The Housing Stock Of The United Kingdom
www.bretrust.org.ukThe Housing Stock ofThe United KingdomJustine Piddington, Simon Nicol, Helen Garrett, Matthew Custard
2The Housing Stock of The United KingdomExecutive summaryThere is a regular call for statistics on the United Kingdom(UK) housing stock, usually to compare them with statisticsof other European or world nations. This is, however, notstraightforward, as they have to be compiled from the fourseparate housing surveys of England, Scotland, Wales andNorthern Ireland. The four surveys are undertaken overdifferent timescales, with different sampling criteria andsurvey instruments. Even questions that appear similar areoften subtly different. Scotland and Wales do not includevacant dwellings whereas England and Northern Ireland do.Nevertheless, key information which describes the housingstock of the four nations is comparable.This report is a follow-up to the BRE Trust publication‘Housing in the UK’, which used data from the four nationalhousing surveys when they were last aligned in 2008.This update uses the latest published survey data and thereference year is ‘2017’.To compile this report, a UK dataset has not been created.Rather, the published findings from the latest national reportshave been taken and combined. This ensures that (unlessotherwise explained) there are no contradictions betweenthe UK and individual national reports and that, if more detailis required, these can be obtained through the publishednational reports and referenced back to the UK picture.The results show that there are subtle differences betweenthe housing stocks of the four nations. Scottish workers’housing was traditionally provided in tenements ratherthan terraces, and flatted accommodation still dominatesin urban areas. Northern Ireland has a much higherproportion of bungalows. The revolution in home heatingpowered by North Sea gas in Great Britain passed NorthernIreland (and many rural areas) by and the main form ofheating there is still from expensive fuel oil.The UK has the oldest housing stock in Europe, and mostlikely in the world. This is largely due to the legacy ofdwellings built during the industrial revolution, which stillform the backbone of our urban areas today. While stillwidely valued, these homes present challenges in makingthem healthy, safe and suitable for the future. Wales hasthe oldest, and poorest, housing stock in theUK; Northern Ireland the youngest and leastlikely to contain health and safety hazards.The UK housing stock is changing veryslowly over time and it is clear thatsubstantial replacement by newbuild is3The Housing Stock of The United Kingdomnot an option. Improving our existing dwellings does not, however,need to be overly expensive and has multiple benefits to society as awhole, both economic and social. It is also more sustainable.The report concludes that investments in national housing conditionsurveys will pay for themselves time again in well-informed, fundedand targeted housing policies that will ultimately deliver social andeconomic benefits. All the better if these surveys have comparablemethodologies and timeframes.ContentsAcknowledgementsThis report was funded by the BRE Trust.The authors would like to thank the following for their guidance andadvice:– Reannan Rottier and Stephanie Freeth of MHCLG– Gowan Watkins of the Welsh Government– Jahnet Brown of the Northern Ireland Housing Executive– Diarmuid Lloyd and Adam Krawczyk of the Scottish Government1. The need for statistics on the UK housing stock4and the following for providing images of housing in Denmark andAfrica respectively:2. The UK housing stock14– Anders Gade Jeppesen of BL Danish Housing3. Housing quality and condition224. Comparisons between the UK and other nations315. The future housing stock of the UK386. Conclusions427. References43– Gwyn Roberts of BREAny third-party URLs are given for information and reference purposesonly and the BRE Trust does not control or warrant the accuracy,relevance, availability, timeliness or completeness of the informationcontained on any third-party website. Inclusion of any third-partydetails or website is not intended to reflect their importance, nor is itintended to endorse any views expressed, products or services offered,nor the companies or organisations in question.Any views expressed in this publication are not necessarily thoseof the BRE Trust. Every effort has been made to ensure thatthe information and guidance in this publication were accuratewhen published, but the Trust can take no responsibility for thesubsequent use of this information, nor for any errors or omissions itmay contain. To the extent permitted by law, the BRE Trust shall notbe liable for any loss, damage or expense incurred by reliance on theinformation or any statement contained herein.
4The Housing Stock of The United KingdomThe Housing Stock of The United Kingdom51.2 A short history of UK nationalhousing surveys1. The need for statisticson the UK housing stock1.1 IntroductionThere is a regular call for statistics on the UK housing stock,usually to compare them with statistics of other Europeanor world nations. This is, however, not straightforward, asthey have to be compiled from the four separate housingsurveys of England, Scotland, Wales and Northern Ireland.The four surveys do not use identical methodologies. Theyare undertaken over different timescales, with differentsampling criteria and survey instruments. Even questionsthat appear similar are often subtly different. Scotland andWales do not inspect vacant dwellings whereas Englandand Northern Ireland do.The first house condition survey in the world, using trainedinspectors to visit a representative sample of the nationalhousing stock, was undertaken in England and Wales in1967[2] . At the time, slum clearance was going ahead atpace and new housebuilding was at a historical high. Therewas a growing feeling that housing renewal should bebased on more robust evidence. A sub-committee of theCentral Housing Advisory Committee [3] recommended in its1966 report: ‘Our older homes – a call for action’ that: “anational survey, scientifically designed and carried out byskilled investigators, was necessary to provide reliable dataon house condition”, and the survey was the outcomeof this.The survey method was very simple and consisted of aone-page form to be completed by specially trained PublicHealth Inspectors, Figure 1.1. It was based on a sample of6,000 randomly selected homes across England and Wales.The results were reported in Economic Trends in 1968 [4] .They showed that the condition of the housing stock inEngland and Wales was worse than expected. There were15.7 million homes in England and Wales in 1967. Some40% of these were built before 1919; 25% lacked a basicamenity (bath, wash hand basin, hot water); 19% lackedan indoor WC; 7% were in potential clearance areas; 5%required repairs exceeding 1,000 (around 17,000 at 2017costs, based on the RPI index, the most relevant index ofthose dating back to 1967).Nevertheless, key information which describes the housingstock of the four nations is comparable. All the surveys havea common heritage, particularly the physical inspection,which is the focus for this report. The physical inspectionmethodology for the English Housing Survey (EHS), WelshHousing Conditions Survey (WHCS) and Northern IrelandHouse Condition Survey (NIHCS) is the same, with all threeusing the consistent surveyor briefing provided by BRE. TheScottish House Condition Survey (SHCS) methodology isbased on that used by the other three nations priorto 1986.The 1967 housing survey was very significant becauseit provided the evidence base for future housingpolicies. These included the targeting of slum clearanceprogrammes, rather than the previous ‘scattergun’approach, and the identification of areas for grant-aidedimprovement work. It also enabled limited resourcesfor public expenditure on housing improvement to bedistributed on a scientific basis.This report is a follow-up to the BRE Trust publication‘Housing in the UK’ [1] which used data from the four nationalhousing surveys when they were last aligned in 2008.From then on, national housing surveys have beenundertaken at regular intervals to monitor the conditionand performance of the housing stock and to developand target policies for its continued improvement. Walesintroduced its own individual survey (the Welsh HouseCondition Survey 1968), following on from the alarmingresults coming from the small Welsh sample of the 1967survey of England and Wales. England followed with itsown individual survey in in 1971, Northern Ireland in 1974and Scotland in 1991.In 1976 a complementary interview survey was introducedto the English House Condition Survey (EHCS) to collectinformation on the people who lived in the English housingstock. This trend was followed by the other UK nations.Photos: Housing in the UK, 2008 [1]More recently, England, Wales and Scotland all hadnational housing surveys in the field in 2017, and NorthernIreland’s latest survey was in 2016, and each nation haspublished findings based on their own surveys. For ease ofpresentation, in this report, the common date for statisticswill be presented as ‘2017’ and it combines informationalready published by these nations1. This ensures that, unlessnoted, there are no contradictions between this UK reportand individual national reports and that, if more detail isrequired, these can be obtained through the publishednational reports and referenced back to the UK picture.All four national surveys are National Statistics accredited.1Detailed cavity/solid wall insulation info has not been published for Wales. Detailed Northern Ireland wall insulation figures are based on a different method to that published in their reports.By 2017 England and Scotland had a continuous combinedphysical and interview housing survey which was reportingannually, Wales had a continuous household interviewsurvey with an occasional physical inspection and NorthernIreland had a combined physical and interview survey everyfive years (with occasional interim survey). In 2017, England,Scotland and Wales all had a physical survey in the fieldat the same time, for the first time since 2008. NorthernIreland had completed their survey just one year earlier, in2016. Figure 1.2 shows the frequency of these surveysover time.Photos: Top: Demolition in Grove House Lane Leeds, Gill Demolition Ltd 1967. Bottom: Two-bedroom Victorian terrace in Aston Birmingham, NickHedges 1967
6The Housing Stock of The United KingdomFigure 1.1: Example completed 1967 survey form7The Housing Stock of The United KingdomFigure 1.2 Timeline of UK national housing surveysPhysical surveyInterview surveyEngland19619671968First National HouseCondition Survey(England & Wales)First single nationsurvey (Wales)1967196196First survey in NorthernIreland (1 page)5-year (big bang) surveycycle begins in England(runs until 2001)81971197219731971 497519761977197819791981986New physical surveymethodology launched(England and Wales)1991619 970197419765196First interview surveyin Wales01981198219831984198519819819819867819 990First national survey inScotland (physical andinterview)1991199219931991 4First interview surveyin Northern Ireland99519961997199819992020022004EHCS moves to continuous.Two years data combined.First results in 2003Welsh household datacollected via the Livingin Wales survey2006SHCS movesto continuous2012Welsh household datacollected via the NationalSurvey for Wales (NSW)Scottish House ConditionSurvey combined into theScottish Household Survey2017Income and housingcosts questions added tothe NSW to enable fuelpoverty calculations2020202008EHCS combinedwith SEH to becomeEnglish HousingSurvey (EHS)00202001020304052006200720082002 orthernIrelandScotland
8The Housing Stock of The United Kingdom9The Housing Stock of The United KingdomFigure 1.3 Private sector improvement grants per 1,000 homes, England and Wales 1978-91Old system grants per 1,000 dwellings150 to 750100 to 15050 to 1000 to 50Photo: Validating the digitised Scottish House Condition Survey form, 2017Technological developmentsPolicy uses of the national surveysWhile the survey methodologies have evolved slowly overthe years to ensure comparability of measurement withboth each other and what has gone before, improvementsin technology have been more dramatic. Data is nowcollected in the field by surveyors using a paper/digital pensystem in England, Scotland and Wales, while NorthernIreland uses tablet PCs. The technology has improvedefficiency and data quality and speeded up the reportingprocess. Headline results from all surveys are publishedwithin a year of the end of the latest fieldwork period.The purpose of these surveys has been to monitor housing supply,conditions, energy performance and fuel poverty, and to directpolicies towards continued improvement. The initial problems ofunfitness, disrepair and lack of basic amenities identified in the earlysurveys were targeted with substantial investment programmes inthe 1970s and 1980s and have largely been eradicated [2] . During the1980s, over 1 billion of public money per annum was being spenton Private Sector Renewal, based on the results of the UK nationalhousing surveys [5] . Due to the serious problems identified throughthe surveys, Wales received a proportionately larger share of theavailable funding, Figure 1.3.The current policy focus is on increasing the supply and quality ofhousing, providing a safe and healthy home and improving energyefficiency (see Chapter 3). Reducing fuel poverty is also a policytarget, although this is not covered in this report, which focuses onphysical housing conditions.Source: Leather P. and Morrison T. 1997
10The Housing Stock of The United Kingdom1.3 The current UK national housing survey modelsThe current models for the UK national housing surveys, from which data are drawn for this study, are as follows:The English Housing Survey (EHS)The EHS has settled into a continuous survey consisting of:– A household questionnaire with an annual achieved sample of 13,300 interviews– A follow-up physical survey with an annual achieved sample of 6,200 inspections.For more detailed analysis, physical survey data is combined over two years to give a sample size of 12,400. For the purposesof this report the benchmark year is 2017, based on a combination of 2016-17 data and 2017-18 data.The survey form used by the surveyors is a development of that introduced in 1986, although now grown to some 23 pagesin length.Full details of the EHS methodology are contained on the Ministry for Housing, Communities and Local Government(MHCLG) g-survey-guidance-and-methodologyThe Scottish House Condition Survey (SHCS)Since 2003, the SHCS has been an annual continuous survey. The 2017 model consists of:– A household questionnaire with an annual achieved sample of 11,000 interviews (the Scottish Household Survey)– A follow-up physical survey with an annual achieved sample of 3,000 (the SHCS).Although key statistics are published using annual data, detailed analysis is based on a three-year sample of some 9,000homes.While much of the information collected is broadly comparable with England, Wales and Northern Ireland, the methodologyis different, particularly around the collection and costing of repair and improvement work (Figure 1.4 and Figure 1.5). Thefull survey form contains 12 pages.Full details of the SHCS methodology are found on the Scottish Government CS/DownloadsThe Housing Stock of The United KingdomFigure 1.4 Internal repair and defects, page 3 from the 2017 SHCS form11
12The Housing Stock of The United KingdomThe Housing Stock of The United KingdomFigure 1.5 The same page (internal repair/defects) from the latest EHS, WHCS and NIHCS formsThe Welsh Housing Conditions Survey (WHCS)The WHCS went into the field for the first time in nine years in 2017-18. The method used was the same as England but withadditional information collected to inform the Welsh Housing Quality Standard and other Wales specific policy needs.The 2017-18 WHCS consisted of:– A household questionnaire with an annual achieved sample of 11,000 interviews (the National Survey of Wales)– A one-off follow-up physical survey with a sample of 2,500 inspections.The survey is owned by the Welsh Government who published a headline report on the findings in December 2018. Furtherdetailed reports have been produced throughout 2019 and are available from the Welsh Government -surveyThe Northern Ireland House Condition Survey (NIHCS)The NIHCS, undertaken by the Northern Ireland Housing Executive (NIHE), is not a continuous survey and is generally everyfive years (with two interim surveys in 2004 and 2009). The latest survey was in 2016, and the physical inspection componentwas similar to that in the EHS/WHCS (Figure 1.5).The survey consisted of 2,000 full inspections, including a five-page questionnaire with the household, undertaken by thesurveyor, mid-way though the visit.Further details of the 2016 survey can be found on the Housing Executive search/House-Condition-SurveyEHS form 2017-18 Page 3WHCS form 2017-18 Page 3NIHCS 2016 form Page 313
14The Housing Stock of The United Kingdom15The Housing Stock of The United Kingdom2.2 Age, type and size of dwellingsin the UKThe housing stock of the United Kingdom is very diverse,representing a long history of housebuilding, local buildingpreferences and materials, and policy interventions [6] . Everydwelling type shown in Figure 2.2 is represented in each ofthe four UK nations but in differing proportions, Table 2.2.2. The UK housing stockFigure 2.2. The age and type of UK housingThe data sources for the tables and figures for this reportare English Housing Survey 2017, Welsh Housing ConditionsSurvey 2017-18, Northern Ireland House Condition Survey2016 and Scottish House Condition Survey 2017 (unlessotherwise stated). Although the most recent NorthernIreland House Condition Survey took place in 2016, forease of presentation the common date for findings willbe presented as ‘2017’. The physical surveys of Englandand Northern Ireland include vacant dwellings. These arenot surveyed in Scotland or Wales and are not included intheir housing stock totals. As this report references datathat can be traced back to the four national survey reportswe have not made any adjustment for vacant dwellings. Areport by National Records of Scotland (NRS) 2 suggest thatthere were around 79,000 vacant dwellings in Scotland in2017. In Wales, 18,000 were empty and unfurnished and afurther 6,000 were vacant following death as reported bythe Welsh Government.Pre-19192.1 Distribution and description ofhousing in the UKIn 2017 there were some 28.5 million homes in the UK. Thegreat majority of these were in England, Figure 2.1, reflecting thedistribution of the UK population, Table 2.1.TerracedFigure 2.1 Distribution of housing stock in the UK, 20175%9%Semi-detached3%EnglandNorthern IrelandScotlandWalesDetached84%Table 2.1: Population and Households by nation, 2017EnglandScotlandWalesNorthernIreland1UKTotal population (thousands) 255,6195,4253,1251,87166,040Total households (thousands) 323,2722,4641,35074227,828Average household size2.392.202.312.522.37Average number of persons peroccupied dwelling2.432.202.332.492.41Total population84.2%8.2%4.7%2.8%100.0%Total verted flatPurpose builtflat – low rise1. Data for Northern Ireland is based on 20162. 2017 Population statistics are sourced from Office for National Statistics Population estimates for the UK, England andWales, Scotland and Northern Ireland: mid-2018, Table 13. Household data is sourced from publish
‘Housing in the UK’ [1] which used data from the four national housing surveys when they were last aligned in 2008. More recently, England, Wales and Scotland all had national housing surveys in the field in 2017, and Northern Ireland’s latest survey was in 2016, and each nation has p
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