The Housing Community Summit opened with a clear challenge: the government’s promise of a “decade of renewal” for social and affordable housing. A target of 1.5 million homes has been set for this parliament, but as one speaker dryly noted, “the length of that parliament is a movable feast.” For housing associations and sector leaders, the urgency is clear: get ahead now, or risk falling behind
More Than Bricks and MortarFrom the outset, the Summit struck a human tone. We were reminded that housing is not only about structures, but about belonging, security, and dignity. Quoting Frank Cottrell Boyce’s memories of a cramped but joyful childhood, the keynote speaker contrasted Dickens’ images of cosy refuge and bleak decay, to underline that homes should be havens – safe, nurturing, and integrated into vibrant communities.
That point resonated deeply with delegates. Housing associations, it was argued, must move beyond the reductive idea of being “just about houses.” Their mission is holistic: fostering community, promoting wellbeing, and ensuring every child and family has the foundation to thrive.
Kate Henderson, Chief Executive of the National Housing Federation, struck an optimistic note. She described the government’s 10-year, £39 billion capital programme as “transformational” and evidence of a generational shift in policy. Alongside new funding streams like the National Housing Bank, she argued this settlement gives the sector a chance to build desperately needed new homes and upgrade existing stock. The economic logic is also clear: social housing reduces welfare costs, prevents homelessness, and relieves pressure on public services such as the NHS.
Yet both she and Gavin Smart of the Chartered Institute of Housing cautioned that the sector is starting from a low base. Skills shortages, planning delays, and the ongoing squeeze on supported housing threaten delivery. Henderson pressed the case for emergency funding to keep supported housing viable, stressing its role for older people, domestic abuse survivors, and young people leaving care.
Ruth Curtis of the Resolution Foundation painted a sobering picture. Living standards have stagnated for two decades, with average annual growth collapsing from 3% to just 0.3%. Private renters, in particular, have seen incomes stagnate while housing costs swallow 35% of earnings.
Curtis welcomed the commitment to social rent – 60% of new affordable homes – but warned of scale. If past levels of investment had been maintained, England would now have an additional 618,000 social homes. The current plan, while positive, falls short of reversing decades of decline. She also flagged wider economic pressures: sticky inflation, rising unemployment, and fiscal constraints likely to push the Chancellor towards further tax rises in the autumn budget.
Rory Stewart brought a harder edge to the debate. While recognising the government’s progress, he warned of headwinds: weak growth, high debt, and the rise of populism. He argued that Reform UK’s steady polling gains, combined with Labour’s faltering popularity, could reshape the political landscape well before the 10-year plan has run its course.
Stewart was candid: new ministers can and do overturn existing priorities. He cited how Michael Gove reversed much of his predecessors’ housing policy. A long-term settlement may look impressive on paper, but with an election due within four years, the sector cannot assume stability.
His caution was echoed by Curtis, who contextualised the much-touted £39 billion. At £4 billion a year, it is significant in today’s fiscal climate but far from the post-war scale needed for true transformation. The test, she argued, is not the promise, but the delivery.
Amid the charts and policy debates, a series of powerful videos from housing associations reminded delegates why this work matters. A man spoke movingly about regaining independence after losing his leg, thanks to an accessible bungalow. Another resident described shared ownership as the key to securing a “forever home.” One woman admitted she cried tears of relief when offered her own front door after years of instability.
These stories underscored the Summit’s theme: housing is not abstract policy but lived reality. Each home built or refurbished changes lives—restoring dignity, independence, and hope.
The Summit crystallised both opportunity and challenge. On one hand, a generational policy shift has brought new funding, a focus on social rent, and cross-sector momentum. On the other, economic headwinds, political instability, and structural barriers – planning, skills, and construction capacity – threaten to stall progress.
Delegates left with a clear message: success depends on leadership, collaboration, and relentless advocacy. Housing associations must prove value for money, deliver tangible results, and ensure that the voices of tenants and communities remain central.
The government has set the stage for a decade of renewal. Whether the sector can turn that promise into a legacy will depend on more than targets – it will hinge on resilience, creativity, and above all, a shared belief that everyone deserves a safe, secure, and dignified home.
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