1. The Hidden Crisis of Homeownership Tales from County Durham Lee Forster-Kirkham @lfk501 lee.forster-kirkham@citizensadvice.org.uk 07974 090419

2. Project overview Part of a wider Citizens Advice housing project exploring the numerous and complex local housing problems across England and Wales. Research focused on eight parts of the country that are experiencing a range of different housing concerns. Qualitative project led by local staff & volunteers- a new way of conducting research at Citizens Advice- using ‘on the ground’ expertise and local knowledge. Research focuses on people’s lived experiences of these varied crises.

3. Research sites Exeter- The impact of studentification in a university town Blackpool- Legacy of the faded tourist economy on the housing market. Particular focus on single private renters and B&B owners. Crawley- The sustainability of a post-war New Town three generations on. Pembrokeshire- The different dilemmas faced by low-income private renters in the county’s rural areas compared to its towns.

4. Research sites continued… Conwy- An examination of the costs of setting up a privately rented home, including deposits and agency fees, and the barriers that these costs create. Enfield- Quality and affordability of the private rented sector in an extremely socio-economically polarised London borough. Dorchester- Security, affordability and the discrimination of particular groups (e.g. tenants in receipt of LHA, pet owners) in the private rented sector.

5. County Durham context Huge variation in scale of deprivation- most deprived locale is 102 nd in the country, whilst least deprived is 32,094 th (out of a total 32,482). Unemployment is higher than the national average at 8.7% (compared to 6.8% nationally) Average earnings are low at £387 per week compared to £518 nationally 242 RTB Sales in County Durham 2009-2014

6. Homeownership: Housing choices, hidden costs? Legacy of the Right to Buy: Long and short- term decision making Long-term: Take up RTB in order to have property to pass down to children. Short-term: Monthly mortgage payments lower than rents...BUT hidden consequences for affordability…

7. The ‘maintain/retain’ double bind: The struggle to maintain Major consequence of leaving social rented sector to enter homeownership- suddenly responsible for repairs and maintenance. Many properties sold under RTB were in need of repairs and updating. Cost of maintaining their homes out of reach for many low-income homeowners; threat of mortgage arrears.

8. The ‘maintain/retain’ double bind: The struggle to retain Our participants also spoke of the struggle to retain their homes, leading to mortgage arrears, and in some cases dispossession. There were two main triggers for this: – Unaffordable maintenance costs. – Unexpected change of circumstances, e.g. family breakdown, ill health.

9. Home Truths: Moving beyond traditional housing pathways Acceptance needed that homeownership is not always the right choice. Case study: Pam, single grandmother, faced with crippling mortgage debt. Rather than continue to struggle with spiralling arrears and the threat of forced eviction, chose to contact her local authority and access social housing ‘Your roof’ vs. ‘A roof’- homes can become inappropriate for their inhabitants- must accept and make easier transitions out of, as well as into, homeownership when appropriate