Research reveals thousands of families across Scotland face years in overcrowded, insecure and expensive homes
Thousands of families across Scotland are “devastated” by the prospect of being stuck in overcrowded, insecure and expensive homes for many years as a result of the housing emergency, according to a new report.
The research by the Scottish Federation of Housing Associations (SFHA) and Wheatley Group heard from people across Scotland on the devastating physical and mental health consequences of their prolonged wait for social housing.
In the Still Waiting report, conducted by Altair Research, tenants shared their experiences of living in the private rented sector, where rents typically average double the amount of council and housing association homes.
They said the housing emergency led to many of them cutting back on social activities and struggling to afford essential household bills.
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Alan Mitchell, who lives in Moray with his wife Samatha and two children, has been on a social housing waiting list for almost six years. He said the uncertainty caused by their private tenancy has taken its toll on his children’s upbringing, with both children having to share a bedroom due to lack of space.
He said: “We’ve been on the waiting list for six years and every time we think we’re near the top of the list, it feels like the rug has been pulled out from under us and we’re going in circles.
“There are just not enough homes to go around and we’re going in circles. Sharing a room has meant the children have often struggled with sleep and that can have a huge impact on things like schooling.
“A social home would be life-changing, it’d give us that space and much-needed security.”
Currently there are nearly 250,000 people across Scotland on a waiting list for a social home.
The SFHA report highlighted how development has not kept pace with demand as housing associations and councils have seen years of government cuts.
The Scottish government restored its affordable housebuilding programme to £768m for 2025-26 at the end of last year, after it was cut this year by a quarter.
It follows the declaration of a national housing emergency by the Scottish parliament last year and recent statistics showing the number of children in temporary housing.
Earlier this month, Inside Housing reported how the number of homeless households living in temporary accommodation in Scotland has reached a 22-year high.
Sally Thomas, chief executive of SFHA, said: “This devastating research lays bare the consequences of our housing emergency.
“We know that nearly 250,000 people in Scotland are on a waiting list for a social home. This report shows that they are often trapped in insecure, unaffordable housing which does not meet their needs and takes a significant toll on their physical and mental well-being.
“Delivering more social homes has to be a national priority. While it was, of course, welcome that the Scottish Budget saw consensus on restoring the Affordable Housing Supply Programme, this needs to be ramped up over a number of years to give housing associations the certainty to build at the required scale.
“Our Still Waiting campaign will continue to focus on the urgent need for many, many more safe, warm, affordable rented homes.”
While SFHA welcomed the £212m uplift for the affordable homes programme, it insisted that future funding needs to go further and called for a long-term funding plan for more social homes, citing the “devastating” experience of people stuck on waiting lists.
Steven Henderson, chief executive of Wheatley Group, said: “Increasing the supply and maintenance of homes that are affordable, fuel efficient and of high quality has never been more essential in Scotland. It’s central to what Wheatley stands for and does.
“Since 2021, Wheatley has committed to building around 3,000 new affordable homes. Last year, we were recognised as the UK’s largest builder of social homes over the past decade. But we know more can always be done, and even more homes need to be built, as demand for affordable housing continues to outstrip supply.
“This report outlines the challenges and hardship faced by people on waiting lists and the devasting impact it has on the lives of families.
“We are determined to use our scale and capacity to play our part in addressing the acute shortage of affordable housing in Scotland.”
The Scottish government has been asked for a response to the SFHA report.
On Tuesday, Scotland’s housing minister defended a decision to lift private rent controls for two years, saying tenants “already have strong rights”.
Paul McLennan said private renters can continue to seek a review of their rent increases once temporary rent controls come to an end on 31 March.
From this date, if a tenant appeals to their rent officer or tribunal, the rent increase will be set at the open market rental value until long-term rent controls come into effect in 2027.
The Scottish government introduced a short-term private rent cap in 2022 as an emergency cost of living measure. It also pledged to bring in permanent rent controls through new legislation.
The Housing (Scotland) Bill, which is passing through the Scottish parliament, will introduce a long-term cap on private rent rises at the Consumer Price Index plus 1%, up to a maximum of 6%. It is likely to come into force from 2027.
