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.

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John Major's double warning for Theresa May

The former Tory Prime Minister broke his silence with a very loud rebuke. 

A month after the Prime Minister stood in Chatham House to set out plans for free trading, independent Britain, her predecessor John Major took the floor to puncture what he called "cheap rhetoric".

Standing to attention like a weather forecaster, the former Tory Prime Minister warned of political gales ahead that could break up the union, rattle Brexit negotiations and rot the bonds of trust between politicians and the public even further.

Major said that as he had been on the losing side of the referendum, he had kept silent since June:

“This evening I don't wish to argue that the European Union is perfect, plainly it isn't. Nor do I deny the economy has been more tranquil than expected since the decision to leave was taken. 

“But I do observe that we haven't yet left the European Union. And I watch with growing concern  that the British people have been led to expect a future that seems to be unreal and over-optimistic.”

A seasoned EU negotiator himself, he warned that achieving a trade deal within two years after triggering Article 50 was highly unlikely. Meanwhile, in foreign policy, a UK that abandoned the EU would have to become more dependent on an unpalatable Trumpian United States.

Like Tony Blair, another previous Prime Minister turned Brexit commentator, Major reminded the current occupant of No.10 that 48 per cent of the country voted Remain, and that opinion might “evolve” as the reality of Brexit became clear.

Unlike Blair, he did not call for a second referendum, stressing instead the role of Parliament. But neither did he rule it out.

That was the first warning. 

But it may be Major's second warning that turns out to be the most prescient. Major praised Theresa May's social policy, which he likened to his dream of a “classless society”. He focused his ire instead on those Brexiteers whose promises “are inflated beyond any reasonable expectation of delivery”. 

The Prime Minister understood this, he claimed, but at some point in the Brexit negotiations she will have to confront those who wish for total disengagement from Europe.

“Although today they be allies of the Prime Minister, the risk is tomorrow they may not,” he warned.

For these Brexiteers, the outcome of the Article 50 negotiations did not matter, he suggested, because they were already ideologically committed to an uncompromising version of free trade:

“Some of the most committed Brexit supporters wish to have a clean break and trade only under World Trade Organisation rules. This would include tariffs on goods with nothing to help services. This would not be a panacea for the UK  - it would be the worst possible outcome. 

“But to those who wish to see us go back to a deregulated low cost enterprise economy, it is an attractive option, and wholly consistent with their philosophy.”

There was, he argued, a choice to be made about the foundations of the economic model: “We cannot move to a radical enterprise economy without moving away from a welfare state. 

“Such a direction of policy, once understood by the public, would never command support.”

Major's view of Brexit seems to be a slow-motion car crash, but one where zealous free marketeers like Daniel Hannan are screaming “faster, faster”, on speaker phone. At the end of the day, it is the mainstream Tory party that will bear the brunt of the collision. 

Asked at the end of his speech whether he, like Margaret Thatcher during his premiership, was being a backseat driver, he cracked a smile. 

“I would have been very happy for Margaret to make one speech every eight months,” he said. As for today? No doubt Theresa May will be pleased to hear he is planning another speech on Scotland soon. 

Julia Rampen is the editor of The Staggers, The New Statesman's online rolling politics blog. She was previously deputy editor at Mirror Money Online and has worked as a financial journalist for several trade magazines.