Mr. David Hall:

Mr. Kennedy is looking to me to go first. Thanks, John. I have a few comments. One of the most important things is that this is ultimately about people at different stages of life, different circumstances and different financial situations. It is sometimes forgotten, depending on the comments made, that these are humans and accommodation, and a home is one of the most basic rights. Whatever construct that might involve, be it social housing, a rental, cost rental, RAS or whatever, is irrelevant. Regarding whether people are employed and well paid, those who are well paid are as equally frustrated as those who are not well paid because they cannot get accommodation; it does not make a damn bit of difference. Ultimately, a lot of gesturing, shouting and roaring happens.

If anybody has a conspiracy theory to the effect that politicians were trying to protect landlords, the Bill is pathetic in that regard. It does nothing. There is no way anybody was trying to protect landlords or property owners in giving such a pathetic incentive. It is incumbent upon everybody to remember that housing has a massive impact on people, not only in terms of shelter - tonight the temperature will be -5°C - but also on mental health, dignity, living, relationships, development of communities and employment. Every single aspect of life, including mental health and our health services, is integrated with and linked to housing. Unfortunately, in a place nearby to here, people operate out of silos and deal with matters using calculators.

Ultimately, this is about humans and the connectivity of all of that has a massive impact and a cost way beyond €449 million. It sounds vast, but it is an insignificant sum to those people and their kids who are without accommodation and certainty.

One of the most important things that has not been mentioned at a time when there is a lot of commentary about renting is the fact that we do not have a European rental scheme or have not had a system of certainty for 25 or 30 years. When we say that people are gasping for oxygen in trying to get a place for 12 or 24 months or do not have security of tenure at all, that has nothing to do with the property owner or the landlord. It is purely about people trying to survive where they are.

There is a bridge from infants to primary and secondary school. That is all people see. In January, everyone says it is a new year. In housing, the new year is the beginning of the school year in September. That is real life. It is not an academic calendar year. If I was Minister for Finance, I do not think I would last long. I would spend everything very fast.

We need meaningful incentives and not just from a regulatory perspective. We need to recognise the emergency we are in. The regulatory system needs to be examined. The condition of properties and the status and standing of tenants needs to be addressed on a graduated scale to encourage people to come into the market. Obviously, there needs to be a financial incentive.

More importantly, things need to be done in a non-bureaucratic way. Mr. Kennedy mentioned the system of going through Revenue and everything else. It is not about somebody being blind; rather, part of the incentive needs to be the access and not just the quantum. A meaningful amount of money needs to be given back in tax credits, up to 50% of the rent. The example I gave earlier was 40% for a person; other people's circumstances are slightly different. The Deputy is correct. The rate of tax is 56%. It is a joke. We need landlords more than they need us. This is part of the solution to a major issue.