government.  In this regard Housing for All sets targets to deliver over 90,000 social homes and 54,000 affordable homes between 2022 and 2030.

My Department does not hold details on the average time taken from the initial application of planning permission to the completion of construction of all housing or details on the numbers of projects delayed due to the availability of services. 

The Deputy refers to "administrative obstacles". I wish to reaffirm that all of the Department's administrative and funding measures are put in place to support and foster the development of social and affordable housing and to ensure value for money for the taxpayer. Under Housing for All, a whole of Government approach is being take to further improving  and streamlining those processes which support the delivery of housing across all tenures.

These measures and actions are identified to support delivery in the four pathways identified in the Plan:

- Pathway to Supporting Homeownership and Increasing Affordability;

- Pathway to Eradicating Homelessness, Increasing Social Housing Delivery and Supporting Social Inclusion;

- Pathway to Increasing New Housing Supply; and

- Pathway to Addressing Vacancy and Efficient Use of Existing Stock

Housing for All also includes a comprehensive range of measures to support the four pathways, which are set out in section 5 of the Plan.  These measures support critical infrastructure development in the area of communications, energy and water services. 

With specific regard to water services, the National Development Plan 2021-2030 commits to almost €6bn capital investment by Irish Water in the period 2021-2025 of which over €4.5 billion of which will be Exchequer funding for domestic water services. Budget 2022 allocates over €1.57 billion to support water services, which includes €1.46bn for domestic water services provision by Irish Water. This investment will deliver significant improvements in our public water and waste water services.  My Department is engaging with Irish Water to identify and prioritise any actions that will support the Delivery of housing under Housing for All and ensure the timely delivery of connections. 

An electronic version of Housing for All is available at the following link: www.gov.ie/en/publication/ef5ec-housing-for-all-a-new-housing-plan-for-ireland/

Heritage Projects

Ceisteanna (282, 283)

Bernard Durkan

Ceist:

282. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the number and location of heritage projects currently in hand or proposed with particular reference to potentially at-risk buildings or sites throughout the country; and if he will make a statement on the matter. [55425/21]

Amharc ar fhreagra

Bernard Durkan

Ceist:

283. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the extent to which protected or listed buildings throughout County Kildare are currently in the course of any remedial or protective works; the extent to which waiting lists have been identified; and if he will make a statement on the matter. [55426/21]

Amharc ar fhreagra

Freagraí scríofa

I propose to take Questions Nos. 282 and 283 together.

My Department provides financial support for the protection of heritage buildings and historic structures through two grant schemes which are, in the main, administered by the local authorities. These are the Built Heritage Investment Scheme (BHIS) and the Historic Structures Fund (HSF). This year 562 heritage projects across every county in the country were allocated funding from a combined sum of €6m under these schemes, an increase of nearly 40% on 2020.

My Department also provides financial support through the Community Monuments Fund (CMF) for work relating to monument with funding allocated to 139 projects this year, across all local authorities, to a value of just over €4.2m. Details of the projects funded by these schemes have been published on my Department’s website and on local authority websites.

These schemes are run on an annual basis and do not operate waiting lists. I am pleased to inform you, however, that I recently announced the opening of applications to HSF 2022 and BHIS 2022, with combined funding of €8m, an increase of 33% on 2021.   I will announce funding in respect of CMF 2022 in the coming weeks. Details of how to apply to all three schemes may be found on my Department's website as well as all local authority websites. 

With regard to financial supports for works at protected buildings in County Kildare, the Historic Structures Fund 2021 is providing €20,000 to Newbridge College Library and €50,000 to Donadea Castle. The Built Heritage Investment Scheme 2021 is supporting 14 projects as detailed in the following table.

Name and Address of Structure    

Grant

Kilkea School House, Kilkea

€2,500

Maudlings Mausolea, Naas

€2,500

 St John the Evangelist, Monasterevin

€3,000

Grattan Family Vault, Tea Lane Graveyard, Celbridge

€3,300

Harristown House, Brannockstown

€3,500

Finlay's Public House, Monasterevin

€6,000

Gothic Hall, Thomastown

€7,000

Abbeylands House, Clane

€7,000

Thatch, Stickens

€8,000

Riverstown House, Kildangan

€9,000

Burtown House, Athy

€9,000

Thatch cottage, Walterstown, Nurney

€10,000

Collegiate Chapel, St Patricks College, Maynooth

€11,000

St. Davids Castle, Naas

€13,000

Total

€94,800

Housing Provision

Ceisteanna (284)

Bernard Durkan

Ceist:

284. Deputy Bernard J. Durkan asked the Minister for Housing, Local Government and Heritage the extent to which he remains satisfied that investment funds are not impeding the provision of affordable housing throughout the country; the exceptions in this regard; and if he will make a statement on the matter. [55427/21]

Amharc ar fhreagra

Freagraí scríofa

The Housing for All strategy delivers on the Programme for Government commitment to put affordability at the heart of the housing system. Over €4 billion in funding is provided annually, representing the highest ever level of Government investment in housing. 

A multi-faceted approach is being implemented to deliver 54,000 affordable home interventions between now and 2030.  This will be facilitated by Local Authorities, Approved Housing Bodies, the Land Development Agency, as well as through a strategic partnership between the State and retail banks.

In terms of the provision of housing more broadly, external sources of finance will be needed to bridge the gap between the overall funding requirement to build the Housing for All target of an average of 33,0000 homes each year and that provided via direct Exchequer funding, State borrowing, HBFI and the domestic banking sector. Institutional investment in the residential sector will reduce reliance on bank funding for development; this is important in building broader capital markets for housing development.

To ensure any such investment is consistent with wider housing policy, Government introduced a 10% rate of stamp duty applicable to bulk-purchases of family homes earlier this year.  I have also recently secured approval to legislate for a new “Owner Occupier Guarantee”.  This would enable Local Authorities to designate a specified number of houses and duplexes in a development for owner occupiers, based on their own Housing Needs and Demand Assessment.

At the end of 2020, institutional investors owned less than 1 per cent of the total housing stock. In this context, I am satisfied that investment funds are not impeding the provision of homes nationally.

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