This year marks the thirtieth anniversary of the election of Margaret Thatcher and the legislation that epitomised her premiership, the Right to Buy (RTB). Enabling tenants to buy their own home brought to an end the post war and disastrous social democratic consensus that had allowed local councils to build and manage the huge housing estates that continue to blight our towns and cities today.
With the introduction of Mortgage Interest Tax Relief at Source (MIRAS), millions of people who had previously been trapped in badly managed estates were helped into home ownership and in doing so, people took a direct stake in the homes and estates in which they lived. The number of homes in owner occupation increased from 11 million to 17 million (increasing the share of owner occupiers from 54 per cent in 1981 to 67 per cent ten years later).
RTB is probably the single most important reform of the post war years to improve social mobility. Enabling people to acquire a capital asset helped them to escape the clutches of state dependence into the ranks of the middle classes. It has certainly been more successful than the education reforms (such as the abolition of the grammar schools and increased university numbers) which were specifically introduced to encourage social mobility.
Yet since the mid 1990’s there has been virtually no increase in the proportion of home ownership and in recent years the figure has even fallen as excessive house prices have priced first time buyers out of the market. Speak to anyone in their late 20’s, and they are likely to tell you a familiar tale – I would love to buy but can’t afford it. In many parts of the UK, it is virtually impossible for a young person to buy a home unless they have parents prepared to pump in equity. From the position we had a few years ago when home ownership was a ticket to prosperity and economic freedom, today it once again reinforces class division.
You would have thought that our politicians would be concerned about this but they don’t appear to be. Virtually no politician of significance makes a noise about the matter. Government, Tory and Lib Dem policies talk warmly about giving tenant’s part ownership in housing, which is welcome but won’t bring about the transformation that is needed. Indeed, most housing associations (and even private developers) have products that do this in any case.
With house prices falling again, there is another opportunity to make home ownership more affordable and accessible. Two things are desperately needed.
The most immediate need is that people must be able to access mortgages again. While we don’t want a return to the reckless lending of the boom years, the pendulum has swung too far in the opposite direction meaning that first time buyers with small but reasonable deposits are unable to access competitive mortgage rates. You won’t normally read this blog calling for Government intervention, but addressing this issue should become a priority for the nationalised banks (in the same way that Roosevelt incentivised mortgages – through the establishment of Fannie Mae and Freddie Mac - as a vehicle out of the Great Depression).
Secondly, we need to build more homes. We don’t need government intervention to do this – we need less. The biggest obstacle to private investment in housing in the medium to long term is the restrictive planning system. Labour’s centrally imposed housing targets have failed to address the issue but the Tory’s localist plans will be a charter for NIMBY’s to say no. De-regulation of the planning system, with greater freedoms for developers and landowners, is desperately needed. We should explore Planning Free Zones, where developers can build what they want, as they did at Canary Wharf in London Docklands (which ironically is the best planned urban area in the capital and which boasts the lowest car use).
It is this reason why politicians are too scared to champion home ownership in the modern age. While Margaret Thatcher had to take on the vested interests of local councils, the modern day champion of home ownership will have to take on the vested interests of the NIMBY, and no politician seems willing to do this.