RE: House Builders are on Solid Foundations12 Apr 2022 22:09
jamrock; i fundamentally disagree with you that falling house prices are the Govt's aims; they are ambivalent/indifferent to such. Yes they will adjust interest rates to manage inflation/recession, but with no specific focus on housing at all. The recent term govt support (Help to Buy/covid stamp duty relief) have not benefited first time buyers, it has fuelled increases in house prices that have compounded a lack of affordability, and benefited primarily those already with a home (of their own), or those fiscally already able to afford - it has been a financial inducement/tax bung predominantly utilised mainly by the already comfortable, not a true helping hand to those on average/below average incomes aspiring to own their own home. The other beneficiaries bar those already fiscally/housing comfortable, are shareholders in these housebuilders like me, who (irrespective of the current depressed SPs) have profited from Govt subsidy induced heating of the market. And the Govt, in increased company tax.
The lack of social housing provision supported/mandated means the FTB's will never see a lowering of price, as the total housing provision (lack of), will mean those subjected to the avarice of rental, will always be looking for a first property (as cheaper). But these are individuals stuck on a 'lowish' income, who can't warrant a income multiple mortgage on that 'low' income despite it being less than their rental. The Govt in my lifetime has never addressed that, and until they redirect, focus subsidies from Help to Buy/stamp duty relief etc to, say ONLY people on UK average or below income, to address that the price will only increase, hence housebuilders profits.
The ending of Help to Buy will barely impact HB's. Whilst the Govt/councils don't build new social housing the shortage demand dynamics are reinforced, the desire for those trapped in market rentals, to buy a house on a cheaper monthly mortgage will reinforce demand. And hence price.
The cladding costs are a blip in time, and frankly, should be paid; some HB's have been better at addressing, some are in denial. It's a cost of business, like materials, wages. And capital gains changes will have not an iota of difference on private landlords, they won't sell, as the income they are earning is sustainable, predictable and growing - just as the struggle for low income wannabee homeowners frustration grows.