The cost-of-living crisis proved an unavoidable talking point during the first day of the annual NHF (National Housing Federation) Summit, dominating many discussions.
From NHF CEO Kate Henderson’s opening address, to smaller discussions on levelling-up and decarbonisation, the issue of escalating economic stress and the impact these pressures are having on social landlords and tenants was never far from the lips of delegates.
In her keynote, Henderson said: “This conference could not come at a better time for leaders…You are acutely aware of the challenges facing your residents as this time.”
She added: “The NHF won’t be blown off course.”
In a discussion on ‘weathering the storm’ and providing for communities, Lindsay Judge, research director at Resolution Foundation, spoke of the recent cost-of-living support unveiled by new prime minister Liz Truss.
“It’s very generous,” she said, “but doesn’t necessarily target the poorest households.”
Judge also addressed the issue of the social housing rent cap, which is currently being considered at 3%, 5%, or 7%, and which will come into effect in April 2023.
She said it was a “massively challenging” issue for housing associations.
She added that “it really is reasonable” to expect arrears to rise in the coming months.
The anxiety around the rent cap was also broached during an afternoon discussion between Kate Henderson and CIH (Chartered Institute of Housing) CEO Gavin Smart.
When asked whether she could contenance a 0% rent cap, Henderson said: “I could not do that because the viability of our members would be compromised.”
She added: “I think those percentages make social housing unviable in the main…0% would be incredibly difficult to continue to achieve.”
The recent passing of the Queen cast a sombre note on the day’s proceedings, with Baroness Diana Warwick holding a moment’s silence in her memory.
There was also a moment of remembrance for St Mungo CEO Steve Douglas, who passed away in May at the age of 57.
Diana Warwick’s final address
The day also saw Baroness Warwick deliver her final Summit address as chair of the NHF.
Baroness Warwick delivered a summary of her time as chair of the NHF, highlighting what she saw as the most pivotal events and campaigns during that period.
She mentioned the sector’s “incredible response” to the COVID-19 pandemic and the efforts it has made, particularly in recent years, to improve equality, diversity, and inclusion.
However, she also drew attention to the unfavourable headlines the sector has made in recent years, particularly in regard to issues of housing quality.
She said: “We know we have further to go – some of our homes and services are falling short of the high standard we expect…and that our tenants deserve.”
Baroness Warwick made particular mention of the Grenfell tragedy, saying: “We must never forget the 72 people who lost their lives on 14 June 2017.”
Maggie Galliers will succeed Baroness Warwick as chair later this month.
Image credit: Housing Digital
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