Mr. John-Mark McCafferty:

HAP refusals are a continued concern for us. The issue comes through in our client case work and has been evidenced in recent weeks by the Irish Human Rights and Equality Commission report. Our advisers are working on it on an ongoing basis. Clearly, where there is, as Dr. Hayden pointed out, such a reliance on the provision of de facto social housing through HAP and other supports, the importance of access and retention within the private rented sector through something like HAP and the importance of it working are real concerns where there are landlords in the current market with limited supply saying they are picking and choosing. This can be challenged through existing legislation.

I wish to say one word about energy efficiency. There is a relatively low baseline in terms of energy efficiency and there is a way to go. As we approach higher levels of energy efficiency - points were raised about intensification and there being more people per housing unit - the issue of damp is coming to the fore more and more. I think it is seen in the likes of Scandinavia. We need to monitor and work proactively on it.

It is important that the partnership we are talking about extends beyond this morning and to an ongoing structured liaison with the local authorities, the Department, the RTB and organisations such as ours on issues of standards raised this morning.