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	<title>Red Pepper &#187; Housing</title>
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		<title>Homes of our own: the growing student co-operative movement</title>
		<link>http://www.redpepper.org.uk/homes-of-our-own-the-growing-student-co-operative-movement/</link>
		<comments>http://www.redpepper.org.uk/homes-of-our-own-the-growing-student-co-operative-movement/#comments</comments>
		<pubDate>Sun, 15 Sep 2013 17:04:17 +0000</pubDate>
		<dc:creator>admin</dc:creator>
				<category><![CDATA[Housing]]></category>
		<category><![CDATA[Students]]></category>
		<category><![CDATA[Under the radar]]></category>
		<category><![CDATA[Sean Farmelo]]></category>

		<guid isPermaLink="false">http://www.redpepper.org.uk/?p=11287</guid>
		<description><![CDATA[Sean Farmelo is part of a group of Birmingham students involved in setting up a new student housing co-op]]></description>
				<content:encoded><![CDATA[<p><img src="http://www.redpepper.org.uk/wp-content/uploads/students-coop.png" alt="students-coop" width="400" height="535" class="alignright size-full wp-image-11289" />Students in the UK are coughing up an average of £69 per week to live in what are often tiny rooms in rented properties. This cost has been steadily increasing over the past few decades and most cities now have a student area in which houses kitted out with as many bedrooms as possible are hawked out to students often unaware of the rules and regulations that lettings agents are supposed to abide by.<br />
Students such as Michaela Christofi, one of our colleagues and a Birmingham University graduate, have found their houses neglected regardless of the extortionate rents they hand over to their landlords. ‘When our cellar was flooded with more than a foot of water in autumn, we asked our landlord to sort it out,’ Michaela told me. ‘After his visit, he reassured us: “It’s all sorted out now.” We found out after returning from Christmas that “sorted” meant locking the door down and pretending there wasn’t a festering lake underneath the house. No attempt was made at resolving the problem at all.’ Stories like this can be heard in most universities across the country, and the problem has gone largely unchallenged.<br />
Problems with rented properties and private landlords are not restricted to students; they extend throughout the rented property sector. Shelter reports that more than one in five families are now living in rented properties after a 72 per cent expansion in the number of privately-rented properties since 2001. Around 30 per cent of those families have experienced problems with their property or letting agents, while 72 per cent struggle with rents.<br />
It’s clear a solution to renting property is needed by many people across the UK, not just students. We believe the problem lies not just with unscrupulous landlords or letting agents, but rather with the idea of private property rental in the first place. Landlords are in the business of owning land and property, and making their money by renting it to those who can’t afford to buy their own.<br />
Our co-op will mean that the landlord’s profit can instead go towards improving our housing and reducing our rent. We will still pay a company, <a href="http://www.bchs.coop">BCHS</a>, for maintenance, repairs and help to manage our tenancies, but because of our status as members of the business that owns the property we will value our housing more and be directly in control of the rent, what gets mended and by whom.<br />
We plan to purchase two terraced properties with five beds each. These will be co-owned by students, who will be both members directly in control of the business, Birmingham Students Housing Cooperative, and tenants of the properties. Essentially we are attempting to make housing more affordable by removing landlords from the equation – eliminating what Marx dubbed the ‘parasitic class’.<br />
The residents will change regularly, with people moving out when their degrees are finished. Priority will be given to those who have an interest in promoting the co-operative model and are most in need of affordable housing. This will allow a large number of people to experience living in the houses and build a community over the years until eventually the mortgage is paid off. A future set of residents will then be able to make a decision to either expand the co-op or lower rents further. If the co-op were to fail, no student would be held liable for more than £1 as the business is incorporated as a company limited by guarantee.<br />
Our plans are just a small part of a growing student co-operative movement. Discussions have been held in Edinburgh, Warwick, Sussex and Leeds, with more groups and interested students getting together across the country with the intention of creating co-ops. June 2013 saw the initial gathering of a national network, Students for Co‑operation, with the intention to set up a support mechanism for emerging co-op groups and help them get their businesses off the ground. There is a real chance that adopting the co-operative model is something that could support students at a time when rising debt and high costs are discouraging increasing numbers of students from pursuing qualifications in higher education.</p>
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		<title>Squat rot: plans to extend squatting ban</title>
		<link>http://www.redpepper.org.uk/squat-rot-plans-to-extend-squatting-ban/</link>
		<comments>http://www.redpepper.org.uk/squat-rot-plans-to-extend-squatting-ban/#comments</comments>
		<pubDate>Sun, 25 Aug 2013 17:50:34 +0000</pubDate>
		<dc:creator>admin</dc:creator>
				<category><![CDATA[Housing]]></category>
		<category><![CDATA[Right to the City]]></category>
		<category><![CDATA[Lorna Stephenson]]></category>

		<guid isPermaLink="false">http://www.redpepper.org.uk/?p=11000</guid>
		<description><![CDATA[Last September squatting in residential properties was criminalised. Now there are calls to extend the ban to commercial properties. Lorna Stephenson reports]]></description>
				<content:encoded><![CDATA[<p><em>‘It is true that some of those who are homeless have squatted but this does not make them squatters. A typical squatter is middle class, web-savvy, legally minded, university-educated and, most importantly, society-hating.’<br />Mike Weatherley, Tory MP for Hove</em></p>
<p>Not content with having made it illegal for homeless people to put a roof over their heads in empty residential properties, the same people who brought us last year’s ban on squatting are now trying to extend it to empty commercial properties too. Fired up with the same sort of prejudiced misinformation that formed the backdrop to the original campaign to criminalise squatters, Mike Weatherley has tabled an early day motion in parliament to this effect. It had gathered 24 signatures as Red Pepper went to press, including the Labour MPs Paul Flynn and Mary Glindon and the Liberal Democrats’ Mike Hancock.<br />
While the sheer stupidity of some statements from supporters of the ban is almost comical (another from Weatherley on squatters: ‘these people are anti-capitalists and they shouldn’t be allowed to get away with it’), the consequences of the new law are no laughing matter. Campaigners such as SQUASH, (Squatters’ Action for Secure Homes) are still fighting to highlight the real issues at stake since section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act came into force last September.<br />
The opening quote from Weatherley was made to the local paper The Argus, in response to claims that the law he had so keenly promoted had resulted in its first fatality. Daniel Gauntlett, a 35 year-old homeless man in Kent, froze to death in February after police warned him not to enter an empty bungalow, due for demolition, on the doorstep of which he later died.<br />
So far, 33 people have been arrested under the new law, which makes it a crime to ‘trespass’ into a residential property with the intention of living there, punishable by up to six months in prison and a £5,000 fine. Ten were convicted, with three receiving custodial sentences, while research by squatting support networks such as Advisory Service for Squatters, SQUASH and the Squatters’ Legal Network has identified at least 108 people who have been displaced after being threatened with prosecution by police. Given that accurate figures are not readily available – many police forces are treating the offence as non-recordable – this is just the tip of what many groups working with homeless people believe could be a very big iceberg.<br />
What is clear is that in contrast to the images of ‘home stealing’ squatters conjured up in the imaginations of the media and politicians – caricatures resting on prejudiced portrayals of eastern European migrants and ‘feral’ middle-class youth – the law has disproportionately affected homeless and vulnerable people. This is exactly what opponents of the law, including homeless charities such as Crisis, Shelter and the Simon Community, had predicted.<br />
Of the three people jailed for squatting, all were genuinely homeless, vulnerable, and in one case struggling with substance abuse problems. As the SQUASH report <a href="http://www.squashcampaign.org/repeal-law/the-case-against-section-144-2/">The Case Against S144</a>, recently presented in the House of Commons, summarised: ‘As expected, a law that was introduced to “protect home owners” is, ultimately, putting homeless people in jail simply for trying to avoid rough sleeping.’<br />
The report is backed by lawyers, homeless charities, academics and MPs. The broader campaign includes MPs such as John McDonnell, who has tabled an early day motion to repeal S144. A chorus of 40 legal experts, most recently in a letter published in the Guardian, has reiterated the fact that previous laws already protected home owners and intended occupiers. There was no need to introduce additional criminal sanctions, and no justification for extending them further.<br />
‘There is no evidence that the law is being used to protect home owners, which it was claimed the law was for. No one has been arrested for squatting someone else’s home; it’s been for squatting empty properties,’ says SQUASH campaigner Gianni Barlassina. ‘What we’ve been saying all along is that squatting is a homelessness issue, not a criminal issue. It should be treated for what it is.’</p>
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		<title>David Harvey interview: The importance of postcapitalist imagination</title>
		<link>http://www.redpepper.org.uk/david-harvey-interview-the-importance-of-postcapitalist-imagination/</link>
		<comments>http://www.redpepper.org.uk/david-harvey-interview-the-importance-of-postcapitalist-imagination/#comments</comments>
		<pubDate>Wed, 21 Aug 2013 20:00:41 +0000</pubDate>
		<dc:creator>admin</dc:creator>
				<category><![CDATA[Capitalism]]></category>
		<category><![CDATA[Economics]]></category>
		<category><![CDATA[Housing]]></category>

		<guid isPermaLink="false">http://www.redpepper.org.uk/?p=10973</guid>
		<description><![CDATA[From housing to wages, David Harvey says examining capitalism's contradictions can point the way towards an alternative world]]></description>
				<content:encoded><![CDATA[<p><img src="http://www.redpepper.org.uk/wp-content/uploads/dh.jpg" alt="dh" width="460" height="299" class="alignnone size-full wp-image-10974" /><br />
<em>Five years ago next month Lehman Brothers filed for the largest bankruptcy in US history. Its collapse was to signal the beginning of the Great Recession – the most substantial world historic crisis of capitalism since the second world war. How should we understand the fundamentals of this system now in crisis? And, as it wages war on working people under the guise of austerity, how can we imagine a world beyond it? </p>
<p>Few have been as influential in answering these questions as Marxist geographer David Harvey. He spoke to Ronan Burtenshaw and Aubrey Robinson about these problems earlier this summer.</em></p>
<p><strong>You’re working on a new book at the moment, The Seventeen Contradictions of Capitalism. Why focus on its contradictions?</strong></p>
<p>David Harvey: The analysis of capitalism suggests that there are significant and foundational contradictions. Periodically those contradictions get out of hand and they generate a crisis. We’ve just been through a crisis and I think it’s important to ask, what were the contradictions that led us into it? How can we analyse the crisis in terms of contradictions? One of Marx’s great sayings was that a crisis is always the result of the underlying contradictions. Therefore we have to deal with those themselves rather than their results.</p>
<p><strong>One of the contradictions you focus on is that between the use and exchange value of a commodity. Why is this contradiction so fundamental to capitalism, and why do you use housing to illustrate it?</strong></p>
<p>All commodities have to be understood as having a use value and exchange value. If I have a steak the use value is that I can eat it and the exchange value is how much I had to pay for it.</p>
<p>But housing is very interesting in this way because as a use value you can understand it as shelter, privacy, a world of affective relations with people, a big list of things you use a house for. But then there is the question of how you get the house. At one time houses were built by people themselves and there was no exchange value at all. Then from the 18th century onwards you got speculative house building – Georgian terraces which were built and sold later on. Then houses became exchange values for consumers in the form of saving. If I buy a house and I pay down the mortgage on it, I can end up owning the house. So I have an asset. I therefore become very concerned about the nature of the asset. This generates interesting politics – ‘not in my backyard’, ‘I don’t want people moving in next door who don’t look like me’. So you start to get segregation in housing markets because people want to protect the value of their savings.</p>
<p>Then about thirty years ago people began to use housing as a form of speculative gain. You could get a house and ‘flip’ it – you buy a house for £200,000, after a year you get £250,000 for it. You earned £50,000, so why not do it? The exchange value took over. And so you get this speculative boom. In 2000 after the collapse of global stock markets the surplus capital started to flow into housing. It’s an interesting kind of market. If I buy a house then housing prices go up, and you say ‘housing prices are going up, I should buy a house’, and then somebody else comes in. You get a housing bubble. People get pulled in and it explodes. Then all of a sudden a lot of people find they can’t have the use value of the housing anymore because the exchange value system has destroyed it. </p>
<p>Which raises the question, is it a good idea to allow use value in housing, which is crucial to people, be delivered by a crazy exchange value system? This is not only a problem with housing but with things like education and healthcare. In many of these we’ve released the exchange value dynamics in the theory that it’s going to provide the use value but frequently what it does is it screws up the use values and people don’t end up getting good healthcare, education or housing. This is why I think it’s very important to look at that distinction between use and exchange value. </p>
<p><strong>Another contradiction you describe involves a process of switching over time between supply-side emphases on production and demand-side emphases on consumption in capitalism. Could you talk about how that manifested itself in the twentieth century and why it’s so important?</strong></p>
<p>One of the big issues is keeping an adequate market demand, so that you can absorb whatever it is that capital is producing. The other is creating the conditions under which capital can produce profitably.</p>
<p>Those conditions of profitable production usually mean suppressing labour. To the degree that you engage in wage repression – paying lower and lower wages – the profit rate goes up. So, from the production side, you want to squeeze labour down as much as you possibly can. That gives you high profits. But then the question arises, who is going to buy the product? If labour is being squeezed, where is your market? If you squeeze labour too much you end up with a crisis because there’s not enough demand in the market to absorb the product.</p>
<p>It was broadly interpreted after a while that the problem in the crisis of the 1930s was lack of demand. There was therefore a shift to state-led investments in building new roads, the WPA [public works under the New Deal] and all that. They said ‘we will revitalise the economy by debt-financed demand’ and, in doing so, turned to Keynesian theory. So you came out of the 1930s with a very strong capacity for managing demand with a lot of state involvement in the economy. As a result of that you get very high growth rates, but the high growth rates are accompanied by an empowerment of the working-class with rising wages and stronger unions.</p>
<p>Strong unions and high wages mean the profit rate starts to come down. Capital is in crisis because it’s not repressing labour enough, and so you get the switch. In the 1970s they turned to Milton Friedman and the Chicago School. That became dominant in economic theory and people began paying attention to the supply-side – particularly wages. You get wage repression, which begins in the 1970s. Ronald Reagan attacks the air traffic controllers, Margaret Thatcher goes after the miners, Pinochet kills people on the left. You get an attack on labour – which raises the profit rate. By the time you get to the 1980s the profit rate has jumped up because wages are being repressed and capital is doing well. But then there comes the problem of where are you going to sell the stuff.</p>
<p>In the 1990s that is really covered by the debt economy. You started to encourage people to borrow a lot – you started to create a credit card economy and a high mortgage-financed economy in housing. That covered the fact that there wasn’t real demand out there. But eventually that blows up in 2007-8.</p>
<p>Capital has this question, ‘do you work on the supply side or the demand side?’ My view of an anticapitalist world is that you should unify that. We should return to use value. What use values do people need and how to we organise production in such a way that it matches these?</p>
<p><strong>It would seem that we are in a supply-side crisis, and yet austerity is an attempt to find a supply-side resolution. How do we square that?</strong></p>
<p>You have to differentiate between the interests of capitalism as a whole and what is specifically in the interests of the capitalist class, or a section of it. During this crisis, by-and-large, the capitalist class have done very well. Some of them got burned but for the most part they have done extremely well. According to recent studies of the OECD countries social inequality has increased quite significantly since the onset of the crisis, which means that the benefits of the crisis have been flowing to the upper classes. In other words, they don’t want to get out of the crisis because they are doing very well out of it. </p>
<p>The population as a whole is suffering, capitalism as a whole is not healthy but the capitalist class – particularly an oligarchy within it – has been doing extremely well. There are many situations where individual capitalists operating in their own class interests can actually do things which are very damaging to the capitalist system as a whole. I think we are in that kind of situation right now.</p>
<p><strong>You have said often recently that one of the things we should be doing on the left is engaging our postcapitalist imagination, starting to ask the question of what a postcapitalist world would look like. Why is that so important? And, in your view, what would a postcapitalist world look like?</strong></p>
<p>It is important because it has been drummed into our heads for a considerable period of time that there is no alternative. One of the first things we have to do is to think about the alternative in order to move towards its creation. </p>
<p>The left has become so complicitous with neoliberalism that you can’t really tell its political parties from right-wing ones except on national or social issues. In political economy there is not much difference. We’ve got to find an alternative political economy to how capitalism works, and there are some principles. That’s why contradictions are interesting. You look at each one of them like, for instance, the use and exchange value contradiction and say – ‘the alternative world would be one where we deliver use values’. So we concentrate on use values and try to diminish the role of exchange values. </p>
<p>Or on the monetary question – we need money to circulate commodities, no question about it. But the problem with money is that it can be appropriated by private persons. It becomes a form of personal power and then a fetish desire. People mobilise their lives around searching for this money even when nobody knows that it is. So we’ve got to change the monetary system &#8211; either tax away any surpluses people are beginning to get or come up with a monetary system which dissolves and cannot be stored, like air miles.</p>
<p>But in order to do that you’ve also got to overcome the private property-state dichotomy and come to a common property regime. And, at a certain point, you need to generate a basic income for people because if you have a form of money that is anti-saving then you need to guarantee people. You need to say, ‘you don’t need to save for a rainy day because you’ll always be getting this basic income no matter what’. You’ve got to give people security that way rather than private, personal savings. </p>
<p>By changing each one of these contradictory things you end up with a different kind of society, which is much more rational than the one we’ve got. What happens right now is that we produce things and then we try to persuade consumers to consume whatever we’ve produced, whether they really want it or need it. Whereas we should be finding out what people’s basic wants and desires are and then mobilising the production system to produce that. By eliminating the exchange value dynamic you can reorganise the whole system in a different kind of way. We can imagine the direction that a socialist alternative would move in as it breaks from this dominant form of capital accumulation, which runs everything today.</p>
<p><small>The full transcript of this interview will be available in the autumn edition of the <a href="http://irishleftreview.org">Irish Left Review</a></small></p>
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		<title>Giving homeless young people a voice through theatre</title>
		<link>http://www.redpepper.org.uk/homereview/</link>
		<comments>http://www.redpepper.org.uk/homereview/#comments</comments>
		<pubDate>Thu, 15 Aug 2013 14:44:36 +0000</pubDate>
		<dc:creator>jenny</dc:creator>
				<category><![CDATA[Housing]]></category>
		<category><![CDATA[Theatre]]></category>

		<guid isPermaLink="false">http://www.redpepper.org.uk/?p=10931</guid>
		<description><![CDATA[Edd Mustill reviews Home, a play at the National Theatre Shed]]></description>
				<content:encoded><![CDATA[<p><iframe src="http://www.youtube.com/embed/3ggyPFwNw5g" height="315" width="622" allowfullscreen="" frameborder="0"></iframe></p>
<p>Nadia Fall&#8217;s Home is an example of just how powerful verbatim theatre as a medium can be when it&#8217;s done right. Set in an East London homeless hostel for young people, the play draws on over thirty hours of interviews with residents and staff in the sector.</p>
<p>Ruth Sutcliffe&#8217;s set takes the audience through the foyer of the hostel, and the script has the characters directly address us, as interviewers. They jostle with each other to tell us their stories, and we feel like interlopers, albeit welcome ones.</p>
<p>Among the characters we hear from are an Eritrean Christian fleeing religious persecution, an ex-resident who feels compelled to return to the place, and a cockney whose racist rant is undermined by mention of his Turkish girlfriend. Jade (Grace Savage), a pregnant woman who communicates entirely through beat-boxing, contributes to the varied soundtrack that keeps the show&#8217;s momentum through its less dramatic moments.</p>
<p>Here are people in all their complexities, co-existing in the no-man&#8217;s land of temporary accommodation. Home manages to make important points – that there are no council houses, that working-class young people in London are regarded with disdain by many – without losing it&#8217;s sense of place and time. We know this is East London, the riots of 2011 and the Olympics of 2012 cast their shadow. Underlying the whole piece is the death of a former resident, Daniel, who was stabbed in Stratford&#8217;s Westfield shopping centre.</p>
<p>“I&#8217;ll probably have two houses,” says Bullet (Shakka), when asked to describe his dream home. Just for a moment, it doesn&#8217;t seem so fanciful, because we have been taken into the characters&#8217; aspirations so convincingly. Certainly it&#8217;s less of a fantasy than the speech of the priest (Jonathan Coote) who presides over a memorial service to Daniel with an asinine prayer. I couldn&#8217;t help but think that he was a mirror for the National Theatre audience, the vast majority of whom looked and sounded far more like him than any other character.</p>
<p>Home deals with its subject matter without judgement, but not without sympathy. It is a surprisingly uplifting piece, which serves as an important contribution to the discussion about London&#8217;s &#8216;lost generation.&#8217;</p>
<p>Home runs until 7th September at the <a href="http://theshed.nationaltheatre.org.uk/events/home" target="_blank">National Theatre Shed</a>, box office 020 74523244.</p>
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		<title>Regulating the Rigsbys: the dodgy letting agents hitting the jackpot</title>
		<link>http://www.redpepper.org.uk/regulating-the-rigsbys/</link>
		<comments>http://www.redpepper.org.uk/regulating-the-rigsbys/#comments</comments>
		<pubDate>Mon, 03 Jun 2013 21:50:25 +0000</pubDate>
		<dc:creator>admin</dc:creator>
				<category><![CDATA[Housing]]></category>
		<category><![CDATA[Michael Pooler]]></category>

		<guid isPermaLink="false">http://www.redpepper.org.uk/?p=10266</guid>
		<description><![CDATA[Dry rot? Tough. You want your deposit back? No chance. Michael Pooler looks at how anyone with a phone line can become a private letting agent]]></description>
				<content:encoded><![CDATA[<p>In the 1970s sitcom Rising Damp, the character of Rigsby portrays the archetypal villainous landlord. Stingy, bigoted and ever-interfering in the affairs of his suffering tenants, he was a comic creation of the time and probably not too far removed from reality. If a writer were to script a similar series depicting the experiences of people in rented accommodation today, a worthy contender for the role would have to be a letting agent.<br />
For all the Thatcherite rhetoric of a ‘property-owning democracy’, the proportion of people living in the private rented sector has doubled over the past 20 years. It now stands at one in six households – up from 8 per cent in 1994 – or around 3.6 million people. This has led to the proliferation of around 15,000 letting agents who look after properties on behalf of landlords.<br />
They have come in for a bruising in recent months as a number of public bodies have rounded on seemingly widespread bad practices among a ‘profession’ which, despite its impact on millions of people, is not subject to any form of regulation.<br />
The UK’s main property watchdog, The Property Ombudsman (TPO), last year received 8,344 complaints about letting agents, more than double the 2008 total. More than half of these related to poor service, nearly a fifth were about unfair business practices, and 18 per cent concerned fees and deposits. Since TPO membership is voluntary, with only around 60 per cent of all practicing agents signed up to it or equivalent schemes, this may be just the tip of the iceberg.<br />
<strong>Sharp end</strong><br />
The experience of Keren Kossow, who lives in east London, ranks at the sharp end of the scale.<br />
‘We were living in a property with black rot under the floorboards and in the bathroom,’ she says. ‘My friend had damp all the way around her walls and a bed that was awful that nobody would bother to replace, even though we told the agent. They said, “You’re in a basement flat, that’s what happens.”<br />
‘There was paint peeling off walls and water down the back of her wardrobe. One housemate ended up with respiratory problems. After we left the landlord couldn’t rent it out for two and-a-half years due to its state.’<br />
Fixed-term contracts, usually of 12 months, can make it hard for people living in such conditions to break the tenancy agreement and leave due to the possibility of being pursued for the outstanding rent. Conversely, some tenants like Keren fear being forced out if they make a fuss; she hadn’t even heard of bodies such as TPO that monitor complaints.<br />
Robert Nichols, who works at the London-wide letting agent Edmund Cude, which has 5,000 properties in its portfolio, denies such malpractices are widespread and says a small minority are the cause of the bad press. ‘In many cases, tenants will complain to the letting agent when the fault actually lies with a cash-strapped landlord who is reluctant to make repairs,’ he says.<br />
But there is a growing trend of unscrupulous agents taking advantage of people’s ignorance of their rights, says Louise Hall, a solicitor at North Manchester Citizens Advice Bureau.<br />
She has seen parts of the city ‘detrimentally affected’ as a result of one or two roguish agents dominating the entire local market, leaving no alternative choice for renters. Some go so far as trying to kick people out of their homes without having followed the lawful procedure.<br />
‘We have to be on guard as to whether they will serve eviction notices properly. They don’t follow the rules properly, even though they know the law, and rely on people not getting advice. They are definitely trying it on more.’<br />
<strong>Lost deposits</strong><br />
More than 40 per cent of private tenants in the past three years say they have had their deposits withheld, or large deductions made on the basis of questionable cleaning services and repairs they say they could have done more cheaply. In a house with several tenants this can easily amount to thousands of pounds and on a national level it is estimated to have cost tenants £1.1 billion in the three years to 2012.<br />
Certainly, in some instances tenants fall into arrears or cause damage to property beyond normal wear and tear and landlords and agents are within their rights to reclaim costs. Nevertheless, most tenants are still unaware of mandatory schemes to protect deposits in the case of dispute, research by the housing charity Shelter found.<br />
Tim Hunt was fully aware of his rights but powerless to enforce them. He and his partner were due to move into a flat in south London but when the landlady suddenly cancelled the contract, the letting agent kept their £1,000 deposit – which somehow changed into a non-refundable management fee. Unable to pay for a lawyer, his efforts got him nowhere.<br />
He is not alone. Extortionate ‘admin’ fees average £540 per person, according to Shelter. They can include credit checks charged well above their actual cost and annual contract renewals, typically costing more than £100 and levied even when there is no change in the terms of the tenancy or improvements made to the property.<br />
These commonplace ‘drip-feed’ charges, made after a contract has been signed, have been slammed by the Office for Fair Trading, which called for clearer tariffs. And the social consequences were highlighted by the Local Government Association (LGA), a body that represents local councils, when it said that fees were preventing many young people from getting into their own accommodation. Yet so far this has fallen on deaf governmental ears.<br />
<strong>Letting agents and the law</strong><br />
As with any other trader, agents are subject to the ordinary laws of the land. They can be pulled up for offences such as fraud, harassment or failure to have a licence in the case of houses in multiple occupation. Local trading standards can investigate complaints and council housing departments can – and should – intervene when a house is not fit to live in.<br />
However, in contrast to estate agents and social landlords, there is no compulsory code of practice, legal route of redress or professional register, making it impossible for agents to be struck off even if found guilty of repeatedly breaking the law in their work. No qualifications are required and anybody with a phone line can set up shop.<br />
This anomaly fails to take into account the unique nature of a business that deals in people’s homes and has earned the private rented sector the moniker of the ‘wild west’ of housing.<br />
Keen to shrug off this image, industry bodies such as the Royal Institute of Chartered Surveyors (RICS) and the Association of Residential Letting Agents (ARLA) are pushing for regulation with a statutory underpinning. The Labour Party appears to back this.<br />
Of course, not all the ills of the private rented sector can be blamed on letting agents – plenty of properties are let directly by landlords without their involvement. However, the key difference is that while a single bad landlord may typically affect one or several households, a letting agent who doesn’t play by the rules has the potential to make thousands of people’s lives a misery.<br />
Despite growing calls for intervention, the government has repeatedly made it clear that there will be no regulation. It claims it would create too much ‘red tape’ for businesses – placing itself firmly on the side of the modern-day Rigsbys, and expecting the rest of us to grin and bear the rising damp.</p>
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		<title>Private tenants need protection</title>
		<link>http://www.redpepper.org.uk/private-tenants-need-protection/</link>
		<comments>http://www.redpepper.org.uk/private-tenants-need-protection/#comments</comments>
		<pubDate>Fri, 03 May 2013 21:41:10 +0000</pubDate>
		<dc:creator>admin</dc:creator>
				<category><![CDATA[Housing]]></category>
		<category><![CDATA[Jeremy Corbyn]]></category>

		<guid isPermaLink="false">http://www.redpepper.org.uk/?p=10263</guid>
		<description><![CDATA[Jeremy Corbyn MP explains why legislation is urgently needed to help tenants who find themselves at the mercy of private landlords]]></description>
				<content:encoded><![CDATA[<p>After years of seeing evidence of the horror stories my constituents have faced at the hands of private landlords, I recently presented a ten minute rule bill to parliament. Although the bill will not become law in the absence of government support, it is important that there is a draft available for campaigners and future governments to use as a template for reforming a deeply unjust system. Current legislation places a landlord’s right to make profit on an equal footing with a tenant’s right to decent, secure housing. These are not equal rights; the right to housing must take priority.<br />
The private rented sector has been largely ignored by parliament since tenant protection was removed by the Housing Act 1988. Until recently the sector was quite small; in 2001, only 7 per cent of people rented privately. But by 2011, this had risen to 17 per cent, and by 2025 it will be 22 per cent of the population. In inner city areas such as the one I represent in north Islington, a third of people now live in private rented accommodation.<br />
By far the most frequent issue raised by tenants is the difficulty in getting deposits returned at the end of tenancies. If a landlord or letting agency is legally challenged they frequently claim that it was in fact rent in advance or that it was being withheld to cover alleged damage.<br />
As well as dealing with this issue, my bill also provides for the enforcement of all environmental standards. Crucially, this includes energy efficiency, because privately rented accommodation typically costs much more to heat as well as having much higher rents – roughly three to four times local authority rents for similar properties. In addition, the bill would protect tenants by compelling landlords to carry out repairs and preventing them from evicting complainants.<br />
At present, if someone living in private rented accommodation complains to the local authority about poor standards, the lack of repair, the lack of insulation or the sheer refusal of the landlord to engage with the tenant, they may be rapidly evicted. They have no real redress in law to prevent that eviction, because the majority of private rented sector tenants are on assured shorthold tenancies lasting only six months. We need longer secure tenancies.<br />
I have been inspired by Digs, a private tenants’ campaign group in Hackney and Islington, who made an excellent submission to the communities and local government committee inquiry into the private rented sector. I support their proposals for secure five-year tenancies, a requirement for landlords to provide a valid reason for ending a tenancy, a public register of all landlords paid for from the Land Registry, a requirement for decent homes standards to apply to all rented accommodation, not just council and housing association homes, and full vetting of private landlords before they are permitted to let homes, including criminal record and tax checks, and previous warning letters from councils.<br />
I also support legislation to outlaw discrimination against benefit claimants, whereby many letting agencies refuse to allow anyone in receipt of a state benefit to apply for accommodation. Letting agencies are wholly unregulated. All those seeking to operate in the private rented sector should be registered and subject to basic regulation.<br />
The key requirement, ultimately, is that we should return to rent regulation by a process of fair rents set by local rent tribunals. That would bring about a sense of fairness in the system, not the excessive profit-taking that characterises the sector now.<br />
The current rent levels in all areas are high but in central London especially so. People on benefits are being forced out of their homes as the gap between the local housing allowance and rent is unbridgeable. It cannot be right that former council flats are being rented for three or four times the rent the local authority would charge.<br />
The previous housing minister once told me that he thought rent regulation was a very bad idea because it would damage the property market and that was the fundamental driver of economic success in this country. But other countries manage to regulate the private rented sector. Germany has full regulation, with virtually permanent tenancies and a very good standard of accommodation. Even New York, which last time I looked was pretty much a free market capitalist economy in every other respect, has a degree of rent regulation.<br />
We need to provide security, decent standards and reliable landlords for those who are unable to buy or to access local authority or housing association accommodation. Everyone needs security in their home, private sector tenants as much as anyone else.</p>
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		<title>US: Fighting foreclosures, making the banks pay</title>
		<link>http://www.redpepper.org.uk/us-movement-battles-foreclosures-and-evictions/</link>
		<comments>http://www.redpepper.org.uk/us-movement-battles-foreclosures-and-evictions/#comments</comments>
		<pubDate>Tue, 23 Apr 2013 10:00:29 +0000</pubDate>
		<dc:creator>admin</dc:creator>
				<category><![CDATA[Housing]]></category>
		<category><![CDATA[USA]]></category>
		<category><![CDATA[Saqib Bhatti]]></category>
		<category><![CDATA[Stephen Lerner]]></category>

		<guid isPermaLink="false">http://www.redpepper.org.uk/?p=9910</guid>
		<description><![CDATA[Stephen Lerner and Saqib Bhatti report on the scale of the housing crisis facing ordinary Americans post-crash, and the growth of housing justice and bank accountability activism across the US]]></description>
				<content:encoded><![CDATA[<p><img src="http://www.redpepper.org.uk/wp-content/uploads/us-housing.jpg" alt="" width="460" height="300" class="alignnone size-full wp-image-9913" /><small><b>Protesters target JP Morgan Chase in support of a family who faced eviction by the bank.</b> Photo: Slobodan Dimitrov</small><br />
There are two economic stories unfolding in the United States. One is that the stock market is soaring and the super-rich are again getting richer. The very people who caused the 2008 financial collapse have seen their wealth and power grow even greater. At an investor conference in February, JP Morgan Chase CEO Jamie Dimon even bragged: ‘We actually benefit from downturns.’<br />
Indeed, a recent study by Emmanuel Saez, an economist at the University of California, found that the top one per cent of income-earners in the US accounted for all of the pre-tax income gains during the first two years of the so‑called economic ‘recovery’ that began in 2010. The top six banks now control a larger swathe of the US economy than ever before. They hold 73 per cent of the total assets in the US banking sector and bankers at those six firms have taken home more than half a trillion dollars in bonuses and compensation since the bailout.<br />
The situation for most Americans is far grimmer. The scale of the devastation stemming from the 2008 crash is overwhelming. Americans lost $17 trillion in household wealth, including more than $6 trillion in homeowner equity. Latinos lost 66 per cent of their household wealth after the housing bubble burst and African-American households lost 53 per cent. Across the country, communities are facing devastating cuts to essential services as state and local governments struggle to fix budget deficits. Nearly 12 million families either have lost their homes to foreclosure already or are currently in foreclosure. Another 14 million are ‘underwater’ on their mortgages – meaning they have negative equity in their homes.<br />
This has spawned a growing economic justice movement that is working to keep people in their homes while building support for the idea that cities and municipalities should demand the renegotiation of the toxic deals they have with big banks that are strangling local government and public services.<br />
Groups such as Occupy our Homes, City Life Vida Urbana, the Alliance for a Just Society and the Home Defenders League are part of a growing network of community groups and labour unions that are resisting foreclosures and evictions, occupying homes and increasingly looking to use local legislation to write down underwater mortgages to current market values so people can save an average of nearly $7,000 a year in mortgage payments and stay in their homes. This housing justice and anti-eviction work is grounded in a broader campaign aimed at challenging the dominance and power of Wall Street banks.<br />
<strong>Creating jobs by fixing the housing crisis</strong><br />
The overhang of underwater mortgage debt is now one of the primary drags on the US economy and a key cause of the jobs crisis. Fourteen million families across the country owe $1.1 trillion more on their mortgages than their homes are worth. Even as Americans have seen their incomes slashed in the recession, they are stuck paying the banks inflated boom-era mortgages. If their mortgages were reset to fair market value, it would save the average underwater homeowner $574 per month in mortgage repayments. This would pump $95 billion a year into the national economy, creating around 1.4 million jobs.<br />
Because the investors who own underwater mortgages and the banks that service those loans have been unwilling or unable to write down these mortgages on their own, cities are now looking to take matters into their own hands. Under a plan being considered by cities including Brockton, Massachusetts, local governments would use their power of ‘eminent domain’ to force banks to take a haircut on underwater mortgages.<br />
The proposal calls for the cities to seize the underlying mortgage notes on underwater homes. The homeowner would get to stay in the house, but the ownership of the loan would transfer from the investor to the city. The city would pay market value for the loan, which would force the investor to absorb any potential losses. The city would then put the homeowner into a new loan with a reduced principal and interest rate. The city could either securitise the new loan and sell it to recoup its original investment or it could hold onto the mortgage and get paid back as the homeowner paid off the new loan.<br />
Cities have never had a problem using eminent domain to seize homes to make room for stadiums and highways. Using it to seize mortgages to save neighbourhoods, fix city budgets and reset mortgages to fair market value would help jumpstart economic recovery at the local level.<br />
<strong>Taking back what the banks stole </strong><br />
Cities, counties and union pension funds have started to sue to recoup the money they lost when 16 of the world’s largest banks illegally manipulated the Libor interest rate index. Public entities lost billions of dollars as a result of Libor fraud, and now there is a campaign underway to win that money back from the banks. Public employee unions have started to demand that cities stop doing business with banks that have broken the law and stolen money from taxpayers in the course of contract bargaining. Groups such as the ReFund California Coalition are demanding that elected officials claw back the billions that the banks stole from California taxpayers before there is any discussion about further cuts to services.<br />
Some of those leading this work are long-standing community-based organising groups, while others are direct offshoots of Occupy Wall Street. Working together they have influenced each other’s approaches and tactics. Occupy activists have a commitment to direct action and a willingness to risk arrest. Community groups often have deep ties in neighbourhoods and an understanding of the legal and financial details of the foreclosure process. Working together and learning from each other’s experiences has led to significant victories. For example, Occupy Our Homes is a direct outgrowth of the Occupy movement, while groups like the Alliance of Californians for Community Empowerment (ACCE) and Neighborhoods Organising for Change (NOC) are part of existing community-based organising networks.<br />
A number of these networks embrace direct action. National People’s Action (NPA) the Leadership Center for the Common Good (LCCG), the Alliance for a Just Society (AJS), and Right to the City all existed before the financial crisis. Each has affiliates and partners in cities across the country, operating under different names. The financial crisis has seen these groups grow, embrace direct action and nonviolent civil disobedience, and offer increasingly sophisticated analyses and critiques of how the financial system operates. Just as Occupy Wall Street was starting, these groups joined together to stage weeks of direct action around the country, which fed into, supported, and grew in conjunction with the Occupy movement.<br />
Other groups, such as Occupy Our Homes, the Home Defenders League and the New Bottom Line, were born after and in direct response to the financial crisis. All of them work together, support each other’s campaigns, and have helped spawn new emerging groups in cities around the country.<br />
Groups that have been fighting to hold Wall Street accountable over the past few years have developed a series of creative and effective tactics to stop foreclosures and force the banks to confront the devastation they have unleashed on our communities.<br />
<strong>Stopping foreclosures </strong><br />
Housing justice organisers have used some of the most militant and creative tactics to physically stop foreclosures and evictions. People have physically blocked sheriffs’ deputies – the law enforcement officers authorised to enforce foreclosures – from evicting families. Eviction blockades have successfully stopped many families from being thrown out of their homes. Hundreds have been arrested in such actions, and in some cases they have even faced down heavily armed SWAT teams trying to remove them. In Minneapolis a jury recently found home defenders innocent of trumped up felony charges that could have resulted in several years in jail if they had been convicted.<br />
In Atlanta and Minneapolis, Occupy Our Homes and NOC have set up encampments around homes threatened with eviction, using nonviolent civil disobedience to physically interfere with foreclosure. These have gone on for months, with many stand-offs with the police. In New York and San Francisco, people have disrupted foreclosure auctions by making a lot of noise to make it difficult for potential buyers to hear the auctioneer. This too has resulted in many arrests.<br />
These kinds of actions have stopped evictions and foreclosures in cities across the country, both helping individuals stay in their homes and increasing the ranks of people willing to directly interfere with the foreclosure and eviction machine. Occupy Our Homes has even developed a home defence manual that can be found on its website called ‘How to Defend Your Home’ that describes some of these tactics.<br />
<strong>Taking the fight to the banks</strong><br />
In addition to defending homes, campaigners have gone on the offensive against the banks for their role in destroying our communities. For example, after homes are foreclosed, they often sit vacant for months or even years. Vacant, foreclosed homes often become blighted, overrun with garbage and magnets for crime. Neighbours living in nearby homes are forced to suffer the consequences and local governments are forced to spend taxpayer dollars to prevent further deterioration. Communities are fighting back by collecting trash from these homes and ‘depositing’ it in the lobbies of foreclosing banks through a tactic called a ‘trash-in’. Members from Action Now in Chicago, Communities United for Action in Cincinnati, ACCE in California, 1Miami, and Occupy St. Louis are among the many who have used this tactic to force banks to deal with the neighbourhood impacts of foreclosure.<br />
Move-ins have been another effective tactic that have forced banks to directly confront the human impacts of foreclosure. When a family is fighting to save their home, groups such as Occupy Wall Street and ACCE move their furniture into the branch or office of the foreclosing bank, shutting down business as usual at the bank.<br />
 Groups across the country have also carried out actions where they deliver giant bills at bank offices and branches, demanding that the banks pay back the money they stole from the community through illegal or unethical business practices. Sometimes the bill is paired with a giant cheque from the bank to taxpayers that community members ask the bank manager to sign. When they refuse to pay, taxpayers can foreclose on the bank itself. Another version of this involves wrapping the outside of the bank with crime-scene tape when the bank refuses to pay up. Community members in Portland, San Francisco, Los Angeles, Minneapolis, and Chicago have all used variations of this tactic.<br />
Some of these tactics have also been targeted at industry gatherings and events. For example, Chicago’s Southsiders Organised for Unity and Liberation (SOUL) carried out an inside/outside action at the Mortgage Bankers Association convention. Sixteen SOUL members got arrested after setting up a living room inside the hotel where the convention was being held and refusing to leave, while hundreds rallied outside in the street and cheered them on. The American Bankers Association conventions in Chicago and Boston have been met with similar actions.<br />
The ‘too big to fail’ Wall Street banks are unrepentant, unpunished, unreformed, and unsustainable. However, for those very reasons, they are increasingly viewed by the public as criminal manipulators of the global financial system. This presents us with an opportunity to ask bigger questions about how the economy is organised. If we add up all of the different groups that are doing bank accountability work, from the fights to save homes to the campaigns to win back taxpayer money that the banks stole from us, we have the beginnings of a movement to challenge the domination of finance capitalism. The seeds are being planted and will grow into a broader movement fighting income inequality and demanding the redistribution of wealth and power away from the tiny elite that now runs the country.<br />
<small>Stephen Lerner is a labour and community organiser. He is the architect of the Justice for Janitors campaign and works on Wall Street accountability campaigns. Saqib Bhatti is a campaigner with the Home Defenders League.</small></p>
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		<title>Mythbuster: home truths about housing</title>
		<link>http://www.redpepper.org.uk/mythbuster-home-truths-about-housing/</link>
		<comments>http://www.redpepper.org.uk/mythbuster-home-truths-about-housing/#comments</comments>
		<pubDate>Mon, 22 Apr 2013 10:00:33 +0000</pubDate>
		<dc:creator>admin</dc:creator>
				<category><![CDATA[Housing]]></category>
		<category><![CDATA[Mythbusters]]></category>

		<guid isPermaLink="false">http://www.redpepper.org.uk/?p=9903</guid>
		<description><![CDATA[Red Pepper’s guide to the reality behind the housing crisis]]></description>
				<content:encoded><![CDATA[<p><img src="http://www.redpepper.org.uk/wp-content/uploads/myth-housing.jpg" alt="" width="460" height="300" class="alignnone size-full wp-image-9907" /><br />
<strong>Myth: Housing benefit is an over-generous handout to tenants </strong><br />
The Tories and the tabloids have made quite a fuss about the soaring housing benefit bill, which now stands at £23 billion. But the truth about housing benefit is that it is really ‘landlord benefit’.<br />
The cost of landlords providing accommodation generally increases very little each year. Yet thanks to the market, rents continue to rise. Landlords then charge whatever they think they can get away with. The extra money spent on housing benefit isn’t going to the tenants – it’s going to their landlords’ profits.<br />
The standard of housing doesn’t go up with the prices either. It’s a bad deal for the public purse, and a bad deal for tenants stuck in sub-standard homes.<br />
<strong>Myth: Housing benefit is mostly claimed by unemployed people </strong><br />
Contrary to the picture usually painted, housing benefit does not mainly go to unemployed people – in fact, 93 per cent of new claims for housing benefit in 2012 were from people with jobs.<br />
Overall, a quarter of recipients are retired, and many are disabled or carers.<br />
<strong>Myth: Public housing is subsidised</strong><br />
The vast majority of council homes were built decades ago, and the cost of building them has long since been recouped many times over by tenants paying rent to the council. There is no ‘subsidy’ – far from it, council housing is in fact a public asset that brings in more money for councils in rent than it costs in management and maintenance.<br />
Until last year the government was also taking a slice of the surplus cash – £200 million a year. Now that has been scrapped, but what the government stopped taking with one hand it took with the other, by ending major repairs grants and pushing mostly-fictional ‘historic’ housing debt onto the councils.<br />
When a council sells off homes, whether under the ‘right to buy’ scheme or to a housing association or similar, it is trading in a long-term asset for a (usually heavily discounted) short-term cash boost. Ultimately this means the public sector loses out. In contrast, if homes stay as a public asset, they can be borrowed against to support new investment.<br />
<strong>Myth: Migrants can jump the housing queue</strong><br />
This is one of the most pernicious myths, used to whip up racism by the likes of the BNP but not countered properly by the mainstream parties.<br />
The truth is that most recent migrants are barred from applying for social housing and have to rent privately. Migrants with long-term immigration status can apply but are treated in exactly the same way as British citizens. There is no ‘preferential treatment’ for migrants.<br />
Last year just 9 per cent of social housing lettings went to people who were not British citizens – and half of them were citizens of other EU countries.<br />
In reality, migrants who don’t have leave to remain in Britain are treated very harshly. Even if they are homeless, they cannot get short-term hostel accommodation. The only exception to this is if they have children – but while social services may provide somewhere short-term in these circumstances, their focus will generally be to try to deport the family back to their country of origin.<br />
Asylum seekers are not entitled to social housing. Indeed, they cannot get homelessness assistance or welfare benefits of any kind.<br />
<strong>Myth: Having children is a quick ticket to getting a council house</strong><br />
Again, getting pregnant gets you no special treatment in the housing system. The idea of women having kids to get posh homes is tabloid-fuelled nonsense.<br />
A pregnant woman might be entitled to temporary accommodation but only if she did not become ‘intentionally homeless’. Until recently, once in temporary accommodation she would be put on the housing waiting list – but unlike others on the list, refusing any offer of housing could get her thrown out. As a result, homeless households tended to end up in council homes that other people on the waiting list don’t want. Since last November, councils can send homeless households into private rented tenancies, so there is no longer any link between homeless households and the council’s waiting list.<br />
Any woman deliberately getting pregnant (and somehow getting herself made homeless without it appearing intentional) to ‘jump the queue’ would be setting herself up for a huge ordeal. She would face weeks in a hostel, months or years in temporary accommodation and would then be given one offer of a council flat or house, which she would be told that she could not refuse, whether she liked it or not. The reality is that it doesn’t happen.<br />
<strong>Myth: The problem is planning red-tape, causing a shortage of housing</strong><br />
Plenty of housing projects have been given planning permission – in England alone there are 400,000 potential homes with planning consent that have not been built.<br />
The real problem is that the private housebuilding firms have failed. During the boom they built tiny homes at inflated prices, and since the bust they have withdrawn from existing schemes and hardly built anything. Even where there is the will it is almost impossible to get the finance. A state programme of council house building, on the other hand, would break the logjam – and create jobs too.<br />
<img src="http://www.redpepper.org.uk/wp-content/uploads/property-wealth.jpg" alt="" width="200" height="419" class="alignright size-full wp-image-9908" />The number of homes being built is not the whole issue, though. Solving the housing crisis is not just about increasing the supply but redistributing what already exists. That doesn’t mean poor people’s spare bedrooms but the huge amounts of housing in the hands of second-home owners, people who live in mansions and the like. If housing were allocated by need, instead of ability to pay, the ‘shortage’ would rapidly disappear.<br />
Challenging this idea of scarcity is important, because it is one of the government’s key arguments for <a href="http://www.redpepper.org.uk/cant-pay-wont-move-resisting-the-bedroom-tax/">the ‘bedroom tax’</a>. They talk as if every possible home in Britain is occupied, and so the only thing we can do is use housing more ‘efficiently’ by fighting ‘under-occupancy’. It isn’t true.<br />
<strong>Myth: Selling off council housing redistributed wealth to working class people</strong><br />
Thatcher’s ‘right to buy’ did give some people some cash in the short-term – but the housing crisis shows we are still paying the price. Transforming housing from a public good into a private asset played a key part in fuelling the housing market speculation that ultimately led to economic bust and has left us all poorer.<br />
Wealth was quickly consolidated in private hands, as those who could qualify for mortgages and had cash on hand for deposits rushed into the ‘buy to let’ market. Now we have ‘Generation Rent’ stuck paying through the nose to private landlords.<br />
Today there are 1.8 million households on local councils’ housing waiting lists. It is no coincidence that this is the same as the number of council houses sold off since the start of ‘the right to buy’ scheme.<br />
<small>Thanks to Liz Davies, Duncan Bowie, Martin Wicks and Tom Walker</small></p>
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		<title>Can&#8217;t pay, won&#8217;t move: resisting the bedroom tax</title>
		<link>http://www.redpepper.org.uk/cant-pay-wont-move-resisting-the-bedroom-tax/</link>
		<comments>http://www.redpepper.org.uk/cant-pay-wont-move-resisting-the-bedroom-tax/#comments</comments>
		<pubDate>Sun, 21 Apr 2013 13:43:56 +0000</pubDate>
		<dc:creator>admin</dc:creator>
				<category><![CDATA[Housing]]></category>
		<category><![CDATA[Izzy Koksal]]></category>

		<guid isPermaLink="false">http://www.redpepper.org.uk/?p=9896</guid>
		<description><![CDATA[With a new raft of housing benefit cuts hitting this month, including the infamous ‘bedroom tax’, tenants are getting angry – and organised. Izzy Koksal meets some of them]]></description>
				<content:encoded><![CDATA[<p><img src="http://www.redpepper.org.uk/wp-content/uploads/bedroom-tax.jpg" alt="" width="460" height="300" class="alignnone size-full wp-image-9898" /><small>Illustration: Matt Littler</small><br />
<strong>London: ‘This has opened my eyes’</strong><br />
In freezing temperatures during the February half term, the young Counihan family and their supporters stand outside City Hall protesting for truly affordable housing in London. Led by 15-year-old Sarah Counihan and her mother Izzie, the group chant and sing the campaign song ‘You can’t kick this family out of Brent’ non-stop for two hours, attracting curious looks and support from passing tourists. In a letter they deliver to Boris Johnson, the Counihan children highlight their experience of homelessness and the need for affordable housing, and call on the mayor to stand up against the forthcoming housing benefit cuts.<br />
The Counihans know only too well the consequences of these cuts, which will see tens of thousands of people evicted from their homes, dumped in dilapidated and extortionate emergency accommodation and even sent out of the city entirely. Last April the family were made homeless by Brent council after declaring £18 a week income from a piece of land they had inherited in Ireland. Council blunders in dealing with their case saw the housing office cut their housing benefit completely, forcing the family from their home and into emergency accommodation.<br />
Izzie speaks incredibly openly about the enormous mental and physical strain this has placed on the family. Her 14-year-old son has a constant fear of being made homeless and her younger son has begun biting his hands and holding his breath. Her partner Anthony had to take nine weeks off work because he was only sleeping for three hours a night. Izzie herself has had to postpone an urgent hip operation because of living in temporary accommodation. She has been on valium and anti-depressants since last June.<br />
‘Today is a good day,’ she tells me, ‘but I can just envision so many thousands upon thousands of people either with depression or suicide [because of the housing crisis], you can really just feel what they’re going through.’<br />
A very low point was when the family was told they should leave London – a reality that will soon face thousands of families across the city. Izzie shows me an email from the housing office, which suggests that they look into ‘reconstructing a home on the land in Ireland’. The distress caused Izzie to overmedicate on valium. ‘I couldn’t believe it was even suggested, I found it very cruel.’<br />
Determined to stay and fight for a home in their home borough, the family started their campaign under the slogan ‘Housing for the Counihans, housing for all’. It is this campaign, which has built a strong network of people across Kilburn who provide practical and emotional support for each other, that has kept the family going, Izzie says. The Counihans have supported other local families with housing issues and are campaigning more broadly for truly affordable housing in London and against the forthcoming policies that will see people evicted from their homes.<br />
‘In terms of politics, before this happened I wasn’t aware, but this has opened my eyes to what’s going on,’ Sarah says. ‘In a way I’m happy that it has because now I feel like I’ve got a purpose to fight for something.’<br />
<strong>Leeds: Hands off our homes</strong><br />
When Liz received a letter last year telling her that she would be charged for what the government considers a spare room but is in reality used for her grandchildren to come and stay, she describes how she broke down into tears. She told her friend John about it, who said: ‘We’d better get Hands Off Our Homes up and running again.’ Leeds Hands Off Our Homes group began in 2006 to campaign against a PFI scheme in the Little London neighbourhood. The campaign fights for decent, secure and genuinely affordable homes for all. With the bedroom tax due to completely undermine this aim for 10,000 social tenants in Leeds the group has started up again, with the aim of creating a strong network of people to support each other and defend their homes.<br />
An old social club in Armley fills up with 50 local residents, aged from 20 to 80, waged and unwaged, disabled and able bodied. They sit down holding onto posters they had picked up at the entrance that say ‘Keep calm and stay put’ – a subversion of the near ubiquitous slogan that urges us to accept the status quo. The meeting begins with John providing background, listing the ‘options’ that people have been presented with in their letters from the council – downsize to a smaller property, take in a lodger, get more hours at work, pay the money. None of these are real options for anyone here, he states; the only realistic option for most people is to stay put.<br />
In Leeds, as is the case across the country, there are simply no one-bedroom properties for people to downsize to. Liz, following on from John, confirms this fact. She has looked every day for a one-bedroom flat in Leeds but they do not exist. She passionately describes her personal situation – the distress about possible eviction, which has turned into anger and a determination to keep her home and help others keep theirs. She suffers from numerous disabilities and describes how every day is a struggle for her; the ‘spare’ room allows her grandchildren to visit, which ‘keeps my spirits up’.<br />
The meeting is opened up for others to share their stories. People are hesitant at first, but take confidence listening to others speaking openly and honestly about their situations and what the bedroom tax will mean for them; soon a diversity of experiences are being shared. For many, this is a moving and significant experience as the individualising and isolating experience of reading the letter from the council becomes a collective problem that can be dealt with together. As well as describing their personal situations, links are made with the other welfare cuts and the long term housing and economic crises not of their doing. People resolutely assert their human rights to their homes regardless of what the law will say come April.<br />
Carole O’Keefe describes how she now feels ‘even more determined to maintain what I’ve got’. She was given her flat 12 months ago by the council after a four-year period of homelessness. She had been given a two-bedroom flat because nobody wanted to live in high-rise, the council told her. This, she says, was her ‘lifeline’ that she had been given when she had reached a point when she saw no reason to carry on. ‘It’s hard to keep warm, to get by, but I’ve made it my own home and I’m not prepared to give it up . . . I’ll barricade the doors,’ she says.<br />
But what can be done? The mass refusal of payment is raised: ‘If people en masse don’t pay because they can’t pay the council won’t be able to move 5,000-10,000 people. If people individually stay in their homes, the council will evict, if people stay around together like they are tonight – they won’t be able to.’ There was a unanimous vote for a further meeting, same time, same place, the following week, to get organising. The meeting ends and the room feels buoyant and determined from the emerging network of people that has just been created.<br />
I speak with Jeanette Sunderland, who worries that she will be forced to move twice. Her daughter is 18, so if they were to move to a two-bedroom house, Jeanette may face another move when her daughter moves out. This stress and upheaval of two moves at a time of life when she should be ‘chilling out and spending time with my grandchildren’ has been causing her sleepless nights and depression.<br />
‘I feel better now coming and talking to people,’ she says. ‘I was really getting depressed, really depressed and not wanting to go out or talk to anybody, but I feel a lot better coming and speaking with everybody . . . Even by talking you’re easing that pressure and you’re getting it out of your system as well. You talk and hopefully you’re helping other people as well.’<br />
<strong>Crawley: Nail in the coffin</strong><br />
Back down south, a full meeting of Crawley Council sees a packed public gallery mobilised by the Crawley Independent Tenants Association, which has begun organising on the bedroom tax. So far the association has held a series of meetings and is trying to make contact with the 1,000 people affected in the area. Although small in number, the group is growing rapidly as people affected by the tax look for ways they can do something about it. Crawley didn’t have an anti-cuts movement, Robin Burnham, their secretary, tells me, but this is changing now.<br />
Tonight, they are here to have their concerns heard and questions answered by their councillors, but a motion to extend the public question time due to the large audience is only just passed. Most councillors show little interest in hearing, let alone acting on behalf of their constituents on this issue. It is a national policy, which they cannot act on, they argue.<br />
Queenie, whom I meet in the foyer with her friend Yolanda, whispers angrily to me as she waves her hand in the air. Later, she remarks that the councillors are ‘slippery like fish’ as they avoid answering questions. She points to one of them: ‘When I told that woman that I was worried about being evicted, she told me to go to charity – she didn’t even say which charity, just “go to charity”.’ As the crowd attempts to hold their councillors to account, the mayor decides he has had enough of what he describes as ‘disorder’. He walks out of the chamber before the session is due to end, only to return ten minutes later to reluctantly answer four more questions.<br />
As the meeting ends, Yolanda says to me, outraged, ‘They didn’t answer any of our questions, I am so angry!’ Her outrage reflects the desperate situation she and Queenie are now in. Both women are on jobseeker’s allowance of £72 a week and, as Yolanda points out, since they are both over 50, they have had little luck in finding a job: ‘Nobody wants to employ us at our age.’<br />
Queenie is on JSA because she recently ‘failed’ an Atos test for her disability benefits. She was left without any benefits for a period of time and her friends had to pay her electricity bills. Why has the bedroom tax made people so angry, I ask, when the benefits system has already been failing you? ‘This is the nail in the coffin,’ she replies.<br />
<strong>Liverpool: Direct action gets satisfaction</strong><br />
Like Leeds, there have been regular meetings across Liverpool for tenants to come together and organise a network of tenants in the city. The Combat Bedroom Tax group makes its approach clear: ‘direct action gets satisfaction,’ its blog declares. At the group’s first public meeting in January, the message was ‘Can’t pay, won’t pay!’<br />
Adam Ford, who has been organising with the group, explains the importance of this approach: ‘Direct action has always been the way that working class people have been able to improve their living standards, or defeat attacks on their living standards. In the case of the bedroom tax, it is going to happen. Writing a letter or marching from A to B means nothing when people on the breadline are one month away from losing tens and hundreds of pounds per month. People have no choice but to say “can’t pay, won’t pay”, and collectively prepare for the consequences of that.’<br />
Since its first public meeting the network has been busy organising to turn this slogan into action. The group has already held a number of protests in the city. In February, 50 people took part in an occupation of Liverpool Mutual Homes against their complicity with the bedroom tax and their proposal that tenants could do ‘volunteer’ work to make up the shortfall of their rent. A march of hundreds, starting outside the One Vision Housing office, took over the streets of Bootle against the bedroom tax in what one participant described as ‘the first mass demonstration in Bootle for many years’. The network also paid a visit to Liverpool Mutual Homes’ welfare reform roadshow to correct any misinformation. Their emphasis on community organising, solidarity, and direct action has set the tone for the UK-wide campaigns, inspiring many other groups across the country.<br />
<strong>Glasgow: Like the poll tax</strong><br />
In Glasgow, the Govan Law Centre is pursuing a legal avenue to challenge the bedroom tax in Scotland. The centre’s ‘no evictions for bedroom tax’ campaign is petitioning the Scottish parliament to use devolved powers to amend housing law. This would mean that rent arrears caused by the bedroom tax are treated as an ordinary debt and therefore cannot be used as grounds for eviction by social landlords. Oxfam Scotland and Shelter Scotland are both supporting the campaign.<br />
As well as this legal route, public meetings have been organised in Glasgow where there has been ‘an awful lot of “can’t pay, won’t move” and talk of phone trees, which is what it was like in the poll tax,’ Jaki Paterson, who is involved in the campaign, told me. Paterson, her partner and their friend set up a Facebook event for a march in Glasgow. They had never been involved in a campaign before but were so angry about the injustice of the bedroom tax that they wanted to do something about it. She has been spreading the word about the march at the petrol station where she works: ‘Lots of my customers will be personally affected and it certainly makes working at the petrol station more interesting . . . Glasgow – it’s one of those places, isn’t it? Sweet talk through a lot of things, but then when something gets under your skin, that’s it.’<br />
But it isn’t just Glasgow – ‘that’s it’ is a feeling that can be felt across the UK. The bedroom tax is bringing people together and inspiring action in ways that go beyond the tax. As many of those involved in fighting the bedroom tax have said, this is just one aspect of the punitive welfare reforms and one exacerbating factor of the housing crisis. It’s not just about one ‘spare’ room, it’s about ‘housing for all’.</p>
<hr />
<h2>Where the cuts bite</h2>
<p><b>Bedroom tax</b><br />
The bedroom tax, or the ‘under occupancy penalty’ as it is referred to by out-of-touch politicians, will see social housing tenants of working age with so-called spare bedrooms lose 14 per cent of their housing benefit for one room and 25 per cent for two or more. On average those affected will lose £14 a week in housing benefit. The bedroom tax greatly undermines the security and affordability of social housing.<br />
This tax will affect the poorest and most vulnerable sections of society. A recent Joseph Rowntree Foundation study found that 29 per cent of people renting social housing are living in poverty before paying housing costs. Of the 660,000 people affected by the tax, two-thirds of households include a person with disabilities.<br />
<b>Council tax</b><br />
In April the government will abolish council tax benefit and shift responsibility for the new ‘council tax support’ regime, along with a 10 per cent cut in funding, to local authorities. Council tax benefit is claimed by 5.9 million families. However, under the new regime, many of the poorest households will be forced to pay the tax when previously they had been exempt, while others will see the amount they must pay increase.<br />
A study by the Resolution Foundation has shown that those not in employment may face paying between £1.80 and £4.90 a week from their benefits. Even the architect of the poll tax, Patrick Jenkin, has warned the government against repeating the mistakes of the past. Speaking to the BBC, the Tory peer admitted: ‘The poll tax was introduced with the proposition that everyone should pay something&#8230; We got it wrong. The same factor will apply here.’<br />
<b>Benefits cap</b><br />
Household welfare payments will be restricted to £500 per week (those receiving disability living allowance, working tax credit or war widow pensions will be exempt) from April 2013 for Bromley, Croydon, Enfield and Haringey, and autumn 2013 for the rest of the country. This will particularly affect those with three or more dependent children who are entitled to higher levels of benefits to reflect their additional needs.<br />
As well as not taking into account family size, the cap also does not make allowances for where people live. Larger families in urban areas, particularly London, where rents are particularly high, will be hit hardest. Councils are already looking at relocating some families to cheaper areas.</p>
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		<title>Tenant troubles</title>
		<link>http://www.redpepper.org.uk/tenant-troubles/</link>
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		<pubDate>Wed, 13 Feb 2013 10:00:58 +0000</pubDate>
		<dc:creator>admin</dc:creator>
				<category><![CDATA[Housing]]></category>
		<category><![CDATA[Right to the City]]></category>
		<category><![CDATA[Christine Haigh]]></category>

		<guid isPermaLink="false">http://www.redpepper.org.uk/?p=9401</guid>
		<description><![CDATA[The past year has seen the beginnings of a vibrant private tenants’ movement emerging. Christine Haigh reports]]></description>
				<content:encoded><![CDATA[<p><img src="http://www.redpepper.org.uk/wp-content/uploads/tenants.jpg" alt="" title="" width="300" height="457" class="alignright size-full wp-image-9405" />In July last year, radical housing group Housing Solidarity took up the case of three private tenants in east London who found themselves stuck at the centre of a dispute between the landlord of their new flat and the letting agent, Victorstone Property Consultants. The landlord had changed the locks, leaving the would-be tenants without their new home or the £3,451 they’d paid for rent and deposit. While they managed to recover some of the money from the landlord, Victorstone had held on to around £1,200 that it refused to repay. The money was only returned after Housing Solidarity organised scores of people to call, email and fax Victorstone. Within two hours the company had caved in.<br />
This is just one example of new groups using direct action casework, an organising model that had its roots in the unemployed workers movement of the Great Depression, when people organised to demand their basic needs were met by relief offices. Today, the model has been adopted by the London Coalition Against Poverty, whose members Hackney Housing Group and Haringey Solidarity Group’s housing action group have both won victories in cases where families were at risk of homelessness due to eviction by private landlords.<br />
With sky-rocketing rents for what is often poor quality and insecure accommodation, and those on low incomes being hit by no fewer than seven different cuts to housing support, it’s no surprise private tenants are starting to fight back. But historically, private tenants have been notoriously badly organised, lacking the community links and a common and publicly-recognisable landlord.<br />
And the problems of private tenant organising cannot be underestimated. Many private tenants don’t even know who their own landlord is, let alone whether there are any other tenants and if so where and who. Insecurity of tenure exacerbates the problem, as private landlords can easily evict ‘troublesome’ tenants.<br />
Although there have long been a handful of private tenants organisations, the rise in activism has been driven mainly by newer grassroots groups with a younger demographic and new ways of organising, communicating and taking action. Instead of replicating the committee meetings, annual reports, and formal structures of traditional tenants groups, these new groups generally work with more open structures and have much greater propensity to use social media and direct action tactics, often based on individual struggles.<br />
In May, concerned about the impact of housing benefit cuts on private tenants in the borough, the Haringey group organised a public event to bring people together. One of the outcomes was a specific focus on the problems faced by private tenants, inspiring actions such as a ‘community housing inspection’ of local letting agents, which exposed discrimination against housing benefit claimants, inflated fees, insecure tenancies and extortionate rents.<br />
2012 also saw the establishment of the vibrant Edinburgh Private Tenants Action Group. This has already seen success after its targeting of letting agents over tenants’ fees led the Scottish government to clarify that all such fees are illegal in Scotland. Again tailoring action to tackle problems faced by their members, in July the group converged at the offices of DJ Alexander, some of them in TV cop costumes inspired by the Beastie Boys’ ‘Sabotage’ video, and designated it a crime scene due to the illegal fees the agency was charging.<br />
Similar creative tactics were adopted by the Hackney private renters’ group Digs and other housing campaigners, who held an action in December to coincide with the national day of action called by UK Uncut. More than 50 people shut down a branch of Starbucks for an hour to hold a ‘housewarming party’ highlighting the cuts’ impact on access to decent housing.<br />
To date, most of the new groups have worked within existing structures, albeit in novel and often powerful ways, to deliver results. But there are clearly limits to this approach, and demands for reform, including rent controls, increased rights for tenants, such as greater security of tenure, and more stringent requirements of landlords, are already being made.<br />
But for many campaigners there is also recognition that the problems faced by private tenants cannot be tackled in isolation. The private rented sector is an expensive way to house people and delivers the worst outcomes in terms of decency and security, with the exception of temporary accommodation.<br />
So different groups are increasingly working together to call for more and better access to other housing tenures, particularly more social housing. They are situating calls for reform within a wider critique of the current housing system, and rejecting the market as a just or effective means of distributing access to this fundamental human right.<br />
<small>Illustration by Martin Rowson</small></p>
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