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STEWARDSHIP AND RESPONSIBILITY: A Policy Framework for Private Housing in Scotland
CHAPTER SEVEN: CONCLUDING REMARKS
533. We were asked to undertake a wide ranging review of housing policy in the private sector focusing on condition and quality but also taking account of the house buying and selling process. We were also asked to look specifically at the private rented sector. We have taken the opportunity provided by the breadth of our remit to develop an approach that is comprehensive, clear about the desired outcomes and acknowledges that, while central and local government have roles to play, ultimately it is the decisions and actions of individual owners that will count most in raising the quality of the stock.
534. Our approach has been evidenced-based. We have used the data available from the 1996 Scottish House Condition Survey as effectively as possible and supplemented it with new research where this was felt to be necessary. In doing so we have added substantially to the body of evidence and understanding about the scale and nature of the problems in the sector. Overall it is clear that the condition of our privately owned housing has improved significantly in recent years. The problems of slum housing that previous generations sought to address have, to a marked degree, been eradicated.
535. Poor quality housing in the private sector is not, however, a thing of the past and we need to take steps to ensure good stewardship of existing housing so that it does not deteriorate to become the slums of the future requiring large scale public intervention and investment. The private sector now accounts for 7 out of 10 houses in Scotland and it is radically different from that of 30 years ago. Many of Scotland's minority ethnic communities are, for a variety of reasons, disproportionately found in the sector and the number of older and low-income owners has grown significantly in recent years. We have sought to ensure that our approach takes proper account of the needs and interests of these communities.
536. Across the sector as a whole, however, it is clear that owners in general do not always appreciate and pay proper attention to the need for regular repair and maintenance. Nor are they necessarily well equipped or assisted to organise repair works that they are aware need to be carried out. We have sought to develop an integrated set of proposals to help address these issues. Some of the ideas we have set out are not new, since we have listened to and learned from the experience of practitioners and sought to build on examples of best practice where we have found them. But we have also sought to identify new approaches and lines for policy development, which we hope, will prove fruitful as sources of new solutions in the future.
537. At its core, our report represents a challenge to all those with an interest in private sector housing:
- to the Scottish Executive to take the lead role in pursuing the implementation of our recommendations. In particular, to promote improvements in the house buying and selling system and to put in place, as soon as possible, suitable legislation, for example to modernise the Tolerable Standard, to develop a new statutory standard for the private rented sector, to introduce Housing Renewal Areas for area regeneration and to equip local authorities to plan and act to promote better housing quality. It should also support this legislative framework with effective funding mechanisms including a revised grants system and other types of practical assistance for owners; and with targets for achieving the standards we have set out. In short, the Executive should create a policy framework that encourages good stewardship of the private sector housing stock
- to local authorities to recognise the importance of their role in developing and implementing policies at the local level; to engage in a positive way with the private sector, particularly with private renting; and to develop a strategic and enabling approach based on working in partnership with other stakeholders
- to housing professionals in the private sector - lenders, surveyors, property managers, letting agents, solicitors and estate agents - to recognise the need for change and to be supportive of this, and in particular to help their clients - individual homebuyers, owner-occupiers and private landlords - recognise the need for investment in their properties. Private tenants must not be forgotten. Housing professionals and others who provide services to tenants need to help them to appreciate and exercise their rights but also to appreciate and exercise their responsibilities to be "good" tenants
- and above all to owner-occupiers and private landlords to recognise that regular investment in repair, maintenance and improvement is their responsibility, that it is required if their houses are to remain in good condition and if we are to be certain of passing on to future generations, a housing stock that is better than that we have inherited.
538. We believe that implementing the recommendations we have made will provide the basis for a significant improvement in the quality of Scotland's private housing and achieve a substantial improvement in the quality of life of many households and communities. Only the commitment of all interested parties - private individuals and institutions - can ensure that this happens. We must all respond to this challenge.
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