The Report of the Approved Housing Body Strategic Forum presents an ambitious and transformative vision for the AHB sector and sets out a detailed roadmap of policy development reforms to enable the realisation of that vision over the years ahead. The forum, which was established in December 2023, undertook a comprehensive review of the AHB sector and concluded its structured engagements and analysis at the end of 2024. These included a series of national workshops involving over 150 participants, broad stakeholder consultations and targeted research into not-for-profit housing association models in four peer European jurisdictions. The work also drew on the relevant recommendations of the Housing Commission and the priorities outlined in the programme for Government relevant to the AHB sector. This report represents the most detailed examination of the AHB sector ever conducted by the State. While the vision sets out the reform of the sector over the next decade, officials in my Department have been continually progressing policies to strengthen the sector since I came into office. Work is already under way on several policy development reforms outlined within the Report of the Approved Housing Body Strategic Forum, as committed to in the national housing plan, Delivering Homes, Building Communities 2025-2030. Furthermore, my Department will shortly establish a sectoral reform working group, involving key stakeholders, which will be tasked with progressing work on the more transformational policy development recommendations throughout the period of the national housing plan. Upon the conclusion of this intensive scoping and investigation phase, I will present regular policy development reports to the Government for consideration, outlining the feasibility, impacts and proposed implementation plan for the key structural recommendations. I am committed to advancing a sectoral reform programme that will enhance the positive impact of AHBs, address immediate sectoral challenges and support the transformation towards a more resilient, effective and efficient sector.
Sentiment score: 0.33
The Minister was in before the committee, but, more specifically, as the report has now been published, the Minister has established a special working sectoral group in this area. There were eight interlinked policy developments. The Deputy has referred to some of them. We want to get the AHBs to go more towards direct delivery to examine the reformed income model for the AHB social housing revolving fund, establishing an AHB sector restructuring sustainable fund and then capital funding to support more sustainability for larger AHBs. That is the area the Deputy is talking about - gearing, direct delivery and reclassification. The big issue here is that the Minister has done a body of work and wants to work with the sectoral group and, specifically, to look at the particular issue in terms of that gearing aspect. As the Deputy is probably aware, in terms of some of the larger AHBs, there is a body of work under way with the UCD Geary Institute and the Housing Alliance. They have allowed potential pathways in terms of the reclassification of some larger AHBs.
Sentiment score: 0.13
More specifically on the issue the Deputy has raised about turnkey developments, there is a process being initiated at the moment towards a call for proposals. Through the Department but particularly the local authorities, the State will define the location, the typology and tenure of housing needed as well as specifications and value parameters for any of the scheme proposals. The AHB proposals are aligned with our local authority housing delivery actions. This is about the AHBs getting more into direct build in that space. The other impact of that is that the issue, which has arisen with some people, of competing first-time buyers will be reduced. More particularly, we want to deliver 72,000 units over that period of time. Included in that is that we want the local authorities themselves to get into that self-build area more. If they exceed targets, there will be further funding coming to local authorities for other purposes.
Sentiment score: 0.13
The Deputy is keeping us busy tonight.
Sentiment score: 0.00
The HAP scheme continues to play a vital role in housing eligible families and individuals. At the end of quarter 2, 2025, over 128,500 HAP tenancies had been set up since the scheme commenced, of which 51,736 households were actively in receipt of HAP support. Under HAP,a tenant sources their own accommodation in the private rental market. This accommodation should be within the prescribed maximum HAP rent limits, which are based on household size and the rental market within the area concerned. Where a tenant’s circumstances change, including their household size, they should notify the relevant local authority. The local authority can then review the household circumstances, including in relation to differential rent charged and the relevant HAP rate to apply. Since 11 July 2022, each local authority has had statutory discretion to agree to a HAP payment up to 35% above the prescribed maximum rent limit, or up to 50% in the case of homeless households in the Dublin region. Additional flexibility was also given for local authorities to apply a couple HAP rate to single person households. Recognising that newer tenancies are at a higher cost than existing tenancies, the measure only applied to new tenancies. It is a matter for the local authority to determine if the application of discretion is warranted on a case-by-case basis and the level of discretion applied in each case. Local authorities are encouraged to focus the application of discretion on alleviating financial burden for HAP tenants wherever possible, particularly for those in difficult financial circumstances. I have recently approved a review of existing HAP rent limits to ensure there is sufficient support under the HAP scheme to assist eligible households in accessing accommodation in the private rental sector. My Department is currently finalising the parameters of this review. The Deputy Boyd Barrett might elaborate on the specific circumstances he was talking about.
Sentiment score: 0.17
It is good to see the Deputy back to his passionate best. The Department and the Minister are very aware of the pressures on existing tenancies and it is existing tenancies the Deputy is talking about. The particular issues around that are currently under active consideration by the Department and it is something we are actively looking at in terms of existing tenancies and affordability. I note the point. I do not know the particular circumstances regarding Sylvia. If the Deputy wants us to follow up with the local authority we will, if we can assist in any way. We recognise the point the Deputy has made.
Sentiment score: 0.18
If the Deputy wishes to send us on the details regarding, Sylvia, the lady he referenced he can. As I said earlier, the Minister and the Department are fully aware of the pressures people are under, particularly in terms of the Deputy's question around HAP. A review is under way in that particular regard. We note the point the Deputy is raising in terms of cost rental as well and it is something we will consider.
Sentiment score: 0.03
The management and maintenance of local authority social homes, including pre-letting repairs to vacant properties, implementing a planned maintenance programme and carrying out responsive repairs are matters for each individual local authority under section 58 of the Housing Act 1966. Local authorities are also statutorily required to ensure all their tenanted homes comply with the Housing (Standards for Rented Houses) Regulations 2019. Notwithstanding these obligations, my Department provides annual funding under the planned maintenance and voids programme to support local authority management and maintenance programmes. Since 2014 to the end of 2024, over 25,600 vacant social homes were brought back into productive use through an investment of more than €361 million. Some €31 million will be provided in 2025, supporting the refurbishment and re-letting of a minimum of 1,900 social homes, facilitating the quick turnaround of vacant homes and continuing the transition from a reactive voids approach to a planned maintenance approach. Funding will further increase in 2026 and, under a revised voids programme, will focus on the prompt turnaround of casual vacancies and reductions in the level of overall vacancy in the local authority housing stock, while also contributing to stock conditions surveys and supporting works arising from these surveys. This funding should complement local authorities' own resources, and should not be viewed as a substitute for local authority funding or for the requirement for adequate budgeting for housing management and maintenance by local authority officials and elected members as part of their annual budgetary process. Data on delivery under the 2025 planned maintenance and voids programme, and local authority allocations for 2026, will be available early next year. It is my intention to introduce a new voids programme with a renewed focus on prompt turnaround and re-letting of vacant units by focusing only on those works necessary to ensure compliance with the Housing (Standards for Rented Houses) Regulations 2019.
Sentiment score: 0.37
I thank the Deputy. I can see his passion. The Minister and the Department want to move to a planned maintenance programme, away from legacy. We want to bring all those units and homes up to a state of repair. The focus from now on will be about a model for planned maintenance such that houses can be re-let promptly, but ongoing works are being done to homes in order that when they become vacant, they are then in a reasonably good state and only a modest amount of work has to be done to re-let them. The Deputy will accept that one of the key problems is the length of time it takes local authorities to turn around voids to re-let them. The model is moving and I think the Deputy and I are on the same page on that. I expect it is something he would support. It is towards a planned maintenance model rather than a model that is just reactive when properties become vacant. We want to move to planned maintenance. The local authorities are doing surveys of all their stock to get to that point and that is a key body of work the local authorities are returning to the Department.
Sentiment score: 0.18
I have a couple of figures for the Deputy. A sum of €31 million is being given in 2025 towards voids and planned maintenance. It will be €40 million for next year, 2026. Furthermore, the intention is that local authorities will have these stock surveys done over the next four to five years.
Sentiment score: 0.00
We have to be ambitious about getting these surveys completed.
Sentiment score: 0.48
Ultimately, the key point is that there are two areas here. Number one, the local authority itself has rental income coming in, which is ring-fenced in terms of maintenance for its housing stock. Furthermore, the Department gives additional funding in that regard as well. But we have to move. Everyone talks about future-proofing and coming up with a model that will work into the future. I think the Deputy would accept that we need to get to a space where we have a plan maintenance rolling model rather than a model on voids alone.
Sentiment score: 0.10