All-Ireland housing: Why working together makes sense

Housing systems in the Republic of Ireland and Northern Ireland have evolved along different policy and regulatory paths, yet they face remarkably similar challenges, writes Paddy Gray.

Rising construction costs, labour shortages, growing demand for social and affordable housing, and the need to build resilient communities are issues shared across the island. At a time when both jurisdictions are seeking innovative solutions to housing supply and sustainability, greater collaboration between the sectors North and South offers significant potential.

The housing crisis does not recognise a border and neither should the search for solutions. While the causes and scale of housing pressures may differ on either side of the border, many of the challenges are shared. Given the word limit, this article explores some areas where strengthened collaboration could make a real difference.

Tackling shared labour and construction challenges

One of the most pressing challenges facing housing providers on both sides of the border is the shortage of skilled labour. Private developers, housing associations, approved housing bodies (AHBs), and local authorities are all competing for a limited pool of construction workers. This shortage which has been largely a consequence of the 2008 financial crash, when construction activity fell dramatically and remained depressed for the following decade, has contributed directly to project delays, rising costs, and uncertainty in delivery pipelines.

An all-island approach to workforce development could deliver substantial benefits. Joint apprenticeships, skills initiatives, and construction training programmes would help create a larger, more flexible labour market. There is considerable scope for housing providers, construction federations, educational institutions, and government departments to work together to identify future workforce needs and coordinate responses.

Procurement collaboration also offers opportunities. Shared learning around off-site construction, modern methods of construction, and framework agreements could help reduce costs while accelerating delivery. By viewing housing supply as a common challenge rather than a jurisdictional one, both sectors can develop stronger, more resilient construction capacity.

Learning from community investment and tenant participation

While increasing housing output remains essential, the success of social housing organisations is ultimately measured by the quality of the communities they help create. Strong examples already exist on both sides of the border. Radius Housing in Northern Ireland and Tuath Housing in the Republic have established charitable foundations that recognise housing is much more than just bricks and mortar. Their work demonstrates the importance of community development, social inclusion, health and wellbeing, and tenant empowerment, while showcasing innovative approaches to resident participation, social value and social impact.

Building on this experience, there is significant potential to establish an all-island body focused on community development and tenant participation. Bringing together housing associations, AHBs, tenant representatives, community organisations, the Northern Ireland Housing Executive, the Department for Communities, the Department of Housing, Local Government and Heritage, and the Housing Agency such a network could promote best practice, joint training, research, and collaborative initiatives. Most importantly, it would strengthen knowledge-sharing across the sector and ensure tenant voices remain at the centre of housing policy and service delivery throughout the island.

Towards a single representative voice

Another area where collaboration could be transformative is sector representation. The approved housing body sector in the Republic is represented by the Irish Council for Social Housing (ICSH), while housing associations in Northern Ireland are represented through the Northern Ireland Federation of Housing Associations (NIFHA). Although both organisations advocate for social housing providers facing many of the same challenges, there has never been a formal all-island federation bringing the two sectors together.

An all-island federation of AHBs and housing associations would provide a stronger collective voice on issues of mutual concern, including funding, planning reform, sustainability, skills shortages, tenant engagement, and housing supply. Such a body would not replace existing representative organisations but instead complement them by focusing on shared priorities that transcend jurisdictional boundaries.

A federation could facilitate regular policy dialogue, coordinated research, joint conferences, and collaborative advocacy. It would also give policymakers in both jurisdictions access to a broader evidence base when considering future housing reforms. The housing sectors north and south are increasingly facing similar pressures such as climate targets, demographic change, and affordability challenges. A coordinated approach would strengthen the ability of housing providers to influence policy and secure investment particularly in border areas.

Exploring regulatory cooperation

Perhaps the most ambitious area for future collaboration lies in regulation. The establishment of the Approved Housing Bodies Regulatory Authority (AHBRA) in the Republic has marked a significant step in strengthening governance and accountability within the sector. In Northern Ireland, housing associations operate under a separate regulatory framework overseen by the Department for Communities.

While the two systems have developed independently, there is growing merit in exploring greater regulatory cooperation. Both sectors share common objectives around governance standards, financial oversight, tenant protection, and long-term organisational sustainability.

In the first instance, this could involve enhanced information sharing, joint learning exercises, and regular engagement between AHBRA and the DfC. Such cooperation would enable both jurisdictions to exchange expertise and identify emerging risks more effectively. While significant legislative and constitutional considerations would need to be addressed, the concept warrants serious discussion.

A shared future

The housing sectors in the Republic of Ireland and Northern Ireland face many of the same challenges. Both are striving to increase housing supply, support vulnerable households, strengthen communities, and respond to economic pressures.

The case for greater all-island cooperation is compelling. The expertise already exists; partnerships and relationships are already developing. What is needed now is a willingness to build formal structures that allow that collaboration to flourish.

Collaboration will not solve every challenge overnight. However, by working together on labour shortages, community development, tenant participation, sector representation, and regulatory oversight, housing organisations north and south can lay firmer foundations, not only for more homes, but for more resilient communities.

In an era defined by complex housing challenges, the most effective solutions may not lie within individual jurisdictions but in harnessing the collective strengths of the entire island for future generations.

Paddy Gray is Professor Emeritus of Housing at Ulster University. He has over 300 publications in housing. In 2010 he was appointed the first and only Irish President of the Chartered Institute of Housing, and in 2021, he was appointed to The Housing Commission by the Irish Government.