Last week it was announced that an American businessman had bought a house in St James’s Park, near Buckingham Palace, for £95 million. As you might expect, the house has a pool, gym, staff quarters and private gardens. At the other end of the scale, the Institute for Fiscal Studies recently reported that 40% of 25 – 34 year olds are not able to afford a 10% deposit to buy the cheapest house in their neighbourhood. In London, approximately twenty years ago, 90% would be able to afford the deposit whereas today only 33% can afford the deposit. Because of the difficulty faced by people getting on to the housing crisis, newspapers have been talking about a housing crisis for some time.
A sign of the housing crisis is the high price of housing, signifying either excess demand or restricted supply. Focusing first on the demand for housing, for many years buying a house was an ideal way of building up wealth for potential homeowners, thus increasing the demand for housing. Not only did borrowers previously receive tax remission for mortgage payments, the price of houses increased more or less continuously and so one could borrow, knowing that when the mortgage was repaid, the increase in the value of the house would more than have covered the cost of the mortgage. More recently the Government introduced the ‘Help to Buy Scheme’ in 2013, (now extended to 2023) which lends, interest fee, up to 20% of the cost of a new build home (40% in London) to borrowers who have been able to raise a 5% deposit, meaning they only need a mortgage for 75% of the value. It has helped to finance the construction of 170,000 homes of which 140,000 have been purchased by first-time buyers. But it has been expensive, costing taxpayers nearly £8 billion since 2013, and providing considerable profits for house builders as demand increased more than supply, thereby pushing up prices. Another criticism has been that the scheme has not helped the low-paid since they have not taken as much advantage of the scheme as those with higher incomes. In addition, we are seeing that buyers of homes using the scheme who now wish to sell, have found that their property has fallen in value since future buyers are not eligible for the help to buy assistance. There have also been a number of suggestions to boost supply. These include allowing more building on green belt land and introducing measures (not yet introduced) to help older buyers down-size and therefore free up larger homes.
Why are we so concerned about declines in house building and house purchases? Apart from the social and political issues which result from people not being able to afford to buy their own house, having to pay excessive rents or sleeping on the streets, there are significant economic implications of a failing housing market. Firstly, if building slows, bricklayers, electricians, plumbers, etc, lose their jobs and firms making bricks, providing carpets, furniture, ovens, fridges, etc, also experience a decline for their products and services and subsequently cut back on labour. As a result, incomes fall and, given the multiplier effect, the impact on the economy will be significant. It is worth noting that the multiplier effect will be large since so much of the expenditure involved in housing is domestic – i.e. there is relatively little leaked out of the economy in the form of imports.
Another way in which the housing market affects the economy is that a poorly-functioning housing market, causing high prices in booming areas, makes it difficult for firms to expand their labour force because workers cannot afford to move into the area. A final issue occurs via the wealth effect – the idea that households’ consumption is determined not only by their income but also by their wealth. For most people, their house is the main source of their wealth. Therefore, a booming housing market makes existing homeowners feel richer and they therefore spend more, believing that they have less need to save since their increasingly valuable house is adding to the value of their assets. Since the financial crisis, the housing market declined. When house prices dropped, people felt poorer and therefore felt the need to save more. This reduced consumption at a time when aggregate demand was already falling, thereby exacerbating the problems faced by the economy.
However, recently, after ten years of decline, the number of mortgages issued has increased and there was the highest number of first time buyers last year for 12 years, according to the government’s annual English Housing Survey, published in January. The increase was linked to the Help to Buy scheme, loans from parents and grandparents and a relaxation in the mortgage market. However we have also seen the slowest growth in house prices for six years, possibly down to Brexit uncertainty and last year receipts from stamp duty (a tax on house purchases) fell, largely because of the slowdown hitting the top end of the market.