Archive for the ‘Housing’ Category

It is sixty years since two Catholic women, Maisie Ward and Molly Walsh, decided that something practical needed to be done to prevent homelessness and help families and individuals into secure affordable accommodation. Maisie Ward was a writer, theologian and the daughter of a prominent Catholic publisher. Molly Walsh and her husband, Bob, ran a House of Hospitality during the depression.  Molly and Maisie met through the Catholic Evidence Guild. They shared a concern about the needs of young families in Britain after the war. Especially as they saw the damage done to children who were being brought up in dreadful slum conditions and the lasting impact on family life. Molly and Maisie joined forces to persuade the Catholic Church to respond to the needs of people who were homeless or living in poverty – a witness of the Catholic community to the problem, but a service to the entire community.

Over the years many Catholics, usually married women, up and down the country, joined forces with Maisie and Molly to run support and advice services from their homes. That was the birth of CHAS, the Catholic Housing Aid Society. In the early days they raised money to buy parish-based houses to convert into flats for families in need.  They also raised money for people to use as a deposit on a home and, indeed, often secretly guaranteed the loan. They brought together groups of volunteer professionals, such as bank managers and surveyors, to give free advice to low income families who were trying to move into home ownership but were experiencing difficulty in finding reliable, honest and affordable advice.    And they established half-way houses, where people could rent accommodation for a few years, but the rent they paid included a compulsory “savings” element which was returned to them at the end of their tenancy so they had a lump sum to use as a deposit on a property.

Sixty years on Housing Justice, as the successor organisation to CHAS, continues to work to meet a need that is tragically, just as great today. As part of the sixtieth anniversary celebrations we are re-issuing “Homelessness: a fact and a scandal” first published in 1990. The problem described then is very similar to the problem as it exists today – but the political and social context in which we are operating is very different. There have been huge changes in attitudes to poverty and to the role of the state as provider of a welfare safety net. But there has also been a big increase in the number of church linked projects, like the winter night shelters Housing Justice supports, and in the number of volunteers from faith communities of all stripes who want to do something to make a real difference. The times are ripe for change.

So maybe, just maybe this is the time when the battle to end homelessness in England is about to make another leap forward. There are three developments that I present in evidence.

The first is the CLG committee’s Homelessness Inquiry. This is an in depth look at the causes of homelessness and the effectiveness of the work being done to tackle it by the voluntary sector and by Local Authorities. It is currently hearing selected oral evidence but it is still open to late submissions if you want to send one.

The second is the independent review of homelessness legislation published on26th April by Crisis. Again this is an in depth review by experts from across the spectrum of Local Authorities and third sector organisations. The focus here is on the legal duties owed to homeless people in England. Even though there is not complete agreement about the recommendations there is broad consensus and the appendix proposes detailed amendments to the current legislative position including the institution of a duty to prevent homelessness.

So far so good – and perhaps you are all thinking that we have been here before. The third element though is a minister who is engaging both with the sector and with the not so usual suspects. Marcus Jones may have got off to a rocky start at Homeless Link’s conference in 2015 but he has made up for it since. He has read the reports, visited projects, talked to people with experience of homelessness and seems to be genuinely committed to finding better ways to prevent people becoming homeless in the first place. Of course this is all on the back of changes that have already taken place in Scotland and are underway in Wales, but I don’t mind if we English are followers rather than leaders here so long as we get there in the end.

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There is a story about how, if you put a frog in a pot of cold water and slowly bring it to the boil, the frog doesn’t realise its danger until the water is close to boiling and the poor reptile has died. This is a really good analogy for the slow build-up of Britain’s housing crisis over the last 35 years. For most of the population – people who own their homes outright, are buying with a mortgage taken out some time ago, or who rent from their Local Authority or a Housing Association – the facts of the national housing crisis do not impinge on their daily lives.

There are three inter-related aspects to it – we do not have sufficient homes for the needs of our population; the homes we have are too expensive (whether to rent or to buy); we are not building new homes at a fast enough rate. None of these issues has been successfully tackled by any Government of any persuasion since the mid-seventies – and I have to admit to having little confidence that the plans put forward by the current Conservative Government will be any more likely to solve the problem.

So if we cannot rely on the Government to resolve the housing crisis, what can we do? If there was a single silver bullet it would surely have been deployed by now. Pretty much everything has been tried apart from massive investment by central government and that seems an unlikely prospect before 2020. So the answer is must be that we need to pick up on all the small (or even medium-sized)things that individuals, Housing Associations, Local Authorities, churches and communities can do. The focus has to be on incremental changes rather than big bold solutions; and, I think, on partnerships rather than solo developments.

It is no secret that many Housing Associations have been founded by churches or by groups of Christians, or that Christian philanthropists (think of Rowntree, Leverhulme and Octavia Hill) have been behind many of the innovations in social housing provision from the dissolution of the monasteries onwards. Inspired by this and encouraged by Archbishop Justin Welby’s speech to the National Federation,  Housing Justice have worked with the Centre for Theology and Community,  (funded by Chapter 1 and Quaker Housing Trust) to research and publish a report called, “Our Common Heritage”, which sets out the possibilities that could be realised if we can build on the shared heritage of the churches and of Housing Associations. In the report we identify six practical ways in which Housing Associations and churches are already working together and which could be replicated more widely:

  • Building social housing on church land (e.g. converting redundant church or vicarage sites)
  • Involving Church volunteers in support for Housing Association residents (everything from parent and toddler groups to job clubs)
  • Addressing the spiritual needs of Housing Association tenants (this often already happens for residents of supported housing for the elderly)
  • Campaigning together on housing issues (locally and nationally – and note that most church congregations include some Council members…)
  • Providing social housing for key church workers (e.g. youth workers)
  • Church investment in housing provision (an ideal form of ethical investment).

But it’s all very well to list what can be done – and even to give examples – the real question is how do we make this happen; how can we nudge, inspire and enable people and churches to join with Housing Associations to tackle the Britain’s housing crisis? One of the biggest barriers we found was ignorance – neither churches nor Housing Associations know enough about the other to think of them as natural partners.

I think there is a two step process needed here. The first step is to share information and stories about the reality of the crisis. The more we can talk about real life experiences of housing need and housing unaffordability, the more real the housing crisis will become for those who are lucky enough to have a secure home that meets their needs and that they can afford to pay for. The second step is for Housing Associations to consciously seek to work in partnership with churches and other faith communities, to do what we can. Housing Justice stands ready to facilitate these small steps that will begin to make the housing crisis history.

For more information or to download the report go to www.housingjustice.org.uk or call 020 3544 8094.

Housing in Britain is in crisis. We have a broken housing market where even rising prices – e.g. in London – do not cause sufficient homes to be built to satisfy our needs (every year around 100,000 more households are created than new homes are built). There are not enough homes of the right size in the right places at a genuinely affordable cost. So homes lie empty in one area while families live in appallingly overcrowded conditions in another. Private rents are rising out of control, subsidised by Housing Benefit, and more and more people are being evicted when their short-term tenancies end. The so called Bedroom Tax penalises people in social housing even when there are no smaller properties for them to move into. And changes to the benefit system are contributing to homelessness and housing insecurity.
Against this backdrop Housing Justice is helping parishes across the country take practical steps to make a difference. We know It’s a huge problem but it is one where even a small parish or joint churches project can make a big difference.
Ever since the Catholic Housing Aid Society was founded in 1956 we have been pursuing our vision – that everyone should have a home that truly meets their needs. Over the years we’ve changed our activities to meet the changing needs of people who need help with their housing. Where rough sleeping and sofa surfing are a big problem Housing Justice can help set up a Night Shelter to provide basic accommodation and food through the winter months – and link the shelter guests into local services to help them move off the street into proper accommodation. There are around 50 church and community Night Shelters across England and Wales but more are needed. (You can see some videos about Night Shelters in action on our website: http://goo.gl/cZnXK.)
Folk are always willing to help but often need some guidance about the best way to do so. That’s why every year Housing Justice trains thousands of volunteers who go on to help in Night Shelters, soup kitchens, day centres and drop ins. The next stage though is providing help for people who have just moved off the streets and into housing. Our Mentoring and Befriending project trains and supports volunteers (and helps set up new projects) to be mentors and befrienders for people who are newly housed. The volunteers help people settle in to their new life and new community in practical ways, doing things like negotiating the process of opening a bank account, writing an attractive CV, finding work or volunteering opportunities, and building new social circles. We run our own scheme in London (new volunteers are always welcome) and support projects across the country.
There are even ways in which a parish can make a difference to the supply of genuinely affordable housing in its community. The biggest contribution is through the work of our Faith in Affordable Housing team, Judith Derbyshire and Sharon Lee. These two dynamic women support parishes, dioceses and religious orders through the process of converting empty churches, presbyteries and other buildings into new social housing. There are some great examples of what can be achieved here: http://goo.gl/fpDmC. But if you don’t have a building or any land to spare there are still ways to have an impact. Even one person taking in a lodger or a buy-to-let landlord deciding to rent to a family claiming benefits or at a lower than market rent will make a difference to people living in your community.
If this article has inspired you to find out more a representative of Housing Justice will be pleased to come and talk to you, your group, your church or local churches together organisation. Or you can come to see us at one of the Roadshows we are holding this year. The first one is in Liverpool on 22nd May, then Birmingham on 12th June, and Rayleigh (Essex) on 28th June. At the roadshows there will be a chance to find out about the problem locally and nationally as well as to be informed about how you can make a difference.
Contact us on 0203544 8094 or email info@housingjustice.org.uk.
Website: http://www.housingjustice.org.uk

Even as an irrepressible optimist I am struggling to find any reasons to be cheerful about the prospects for homelessness and housing in 2013.
The seriously dark clouds on the horizon all relate to the impact of caps on benefits and changes to the welfare system. These clouds began to gather in 2011 but the hurricane will hit in 2013. The first gale will blow in in April when the Overall Benefit Cap is introduced, effectively removing any social safety net for families with three or more children and predicted to lead to increases in homelessness and overcrowding, especially in London.
Letters have gone out from Local Authorities to households they believe will be hit by this cap and at Housing Justice we have been sharing the pain as families and agencies contact us to see if we can help. Last week we were emailed by Sarah, a single parent, who wrote, “ I have received an eviction notice from my landlord. My rent is £350 a week so when the benefit cap comes in it will leave me with £150 a week to look after my three children, one aged three and twins nearly two, so he is doing it now before I get in arrears. There will be nowhere affordable to privately rent in Islington or surrounding boroughs. I am really scared, the only support I have is in Islington and my daughter goes to a Catholic Nursery attached to the church we go to. I have an appointment with Housing Options team tomorrow but I know its going to be very difficult to get a council house in the borough.” We were able to advise Sarah to ask about a discretionary payment, and but this will only buy a year’s grace before the situation arises again.
Also in April people of working age living in Council and Housing Association properties will begin to be charged for their ‘spare’ rooms (aka the bedroom tax). This will cause real hardship, especially in the Midlands and the North where there really are no smaller properties for people to move to if they wish to avoid this new tax.
Meanwhile homelessness is undeniably on the increase. The latest figures for street homelessness in London (CHAIN data for September and October 2012) show 26% more people were found sleeping out, and the most recent numbers for homeless households in England record nearly 53,000 households (including more than 75,000 children) as homeless and in temporary accommodation. Even more disturbing is the fact that there has been a 185% increase in the number of homeless families kept in B&B accommodation for more than six weeks. This is early evidence of a system close to breaking point and comes before any further side effects of the introduction of Universal Credit in October 2013, or holding the benefit increases to 1% regardless of inflation.
At Housing Justice we are also gathering evidence of the effects of the cuts in benefits already introduced. Since January 2012 people between 25 and 34 have no longer been allowed sufficient Housing Benefit to enable them to rent self contained accommodation. This change to the Shared Accommodation Rate is already beginning to bite. For example, Fiona was living in private rented accommodation in Haringey for a year, but when her benefit was reduced she was evicted. She ended up rough sleeping and was referred to the Outreach Team, but was not found because, for safety, she kept changing her sleeping place. She has been referred to a hostel but there is a waiting list, which means she will remain homeless for at least another two months.
It certainly feels like the Government is operating the opposite of an option for the poor in its efforts to reduce our national deficit.
So, apart from battening down the hatches how can we as Church respond? Firstly, through prayer for people who are bearing the brunt of these changes, people who are homeless or overcrowded or getting deeper into debt. And not just private prayer; these prayers should be articulated in our intercessions at mass Sunday by Sunday. Poverty and Homelessness Action Week (26th January to 3rd February) is a good place to start (resources available to download from http://www.actionweek.org.uk).
Secondly, through practical action, for example, providing food banks and night shelters, taking in lodgers, letting property to benefit claimants and working together with other denominations to maximise the use of our land and property in London for social and mutual housing projects, like cooperatives and community land trusts. In the same way that social housing in London in the 19th century was shaped by the actions of private philanthropists like Octavia Hill, there is an opportunity for the provision of genuinely and permanently affordable housing to be created through the gifting of church land and property to community land trusts or to housing cooperatives.
Finally, we need to raise our voices in protest against the unfair burden of cuts being placed on some of the most vulnerable in our society and in favour of the building of genuinely affordable housing in our communities. If the Church doesn’t speak up for the option for the poor that is a functioning social safety net, who will?
More ideas for practical action and protest can be found on the Housing Justice website: http://www.housingjustice.org.uk.

I hope that as you read this you are somewhere warm and comfortable and where you feel secure – or that at least you have somewhere like that to return to. Tens of thousands of our fellow citizens do not have this luxury. Rough sleeping, the visible iceberg tip of homelessness, has been increasing month on month for more than a year now. The first victims of the Coalition Government’s benefit cuts, people between 26 and 34 in age whose Housing Benefit no longer covers the cost of independent accommodation, have begun to turn up homeless at church-run drop ins. As the Night Shelters Housing Justice supports have opened for the new winter season they are quickly filling up with street homeless people, and with those who have run out of friend’s floors to sleep on.
And all this before the worst of the planned cuts in benefits have begun. All over our country there are families where a cloud has been cast over Christmas by the receipt of a letter informing them that from 1st April the money they receive will be cut by the Overall Benefit Cap. Whatever the size, ages and particular needs of the family they will be limited to £500 per week to pay for all their wants. People who were already making hard decisions about whether to heat their home or have sufficient to eat are now faced with the additional worry of whether to scrimp further to pay the rent or try to find somewhere else (somewhere smaller and cheaper) to live. This is the backdrop for the announcement by the Chancellor that benefit increases will no longer be linked to inflation but instead will be fixed at 1% for the next three years. If we really believe that, as the Psalmist says, the Lord hears the cry of the poor, then a thunderous roar must be rising up from Britain as so many poor and marginalised people are made to bear the brunt of cuts to reduce our national deficit.
But what are we to do? How should we respond? First with practical help and hospitality: we can give food, clothes and a warm welcome to the homeless, hungry and needy people who turn to our churches and charities for help and support. (There are more suggestions for practical help at http://www.housingjustice.org.uk.) Second with prayer, mindfulness and attention: be aware of the people around you at work, in the shops, in the street – recognise the dignity, the troubles, and the peace in them. Finally be prepared to stand up for those who are labelled as scroungers and shirkers – a truly fair society is one where poor and homeless people are the last to be scapegoated and penalised.

On the one hand there has been a housing crisis in London (and in the rest of England) for at least the last ten years. On the other, churches have a long history of both practical and campaigning responses to housing and homelessness. The situation we face today is as bad as it has ever been, and is set to deteriorate as welfare reform bites and the economy continues to flatline. But it’s not enough to be prophets of doom and gloom. Now is the moment to shine a light on housing, to challenge the morality of failing policies and to take whatever action we can ourselves to remedy the situation.
Failure to build enough homes each year to keep up with the growth in the number of households has finally combined with changes to the benefit system to create the perfect storm. We are now on the edge of a housing precipice the like of which has not been seen since the post WWII need to replace all the dwellings lost to bombing raids. The churches have always responded to housing need whether by providing basic food and shelter, by founding housing associations, or by offering advice and assistance. (Exactly the activities that the Catholic Housing Aid Society, one of the constituent bodies of Housing Justice, carried out from its foundation in 1956.)
Our motivations are a complex mix of humanitarian compassion, practical necessity (how do I help this caller at the vicarage door), and theological imperative (there are many Biblical references, but Isaiah 58:6 and Matthew 25:40 are good places to start). People in the pews (and even the pulpit) are just as likely as anyone else to have benefited from rising house prices, to be buy-to-let landlords, or to be struggling to match rising living costs with a falling income.
So on October 10th (World Homelessness Day) more than 80 people from a wide range of churches gathered to discuss how churches should respond to the deepening crisis of affordable housing in London; a crisis that is impacting most heavily on the poorest amongst us. We met against a backdrop of rising homelessness and an avalanche of impending welfare benefit changes. More and more people are sleeping on the streets – in July and August outreach teams met 1,869 people in London, up 17% from the same period last year. Meanwhile between April and June 2012 12,860 households (more than 36,000 people) were accepted by local authorities in England as homeless, more than 21% of them because their shorthold tenancy had come to an end. A report in Thursday’s (11.10.12) Manchester Evening News revealed that less than 1 in 4 properties available for rent were within the range of Housing Benefit, showing that the problem is more than a London concern. And at the Conservative Party conference ministers continued to heap blame and shame upon benefit recipients, with the Chancellor contrasting people who ‘sleep off a life on benefits’ with ‘hard working tax payers’ and suggesting that the whole of the welfare benefits bill is spent on people who are out of work, apparently forgetting that the majority of benefits go to people who are low paid, pensioners or sick and disabled.
A key concern is the unfairness of caps on Housing Benefit (in action now for over a year) which are forcing people out of their homes and failing to bring down rents. While economic and political orthodoxy has it that it was the removal of rent regulation in 1988 that caused the expansion of the private rented sector in Britain in fact several other factors were at work. Social housing was being rapidly shrunk by Right to Buy. Lending controls were removed and buy-to-let mortgages became available. Residential property became the most popular form of private investment and the social status of landlords has greatly improved from the days of Rigsby in Rising Damp. The experience of other countries, Eire for example, where rent regulation is successfully in operation, is that the key factor in increasing the supply of private rented accommodation is the confidence of landlords that they can remove unwanted tenants when necessary. The conclusion: rent regulation is a viable alternative to benefit capping as a means of reducing the Houisng Benefit bill.
So how should the churches respond? For effective change to happen we need to change the discourse in our society about both benefit claimants and about wealth gained through house price appreciation. This has to begin with listening to ourselves and altering how we speak of these things in our homes, churches and our media (even the Church Times!). So we need to remember that a homeless person may well be as clean, well read and abstemious as you or I and should not always be represented as dirty, ignorant and addicted. And that the wealth I have gained through the increasing value of my house is actually less the fruit of my labours than the banker’s bonus is of his – and less likely to be fairly taxed.
Churches (and individual Christians) can commit to campaigning for the household benefit cap in London to reflect average incomes (and higher housing costs) in London by the simple means of adding a London Weighting to the national average calculation, and for private sector rent increases to be limited to the annual increase in the Consumer Prices Index as a minimalist, but effective, form of rent regulation.
There is a real possibility for churches and denominations to work together to maximise the use of their land and property in London for social and mutual housing projects, like cooperatives and community land trusts. In the same way that social housing in London in the 19th century was shaped by the actions of private philanthropists like Octavia Hill, there is an opportunity for the provision of genuinely and permanently affordable housing to be created through the gifting of church land and property to community land trusts or to housing cooperatives. Here London churches would be following the example of rural areas, for example in the diocese of Salisbury glebe land has been used to create new social housing in villages.
Finally, a group led by Houisng Justice will investigate the possibility of setting up a new ethical Lettings Agency or Cooperative to allow small landlords to let to benefit claimants and formerly homeless people with a greater degree of ease and confidence.
Now is the moment for churches to once again rise to the challenge of a housing crisis. If we unite our voices, mobilise our resources and focus our activities we really can lift up the dignity of our fellow citizens who have the misfortune to claim benefits, challenge the unfairness of government policies, and take action to make a lasting difference to the provision of affordable housing. The question is, are you up for it?