9:22 AM, 4th November 2024, About 13 hours ago 10
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In the 2023 Autumn Statement, the government announced an end to a four-year freeze in local housing allowance rates (LHA) rates.
However, on the 30th October 2024 Rachel Reeves quietly froze them again, this has raised serious concerns for low-income renters across the UK.
Despite increasing rental prices, the LHA—originally designed to help people cover the lowest affordable housing costs—has not kept pace with actual rent levels for nearly a decade. Since 2013, the Conservative government has frozen LHA rates for seven of the last twelve years, preventing automatic adjustments to reflect rising rents and contributing to a deepening housing affordability crisis.
LHA is calculated by the Department for Work and Pensions (DWP), using data from the Valuation Office Agency (VOA). Each year, the VOA determines rates for properties based on:
– Bedroom Number:The LHA rate is calculated based on the number of bedrooms a household qualifies for.
– Rent Levels:The LHA is intended to reflect the rent levels in the local area, although these levels have consistently outpaced the rate.
– Broad Rental Market Area (BRMA):Rates are based on rental prices within designated BRMAs, which are broad areas containing a variety of property types and local services.
The 30th percentile rent for properties of different sizes within each local “Broad Rental Market Area” (BRMA) based on rents surveyed in the year to September 2023, up to national maximum amounts.
LHA was last set at the 30th percentile of local rents in April 2020. The previous freeze meant rates were not increased with inflation or rising rents. This future freeze will mean the same
In theory, LHA should be equal to the lowest affordable housing rents. But as rent levels rise, the gap between LHA rates and actual market rents has grown. This has left households unable to find affordable housing, forcing many into rental arrears or insecure living situations.
Recent analysis by the homelessness charity Crisis and property website Zoopla paints a bleak picture of rental affordability. Just 4% of 1–3-bedroom properties listed over the past year were affordable to renters reliant on housing benefit of Universal credit. This is a steep drop from 12% in April 2022, illustrating how far the LHA has fallen behind real rental costs. Today, over one in three renters in the UK rely on housing support, but options for affordable housing are disappearing fast.
The situation is not limited to high-cost urban areas like London, where a 75% drop in affordable housing has been reported. Even in regions that were once more affordable, like the North West, a 68% reduction in affordable rental options for LHA claimants has been noted. Across the country, 32 local authority areas—including Barnsley, Wigan, and Mansfield—now have fewer than 1% of properties affordable for people receiving housing benefits. In these communities, the housing crisis is particularly stark, leaving tenants with few viable options for securing stable housing.
The affordability crisis is compounded by rising rents. Average UK rental prices have increased by 11% in the last year alone, far outpacing the LHA rate. This has led to a 55% drop in the number of private rentals accessible to those reliant on housing benefit or universal credit, creating a near-impossible situation for millions who depend on these payments to meet their basic housing needs.
Meanwhile, with landlords facing their own economic pressures, some experts suggest the freeze will incentivise property owners to raise rents more frequently and tighten tenant selection criteria. Combined with proposed changes under the Renters’ Rights Bill, which raises the arrears threshold and increases notice periods, this creates a challenging landscape for vulnerable tenants. Without LHA rate increases to meet rising costs, the financial strain on low-income renters is likely to grow, pushing more people toward homelessness.
The government’s decision to freeze LHA has far-reaching implications. Critics argue that the freeze exacerbates income inequality and fuels the housing affordability crisis, edging the UK closer to a “Dystopian Housing Future,” where wealth determines access to stable housing. Labour has pledged to build 1.5 million homes to address the shortage, but with rents rising faster than wages, this measure will take years to have a noticeable impact on today’s urgent need.
Low-income households across the UK, already stretched thin by the cost-of-living crisis, are being priced out of their communities. For those in high-demand areas, the effects are even more pronounced as the available housing options shrink each year. Homelessness, once a crisis contained in metropolitan hubs, is now an issue affecting regional and rural areas, illustrating the far-reaching impact of a misaligned housing benefit system.
Housing advocates, charities, and opposition politicians are urging the government to reassess its stance on LHA.
Without these changes, the UK risks deepening the divide between those who can afford housing and those left behind. The shortfall in affordable homes has become more than an issue of public policy—it is a pressing social crisis that affects health, well-being, and the fabric of local communities.
As housing needs intensify, a return to indexed, realistic LHA rates may be a necessary first step toward a more equitable housing market. Until then, the LHA freeze serves as a reminder of the mounting challenges faced by low-income households and the urgency of finding sustainable, long-term solutions to the UK’s housing crisis.
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Tenant always pays on time. Should I issue a warning?
Julz H
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Sign Up1:47 AM, 4th November 2024, About 20 hours ago
It's cruel to not raise housing allowance. The current rates aren't covering some social housing rents and I have never known it to be where the rates are so low that you cant even cover the rent for a scabby room with housing allowance.
Elizabeth Hill
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Sign Up8:41 AM, 4th November 2024, About 13 hours ago
Raising the LHA will only go some way towards solving these issues - the real problem, and the reason for the escalating rents, is the number of landlords who are fed up with being treated like a charity (expected to house people effectively for free when they stop paying rent and have to wait up to a year to get their property back through the failed court system) yet taxed as a business. The punitive taxes, licensing schemes, EPC fiasco, additional stress and worry about the new RRB which has shifted the balance very much in favour of the tenant, and constant demonising in the press have disincentivised landlords to remain in the game so many are selling up, myself included. Fewer properties and higher demand = higher rents, so even with an increase in LHA they are unlikely to bridge that gap. The RRB now means that most landlords are going to be VERY choosy about the type of tenant they have in their property based on their ability to pay or tenants will be required to have a home owning guarantor as a way of mitigating the 4 months rent default period that practically encourages tenants not to pay, knowing they can't be evicted for months! Couple that with the overnight rise in SDLT and fewer people investing in the PRS or pulling out of purchases that were in progress (and a lack of people who have a deposit saved or can meet the lender's criteria to enable them to buy a house so have to rely on renting) and you have an increase in homelessness/street sleepers, as it is clear that there simply aren't and won't be enough houses to go round, and those that do will go to those who meet the higher credit and referencing criteria that will undoubtedly be set by landlords wishing to protect themselves.
Dylan Morris
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Sign Up9:40 AM, 4th November 2024, About 12 hours ago
Until the LHA matches the rent that’s charged and goes back to being paid directly to the landlord, tenants unfortunately aren’t going to get housed.
Hamish McLay
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Sign Up9:50 AM, 4th November 2024, About 12 hours ago
another own goal by the government, I wonder what coloured hole this will fill?
I wonder, too, how many pensioners this will mess up as well
Keith Wellburn
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Sign Up10:00 AM, 4th November 2024, About 12 hours ago
Basically an ‘austerity’ measure from a Chancellor who claims there is no return to austerity.
The Barefoot Landlord
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Sign Up10:21 AM, 4th November 2024, About 12 hours ago
A classic problem reaction solution plan to get rent controls to break the private rented sector. Part of the 3year tip toe to the end
GlanACC
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Sign Up10:59 AM, 4th November 2024, About 11 hours ago
Good, freezing the LHA rates focuses the mind on getting a job !, I personally know a couple of families of 3 generations that basically sponge of the rest of us - whilst doing 'cash in hand' jobs
Reluctant Landlord
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Sign Up11:29 AM, 4th November 2024, About 11 hours ago
Reply to the comment left by GlanACC at 04/11/2024 - 10:59
so report them for benefit fraud.
TheMaluka
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Sign Up11:36 AM, 4th November 2024, About 10 hours ago
Reply to the comment left by GlanACC at 04/11/2024 - 10:59
I know several in the same position. Regrettably, reporting them to Benefit Fraud has no effect.
Unloved Landlord
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Sign Up11:44 AM, 4th November 2024, About 10 hours ago
LHA rates are only the tip of the iceberg that past and present governments have fired on the landlords