Tag: housing

Royal Bank of Scotland sets £10 billion funding ambition for social housing

  • The Royal Bank of Scotland has announced, through its parent NatWest Group, that it has provided more than £25 billion* in commercial loans and capital market support to the UK social housing sector between 1 January 2018 and 31 December 2025.  
  • Bank has delivered on its social housing lending ambition of £7.5 billion from 2024 to 2026 a year early, which includes lending to Kingdom Housing Association in Fife last year. 

The Royal Bank of Scotland has today announced an updated package of £10 billion of funding to the UK social housing sector before the end of 2028, which when deployed will bring the total funding to social housing in the UK to over £35 billion* since 2018.  

Through this new ambition, the bank is aiming to support the delivery and maintenance of social housing in the UK, which is vital to the people and families who rely on affordable housing, as well as the wider economy. The Royal Bank of Scotland has worked with not-for-profit housing associations across Scotland to support their growth and development plans building homes and communities for many years. 

The bank also confirmed it has now provided more than £25 billion* of funding into the social housing sector since 2018, helping to create and sustain affordable homes nationwide.

The Royal Bank of Scotland aims to support the delivery and upkeep of social housing across the UK, helping housing associations build new homes, upgrade existing properties, and improve living conditions. Some of this lending can help fund energy efficiency and environmental improvements, including retrofit projects. Other funding can help the housing associations sector to deliver a pipeline of new homes and improve living conditions in existing properties. 

Paul Thwaite, CEO NatWest Group comments: “We are incredibly proud to announce the early achievement of our £7.5 billion UK social housing lending ambition.

“Delivering this milestone a full year ahead of scheduled demonstrates our commitment to making a real difference in people’s lives by investing in the homes and communities that need it most, and shows the demand in the market.  

“Reaching this lending ambition early has enabled us to set a new target of £10 billion to year-end 2028, so we can continue to provide social housing lending and play our part in supporting the development and availability of affordable and social rent homes across the UK.”  

The announcement forms part of the bank’s new five point Growing Together plan, setting out how the bank will help build the conditions for UK wide growth: backing powerful regions, championing mid-market companies, strengthening the country’s infrastructure and housing foundations, boosting financial confidence amongst families and young people, and supporting the innovators shaping the future economy.

Drawing on its regional footprint, expertise and convening power, the bank aims to bring businesses, communities, and policymakers together to tackle structural barriers, unlock productivity and spread opportunity across the UK.

In addition to these commitments, last year the Royal Bank of Scotland announced several other initiatives and partnerships that have complemented and contributed to our social housing lending ambition being achieved. These include a financial guarantee of up to £400 million from the National Wealth Fund to cover a series of new loans from Royal Bank of Scotland to registered providers of social housing stock in the UK.  

The bank also launched a new social rent loan product to support housing associations, which are already Royal Bank of Scotland customers, to support the construction of social rent houses across the UK. In December 2025, this fund was doubled to £1 billion in response to strong demand and to help continue the delivery of homes for social rent across the country. 

These initiatives complement Royal Bank of Scotland’s ongoing dedication to supporting communities and helping to address the housing crisis. 

In December, the Royal Bank of Scotland announced £20 million in additional lending to Kingdom Housing Association (KHA) headquartered in Fife.

KHA are one of Scotland’s largest registered social landlords and manage over 7,000 homes, providing a wide range of housing, care and support services. The funding will help deliver 170 new energy efficient homes in Fife and Perth and Kinross and builds on existing lending to KHA from the bank which now totals £61 million.

Edinburgh short-term let control area has delivered NO measurable housing benefit, new FOI reveals

ASSC warns other local authorities in Scotland considering comparable schemes

A Freedom of Information response has confirmed that the City of Edinburgh Council holds NO EVIDENCE that its Short-Term Let Planning Control Area has delivered any measurable improvement in housing supply, affordability or market outcomes since it was introduced in 2022.

The findings, released today by the Association of Scotland’s Self-Caterers (ASSC), raises serious questions for other local authorities, including Highland and Fife Councils, that are actively considering introducing similar controls.

In response to the FOI request, Edinburgh Council confirmed it does not hold any quantitative data, impact assessments or evaluations showing improvements in overall housing availability, affordable housing supply, property sale prices or private rental costs since the Planning Control Area (PCA) was implemented.

It also confirmed that no internal or external review has been carried out to assess whether the policy has worked.  

When asked about empty homes and second homes, the Council relied solely on broad Scottish Government statistics published at whole local authority level, rather than providing any analysis specific to the PCA itself.

At the same time, independent market data shows that housing costs have continued to rise. Average property prices across Edinburgh and the wider region increased by more than 4% in 2025, while private rents in the Lothians remain among the highest in Scotland and continue to climb year on year.

The ASSC has described the findings as a clear example of regulation introduced without an evidence base and maintained without proof of success.

In response, it reiterated its call for an independent post-implementation review of the Edinburgh STL PCA and for housing policy to focus on proven solutions, including new build delivery and targeted empty homes initiatives.

The ASSC is also appealing for an immediate pause on the further expansion of PCAs until there is clear, localised and transparent evidence that they actually work. The leading trade body warned that other councils should pause and reflect before following Edinburgh’s lead.

Fiona Campbell MBE, Chief Executive of the Association of Scotland’s Self-Caterers, said: “This FOI response confirms something deeply troubling. A major planning intervention has been introduced, enforced and defended without any evidence that it actually delivers housing benefit. That is not how good policy should be made.

“The facts completely undermine the narrative surrounding this policy. Since the STL Planning Control Area was introduced in Edinburgh, house prices and rents have continued to rise with no sign of improved affordability or increased supply. All that’s happened in nearly three and a half years of operation is increased costs and disruption to small businesses.

“For other councils like Highland and Fife mulling similar schemes, the risks are significant. These controls can damage local tourism economies, undermine small family-run businesses and reduce visitor spend, without delivering the housing benefits that are often promised. Edinburgh’s experience should be act as a cautionary tale, not a template.

“If a policy cannot demonstrate that it has achieved its stated objectives, the answer is not to double down but to reassess. Scotland needs housing solutions that genuinely increase supply and affordability, not ill-conceived ideological measures driven by assumption which only serve to raise false hopes within local communities.”

Independent Age comments on latest private renting statistics

The Scottish Household Survey (SHS) is an annual survey of over 10,000 households. It covers a range of different topics including your home, your neighbourhood and your views on local public services.

The Scottish Government, local councils and various charities use the results to improve the lives of people in your area and across Scotland. The survey has been running since 1999 and is independent of all political parties.

The latest survey was published yesterday.

Commenting on statistics released today in the Scottish Household Survey Debbie Horne, Scotland Policy and Public Affairs Manager for Independent Age said: “Older people now make up 13% of all private renters across Scotland.

“Privately renting in later life can be difficult, especially when living on a low, fixed income. Almost one in three (32%) older private renters live in poverty. With a growing proportion of the private rented sector made up of older people, it’s vital the Scottish government ensures renters of all ages, including those who are older, can live securely.

“With the Holyrood election fast approaching, we’re calling on all parties standing for election to commit to policies to support older renters in their manifesto. Over 25,000 pensioners are on the waiting list for a social home in Scotland, with almost three quarters (74%) waiting over a year.

“The next Government must build more affordable social housing. They must also improve access to, and increase funding for, Discretionary Housing Payments. These can help make up the shortfall between Housing Benefit and rental costs.

“They are vital to avoid older people making dangerous cutbacks on essentials like food and heating to be able to afford their rent, but most older people who could potentially access them are unaware they exist.”

New housing agency to deliver simplicity, scale and speed

Accelerating housebuilding across Scotland

First Minister John Swinney has confirmed the Scottish Government intends to establish a new national housing agency with a focus on simplicity, scale and speed to enable the delivery of housing of all types, helping to meet housing need across Scotland.  

The executive agency will be called ‘More Homes Scotland’ and is expected to start operating from 2027-28 and be fully functional in 2028-29, subject to the outcome of the Scottish Parliament election. 

It will focus on a number of key areas – large-scale affordable housing projects; rural and island housing; acquiring, preparing and releasing land; enabling infrastructure work to unlock stalled sites; and closer working with the Scottish National Investment Bank to make best use of private finance.  

A process to co-design the functions and operating model of the new agency will be led by the Cabinet Secretary for Housing in partnership with local authorities and the Scottish National Investment Bank over the coming months, with an update expected to be provided to the Scottish Parliament in March.  

The First Minister made the announcement on a visit to a housing development in Wallyford, East Lothian alongside Housing Secretary Màiri McAllan. The 90-home site, developed by Wheatley Homes, includes mid-market and social rented homes.  

The First Minister said: “Since 2007, the Scottish Government has supported the delivery of 141,000 affordable homes in Scotland, including 101,000 for social rent – proportionately far more than other parts of the UK.

“We have helped thousands of families to have a warm, safe and affordable place to call home. However, Scotland is facing a housing emergency. We recognise the difficulty that many Scots – in particular young Scots - have finding a home they can afford to rent or buy.   

“We have firm foundations and have recently stepped up our efforts. The 2026-27 draft Scottish Budget includes the single largest funding allocation to affordable housing since records began in 1989.

“We have committed to invest up to £4.9 billion over the next four years, backed by a record £4.1 billion of public investment, helping to deliver 36,000 affordable homes and providing a place to live for around 24,000 children. This is providing record funding and more multi-year certainty than ever before

“This, along with other policy measures, has given confidence to the investment community. However, we must have a public sector delivery model that can rise to our enhanced ambitions.

“A new national agency will mean less duplication, greater expertise, increased efficiencies, and making our substantial investment go further. It will also provide enhanced support to our local authority partners and we will work in partnership with the Scottish National Investment Bank to attract more commercial investment.

“It is a new body that will offer simplicity, scale and speed – boosting delivery, and maximising savings, as part of our commitment to a decade of public sector modernisation and reform.  

“More Homes Scotland will meet the needs of this time. It will deliver – for a new generation of Scots – new homes more quickly, more affordably, in more liveable, climate friendly communities.”  

David Ritchie Scottish National Investment Bank Chief Executive David Ritchie said: “The Bank has invested more than £130 million in housing to date, with a robust pipeline of more potential housing investments.

“We welcome More Homes Scotland being established to bring momentum in finding housing solutions.

“As a mission-led investor, the Bank makes commercial investments that drive long-term societal and economic growth for Scotland. Our ‘Place’ mission is focused on improving communities, and a good home is a key tenet of that.

“Working with private investors and homebuilders we have developed innovative approaches to unlock finance, getting much-needed homes built across Scotland.”  

Housing Emergency Action Plan  

£21million contract recommended for approval for retrofit and upgrades at Craigmillar and Peffermill Court

Project forms part of the Council’s wider Strategic Investment Plan for high-rise buildings and will bring both blocks up to modern standards

 Thurday’s meeting of the Finance and Resources Committee recommended the approval of a £21 million contract to Kier Construction to deliver a comprehensive retrofit and upgrade programme at Craigmillar Court and Peffermill Court, two 15 floor blocks in East Edinburgh.

Built in 1968, the two floor blocks currently have no insulation, making homes difficult and expensive to heat. The retrofit will introduce extensive external wall insulation, dramatically improving thermal performance and helping homes retain heat more effectively. These upgrades are expected to create warmer living spaces and reduce heating costs for residents throughout the year.

To further improve indoor air quality and tackle long-standing issues with damp and mould, each flat will be fitted with a mechanical ventilation and heat recovery (MVHR) system. This will provide a continuous supply of fresh air while retaining heat, supporting healthier and more comfortable homes.

Other improvements include:

  • fire safety enhancements including installation of new fire doors, sprinkler systems in every flat and a dedicated firefighting lift in each block
  • existing bin chutes will be removed and replaced with a new on-site waste strategy
  • security will also be strengthened through the installation of a comprehensive CCTV system, covering all stairwells and common lobby landings
  • almost all mechanical, electrical and plumbing (MEP) services will be replaced where they have reached the end of their life or are difficult to maintain
  • larger, brighter entrance lobbies, increased natural light and new canopies to provide shelter from the weather. Concierge facilities will be significantly upgraded
  • new and improved shared spaces will encourage interaction between residents and support activities with the wider community, making better use of previously underutilised areas within the buildings.

The surrounding environment will also be transformed, with:

  • additional tree planting
  • relocated and expanded allotments
  • a renovated and improved play park
  • realigned parking and improved access between both blocks
  • new waste and recycling facilities

Craigmillar Court and Peffermill Court each contain 57 two-bedroom homes.

This major investment represents a long-term commitment to improving living conditions, reducing carbon emissions, enhancing safety and creating more welcoming, sustainable communities for current and future residents.

Housing, Homelessness and Fair Work Convener Cllr Tim Pogson, said: This £21 million investment represents a major step forward in improving the quality, safety and sustainability of our high-rise homes.

“By upgrading insulation, ventilation, fire safety and communal spaces, this project will deliver warmer, healthier and more affordable homes for residents, while also ensuring these buildings are fit for the future.”

Supporting domestic abuse victims to stay in their homes

Law change will give social landlords greater control to transfer tenancies from abusers to victims

Regulations have been laid in Parliament that will make it easier for victims of domestic abuse to remain safely in their homes with the tenancy in their name.

For the first time social landlords, rather than the victims themselves, will be allowed to take legal action to end an abuser’s tenancy.

Subject to Parliament’s approval the regulations will bring Part 2 of the Domestic Abuse (Protection) (Scotland) Act 2021 into force.

This will mean that from 1 August 2026, where conditions set out in the new law are met, social landlords will be able to apply for a court order to enable them to transfer a tenancy from an abusive tenant to their victim.

Housing Secretary Màiri McAllan said: “Domestic abuse must be eradicated from our society and as Housing Secretary I am determined to protect the housing rights of women and children.

“No one should have to choose between their safety and their home. These new regulations will give social landlords new powers to protect victims of domestic abuse and hold perpetrators to account.

“By allowing social landlords to take action on behalf of victims, we are removing a significant barrier that has forced too many people to flee their homes to escape abuse. Now, the perpetrator can be made to leave – not leaving this to the victim or survivor.

“This is an important step in our commitment to tackling domestic abuse and to supporting those affected by it to rebuild their lives.”

‘

Scottish Women’s Aid CEO Dr Marsha Scott said: “We welcome the change in the law, which we have been campaigning for.

“Housing is one of the main challenges women face when ending a relationship with an abusive partner and keeping a roof over the heads of their family and avoiding homelessness are critical pressures.

Not all can stay in their own homes safely, which is why refuge provision is so important, but for the many who could, this regulatory change will bring much-needed reform.

“This change should enable women and their children to stay in their home, their schools and the area where they often have a support network and moves the consequences of abuse where they belong – the abuser.”

Planning application paves the way for 67 new homes

Award-winning five-star housebuilder Cruden has submitted a planning application for a new residential development at Kirkton North, Livingston.

The site is currently allocated for residential development in the West Lothian local development plan and will deliver much-needed multi tenure family homes for West Lothian.

Located to the west of Livingston and just three miles from the town centre, the proposed development will provide 67 high-quality homes, including detached, semi-detached, terraced homes and cottage flats, offering accommodation from two- to five-bedroom homes.

In line with local policy, 25% of the homes will be delivered as affordable housing, supporting a balanced and inclusive community to meet a wide range of local housing needs.

Designed by EMA Architects to integrate sensitively with its surroundings, the scheme places a strong emphasis on design quality, placemaking and landscape.

The 8 acre site features retained woodland and a new neighbourhood play area, alongside enhanced pedestrian connections linking the site to nearby bus stops, paths and local amenities.

The new development also boasts excellent transport links and access to good schools and a wide range of facilities, including parks, supermarkets, a medical centre and a pharmacy.

The plans have been shaped through extensive engagement with West Lothian Council and the local community, with feedback from pre-application consultation events directly influencing the final layout, housing mix and open space provision. The development will also deliver energy-efficient homes designed to meet modern building standards, helping to support more sustainable living.

Paul Doran, Development Director at Cruden, said: “From the outset, our approach has been to create a carefully designed development that respects and enhances its surroundings, strengthens the local sense of place, and thoughtfully integrates new homes with green spaces and the existing community.

“Our proposals provide much-needed, high-quality housing for Livingston, building on our recent track record of delivering homes across a range of tenures in West Lothian. Beyond housing, the development will contribute to the vibrancy of the area, promote sustainable living, and generate long-term social and economic benefits for the wider community.”

Pending detailed planning consent, Cruden expects to start work on site in 2026.

Taxpayer cash protected as crackdown on rogue landlords expands

Hundreds of thousands of people will benefit from an expansion of a trial to tackle poor housing and protect taxpayers’ cash from rogue landlords in England

  • Around 400,000 households receiving housing support to be better protected from rogue landlords thanks to an expanded crackdown scheme.
  • After a successful trial, 41 local authorities across England will now be empowered to better protect their local communities against non-compliance.
  • Comes as local authorities will be able to recover up to 24 months of rent from landlords who flout the rules – double the previous limit thanks to the Renters’ Right Act.

The scheme – successfully trialled in three council areas – protects public money by stopping it being wasted on unsafe housing through Rent Repayment Orders.

These legal orders clamp down on landlords who operate properties without the required licence, ignore improvement notices, or leave their houses in mouldy, dire conditions, and will now be expanded to a further 38 local authorities in England – helping to drive up living standards across the country. The scheme gives councils streamlined access to Universal Credit data which is crucial for completing Rent Repayment Order applications.

One of the trial areas – Camden, North London – is using the data sharing to recover nearly £100,000 in housing support and make a fraud referral, taking taxpayer cash out of the pockets of rogue landlords and back into the public purse.

Following successful results, the scheme – led by the Department for Work and Pensions and supported by the Ministry of Housing, Communities and Local Government – is now being expanded. This includes areas such as Enfield, where nearly 30,000 households receiving housing support are set to be better protected for the future.

This comes alongside expanded provisions under the Renters’ Rights Act allowing local authorities to seek Rent Repayment Orders for up to 24 months of rent – double the previous 12-month limit.

Minister for Social Security and Disability Sir Stephen Timms said: Thanks to this pilot, private renters in receipt of housing support will have stronger protections against landlords who fail to meet public standards.

!No one should live in unsafe or unsuitable housing. We are giving local authorities the tools they need to deter bad housing practice, and ensuring better value for money by upholding safe standards.”

Councillor Richard Olszewksi, Leader of Camden Council, said: “Everyone deserves a safe place to call home. With more than a third of households in Camden privately renting, it’s vital that we ensure landlords are meeting important safety and management standards for residents.

“This pilot helps us take further action against rogue landlords and regain the public money they wrongly pocketed. We’re investing this into more enforcement action and improving private sector housing conditions for everyone across the borough.”

Living in a decent, safe home is fundamental to health and work, and vulnerable renters who live in unsuitable accommodation are limited in their ability to take on work.

Enforcing better standards will drive up living standards through incentivising better practice in the future, as well as protecting taxpayer cash.

Justice for Tenants said: “This pilot has shown that we can deter criminality in the private rented sector and help fund housing enforcement services by making those who break the law shoulder more of the cost.

“This pilot is a massive win for all law-abiding landlords, tenants receiving public funds, the NHS, and every taxpayer in the country.”

Lifetime Achievement Award for Edinburgh housing charity champion

The convenor of Edinburgh Tenants Federation (ETF), a local housing charity, has been awarded a Lifetime Achievement Award by the organisation at their latest AGM.  

The recipient of the award, Betty Stone (formerly Betty Stevenson) became convenor of the charity in 2005 and has been a volunteer and activist for the organisation for over 30 years.  

Edinburgh Tenants Federation is a tenant-led charity that supports tenants across Edinburgh to understand their housing rights, have their voices heard, and influence decisions about housing and related services locally, city-wide, and nationally.  

In a letter acknowledging the award, Leader of the City of Edinburgh Council Jane Meagher said: “I have known Betty for a very long time, and I have never met anyone who has shown such care, commitment and dedication to her work.

“She has long fought for better housing conditions for people in Edinburgh and tenants across the city have known no stauncher champion of their rights than Betty. This award is most well deserved and I’m sure will be welcomed by the many, many people that Betty has helped over the years.” 

Betty was presented the award by Vice-Convenor Paul Vaughan at the organisation’s AGM.

The evening saw Betty renominated to the organisation’s Executive Committee as Convenor for a further term of three years.  

Following receipt of the award, Betty said: “I am honoured to receive this Lifetime Achievement Award from Edinburgh Tenants Federation, especially this year as we celebrate our 35th anniversary.  

“I have worked as volunteer campaigning for better housing services in Edinburgh for the past 30 years. I have witnessed a lot of change in the housing landscape, yet, reflecting on my journey, I can see similarities between now and the 90s, and how in many cases we are still working to ensure social housing in Edinburgh is safe and accessible.” 

Betty encouraged people to get involved in the local community and join the Federation, saying: “It’s the collective voice of the people that gets the job done. Those interested in setting up a residents’ and tenants’ group, or even just learning more about housing in Edinburgh should reach out to become a part of our network.” 

Founded in 1990 from a merger of tenant networks to collaborate over similar housing issues, ETF has been at the forefront of the housing debate in Edinburgh campaigning for better tenants’ rights in areas such as stock transfer, rent increases and tenant living conditions.

Today, its volunteers work closely with the City of Edinburgh Council to help inform tenant participation strategy across the city.   

Join the Federation – it’s free!

Joining Edinburgh Tenants Federation is simple. Membership is completely free of charge and open to any tenants’ or residents’ organisations in Edinburgh – regardless of who your landlord is.

Equally, if you live in an area without a tenants’ group, you can still join as an individual associate member, and organisations that share our aims and values can also become associate members.  

To find out more about membership, contact the Federation office by email at info@edinburghtenants.org.uk or call 0131 475 2509. 

Cladding levy Bill carries significant risk to Scotland’s housing market, says Holyrood’s Finance Committee

A Bill to raise funds towards Scotland’s cladding remediation programme carries “significant risk” to the housing market, says a parliamentary report published today.

Holyrood’s Finance and Public Administration Committee says it is “unconvinced” that the Scottish Government has fully considered the implications of the Bill on the nation’s ‘housing emergency’.

The committee has decided, therefore, to make no recommendation on the general principles of the Bill – a first time for this committee – and says it hopes the government will respond positively to its findings.

The committee is also calling on the government to carry out market ‘sensitivity analysis’ prior to deciding levy rates and reliefs, and to monitor the effect of the new tax on the housing sector.

Finance and Public Administration Committee convener Kenneth Gibson said: “Our committee understands the Scottish Government’s intent behind this Bill, but we believe the introduction of the levy carries significant risk.

“We have concerns regarding its potential impact on the housing market, and on the delivery of houses in areas where the viability of building sites is already challenging.

“We are unconvinced that the government has fully considered the implications for its self-declared housing emergency when designing the policy approach for this levy. We also believe the policy design has been focussed on the arbitrary figure that the levy could raise, and not sufficiently focussed on developing a good, well-structured levy that is sustainable.

“On the basis of the evidence received, our committee makes no recommendation on the general principles of the Bill. We trust that the Scottish Government will respond positively to our recommendations to inform further discussion of the general principles during the Stage 1 debate in the chamber in January 2026.”

Calling for regular reports on the housing market impact, Mr Gibson said: “Our committee recommends that the reporting requirements in the Bill be strengthened, so that the government is required to report every three years on how the levy is working. That report should include an assessment of how the levy is impacting the Scottish housing market in practice.” 

Mr Gibson went on: “Our committee does not consider the levy to be fully reflective of the sensitivities of the housing market in Scotland.

“We therefore recommend the government undertakes a sensitivity analysis, to assess in more detail, the impact of the levy on the housing market – in particular on rural sites and on SME developers.

“The analysis should be published in time to inform the government’s decisions in setting levy rates and, where applicable, any reliefs, through secondary legislation.”

Other findings and recommendations:

  • there is a strong case for exempting remote rural areas from the scope of the levy. While recognising the challenges in developing an appropriate definition for remote rural developments, this should not be a barrier to introducing this important exemption.
  • the Bill should be amended to include a sunset clause to provide an opportunity to robustly review after 15 years how the levy is operating and for the Scottish Parliament to then decide whether the law should remain in place. This, we consider, should provide much-needed reassurance to the industry that the levy is not intended to become a permanent tax on housebuilding.
  • the committee is concerned about the potential for the levy to contribute to the loss of historic buildings in Scotland. It recommends the government considers a targeted broadening of this exemption for conversions, which will help to protect historic buildings that may otherwise remain abandoned.

Minister Ivan McKee announced in November 2025 that introduction of the levy rates will be pushed back by more than a year to April 2028.

The Stage 1 debate on the Building Safety Levy (Scotland) Bill is expected to be debated by Parliament in the new year.

Read the Building Safety Levy (Scotland) Bill

Read the committee report