Putting houses in order

Feb 1 marks a turning pointfor private rental standards, says Jan O’ Sullivan

THE housing market is undergoing the most significant and systemic change since the foundation of the State.

The challenge for Government is to support the transition to a mixed-tenure market that doesn’t prioritise one form of housing tenure over another, that recognises that household’s housing needs will change over time and that provides a safety net to assist the most vulnerable to find housing solutions that meet their need at a point in time.

The critical role of the private rented sector in this regard is explicitly recognised in the Government’s 2011 Housing Policy Statement.

Given the rapid growth in the size of the sector, from 156,000 households in 2006 to 305,000 in 2011 (as per CSO Census data), it is imperative that an acceptable set of minimum accommodation standards are applied in the private rented sector.

Over the last 20 years, since the first minimum accommodation standards were set down, our expectations as to what constitutes acceptable housing have advanced a lot.

Outdoor toilets, no hot water, fireplaces as the only heating source have been consigned to the past as today’s minimum standards cover a broad range of requirements from structural repair to sanitary facilities, and from heating and ventilation to the safety of gas, electrical supply and fire safety.

The first day of Feb 2013 is a particularly significant date in the ongoing drive to improve standards as the four-year phasing-in period that had been allowed for existing rented accommodation under the Housing (Standards for Rented Houses) Regulations, 2008 expires.

From Feb 1, all rented accommodation must have its own sanitary facilities, in a separate room, which means that the days of multiple rented units sharing a single bathroom are numbered.

Rented accommodation will also be required to have fixed heating appliances, controllable by the tenant(s) in every habitable room, adequate facilities for the hygienic storage, preparation and cooking of food as well as access to a washing machine and dryer.

The new regulations reflect the requirements of a modern rental sector and wider quality of life expectations.

Enforcement of these standards is a key challenge for the local authority sector but I am satisfied that the new standards regulations provide for a much strengthened sanctions and enforcement regime. The penalties for non-compliance with the regulations can amount to a fine of €5,000 and/or imprisonment for up to six months and local authorities also have the power to serve prohibition notices on properties which disbar the landlord from renting the property out until such time as it complies with the standards. Local authorities have an active programme of targeted inspections in place to ensure compliance with standards.

In 2011, for instance, more than 2,500 improvement notices were issued by local authorities and, while most compliance issues were addressed, 60 prohibition notices were served. Dublin City Council is particularly active in this regard and it has initiated in the region of 40 prosecutions in 2012 under the standards regulations.

This Government is committed to a tenure-neutral approach to housing and, as such, will continue to support the development of a strong, vibrant and well-regulated private rented sector.

Strong standards and robust enforcement, allied to an ever-more professional rented sector, will contribute to the creation of sustainable communities, equity of choice and decent living conditions. This must be our long-term goal.

*Jan O’Sullivan is Minister for Housing and Planning