The case for refurbishment of existing homes

Concern for the environment is a key part of the government's agenda, but there is a conflict with the strong drive to deal with the pressing housing emergency and build, build, build. Replacing 1.5mn social homes lost through Right to Buy will take decades and will demand time, money and innovation.

So one really useful innovation, on top of a commitment to build 300,000 new homes, would be a commitment to refurbish or create 100,000 old homes. We need a government drive to refurbish the broken homes, the empty homes and the buildings that could be recycled to produce new homes. Let's look at the heritage buildings, unsalable offices, hotels and hostels. Let's examine the neglected town centres with unlettable shops, unviable pubs, and run down council estates. A plan for renewal, based on recycling undesirable, old fashioned and neglected buildings would make a significant contribution to the housing crisis, while meeting other important objectives.

For example, refurbishment:

• has a lower carbon footprint compared to demolition and new build
• improves the quality and thermal efficiency of existing housing reducing emissions
• has less impact on existing eco systems, and provides an opportunity to boost biodiversity
• supports existing communities, and can be expanded to help newcomers integrate and benefit from existing facilities
• avoids breaking up and dispersing extended families and existing communities
• preserves the architectural character of neighbourhoolds
• preserves heritage by giving new purpose to historic and cultural landmarks, maintaining an understanding in local history
• protects a variety of building types to create interest and learning
• can be considerably cheaper and quicker than new builds
• provides opportunities for smaller contractors, local job opportunities, and grants encourage households to do DIY and learn new skills

With these social and environmental advantages what could the government do to support additional housing supply through the refurbishment route?

1. VAT is not levied on new builds but there is a 20% tax on most refurbishment. While exceptional reductions are available, there should be zero tax on home improvements and refurbishment.
2. Reintroduce grants or council tax reductions to encourage landlords and home owners to retrofit their homes to achieve energy efficiency
3. Bring in specific programmes to support the regeneration of towns and estates
4. Devise a positive pro-heritage programme to find commercial and residential use for older buildings.