The Salary Calculator

The end of the Help-to-Buy scheme

by Madaline Dunn

The Help-to-Buy scheme came to an end on the 31st of October, with many experts commenting that it leaves behind a “mixed legacy.” You might be curious to learn what’s next for housing schemes, considering that the housing market has been on a bit of a rollercoaster as of late.

So, at The Salary Calculator, we’ll walk you through the following:

• What the Help-to-Buy scheme offered
• When and why it is ending
• Whether there are any alternatives on offer.

The Help-to-Buy scheme

The Help-to-Buy scheme was introduced back in 2013 and offered first-time buyers (FTB) the ability to purchase a new-build property with a minimum 5% deposit. As part of the scheme, the government lent up to 20% of the purchase price – or 40% in London, which was interest-free for the first five years. Participants in the scheme would borrow the rest from a mortgage lender.

Since 2013, 350,000 buyers have used the Help-To-Buy equity loan scheme to purchase homes, and in the last quarter of 2018, it actually accounted for over 60% of all new home purchases.

According to some commentators, the scheme helped many “break free from the shackles of the rent trap and begin to build property wealth.” Likewise, for those who decided to join the scheme, there was no maximum household income cap, and people had 25 years before they needed to pay back the loan in full. However, it was not all sunshine and roses. Help-to-Buy was also only available on new-build homes, meaning that property developers have made a killing. Additionally, it wasn’t offered by all lenders, and after the initial five-year period, those on the scheme would be charged an annual fee of 1.75% on the amount of the outstanding loan, increasing each year with inflation and becoming more expensive over time, repaid in chunks of at least 10%.

When and why is it ending?

As outlined above, the Help-to-Buy scheme was not without its critics and has been criticised for inflating house prices and making housing less affordable. Over the years, the International Monetary Fund (IMF) and the Organisation for Economic Co-operation and Development have highlighted these dangers. Back when the scheme was first introduced, the IMF warned that while the scheme might temporarily “boost confidence” in the housing market, in the long run, the result would ultimately be “mostly house price increases,” working against the government’s aim of stimulating activity in the housing market and boosting access to housing. Years later, in 2022, this was exactly what was found in the House of Lords (HoL) committee report, which found that the scheme was detrimental to FTB and they would have been in a better position if the scheme had never been introduced.

The government has announced that the Help-to-Buy scheme will end in March 2023 without an extension. That said, Housing secretary Robert Jenrick has said that “all options are on the table,” so an extension is not completely off the cards. For example, ​​Adam Day, estate agency growth leader at eXp, said: “With so many changes ahead for the UK Government, there is the possibility we could see a replacement scheme introduced in the coming months. Only time will tell.”

There are some key dates to bear in mind, though. The Help-to-Buy deadline for new applicants was the 31st of October, while applicants will have until March 31, 2023, to complete housing purchases through the scheme. The Help-to-Buy ISA, on the other hand, closed to new savers back in November 2019.

Is anything replacing the Help-to-Buy scheme and what are the alternatives?

As of yet, there are no plans to replace the Help-to-Buy scheme with another similar scheme; however, the Help-to-Buy ISA has already been replaced with the Lifetime ISA (LISA), which offers a similar 25% bonus on savings paid at the end of each tax year. Through the LISA, you can deposit more each year (and over a longer timeframe), meaning that the total bonus can be potentially much bigger.

If you’re looking for an alternative, it’s also worth looking into the First Homes scheme, which was launched in 2021 for FTB and key workers, with the intention of helping them onto the property ladder with a minimum 30% discount on the market price of certain new builds. To apply, you must earn less than £80,000 per year (£90,000 in London) and put down a 5% deposit. However, speaking about this option, Mark Robinson, managing director at Albion Forest Mortgages, commented: “The government has done very little to replace the Help to Buy scheme, announcing the First Homes scheme during the pandemic, but then not really supporting it further. As the First Homes scheme isn’t widely available and doesn’t appear to be changing to be more widely available, it is not really a viable replacement.”

The Deposit Unlock scheme also enables first-time buyers and existing homeowners to buy a new home with a 5% deposit. Robinson made a similar comment about the Deposit Unlock scheme, saying it didn’t offer anything new.

The shared ownership scheme can also be a way of helping first-time buyers get on the property ladder, and works by allowing buyers to secure a mortgage to buy a stake in a property. This is usually between 25% and 75%, with the buyer paying rent on the remaining share they do not own. Stamp duty is also typically deferred until the buyer is able to increase their share to 80%. Of course, there are a number of downsides that come with shared ownership too. For example:

• While only having a percentage share in the property, you are still required to pay full maintenance and repair costs,
• Increasing the stake you own in your property, or “staircasing,” can be expensive (valuation fees, legal expenses, mortgage fees, etc.),
• Due to only owning a share in the property, you’ll likely have to ask the housing provider’s permission in writing to make structural alterations to your home and redecorate.

Tags: help-to-buy, houses, housing market, Mortgages