Housing Needs Assessment 2006 - Westminster City Council

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Westminster – Housing Needs Assessment 2006Combined affordability:A household containing one person in employment is not eligible for a mortgage if the gross householdincome multiplied by 3.5 is less than the cost of the mortgage requirement. A household containing morethan one person in employment is not eligible for a mortgage if the gross household income multiplied by2.9 is less than the cost of the mortgage requirement.ANDA household is unable to afford private sector housing if renting privately would take up more than 25% ofits gross household income.This combined affordability measure will be used to assess affordability in the Basic NeedsAssessment Model. It is worth briefly noting the affordability of local households. The table belowshows affordability by tenure. The table shows that of all households in the City, 51.4% are unableto afford market housing (if they were to move home now). The differences by tenure aresubstantial. In total 92.4% of social and 68.5% of private tenants are unable to afford. These figurescompare with 18.3% of all owner-occupiers.TenureTable 6.2 Affordability and tenureUnable toaffordmarkethousingAffordabilityNumber ofh’holds% of h’holdsunable toaffordOwner-occupied (no mortgage) 4,101 21,668 18.9%Owner-occupied (with mortgage) 4,875 27,451 17.8%Council 11,950 12,197 98.0%RSL 10,931 12,477 87.6%Private rented 24,237 35,387 68.5%TOTAL 56,094 109,180 51.4%Source: City of Westminster Housing Needs Survey 2006The table below shows the tenure expectations of households that need or are likely to move homewithin the next five years that expect to move elsewhere in Westminster in comparison to what theaffordability measure indicates they will be able to afford. The table indicates that some 78.4% ofhouseholds that would like to buy a home in Westminster in the next five years will be able to doso, whilst only 37.0% of households that expect to move to a private rented home will be able toafford this tenure. The table also indicates that some 12.3% of households that expect a socialrented property are able to afford some form of market housing.PAGE 64
6. Financial information and affordabilityExpected tenureTable 6.3 Affordability and expected tenureAfford owneroccupationAfford privaterentAffordabilityUnable toafford markethousingTotalOwner-occupied 2,541 233 466 3,240Private rented 228 2,043 3,868 6,139Social rented 43 502 3,897 4,442TOTAL 2,812 2,778 8,231 13,821Source: City of Westminster Housing Needs Survey 20066.6 Assessing affordability – potential householdsThe Housing Needs Assessment ascertained whether or not potential households (namely personswho currently live as part of another household and commented on further in the following chapter)would be able to access the private sector housing market by asking the following question to thesurvey respondent:‘In your opinion, will they be able to afford suitable private sector housing in the City ofWestminster area (this can either be rented (excluding the use of housing benefit) orbought?’This would appear to be broadly in line with ODPM guidance which says:ODPMGuide‘It is difficult to estimate the incomes of future newly forming households. Unlesspotential household members are interviewed specifically, it is not practical tocollect complete income data relating to this group through a housing needssurvey. Even where the fieldwork includes concealed household interviews, thereare doubts as to the value and reliability of any income data which might becollected.’ [Section 4.4 (page 62)]‘One way around this problem is to substitute a subjective judgement about futurehousing prospects in place of a formal affordability test.’ [Section 4.4 (page 60)]It should be noted that this approach is used when assessing the ability of potential households toafford market housing in the balancing housing markets assessment in Chapter 12. Future estimatesof the needs from household formation are based on past trend information – an approach in linewith the ODPM guide.PAGE 65
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First Surveys MarketResearch13 Darw
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A12. Where do you and your partner
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D SPECIAL NEEDSD1. Do you or any of
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edroom(s)F5. How many bedrooms woul
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a) b)Like ExpectDetached house.....
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