Tackling racism must be a priority in social housing

This article discusses themes of racism and discrimination. Please read at your own pace. Support resources are available for those who may need them.

Our research

Last year, we launched ground-breaking research on racism in access to a social home:  ‘My colour speaks before me’: How racism and discrimination affect Black and Black Mixed heritage people's access to social homes in England.

The research was co-produced with a group of 16 peer researchers. They all identify as Black or Black Mixed heritage and have lived experience of trying to access a social home. Their insights, creativity and leadership were central to every stage of the research – from design to delivery – and policy recommendations.

The findings were stark but vital. Black and Black Mixed heritage people continue to face systemic discrimination when trying to secure a social home. This is rooted in historic and structural racism within the housing system.

The Chartered Institute of Housing (the professional body for people who work in housing) welcomed our research:

These findings are not new — but they are urgent. We must be unequivocal: racism remains a systemic issue. As a sector, we need to confront not only historical injustices but also the current ways in which policies, practices, and professional behaviours continue to produce unequal outcomes. This includes recognising the harm caused by racial profiling, digital exclusion and institutional cultures that too often silence or ignore the voices of residents experiencing injustice.

We urge everyone concerned with racism in housing to read the report. Especially if you work within our social housing system – or are responsible for holding it to account.

You can also listen to the peer researchers via three short films:

• Simon's video, talking about his experience and participation in the research

• Uche's video, talking about her experience and what needs to change

• Uche and Victoria discussing their experience with campaigner Kwajo Tweneboa

The campaign so far

Last July, following this research, we launched our campaign to tackle racism in housing. The launch event in Parliament was hosted by Lord Simon Woolley. Peer researchers spoke passionately about their research. Florence Eshalomi MP, Chair of Parliament's Housing, Communities and Local Government Committee, also spoke in support of the findings and our call for a fairer housing system.

Our number one priority is for antiracism to be a key feature of the new Competence and Conduct Standard for social housing. The standard will be introduced by the Regulator of Social Housing this autumn.

This standard is the result of successful campaigning by Grenfell United, supported by Shelter. After the catastrophic fire at Grenfell Tower in Kensington in June 2017, Grenfell United argued that people managing social homes should be professionally qualified – in the same way we expect of social workers, nurses and teachers. Not only will this ensure a good service to residents, but it will also recognise social housing management as an important and valued profession.

Thanks to this campaigning, the Social Housing (Regulation) Act 2023 was passed. It gave the government power to direct the Regulator of Social Housing (see below) to introduce a Competence and Conduct Standard requiring professional qualifications. Following a public consultation, the government confirmed last summer that the standard will finally be introduced this coming October – over nine years after the fire at Grenfell Tower.

So, since last summer, we've been campaigning for antiracism to be a key part of this new standard. We've had a fantastic response to the campaign. Over 10,000 people signed our petition calling on the government to direct the Regulator to make antiracism a key feature of the new standard.

The government published its Direction to the Regulator last September. Its policy statement said the Regulator must require social landlords to ensure relevant senior staff are professionally qualified via courses which, as a minimum, cover 'equality, diversity and inclusion, and awareness of a range of needs and vulnerabilities (for example, disabilities)'.

Since then, there’s been further fantastic support for the campaign. When the Regulator recently consulted on how it would implement the new requirements, over 700 Shelter supporters sent in responses. They called for antiracism to be a key feature of a new Competence and Conduct Standard.

Why does our campaign matter?

If we're serious about tackling racism in social housing, relevant senior letting and management staff must be specifically qualified and equipped to understand and prevent it. By learning about both the historic and current context of structural, systemic, direct and ‘slippery’ racism in social housing. And being aware of the latest evidence – particularly evidence from people with lived experience.

Shelter isn't the only organisation to publish recent research on racism in access to a social home. Last summer, research from Heriot-Watt University found Black families facing homelessness are less than half as likely to get access to a social home in England as White families in similar circumstances. Almost a quarter (24%) of White families in the homelessness system ended up in social housing. This was true of only around one in 10 Black families (10%). And only around 11-12% for most other racially minoritised groups.

Of course, equity, diversity and inclusion covers all groups protected under equality laws (women, disabled people, people who are LGBTQ+ etc.). But tackling race discrimination is particularly important because of its intergenerational nature.

Black people, along with other racialised people, have often witnessed the impact of racism on their parents and grandparents when trying to access a social home. Then, they see their children witnessing direct or slippery racism – or being affected by policies that have racist impacts. It's vital that housing professionals understand the intergenerational trauma this can cause.

That's why it's so important that expectations under the new Competence and Conduct Standard include cultural competence and antiracist conduct, aimed at achieving race equity – in both policies and practice.

What is the Regulator of Social Housing and what role do they play?

The Regulator of Social Housing is a non-departmental public body which regulates registered providers of social housing in England. It operates at arm's length from ministers but within a strategic framework set by the government. It was established in 2018, when it took over the regulatory functions of the former Homes and Communities Agency, after the fire at Grenfell Tower. Its objectives are set out in the Housing and Regeneration Act 2008.

It has a statutory duty to carry out its work 'in a way that minimises interference and, as far as is possible, is proportionate, consistent, transparent and accountable' and in accordance with the government's Regulators' Code.

It regulates to ensure a 'viable, efficient, and well governed social housing sector able to deliver quality homes and services for current and future tenants'. And does this by 'setting standards and carrying out robust regulation focusing on driving improvement in social landlords, including local authorities, and ensuring that housing associations are well-governed, financially viable and offer value for money'.

The Regulator's powers expanded from 1 April 2025 in response to the fire at Grenfell Tower. It now carries out regular inspections of social landlords. And it proactively enforces the consumer standards for social housing. The new Competence and Conduct standard will fall under these. It has enforcement powers to take 'appropriate action' if landlords aren't delivering the outcomes of the standards, publishing its regulatory judgements and enforcement notices.

What happens next?

Now that the Regulator's consultation on the Competence and Conduct Standard has ended, it'll consider the responses people have submitted. It anticipates publishing a decision statement this summer.

It's a time of change for the Regulator. Its CEO, Fiona MacGregor, who has led since its inception in 2018, is stepping down. When the new CEO is announced, we'll urge them to make antiracism a key part of a new Competence and Conduct Standard.

In the meantime, join our campaign to stand up against racism in housing:

The new Competence and Conduct Standard comes into effect this October. However, the government has allowed long transition periods. So, large landlords (over 1,000 homes) will have until 2029 before all relevant staff must have (or be enrolled on) an appropriate qualification. Smaller landlords (under 1,000 homes) have until 2030.