A new report by the Radix Big Tent Housing Commission is calling on the government to extend stamp duty relief to over 65s with the aim of encouraging downsizing and freeing up larger family homes.
The suggestion comes as a survey by the Family Building Society found that half of over 65s see stamp duty as a reason not to move, despite 58% considering moving to a smaller property in the future and 42% wanting more appropriate specialist facilities to enable moving.
The survey comes alongside the report by the Radix Big Tent Housing Commission, which includes the Family Building Society and several cross-sector organisations, arguing for a number of measures to enable ‘rightsizing’ – moving into homes more appropriate for needs in later life.
If introduced, the SDLT relief could release up to 870,000 family homes back into the market.
The report says that, by 2030, one in five people in the UK will be over 65, according to Age UK. However, relatively few people in this age group move home, especially after their mid-seventies, until a later point, typically after 85, when a move into social care may become necessary.
The think tank says that enabling older citizens to move into homes that might better suit their needs has clear positive knock-on effects for both homeowners and the housing market in the UK.
The flagship recommendation of the report is the proposal for a pilot Stamp Duty relief scheme which mirrors that offered to first-time buyers. The proposed later-life rebate on Stamp Duty would apply where the buyer is over a certain age threshold (the report suggests 65) and is purchasing a residential property replacing their main residence. If the previous residence is sold after the purchase of the main residence, then the refund would become available. The Housing Commission suggested that this should not be made available to homeowners who own second homes or buy-to-let properties.
Lack of specialist housing to cater for those in later life was also cited as a leading issue in the survey, with 53% of respondents seeing a lack of suitable housing options as a reason not to move. Evidence from the Mayhew Review shows that each person residing in specialist later-living housing faces a significantly lower risk of health problems, generating around £3,500 a year in savings for the NHS and social care.
But with barely 5,000 specially-equipped homes being built annually, the report identifies a missed opportunity in not delivering more specialist later-life housing, underlined by a number of the respondents to the survey specifically citing a lack of available bungalows as a reason for not being able to move.
The survey also underlined the Commission’s findings that a cultural shift was required to enable positive pathways for those who may need to ‘rightsize’ but felt dominated by the more conventional ‘downsizing’ narrative of loss, disruption and the emotional labour of moving.
Alex Notay, chair of the Radix Big Tent Housing Commission, said: “The UK is rapidly becoming a super-ageing society with a stark and growing generational housing divide. Solutions need to address all segments of our population and provide a range of housing options that people of all ages can positively and proactively choose. ‘Rightsizing’ can provide comfort, safety and health benefits to later-life movers as well as unlocking properties with more bedrooms, less suitable for older couples and single occupants, for larger families in need.”
“Our Housing Commission has outlined a number of ways that the government can support later-life movers. From reducing the perceived financial risks, to ensuring a larger supply of housing suited to movers’ needs and recognising the value of later life – we believe the recommendations in this report will help to remove many of the barriers preventing the people of the UK finding the right home as they age.”
Alistair Nimmo, director of marketing at the Family Building Society, said: “Our survey has indicated that 57% of the over-65s would consider moving to a smaller home in later life and that half see taxation as a reason not to. The policies outlined in the Housing Commission report, of which we were delighted to be a part, would go a long way to enabling that ‘rightsizing’ and freeing up of up to 870,000 family homes to help solve the housing crisis.”
“There is clearly a desire for many over-65s to find a more appropriate home to live well in for the later stages of their lives and we believe that this report contains concrete steps for the government to help them do so – with support and positivity.”
Ben Rich, CEO of Radix Big Tent, said: “Even with the new prime minister’s renewed push to provide more council housing, the government is going to get nowhere near meeting its 1.5 million housing target in this Parliament. We have to be more radical if we are really going to get the housing market moving again, which means incentivising older people to find homes better suited to their needs.”
