The primary role of the Approved Housing Bodies (AHB's) is to assist the Local Authorities to meet the social housing need. But figures from the Department of Housing show that local authorities built just 75 social housing units during the whole of 2015.  Over the course of the same year, housing associations built 201 social housing units. The combined total makes 2015 the worst year for social housing construction in Ireland since 1970.

The lack of new social housing supply has impacted on the private rented sector (PRS) with its own limited supply of properties and unaffordability of accommodation.  By end of 2016 figures show 33,819 private rented dwellings in receipt of state housing support and just 27,904 privately rented properties without state support (housingagency.ie).

Some in the sector describe the current housing market as 'dysfunctional' (ipa.ie)

The Social Housing Summit 2017 aims to explore the Action Plan for Housing, how it plans to resolve the current housing crisis and what plans are in place to produce the 47,000 units (housing.gov.ie) needed.

In these areas, called Rent Pressure Zones ("RPZ"), rent can only rise by a prescribed formula to a maximum of 4% annually.

The existing requirement, that rent set for a property must be in line with similar properties and three examples of rents for comparable properties must be presented, still applies.

The new measures were applied immediately to Dublin and Cork City.  With effect from today, 27/01/2017, the Minister has announced the extension of Rent Pressure Zones beyond those previously introduced. There are 26 towns included in the Local Electoral Areas (LEA's) where the rent controls apply. Furthermore the Housing Agency following consultation with a Local Authority in a LEA can propose any area to the Housing Minister for consideration.

If a property is in a rent pressure zone, tenants must be furnished with details of the calculation of the new rent based on the prescribed formula contained in the legislation. Furthermore, if a property in a rent pressure zone has been rented at below market rent, any new rent is calculated based on the old rent.

Rent Supplement and Housing Assistance Payments (HAP) increased on 01/07/2016.  These new limits meant that people who could not afford the full cost of private rented accommodation received greater assistance from the State.

In 2016, there were approximately 55,000 people in receipt of rent supplement at a cost to the tax payer of over €267 million.  In the same year, more than 10,000 households were in receipt of housing support under the HAP scheme at a further cost to the tax payer of over €48 million with an expection that  over 16,000 would need to be supported by HAP by the end of 2016 (www.merrionstreet.ie).

No doubt, over 65,000 people in receipt of state support in the private rental sector (PRS) and the newly introduced rent control measures, expose the flawed direction of Government Policy which seeks to meet social housing need through the PRS.

The Irish Property Owners Association has described Government's 'Rent Certainty' Measures as 'gross interference' in the market.

The owner of two properties implicated said he leases the houses to the company and that there has been no breach of regulations.

Minimum accommodation standards are set out in Housing (Standards for Rented Houses) Regulations 2008 and the Housing (Standards for Rented Houses) (Amendment) Regulations 2009.  These regulations specify requirements in relation to a range of maters such as structural condition, sanitary facilities, heating, ventilation, light and safety of gas and electrical supply.

However, under the Residential Tenancies Act 2004 and the Residential Tenancies (Amendment) Act 2015, landlords must register residential tenancies with the Residential Tenancies Board (RTB).

New tenancies must be reigstered within a month of the start of a tenancy.  Landlords are responsible for registration.  The tenant must give their details to the landlord, including their Personal Public Service Number (PPS Number).

The properties featured in Cabinteely and Rathmines are not registered with the Residential Tenancies Board according to independent.ie.

The introduction of rent restrictions in areas where prices have risen significantly is seen in Government as a temporary measure.  Government sources said the plan to cap rents is a stop-gap measures until housing supply catches up with demand.

The 4% ceiling on rent increases in Dublin and Cork, with other cities and commuter counties to follow will be introduced next year.

Simon Coveney, Housing Minister, said that landlords in designated areas can only increase rents by 4% per year over the next 3 years.  Once this period lapses, annual rent review will continue to apply but the price cap will be lifted.  While he calls the restriction plans "counter-intuitive", Mr. Coveney said such moves were absolutely necessary.

Carbon Monoxide is produced by fuel when burned - coal, oil, gas, timber & turf.  Harmful levels can be produced by;

1. Any badly installed, faulty, damaged or blocked heating appliance, chimney or flue such as open fireplaces, oil-fired or gas boilers, heaters etc.
2. Blocked or insufficient ventilation in rooms where a fuel burning appliance is in use
3. Improper use of fuel-burning appliances 

On average, this poisonous gas kills 6 people in Ireland each year with many more being made to feel ill. Approximately half of these deaths result from the inhalation of smoke from fires.

Although CO poisoning is a common cause of death it is preventable.  

Articles 11 and 13 of the existing standards for Rented Housing do not go far enough in this regard.  Article 11 states that a house must contain a fire blanket and either a mains-wired smoke alarm or at least two 10-year self-contained battery-operated smoke alarms. Article 13 states that the electricity and gas installation in the house should be maintained in good repair and safe working order with provision where necessary for the safe and effective removal of fumes to the external air.

A simple protective measure that should be included in future amendments to the regulations is to ensure an audible CO alarm is installed in a rental property together with smoke detectors and adequate ventilation.  

To participate in the Dunlaoghaire Rathdown RAS Scheme, a carbon monoxide detection unit must be appropriately fitted in each property.

Described by Government as an 'action driven plan that will result in a dramatic increase in the delivery of homes nationwide'.

The plan provides an action-oriented approach to achieving Government's Housing objectives including

1. Tackling Homelessness -  6170 people recorded as homeless in May 2016
2. Increasing Social Housing Output - 47000 units to be delivered by 2021
3. Increasing Housing Output  - 25,000 units per annum by 2020
4. Improving the Rental Sector - 324,000 registered tenancies 
5. Utilising existing Housing Stock - 198,358 vacant homes in Ireland

(Source: rebuildingireland.ie)

Can 'Rebuilding Ireland' really tackle the country' housing shortage?  Only time will tell whether any or all of it has been made possible.

The Social Housing Strategy 2020 sets out actions and targets to increase the supply of social housing. and a vision where every household has access to secure and good quality housing.

Current minimum standards for rental accommodation with limited exceptions apply to all private rental residential accommodation as well as voluntary housing and local authority units.

Inspex' experience with inspecting thousands of private rental properties over the past several years on behalf of local authorities has highlighted potential health and safety concerns in many rental properties.  

According to DoEHLG 'It is now considered appropriate to review, consolidate and update the current regulations to bring them into line with modern standards'.

While the safety issues that Inspex has identified do not currently come under the scope of the minimum Rental Standards, in our opinion, consideration must be given to including additional measures in the Regulations.

Inspex's submission to DoEHLG includes the following recommendations;

• Article 5 Structural Condition
• Habitable & Inner Rooms
• Guarding & Protection from falling
• Article 11 Fire Safety
• Impaired Mobility
• Windows
• Attic Conversions

According to Newstalk today 'Landlords face NCT-style inspections and 'Renters face poor conditions but few complain' according to the Irish Examiner.

Today the Irish Examiner reports that when the Dublin Tenants Association ran its #rentripoff campaign on social media last month, it sought to highlight exorbitant rents and unjustified increases.  But the campaign also brought to the fore some poor conditions in which renters are living.  Its published figures suggest that 16 of the 31 local authorities provided figures that show hardly any tenants are using the formal complaints system.

Nationally, about 305,000 households (19%) are renting from a private landlord, Galway (40%), Dublin (34%) and Cork (29%).  A high proportion of households in the rental sector, approximately 102,000, are in receipt of rent supplement and other housing payments (Source: Ireland's Rental Sector: Pathways to Secure Occupancy and Affordable Supply).

Like most western European countries, the government first intervened in housing provision in Ireland in the late 19th Century (Pooley, 1992).  The Common Lodging houses Act 1851, required the licensing and inspection of common lodging houses and this was followed by a series of acts which empowered (but did not require) local government to inspect private rented dwellings.  Where necessary, local government could direct landlords to repair or demolish unfit properties (Source: Norris, M. Dr., 'Policy Drivers of the Retreat and Revival of Private Renting.')

More recent regulations in the private rented sector were introduced to change the behaviour of  landlords and/or tenants.  All landlords have a legal obligation to ensure their rented properties comply with these regulations and Local Authorities are responsible for the enforcement of the regulations.

The average number of inspections in the last 5 years was approx. 20,000 per annum.  Despite slight decreases in 2011 and 2012, the total number of inspections in 2013 was 21,233 a 211% increase on the 6,815 carried out in 2005.  These figures suggest that a lot has been achieved in the rental sector.

Even more could be achieved if either;

1. Local Authorities were appropriately resourced to improve the pace and quality of inspections or
2. An Independent Inspection Regime with Rental Certification be established

Inspex is the technology to deliver on both pace and quality as well as the idea that an Inspection Certificate showing compliance with minimum standards be issued.

Specialists at the Glasgow School of Art Mackintosh Environmental Research Unit say modern homes are built to be too airtight and the unit has made a series of recommendations to reduce pollutants.

Professor Tim Sharpe head of the MEARU, says "There are clear links between poor ventilation and ill-health so people need to be aware of the build of CO2 and other pollutants in their homes and their potential impact on health".

The Unit conducted a survey of 200 homes which were constructed to modern building standards.  It found that most householders keep trickle vents and bedroom windows closed a night.

Levels of pollutants can be five times higher indoors than outdoors and when vents and windows are kept closed, the chemicals have nowhere to go.  Common pollutants include carbon dioxide, volatile organic compounds from carpets and soft furnishings, formaldehyde in MDF and plywood and chemicals used in plastics.

These chemicals cause eye and skin irritation, damage the central nervous system and have been linked to cancer.

For Irish rental properties to comply with current Regulations (Article 9) all habitable rooms in a dwelling should have unobstructed external wall ventilation with some additional mechanical measures for kitchens and bathrooms.

Simple steps experts recommend to reduce risks include

• Keeping trickle vents or windows open when cooking or showering
• Increasing ventilation when cleaning
• Open windows at night
• Dry laundry near an open window
• Ensure to understand how the ventilation system of a property works

 http://www.bbc.com/news/uk-scotland-36134213

With growing housing demand and very little new supply in recent years, there are severe pressures in the rental sector.  This has been evidenced by rising rents, pressure to increase rent supplement and for a small proportion of low-income households who cannot meet  new demands, evictions leading to homelessness.

A number of tenant evictions has hit the headlines recently bringing home a newer aspect of the housing crisis, the role played in attracting hedge funds and private equity firms to Ireland.

Overall, a large share of occupancy in the private rented sector consists of unmet social housing need.

For low income households public subsidy schemes, such as HAP or RAS, provide attractive alternatives to mainstream social housing.  But  schemes such as these put further pressure and demand on the private rented sector.

As the housing crisis deepens and pressure mounts, 32% of people in a recent 'Royal London' survey think the Government should build more houses to solve the housing problem in Ireland.

Increasing supply by encouraging developers and investors to resume construction will not solve the current crisis. Both local authorities and AHBs need to rapidly increase their share of social housing provision.

Affordable rental accommodation can be provided by both public housing bodies and/or by the private sector.  But an integrated solution is one that requires a combination of

• Supply-side supports and incentives
• Government social housing investment
• An independent inspection regime to maintain regulations and standards

On 1st January 2016, the Equality (Miscellaneous Provisions) Act 2015  introduced "housing assistance" as a new discriminatory ground.

This means that people in receipt of housing assistance or other social welfare payments can no longer be discrimated against by their landlords because their rent is paid by the State.

On the basis that the person concerned is in receipt of state aid, discrimination on the housing assistance ground include:-

• Publishing or displaying advertisements including such phrases  as 'rent supplement not accepted', 'professionals only'
• Refusing to allow a person to view a property
• Refusing to let a property
• Including a discriminatory term or condition in a lease, tenancy agreement or licence agreement
• Refusing to renew a lease, tenancy agreement or licence agreement
• Terminating a lease, tenancy agreement or licence agreement
• Withdrawing or restricting access to services related to accommodation

Before any new lease is signed, a thorough inspection should be carried so both landlord and tenant have a record of the property's condition at the time of occupancy.  This approach may prevent disputes arising in the future.

Rents in November suggest landlords did not react to increase rents ahead of the new regulations as was being predicted.

Ronan Lyons, assistant professor Department of Economics TCD, said an analysis of 2,500 sample rental properties showed rents in Dublin increased on average by 1.3% and 0.1% outside the city.  In other words not statistically significant.

A separate analysis of several hundred properties showed, in the 10-day period after word of the rent certainty proposals, there had been an average rent increase of just 1.4%.

Professor Lyons said while there were aprox. 5,500 properties available for rent in November 2014, the comparable figure last month was 6,500.  In other words there is a 10% to 15% reduction in the supply coming on to the market.

Co-Operative Housing Ireland's 'Housing Sentiment Survey' outlines the scale of the housing crisis and suggests that 32% of tenants nationally and almost 50% of those in Dublin are fearful of losing their homes.  The survey shows one third of tenants spend in excess of 40% of net income on rent and that 25% of all house moves are due to high rents.

With the shortcomings in public sector housing provision over the past decade, it appears as if the private rented sector and it's landlords are expected to fill the gap and satisfy social housing requirements.

Enforcing regulations is key to ensuring landlords and tenants fully understand their obligations.  Research has shown that the majority of landlords ensure their properties meet accommodation standards when they know what standards the properties are expected to meet.

Despite the pressure on housing provision, market conditions should not be viewed as an opportunity to ignore existing regulations in the rented sector.

Compliance can be achieved thorough standardised inspection regimes across the public housing sector.

However, of the 17,000 social housing units to be provided next year, 14,000 will be from the private rented sector and come at an additional cost to the tax payer of €379m.

CSO statistics indicate that 16% of Ireland's total housing stock is currently provided by the private sector or more than 320,000 dwellings.

Almost three years have passed since Senator Aideen Hayden expressed concern at the finding of the Threshold survey that revealed an alarming degree of ambiguity on the part of the Local Authorities when it came to inspecting dwellings.  At that time it was the quality of the inspections that were being questioned.  "There appears to be no set standard currently in place and we believe that an NCT certification process is the way to go." 

Up to April 2014, the Local Authorities had inspected just over 4,700 dwellings or 1% of the private rented stock servicing the public housing sector.  The vast majority (93%) were non-compliant in some way with the Rental Regulation Standards.

In 2016, 14,000 additional dwellings from the private sector will enter the public housing sector.

Using DOELG guidelines and regulations, Inspex developed a solution to standardise the inspection process and ensure that all dwellings could be compared against the same standards.  The solution is a major step forwards in the concept of an NCT for housing.

It is already possible to ensure that, before any lease is agreed or supplementary payment is made by a Local Authority, an inspection is carried out that ensures the dwelling is compliant with regulations that keep individuals safe in their homes.

Carbon Monoxide is produced by fuel when burned - coal, oil, gas, timber & turf.  Harmful levels can be produced by;

1. Any badly installed, faulty, damaged or blocked heating appliance, chimney or flue such as open fireplaces, oil-fired or gas boilers, heaters etc.
2. Blocked or insufficient ventilation in rooms where a fuel burning appliance is in use
3. Improper use of fuel-burning appliances 

On average, this poisonous gas kills 6 people in Ireland each year with many more being made to feel ill. Approximately half of these deaths result from the inhalation of smoke from fires.

Although CO poisoning is a common cause of death it is preventable.  

Articles 11 and 13 of the existing standards for Rented Housing do not go far enough in this regard.  Article 11 states that a house must contain a fire blanket and either a mains-wired smoke alarm or at least two 10-year self-contained battery-operated smoke alarms. Article 13 states that the electricity and gas installation in the house should be maintained in good repair and safe working order with provision where necessary for the safe and effective removal of fumes to the external air.

A simple protective measure that should be included in future amendments to the regulations is to ensure an audible CO alarm is installed in a rental property together with smoke detectors and adequate ventilation.  

The audible alarm provides an early warning to home occupiers of a dangerous build up of CO in the atmosphere and thus prevents unnecessary illness or even death.

Increasingly the private rented sector is providing housing for a wide range of households.  Since the property collapse, the rental sector has accommodated households who have postponed purchasing, households who have lost their homes, for those whose rents are paid for by State Supplementary Schemes as well as other vulnerable groups whose needs may not be best catered for in the private rented sector.

As a result of the property crash 'Accidental Landlords' have become an increasing phenomenon in the Irish property landscape.

A recent RED C survey of landlords shows that 65% of landlords own just one property. Just over 70% of landlords indicate that they have an outstanding debt on the rental property and for 71% the rental income does not cover the mortgage or loan repayments.  Over 31% of respondents intend to sell their properties as soon as they can. (Source: future of Private Rented Sector DKM Economic Consultants)

A recent Housing Conference held in the Royal Irish Academy in central Dublin heard Senator Hayden say "there are chronic failings in the sector that need to be addressed before anyone living in rented accommodation can really consider it to be a long-term home" (www.threshold.ie/news)

Separately, the SVP reports that access to the private rented sector is decreasing for the low income households.  "Some landlords are reluctant to participate in HAP as they see no advantage to entering into a long term lease and not being free to take advantage of projected high rent increases".

Currently there are over 90,000 households in need of social housing in Ireland with this number set to increase over the coming years.  So whose problem is this to solve?

Social Housing 2020 has ambitious targets to be achieved by end of 2020.  These include providing 35,000 social housing units through new build, leasing, ownership transfer, re-letting local authority voids and supporting up to 75,000 households on local authority waiting lists living in the private rented sector through the Housing Assistance Payment (HAP) and Rental Accommodation Scheme (RAS). (Source:Social Housing at the Crossroads; Possibilities for Investment, Provision and Cost Rental June 2014)

"Delivery targets for 2015 are already at risk of not being met" (Source:'Investing in What Matters' SVP Pre-Budget 2016 Submission)

With shortcomings in public sector housing provision, it appears as if the private rented sector, not yet ready for its new role, is expected to fill the gap.

Speaking about a recent draft report from Dublin City Council and RIAI that outlines 85% of Dublin flats fail to meet basic standards, Dublin City Councillor Mannix Flynn calls for tighter regulations and inspections with standards to be imposed on rental accommodation around the city.

Given what has transpired over the past decade, it may well be that some buy-to-let investors are not fully informed in regard to their knowledge of the property market or tenancy law when entering the residential investment market.

Enforcement of existing regulations in the rented sector is key to ensuring landlords fully understand their obligations.

Up to April 2014, just over 4,700 dwellings had been inspected of which the vast majority (93%) were non-compliant in some way with the Standards.  Enforcement notices were served and follow-up inspections undertaken by which time 60% of the non-compliant properties had achieved compliance.

In other words, the majority of landlords will ensure their properties meet standards when they know what standards the properties are expected to meet.  Compliance can be achieved with thorough inspection regimes.

Like most western European countries the government first intervened in housing provision in Ireland in the late 19th Century (Pooley, 1992).  At this time Ireland was still part of the United Kingdom so the measures of rent control and security of tenure passed by the British Parliament during World War 1 persisted into the post war period.  The Common Lodging Houses Act 1851 requiring the licensing and inspection of common lodging houses established the principle of state regulation of dwelling standards.

The Rent Restrictions Act 1960 lasted until challenged in 1980's in the Supreme Court.  In Blake v. The Attorney General (1982), the Supreme Court held that Parts II and IV of the Rent Restrictions Act 1960-1967 were unconstitutional in that they amounted to an unjust attack on landlords' property rights.  The legislation, the Supreme Court complained, provided no compensation for landlords subject to rent control and disregarded the financial capacity of the members of the groups.  Five months later, the Housing (Private Rented Dwellings) Bill was passed.

Today the Residential Tenancies Act 2004 that governs the private rental sector specifies the minimum obligations applying to both landlords and tenants, provides for the PRTB, contains provisions relating to rent setting and reviews, sets out the procedures for the termination of tenancies and introduces security of tenure for tenants.

Parties to a rental contract are free to agree the rent but the rent cannot be charged above the market rent.  Rent may be reviewed (upward or downward) once a year only.

Currently, security of tenure is effective for 4 years.  During the first 6 months, the landlord can terminate the contract without specifying grounds.  Once a tenancy has lasted 6 months, the landlord can only terminate the tenancy for the next 3 years citing just causes.

With the tectonic shift in the State's social housing provision the demands on the private rental sector and landlords have increased substantially in recent years.

The private rented sector in Ireland comprises a large number of small scale landlords - 156,643 landlords have 300,543 tenancies registered with the PRTB.

A recent Red C poll indicates that 70% of landlords have an outstanding debt on their rental property.  Of those landlords with an outstanding debt, the rental income they receive does not cover the mortgage or loan repayments.

In the same poll over 50% of tenants believe that the lack of supply is the key issue driving up rents.

If the lack of supply is driving up rents then consideration should be given to the effect that the private equity firms buying up loan portfolios from all the major loan holders - NAMA, IBRC, RBS and Lloyds bank - is having on the sector.  The bigger the portfolio the greater the effect a rent increase will have across the sector.

Licensing and inspection of rental properties has been around since 1851.  Under current regulations the PRTB makes a contribution towards an inspection of a rental property from the landlord's registration fee.  Clearly there is merit in the idea that prior to any lease being agreed between parties, an independent standardised inspection be carried out. 

The technology is available to ensure that an independent inspection could 

• confirm the condition of a property at the time of going to rent avoiding disputes in the longer term
• generate a Compliance/Rating Certificate ensuring a fair rent for a good standard of accommodation over the specified time

The amended Regulations introduced a year ago by Phil Hogan, then Minister of the Environment, Community and Local Government, were an attempt to end the system that resulted in the scourge of defective building works and schemes such as Priory Hall being certified as safe.

Mr. Paudie Coffey T.D. Minister of State at the Department of Environment, Community and Local Government says 'The Regulations were introduced to ensure competence and professionalism in construction and to bring accountability to bear within the industry".

Whereas the current regulations specify that 'assigned certifiers' must be registered architects, engineers or building surveyors, there is no provision included to ensure that those that are contracted to inspect building works are sufficiently independent of the developer and/or a construction team.

Minister Kelly says, "A number of cases have been brought to my attention and my colleague Minister Coffey whereby consumers have been quoted outlandish charges for professional services in relation to residential construction projects.  It is worthwhile for homeowners to have the home they invest in checked and inspected but, they should not have to pay an inflated rate for excessive inspection services."

The Department of the Environment, Community & Local Government is publishing a suite of documents today to inform the Review, including a sample inspection plan drawn up by the Department to inform the market.

Despite these attempts at bringing accountability to bear within the construction industry, it appears as if little consideration is being given to time on-site, back-office administration, lack of standardised inspection templates and the issue of liability.

The Inspex solution guides an Inspector though the inspection procedure using standardised inspection templates.  Using a mobile device, an Inspector chooses inspection items from detailed drop-down lists and looks up relevant housing regulations and appropriate building regulations.  The Report complies as the inspection takes place ensuring the process is streamlined and time efficient.

Given the shortage of housing for sale and increasing purchasing affordabilty issues, the prospects for the rental sector remain strong in the coming years.

The latest figures released from the PRTB Quarterly Rent Index show that the annual growth in the Dublin market is stronger than the national average, up by 9.6%.

This means that rents in Dublin are just 9% lower than at the peak in Quarter 4 2007. 

Dublin 2 is the most expensive area in which to rent with the average monthly rental for an apartment in the area at €1500.00, next is Dublin 4.

At a national level, monthly rent levels rose at a more moderate rate.  

Speaking on RTE's Morning Ireland, Anne Marie Caulfield of the PRTB said that rents were increasing mainly because of supply reasons. 

The private rented sector is a fragmented sector, with the majority of landlords some 65% owing one property, 82% having two or less and almost 91% having three or less.  

The RED C survey of estate agents finds that many of the dealings that estate agents have with landlords or tenants are about inspections and conditions of a rental property.

The number of Local Authority inspections in 2013 totalled 21,223.  Overall 47% of the dwellings inspected were found to be in breach of regulatory requirements.

(Source PRTB Quarterly Rent Index)

The Housing Policy Statement of June 2012 recognises that 'a balanced housing sector needs a strong, vibrant and well-regulated private rented sector'.

In 2002, 11% of households were in private rented accommodation and while this declined slightly between 2002 and 2006 to 9.9%, the past number of years has seen significant growth in the sector.  In 2011, the proportion of households in the private rented sector reached 18.5% or 305,3077 households representing a 116% increase in the period from 2002-2006 or 160,060 additional households since 2006.

It is estimated that around 99,000 households receive State support for housing in the private rented sector, or 96,207 (32%) of all PRTB registered tenancies, when leased properties are excluded.  These figures exclude the 103,016 dwellings let by local authorities as well as over 27,000 properties managed by AHBs.

To simplify the current benefits system under Rent Supplement, the Housing (Miscellaneous Provisions) Act 2014 (Commencement of Certain Provisions) Order 2014 (S.I. No. 404/2014) came into operation on 15/09/2014 and provides for a new Housing Assistance Payment (HAP) that will replace the existing supplement scheme.

Eligible households have to find their own accommodation under HAP within the private rented market but unlike previous schemes, the local authority pays the rent directly to the landlord on behalf of the tenant. This is very significant as it means that rent payments to private landlords will be guaranteed.  In order to be included in the HAP scheme, the accommodation concerned must meet the statutory standards for rented accommodation.

Regulations in the private rented sector have been introduced in an attempt to change the behaviour of landlords and/or tenants.

Regulations on standards also act as an incentive for landlords to invest in their property, particularly where it is associated with rent levels.

It is the responsibility of Local Authorities to inspect rented properties and enforce standards regulations to ensure compliance with the Housing (Standards for Rented Houses) Regulations 2008 and the Housing (Standards for Rented Houses) (Amendment) Regulations 2009.

The average number of inspections in the last 5 years was approx. 20,000 per annum.  Despite slight decreases in 2011 and 2012, the total number of inspections in 2013 was 21,233 a 211% increase on the 6,815 carried out in 2005.

In 2013, the Dublin areas of Dun Laoghaire-Rathdown, Fingal, South Dublin and Dublin City accounted for 28% of all inspection activity with Dublin City and South Dublin accounting for the majority of these.  A total of 615 inspections took place in Dun Laoghaire Rathdown and the remaining 435 inspections took place in Fingal.

The percentage of dwellings found to be in breach of regulatory requirements after inspections has been on a steep upward trend since 2010 and reached 47% in 2013.

There is little doubt that a lot has been achieved over the past number of years but even more could be achieved if Local Authorities were appropriately resourced to improve the pace and quality of the inspection process.

Inspex is the technology to deliver on both pace and quality as well as the idea that an Inspection Certificate showing compliance with minimum standards be issued.

(Source: 'Future of the Private Rented Sector')

Local Authorities are responsible for the enforcement of the regulations.  Where a property does not comply, a Local Authority can engage a series of sanctions against a landlord.

Paul McNeive from Irish Independent 'The Right Moves' reports 'Having recently bought a residential investment property, I was recommended to a surveying firm Inspex Solutions.  The Inspex inspection grades a property against the regulations and points out where improvements need to be made. I expected to receive a report a week or so later but after 3 days I was emailed a comprehensive 22 page report including photographs...  Anne Millar, Inspex MD, explains that some Local Authorities are under resourced to carry out inspections and she said the software is being piloted by several Local Authorities who need a streamlined process.'

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