Is this renting’s watershed moment?

The problems of "Generation Rent" seem finally to be getting some political attention, but without more homes being built, renting will continue to boil over.

In a week that a parliamentary inquiry begins into the state of private renting, and official statistics confirm the seismic growth of Generation Rent, it’s starting to look like rental Britain is beginning to get the political attention it deserves.

More than nine million people now rent from a private landlord. With hundreds of thousands priced out of home ownership and unable to access social housing, renting is fast becoming the new normal. And figures this week finally confirmed that for the first time since the 1960s, more people rent their homes from a private landlord than from a council or housing association. More and more of us now understand the frustration of paying hundreds of pounds each month in "dead money" to landlords, for a home that we can’t make our own.

Last week, Shelter’s Rent Trap report painted the latest bleak picture of life for Generation Rent. While wages stagnate, rents are up in 83 per cent of the country; on average, renters are paying out £300 more each year. In some areas, that rises to more than £1,000 a year – and that’s on top of rents that are already higher than mortgage costs.

This is the rent trap: people can’t afford to buy, so are stuck paying high rents, leaving them with little left over for anything else - half have less than £100 after rent and bills. This means they’re not able to save enough for a home of their own - leaving them facing yet another year of renting. As homes remain increasingly unaffordable, this trap sucks in ever more young people who know that the dream of a place of their own is slipping away.  

But the rent trap isn’t just a social issue; it’s an increasingly political one too. Renters are an ever-larger political constituency, with many closely resembling the archetypical middle income voter. And for voters in marginal constituencies, renting is a bigger issue than ever.

Our report found that the cost of renting has increased substantially in a number of key electoral battlegrounds – meaning that prospective MPs will need to become more familiar with the realities of renting if they want to win or keep these seats. Renters in Solihull - a Lib/Con marginal - are paying almost £400 a year more in rent; Lab/Con marginal Thurrock saw rents increase by almost £300; and three way marginal Hampstead and Kilburn rents are up by more than £800. The subject of the newest by-election tussle – Chris Huhne’s Eastleigh seat – saw rents rise by 3.2 per cent over the past year – more than twice as fast as wages. Some might say: does it matter if people rent? It’s commonplace in Germany, and people seem perfectly happy renting there. Should we be worried about this trend?

The trouble is that renting in England isn’t set up to play the kind of role that it plays in Germany and other developed countries. Renting was deregulated in 1989 to provide flexibility for a mobile workforce – the Assured Shorthold Tenancy was introduced and 6-12 month contracts became the norm. Politicians at the time envisaged lots of young people moving around for work before they settled down, bought a home and had kids.

But that’s not the role that renting is playing now. A major part of the growth of renting in recent years has been from families with children – some 1.3 million families now rent. For these families, renting isn’t working. They’ll typically have short contracts, after which they can be asked to leave for any reason, or their rent can be increased with no upper limit. That’s far from ideal when you’re feeling financially squeezed – or when your children are starting a new school year without being sure of where they’ll be living come the summer holidays.

For years, successive governments have tinkered around the edges on renting. Politicians recognise that most don’t want to rent for the long term, so have focused on helping people into homeownership: guaranteeing 95 per cent mortgages, expanding shared ownership schemes. But these schemes aren’t going far enough – and this leaves families stuck in rented homes with no reassurance from government that things will ever improve.

It seems that some politicians are beginning to wake up to the new reality of renting. Boris Johnson has said he intends to pilot longer tenancies in London, and Conservative newcomer Jake Berry has made the case for them too. Meanwhile, Ed Miliband and Labour’s Shadow Housing Minister, Jack Dromey, have spoken about more widespread measures to make longer term contracts the norm, and called an Opposition Day debate on the issue in January.

This week, a Select Committee began sitting for an inquiry into the private rented sector, and Shelter gave oral evidence on Monday, telling the stories of the thousands of people who come to us for help with renting problems.

In the short-term, government needs to tackle the reality of rental Britain, because every indication shows that it’s here to stay. We’ve proposed the Stable Rental Contract: a five-year tenancy with predictable rent increases, which will give renters the certainty they can keep their children in a local school and plan their finances, while also helping reduce the risk of empty periods for landlords.

It’s good news that politicians are beginning to up their game – but they have to translate words into action, as voters will hold them to account. The truth is that the efforts of successive governments have not gone far enough in helping people on ordinary incomes get a decent, stable, affordable home.

The government needs a much bolder plan of action for helping people achieve this basic aspiration. The bottleneck of supply and demand is worsening. Without more homes being built, renting will continue to boil over. Rents will continue to rise; people will struggle even harder to put money aside; the dream of a home of their own will continue to slip away.
 

More than nine million people now rent from a private landlord. Photograph: Getty Images

Robbie de Santos is a policy officer at Shelter.

Photo: Getty
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In focusing on the famous few, we risk doing a disservice to all victims of child sexual abuse

There is a danger that we make it harder, not easier, for victims to come forward in future. 

Back in the 1970s when relations between journalists and police were somewhat different to today a simple ritual would be carried out around the country at various times throughout the week.

Reporters, eager for information for their regional newspaper, would take a trip to the local station and there would be met by a desk sergeant who would helpfully skim through details in the crime Incident Book.

Among the entries about petty thefts, burglaries and road accidents there would occasionally be a reference to an allegation of incest. And at this point the sergeant and journalist might well screw-up their faces, shake their heads and swiftly move on to the next log. The subject was basically taboo, seen as something ‘a bit mucky,’ not what was wanted in a family newspaper.

And that’s really the way things stayed until 1986 when ChildLine was set up by Dame Esther Rantzen in the wake of a BBC programme about child abuse. For the first time children felt able to speak out about being sexually assaulted by the very adults whose role in life was to protect them.

And for the first time the picture became clear about what incest really meant in many cases. It wasn’t simply a low level crime to be swept under the carpet in case it scratched people’s sensitivities. It frequently involved children being abused by members of their close family, repeatedly, over many years.

Slowly but surely as the years rolled on the NSPCC continued to press the message about the prevalence of child sexual abuse, while encouraging victims to come forward. During this time the corrosive effects of this most insidious crime have been painfully detailed by many of those whose lives have been derailed by it. And of course the details of the hundreds of opportunistic sexual assaults committed by Jimmy Savile have been indelibly branded onto the nation’s consciousness.

It’s been a long road - particularly for those who were raped or otherwise abused as children and are now well into their later years - to bring society around to accepting that this is not to be treated as a dark secret that we really don’t want to expose to daylight. Many of those who called our helpline during the early days of the Savile investigation had never told anyone about the traumatic events of their childhoods despite the fact they had reached retirement age.

So, having buried the taboo, we seem to be in danger of giving it the kiss of life with the way some cases of alleged abuse are now being perceived.

It’s quite right that all claims of sexual assault should be investigated, tested and, where there is a case, pursued through the judicial system. No one is above the law, whether a ‘celebrity’ or a lord.

But we seem to have lost a sense of perspective when it comes to these crimes with vast resources being allocated to a handful of cases while many thousands of reported incidents are virtually on hold.

The police should never have to apologise for investigating crimes and following leads. However, if allegations are false or cannot be substantiated they should say so. This would be a strength not a weakness.

It is, of course, difficult that in many of the high-profile cases of recent times the identities of those under investigation have not been officially released by the police but have come to light through other means. Yet we have to deal with the world as it is not as we wish it would be and once names are common knowledge the results of the investigations centring on them should be made public.

When it emerges that someone in the public eye is being investigated for non-recent child abuse it obviously stirs the interest of the media whose appetite can be insatiable. This puts pressure on the police who don’t want to repeat the mistakes of the past by allowing offenders to slip through their hands.  And so there is a danger, as has been seen in recent cases, that officers lack confidence in declaring there is a lack of evidence or the allegations are not true. 

The disproportionate weight of media attention given to say, Sir Edward Heath, as opposed to the Bradford grooming gang sentenced this week, shows there is a danger the pendulum is swinging too far the other way. This threatens the painstaking work invested in ensuring the public and our institutions recognise child abuse as a very real danger. 

Whilst high profile cases have helped the cause there is now a real risk that the all-encompassing focus on them does both victims of abuse and those advocating on their behalf a fundamental disservice.

As the public watches high -profile cases collapsing amidst a media fanfare genuine convictions made across the country week in week out go virtually unannounced. If this trend continues they may start to believe that child sexual abuse isn’t the prolific problem we know it to be.

So, while detectives peer into the mists of time, searching for long lost clues, we have to face the unpalatable possibility that offences being committed today will in turn only be investigated fully in years or decades' time because there is not the manpower to deal with them right now.

So, now the Goddard Inquiry is in full swing, taking evidence about allegations of child sex crimes involving ‘well known people’ as well as institutional abuse, how do we ensure we don’t fail today’s victims?

If they start to think their stories are going to be diminished by the continuing furore over how some senior public figures have been treated by the police they will stay silent. Therefore we have to continue to encourage them to come forward, to give them the confidence of knowing they will be listened to.

If we don’t we will find ourselves back in those incestuous days where people conspired to say and do nothing to prevent child abuse.

Peter Wanless is Chief Executive of the NSPCC.