The gap between housing benefit and the actual cost of private rent has risen by 40% in just five months, Sky News has learned.
Figures from the homeless charity Crisis and Zoopla show that affordable homes in England, for those on housing allowance, have declined by more than a third.
It means only 8% of private rental properties, on average, are now affordable to those on housing benefit.
Around 1.7 million households in England currently rely on Local Housing Allowance (LHA) to pay their private rent.
The statistics, which were given exclusively to Sky News, show that for a one-bedroom property households now face gaps, or shortfalls, of over £950 a year on average.
People living in two and three bedroom homes are having to find more than £1,500 and £2,300 (respectively) a year extra on top of their housing benefit.
Image: Crisis chief executive Matt Downie
Crisis chief executive Matt Downie said: “This isn’t a sort of prediction of things getting worse, it already is worse.
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“We know that rough sleeping is going up. We know the councils have nowhere to put people.
“And unless, in the November financial statement, the government increases housing benefit in line with inflation, just like they’re talking about for other benefits, this is this is going to be catastrophic.”
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Housing benefit levels have been frozen since early 2020 and are based on rents from 2018-2019.
Since then private rental rates have been rising at the fastest rate on record.
Mr Downie describes it as a “false economy”.
Image: Percentage of homes in England affordable under Local Housing Allowance rates
He added: “Once somebody becomes homeless, they cost far more to the state and they have to be put in temporary accommodation or helped in other ways.”
The new figures show the poorest households in England are being almost completely priced out of the rental market.
Image: Nicole Hamilton is living with her two-year-old son Logan in emergency accommodation in London
Nicole Hamilton, 27, is living with her two-year-old son Logan in emergency accommodation in London after fleeing domestic violence. She has been staying in a one room flat for months because she’s been unable to find an affordable rental.
The single mother works full time as a project manager but still needs housing allowance to pay rent.
That allowance, however, does not cover the local rents for a two bedroom property in the area where her son attends a childcare setting, and where her family live.
On the morning Sky News visited Nicole she had called the police out at 4.30am because somebody who looked like they were “on drugs” had been hammering on her front door trying to gain access while her son slept.
“I think it’s a bit unsafe,” she said, “I don’t really like it… the thing that is stressful at the moment is they don’t know how long I’m going to be here.”
Image: Share of listings below current Local Housing Allowance rates in England
“(Estate agents) also hear that I’m a single mum I’m on benefits, even though I work full time …and my income is good, but because I use benefits as part of the system to help pay my rent nobody is interested.”
The private rental market has become saturated due to an increasing supply and demand issue.
Rising mortgage rates, changes in tax and legislation have pushed more landlords out.
Renters are also signing up for longer lets which means less stock available.
Inflation and the cost of living have meant that the widening gap between private rent and housing allowance is predicted to get worse.
Cllr David Renard, housing spokesperson for the Local Government Association, also called for the freeze on housing allowance to be lifted, as well as greater support for authorities.
“Councils need more resources in terms of being able to fund homelessness services and to recruit the necessary housing officers to provide that support.
“So local authorities are very short of resources these days because of the increased demand.”
The Department for Levelling Up, Housing and Communities released a statement saying: “Our Renters Reform Bill will deliver a fairer deal for renters, empowering them to challenge unjustified rent increases.
“During the pandemic we increased Local Housing Allowance significantly, benefiting over one million households by an average of over £600 a year. This is alongside our Energy Price Guarantee which will save households on average £700 this winter with an extra £1,200 of cost-of-living support for the most vulnerable.”
London saw the most drastic fall in affordable properties, almost halving since April.
The North East, which Zoopla says is the region with the highest proportion of one-bed properties available, has just a quarter of affordable one-beds.
London is second worst with 13%.
According to Crisis, five of the nine regions (the East, East Midlands, South West, West Midlands, and Yorkshire and the Humber), had fewer than one in 10 affordable one-bed properties.
The ripping up of the trade rule book caused by President Trump’s tariffs will slow economic growth in some countries, but not cause a global recession, the International Monetary Fund (IMF) has said.
There will be “notable” markdowns to growth forecasts, according to the financial organisation’s managing director Kristalina Georgieva in her curtain raiser speech at the IMF’s spring meeting in Washington.
Some nations will also see higher inflation as a result of the taxes Mr Trump has placed on imports to the US. At the same time, the European Central Bank said it anticipated less inflation from tariffs.
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Trump’s tariffs: What you need to know
Earlier this month, a flat rate of 10% was placed on all imports, while additional levies from certain countries were paused for 90 days. Car parts, steel and aluminium are, however, still subject to a 25% tax when they arrive in the US.
This has meant the “reboot of the global trading system”, Ms Georgieva said. “Trade policy uncertainty is literally off the charts.”
The confusion over why nations were slapped with their specific tariffs, the stop-start nature of the taxes, and the rapid escalation of the tit-for-tat levies between the US and China sparked uncertainty and financial market turbulence.
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“The longer uncertainty persists, the larger the cost,” Ms Georgieva cautioned.
“Unusual” activity in currency and government debt markets – as investors sold off dollars and US government debt – “should be taken as a warning”, she added.
“Everyone suffers if financial conditions worsen.”
These challenges are being borne out from a “weaker starting position” as public debt levels are much higher in recent years due to spending during the COVID-19 pandemic and higher interest rates, which increased the cost of borrowing.
The trade tensions are “to a large extent” a result of “an erosion of trust”, Ms Georgieva said.
This erosion, coupled with jobs moving overseas, and concerns over national security and domestic production, has left us in a world where “industry gets more attention than the service sector” and “where national interests tower over global concerns,” she added.
But the high profits are not expected to increase, according to Sainsbury’s, which warned of heightened competition as a supermarket price war heats up.
Sainsbury’s said it had spent £1bn lowering prices, leading to a “record-breaking year in grocery”, its highest market share gain in more than a decade, as more people chose Sainsbury’s for their main shop.
It’s the second most popular supermarket with market share of ahead of Asda but below Tesco, according to latest industry figures from market research company Kantar.
In the same year, the supermarket announced plans to cut more than 3,000 jobs and the closure of its remaining 61 in-store cafes as well as hot food, patisserie, and pizza counters, to save money in a “challenging cost environment”.
This financial year, profits are forecast to be around £1bn again, in line with the £1.036bn in retail underlying operating profit announced today for the year ended in March.
The grocer has been a vocal critic of the government’s increase in employer national insurance contributions and said in January it would incur an additional £140m as a result of the hike.
Higher national insurance bills are not captured by the annual results published on Thursday, as they only took effect in April, outside of the 2024 to 2025 financial year.
Supermarkets gearing up for a price war and not bulking profits further could be good news for prices of shelves, according to online investment planner AJ Bell’s investment director Russ Mould.
“The main winners in a price war would ultimately be shoppers”, he said.
“Like Tesco, Sainsbury’s wants to equip itself to protect its competitive position, hence its guidance for flat profit in the coming year as it looks to offer customers value for money.”
There has been, however, a warning from Sainsbury’s that higher national insurance contributions will bring costs up for consumers.
News shops are planned in “key target locations”, Sainsbury’s results said, which, along with further openings, “provides a unique opportunity to drive further market share gains”.
US stock markets suffered more significant losses on Wednesday, with stocks in leading AI chipmakers slumping after firms said new restrictions on exports to China would cost them billions.
Nvidia fell 6.87% – and was at one point down 10% – after revealing it would now need a US government licence to sell its H20 chip.
Rival chipmaker AMD slumped 7.35% after it predicted a $800m (£604m) charge due to its MI308 also needing a licence.
Dutch firm ASML, which makes hardware essential to chip manufacturing, fell more than 5% after it missed order expectations and said US tariffs created uncertainty.
The losses filtered into the tech-dominated Nasdaq index, which recovered slightly to end 3% down, while the larger S&P 500 fell 2.2%.
Image: Pic: AP
Such losses would have been among the worst in years were it not for the turmoil over recent weeks.
It comes as China remains the focus of Donald Trump’s tariff regime, with both countries imposing tit-for-tat charges of over 100% on imports.
The US commerce department said in a statement it was “committed to acting on the president’s directive to safeguard our national and economic security”.
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13:27
Could Trump make a trade deal with UK?
Nvidia’s bespoke China chip is already deliberately less powerful than products sold elsewhere after intervention from the previous Biden administration.
However, the Trump government is worried the H20 and others could still be used to build a supercomputer in China, threatening national security and US dominance in AI.
Nvidia said the move would cost it around $5.5bn (£4.1bn) and the licensing requirement would be in place for the “indefinite future”.
Nvidia’s recently announced a $500bn (£378bn) investment to build infrastructure in America – something Mr Trump heralded as a victory in his mission to boost US manufacturing.
However, it appears to have been too little to stave off the new restrictions.
Pressure has also come from the Democrats, with senator Elizabeth Warren writing to the commerce secretary and urging him to limit chip sales to China.
Meanwhile, the head of US central bank also warned on Wednesday that US tariffs could slow the economy and raise inflation more than expected.
Jerome Powell said the bank would need more time to decide on lowering interest rates.
“The level of the tariff increases announced so far is significantly larger than anticipated,” he said.
“The same is likely to be true of the economic effects, which will include higher inflation and slower growth.”
Predictions of a recession in the US have risen significantly since the president revealed details of the import taxes a few weeks ago.
However, he subsequently paused the higher rates for 90 days to allow for negotiations.