Housing Needs, Demands & Market Assessments

Housing need relates to households who are unable to secure adequate accommodation owing to a range of often inter-related issues. In line with previous ODPM draft guidance, the NHC model uses the following factors to determine whether a household's current accommodation is suitable and adequate for their needs:

Homeless or with insecure tenure:

• Under notice, real threat of notice, or lease coming to an end
• Too expensive, in receipt of housing benefit or in arrears

Mismatch of household and dwelling:

• Overcrowded, according to the bedroom standard
• House too difficult to maintain, (too large, requiring repairs beyond the means of the household) even with equity release  
• Couples or households with children with shared use of a kitchen, bathroom or WC with another household
• Household containing person with mobility impairment or other special needs living unsuitable dwelling which cannot be made in-situ

Dwelling amenities and condition:

• Lacks a separate bathroom, kitchen or WC and household does not have the facilities to make fit
• Subject to major disrepair or unfitness and household does not have the facilities to make fit

Social requirements:

• Harassment or threats of harassment from neighbours or others living in the vicinity which cannot be resolved except through a move

Housing Demand

Housing 'demand' relates to the total number of households and how this is likely to change over a specified time period (commonly 5 years). The calculation of net demand takes into account demographic factors such as migration and mortality and expected change in the number households over a specified period. This gives a good understanding of the market and assists authorities in planning housing for the future and identifying where there are likely to be gaps within the current housing offer.

Affordability

The concept of affordability is critical in the needs assessment process, although definitions vary considerably. The NHC model takes into account net household income, the number of people that income supports and overall housing cost. It is important to both assess the ability of households in need to access accommodation but also to make an assessment on whether the housing costs are sustainable.

Affordability is defined by the government as non-market housing, which can include social rented housing and intermediate housing. Although the level at which a home is affordable is a local based issue, the NHC consist wider issues which would be effected by the development of particular affordable and market housing. This would include the size and type of housing which would best meet the requirements of those who are most in need and also the impact on neighbouring locations and wider social services.

Supply-side Factors

The NHC model also considers the extent to which existing, planned and potential provision relates to changes in demand. The NHC study would therefore consider housing supply and overall demand requirements. It would identify tenure imbalances and provide a range of information to inform where any new development ought to be concentrated and the price, size, type and tenure of the properties that might be required.

Supported and special housing needs issues

The issue of supported and special housing needs is often considered when studies of this nature are undertaken. However, there are several limitations in the use of a general survey to address these specialist housing needs issues.

Notwithstanding these issues, a general survey can provide some useful background information, particularly on issues of adaptations and older persons housing situation and intentions. In addition, local authorities often have access to a wealth of information on accommodation supply and demand for a range of client groups; it is vital that such information is considered in the research. Similarly, interviews would be proposed with key client groups and service providers to inform the research and direct Council policy.

Methods

In order to address the range of issues in need/demand studies, the NHC uses a multi-method approach to ensure that research objectives are effectively investigated. Key components of the need/demand studies include:

• Sample survey of households throughout the district;
• Analysis of secondary data sources and related documents and strategies;
• Semi-structured interviews with key professions and other stakeholders; and
• Focus group research

The NHC undertakes a combination of these elements to ensure that a tailored and appropriate project is delivered to our members. The Nhc is always investigating alternative methodologies and has undertaken work looking into specific client groups. These are included:

• Private rented sector
• Gypsy and Traveller Communities
• Young Households and First Time Buyers
• Key and Seasonal Workers
• BME communities
• Regeneration areas and the changing needs of their communities
• Supported Housing
• Older Persons and other specialist housing