Policy Hub
Here is a selection of policies I am exploring
HomeSafe
Lifetime-Fixed, Portable Mortgages + Cost-of-Living Shield
One payment you can plan around, your payment. For good.
Why this matters
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Rate shocks and high energy bills are hitting families.
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Moving home often forces a costly remortgage, trapping people in their current location.
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We need a mortgage that gives stability, flexibility, and lower running costs.
What HomeSafe does
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Lifetime-fixed mortgage (30–40 years)
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One rate for the life of the loan, ensuring predictable monthly payments.
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Portable and assumable
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Take your mortgage with you when you move, or let a buyer assume it (subject to affordability checks). This reduces “mortgage lock-in”.
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Cost-of-Living Shield (optional add-on)
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Rolls energy-efficiency upgrades (insulation, heat pumps, solar) into a single fixed payment so that bills can decrease from day one.
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Who it is for
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Remortgagors facing rate resets.
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First-time buyers who need predictable payments to pass affordability.
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Movers who want to keep their deal.
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Renters via a rent-to-own pilot with participating providers.
How it works (public backstop, private delivery)
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Banks and building societies offer standardised HomeSafe mortgages.
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A sovereign covered-bond / RMBS platform provides long-dated funding to match the fixed term.
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The government provides a capped first-loss reserve (for example, 3–5%), funded by a small risk premium in the rate, with no open-ended guarantees.
Eligibility and safeguards
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Standard affordability rules apply, including a debt-to-income cap (for example, 4.0–4.5x) and a loan-to-value cap (up to 95% for first-time buyers with an EPC upgrade plan).
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Hard stress-testing: affordability checked at a margin above the fixed coupon.
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Overpayments are allowed (for example, up to 10% per year), with transparent fees if exceeded.
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Portability and assumability require underwriting at transfer to protect borrowers and lenders.
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At higher LTVs, an EPC uplift is required within 24 months if you choose the Shield.
What people get (plain-English benefits)
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Payment stability for decades, not just a 2–5 year fix.
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Flexibility to move without losing your deal.
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Lower running costs are achieved when the Shield upgrades are chosen.
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More straightforward household budgeting and less financial stress.
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A healthier housing market with fewer broken chains.
Measuring success (transparent KPIs we will publish)
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Arrears and prepayment rates compared with standard mortgages.
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Mobility: moves completed using portability or assumption (no full refinance).
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Energy outcomes: EPC improvement and measured monthly bill reduction.
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Share of income spent on housing and energy; variance over time.
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Customer Outcomes: Complaints and Satisfaction Metrics.
Implementation plan
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Months 0–3: Finalise the product standard; legislate for portability/assumability; set up the bond platform.
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Months 4–6: Onboard lenders; publish consumer-friendly disclosures and APR examples.
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Months 7–18: Pilot with 50k–75k mortgages across several lenders; independent evaluation.
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Years 2–3: Open to remortgages nationally; roll out the Shield bundles.
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Years 4–5: Nationwide availability; tweak parameters based on evidence.
Risks and how we manage them
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Duration/rate risk for lenders: matched covered bonds and optional hedging.
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Over-borrowing risk: clear DTI/LTV caps and strict affordability tests.
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House-price pressure: pair with supply measures; cap volumes if a local market overheats.
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Mobility lock-in: solved through portability and assumability by default.
Lender Impact & Safeguards
HomeSafe has been designed to enable banks and building societies to offer it without incurring long-term revenue losses compared to today’s mortgage model.
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Current system (35-year projection): £814–£826bn gross revenue
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HomeSafe projection: £600bn gross revenue
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Gap: £214–£226bn over the term
Two targeted measures can close that gap entirely:
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Reduced capital reserve requirements (Basel rules) – ~£110bn benefit
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Tax relief or incentives on qualifying loans – ~£110–£120bn benefit
Combined effect: HomeSafe becomes revenue-neutral for lenders, while delivering stability and flexibility for borrowers.
HomeSafe – Illustrative Model
Report date: 14 August 2025
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Example loan: £250,000 over 35 years
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HomeSafe lifetime-fixed at 3.99%: about £1,140 per month
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Standard variable benchmark at 6.50%: about £1,520 per month
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Difference: roughly £380 less per month
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Energy upgrade illustration (if using the Shield):
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£10,000 insulation/efficiency package at 3.99% over 35 years adds about £45 per month.
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Typical bill savings range: about £30 to £80 per month.
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Net monthly impact: from approximately £15 to £ 35, depending on the home.
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Notes: figures are examples to show the idea, not advice. Actual rates, terms and savings vary.
*Full detailed benefit analysis available upon request
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