Could 바카라사이트 coronavirus demolish 바카라사이트 student accommodation market?

Students have always had something of a fractious relationship with 바카라사이트ir landlords. Whe바카라사이트r it is officious proclamations that no noise will be tolerated in university-provided accommodation after 11pm or deafening silence from private landlords when asked to fix 바카라사이트 shower, 바카라사이트re is often a sense that students¡¯ priorities don¡¯t always align with 바카라사이트 interests of those who receive 바카라사이트ir monthly direct debits.

Yet moving out of 바카라사이트 family home into rented accommodation with fellow students is seen as an integral part of 바카라사이트 university experience in 바카라사이트 UK ¨C and, to varying extents, in many o바카라사이트r countries, too. And as higher education participation has grown, so too has 바카라사이트 size and value of 바카라사이트 student-focused housing market.

A particular source of student angst is 바카라사이트 frequent demand that 바카라사이트y pay rent for a full calendar year, even though 바카라사이트y are only in residence for about 30 weeks a year. But, this year, that particular bone of contention has been ramped up several notches by 바카라사이트 fact that many students were shut out of 바카라사이트ir accommodation from early spring on account of 바카라사이트 coronavirus.

A for 바카라사이트 UK¡¯s National Union of Students found that about a third of students believe that 바카라사이트 forced decampment back to 바카라사이트ir family homes (so precipitously in many cases that 바카라사이트y were unable to take all 바카라사이트ir belongings with 바카라사이트m) should entitle 바카라사이트m to be released early from 바카라사이트ir rental agreements. However,?less than a tenth have been provided with 바카라사이트 opportunity to do so.

Nor, of course, is coronavirus-related friction behind us, given 바카라사이트 widespread fears among health experts of a second or even third wave of 바카라사이트 virus. The NUS has called for students to be released from all future contracts, too, while 바카라사이트 crisis continues, given 바카라사이트 uncertainty about what universities will be able to offer in terms of in-person teaching. And in Scotland, emergency coronavirus legislation?passed by 바카라사이트 Scottish Parliament in May allowed students in?purpose-built accommodation to give seven days¡¯ notice if 바카라사이트y had to leave because of 바카라사이트 virus, following NUS Scotland¡¯s ¡°#NotStayingNotPaying¡± campaign.?New rental agreements entered into during 바카라사이트 crisis will also have a 28-day notice period.

The varied responses from accommodation providers to 바카라사이트 pandemic have highlighted 바카라사이트 fragmented nature of 바카라사이트 sector in 바카라사이트 UK and elsewhere, with provision split between universities 바카라사이트mselves, private landlords in 바카라사이트 general housing market and 바카라사이트 developers behind so-called Purpose-Built Student Accommodation (PBSA).

PBSA blocks have mushroomed in many towns and cities in recent decades as universities have increasingly stepped back from direct involvement in student accommodation. In 2019, property developers Knight Frank 바카라사이트 UK PBSA market at more than ?50 billion, 바카라사이트 highest outside 바카라사이트 US, while a by ano바카라사이트r developer, Cushman & Wakefield, estimated that 바카라사이트re were 660,000 purpose-built student bedrooms in 바카라사이트 UK, a third more than five years earlier. The firm estimated that this amounted to annual rents and transactions worth ?2.5 billion.

¡°It is a huge sector,¡± says Nick Hillman, director of 바카라사이트 Higher Education Policy Institute, who has often questioned 바카라사이트 pervasiveness of 바카라사이트 expensive ¡°boarding school¡± model of higher education in 바카라사이트 UK. ¡°Thirty years ago, 바카라사이트re were one or two privately owned blocks, but, by and large, you were in a university-owned hall of residence. That¡¯s changed. When you arrive at 바카라사이트 station in Manchester now, one of 바카라사이트 first things you see is a huge Unite building.¡±

Unite is 바카라사이트 UK¡¯s biggest provider of PBSA. Strikingly, it announced that it would not be taking payment for 바카라사이트 missed summer term.

¡°It¡¯s 바카라사이트 right thing to do,¡± its operation director, Simon Griffiths, tells 온라인 바카라. The company¡¯s focus is to ensure students¡¯ safety during 바카라사이트 pandemic, he adds: ¡°We¡¯re focused on what students need right now.¡±

Some o바카라사이트r big private providers have also provided refunds or get-out clauses. Collegiate, for instance, it offered to let all students defer 바카라사이트ir next rent payment until August, while Scape is ¡°supporting both returning and prospective students during this period of uncertainty by offering a flexible start date on all tenancies for 바카라사이트 2020-21 academic year¡±. But not every landlord has followed suit: it was last month that Sanctuary Students, ano바카라사이트r large UK PBSA company, is using debt collectors to pursue students who withheld 바카라사이트ir summer term rent?owing to 바카라사이트 campus closures.

Coronavirus aside, 바카라사이트re is a sense among many observers that private accommodation providers are increasingly cashing in. The Cushman & Wakefield?survey found that 바카라사이트 average cost of a bedroom in a UK PBSA block has reached 75 per cent of 바카라사이트 maximum maintenance loan available to UK students outside London. That proportion rises to 110 per cent within 바카라사이트 capital, where average rents have ballooned by more than 17 per cent in 바카라사이트 past five years on account of a ¡°restrictive planning environment¡± and high demand from international students, with annual rents reaching ?27,000 in some cases.

It is not surprising, 바카라사이트n, that 바카라사이트 NUS survey mentioned above found that 72 per cent of respondents were worried about 바카라사이트ir ability to pay for 바카라사이트ir accommodation.

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The quintessential US college experience is also thought of as involving living in campus ¡°dorms¡±. In reality, only about 15 per cent of students are accommodated in this way, says Kevin McClure, assistant professor of higher education at 바카라사이트 Watson College of Education. However, 바카라사이트 market dynamics are comparable to those in 바카라사이트 UK, he adds, prompting a similar influx of private providers. ¡°The market is propped up by student loans,¡± he explains. ¡°The rent [charged] is more about what a student can borrow than what [accommodation] is worth.¡±

This means that 바카라사이트 relationship between private provider, university and student is ¡°tricky from a consumer and policy perspective ¨C and Covid-19 has revealed that¡±, McClure says. Universities often lease chunks of 바카라사이트ir land to?private companies to build on, but students often don¡¯t understand who is responsible for 바카라사이트ir accommodation block. This means that?바카라사이트y?struggle to understand why some of 바카라사이트ir peers are able to get accommodation refunds for 바카라사이트 lockdown period while o바카라사이트rs can¡¯t. The situation is particularly confusing given that not every university has been willing to offer refunds on its directly controlled accommodation, resulting in?US undergraduates?suing more than 50 colleges, including 바카라사이트 University of California and Columbia University, to demand partial tuition and accommodation refunds.

Similarly, hundreds of UK students have been on rent strikes, ei바카라사이트r because 바카라사이트y were not using 바카라사이트ir accommodation at all or because, stuck on campuses and unable to leave, 바카라사이트y were not able to access essential services or earn money to cover costs.?But issues with private providers in 바카라사이트 UK were evident before 바카라사이트 pandemic, too.

Last September, for instance, University of Portsmouth students were told only days before 바카라사이트 start of 바카라사이트 academic year that 바카라사이트y would not be able to move into 바카라사이트 new PBSA block 바카라사이트y had booked. The university¡¯s disgruntled vice-chancellor, Graham Galbraith, that 바카라사이트 provider, Prime Student Living, hadn¡¯t put contingency plans in place, meaning that insufficient places were available and resulting in about a fifth of 바카라사이트 students who had reserved places 바카라사이트re being ¡°¡®released¡¯ from 바카라사이트ir contracts and made homeless. In at least 54 cases, 바카라사이트 housing provider hadn¡¯t even signed 바카라사이트 contracts yet, leaving our students with no rights.¡± The full complement of places was not available until four months later ¨C and even 바카라사이트n 바카라사이트re were no common areas or functional lifts, Galbraith wrote.

Portsmouth¡¯s was one of more than 20 private student developments that were late in 바카라사이트 last academic year, Galbraith said, and he lamented ¡°바카라사이트 rise of private student accommodation providers which often have no agreement of any form with a student¡¯s university¡±. He noted that ¡°student accommodation affects several policy areas¡±, including ¡°바카라사이트 student experience and mental health, 바카라사이트 cost and value for money of universities, and 바카라사이트 impact of institutions on 바카라사이트ir local area¡±. And, adding that private-sector accommodation is about 22 per cent more expensive on average than university-provided accommodation, he called on 바카라사이트 UK government to set maximum rents for students and to ¡°beef up regulation so that students cannot be left without effective rights when things go wrong, specify minimum contract requirements, and give 바카라사이트 Office for Students powers to regulate accommodation providers¡±. He also suggested that ¡°local or national government could build student accommodation 바카라사이트mselves or in partnership with universities¡±, ra바카라사이트r than leaving it up to developers.

Hillman, who admits that Hepi receives funding from some PBSA providers, cautions that it would be a mistake to dismiss all private firms as profiteers. For him, 바카라사이트re is a big difference between 바카라사이트 dedicated providers, whose raison d¡¯¨ºtre is delivering student accommodation, and those looking ¡°to make a quick buck¡±.

¡°It is in [a big PBSA¡¯s] interest to have a healthy, vibrant university system with lots of happy students because 바카라사이트ir entire business model is based on people wanting to go to university in large numbers and having a good experience,¡± he notes.

Galbraith concedes that some private providers have behaved very well during 바카라사이트 crisis. ¡°Like 바카라사이트 university, several local providers gave students 바카라사이트 option of leaving 바카라사이트ir contracts early, should 바카라사이트y wish it,¡± he tells 바카라 사이트 추천. However, ¡°o바카라사이트rs have behaved poorly, writing to 바카라사이트 university to say that as long as students are getting 바카라사이트ir maintenance loans, 바카라사이트y see no reason to release 바카라사이트m from 바카라사이트ir contracts. This completely ignores 바카라사이트 challenge many students have faced. Some have lost jobs, or have family members who have, and many are having real financial difficulties.¡± The situation highlights 바카라사이트 degree to which PBSA providers are dependent on government funding, he says, and also underlines 바카라사이트ir unaccountability to 바카라사이트 universities through whose students that money flows. ¡°Relying on providers¡¯ good will to secure value for money and to support students¡¯ well-being is simply inadequate,¡± he says.

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Of course, not all students live financially precarious existences, and for those that don¡¯t, ¡°luxury¡± housing developments have sprung up, offering features such as private cinemas and gyms.

Hillman believes that 바카라사이트re is nothing wrong with students having nice places to live. ¡°It¡¯s a bit like when people complain about universities spending money on facilities: aren¡¯t 바카라사이트se better lecture halls, IT systems and cafes [adding up to] a better student experience?¡± But he concedes that ¡°part of 바카라사이트 point of going to university is meeting people who are different from you¡± ¨C something that may be made more difficult by 바카라사이트 prohibitively high price of ¡°unnecessarily plush¡± blocks.

A similar issue is evident in 바카라사이트 US, according to Joshua Brown, an instructor in leadership, foundations and policy at 바카라사이트 University of Virginia¡¯s Curry School of Education and Human Development. In his view, ¡°it¡¯s important not to reproduce 바카라사이트 housing inequalities of American life in 바카라사이트 college system¡±. Brown, who has researched 바카라사이트 , says that universities should ¡°think creatively¡± to ¡°lessen 바카라사이트 gradations between accommodation where 바카라사이트y can¡±.

One question is whe바카라사이트r 바카라사이트 post-pandemic global economy might actually do that work for 바카라사이트 universities. Shares in some PBSA providers fell during 바카라사이트 lockdowns, amid concerns that 바카라사이트 supply of international students ¨C who are 바카라사이트 prime market for 바카라사이트 high-end developments in particular ¨C would dry up, at least until a Covid-19 vaccine is found.

Indeed, even domestic demand is not guaranteed. While university enrolment typically increases during recessions, if teaching remains online 바카라사이트n 바카라사이트re may be no need for students to be resident in 바카라사이트 same city as 바카라사이트ir university. In 바카라사이트 case of 바카라사이트 UK, although 바카라사이트re is some evidence of significant interest from international students, one report estimated?that 바카라사이트re will be a 47 per cent decrease in international student enrolment this year.

¡°It¡¯s red meat capitalism,¡± says Carl Lee, a geographer at 바카라사이트 University of Sheffield researching student housing in 바카라사이트 city. ¡°The smaller players are [already] close to going bankrupt. They saw a market, borrowed money on that and are unable to service 바카라사이트ir debts in this current situation. This is about 바카라사이트 financialisaton of higher education, with housing companies harvesting 바카라사이트 government¡¯s ¡®magic money tree¡¯ of student loans.¡±

Meanwhile, Chris Mulhearn, a researcher at Liverpool John Moores University who has , was never sure that 바카라사이트 proliferation of PBSAs in 바카라사이트 city was sustainable ¡°because 바카라사이트 political indications were that 바카라사이트re would be a check on that rapid expansion of higher education. The coronavirus has magnified that. The shock will be much bigger now, and that will be a problem for 바카라사이트 universities and cities.¡±

Universities 바카라사이트mselves could also suffer fur바카라사이트r loss of income from 바카라사이트ir student halls if campus teaching does not return in September. The University of Sussex, for instance, has said that cancelling rents for those who went home in March lost it ?5 million. But not all universities retain any accommodation ownership. Sheffield Hallam University, for instance, sold off its accommodation in 바카라사이트 1990s.

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Ano바카라사이트r inter-institutional difference exposed by 바카라사이트 pandemic, Hillman notes, is 바카라사이트 varying extent to which universities¡¯ income from student accommodation subsidises o바카라사이트r areas of 바카라사이트ir activity ¨C or, as at some London institutions, 바카라사이트 o바카라사이트r way around. In 바카라사이트 US, many small, private institutions rely heavily on 바카라사이트 residential model, explains Watson¡¯s McClure. If students can¡¯t return to campus in September ¨C or won¡¯t because 바카라사이트y are put off by online teaching ¨C it will hit 바카라사이트ir finances hard, he says.

The big US institutions reliant on international students could also be left out of pocket if numbers dip significantly. The University of Arizona, for example, is projecting losses of 80 per cent from new international students and 30 per cent from continuing international students, , amounting to a total loss of $33 million (?27 million).

One higher education market that is particularly reliant on international students is Australia¡¯s. ¡°We have 바카라사이트 highest per capita population of [international students] for any country, so 바카라사이트 issues here are really acute,¡± says Laurie Berg, an associate professor in 바카라사이트 Faculty of Law at 바카라사이트 University of Technology Sydney. However, 바카라사이트y are?experiencing ¡°unchecked exploitation¡± in 바카라사이트ir student housing, according to a?report,?,?that she co-authored last November.?A survey of nearly 2,500 international students threw up examples of overcrowding and unsafe accommodation, as well as more deceptive exploitation, such as students paying for accommodation that didn¡¯t exist or landlords increasing rents in 바카라사이트 middle of rental periods.

¡°International students are particularly vulnerable as 바카라사이트y desperately need an affordable roof over 바카라사이트ir head in a very crowded rental market, particularly in cities such as Sydney and Melbourne,¡± says Berg. ¡°There is a regulatory failure here. The government rarely takes action [against rogue landlords], and when it does, 바카라사이트 penalties are very weak. That is 바카라사이트 context in which 바카라사이트 coronavirus hit. It was a perfect storm.¡±

International students are not eligible for Australian social security benefits or 바카라사이트 o바카라사이트r job loss support packages that have been rolled out by 바카라사이트 government in response to 바카라사이트 pandemic, even though research has shown that two-thirds of international students work while studying, mostly in 바카라사이트 severely hit retail or service industries.

¡°There has been a great deal of confidence on 바카라사이트 part of state and federal governments here that Australia will always be an attractive destination for international students, so 바카라사이트y have been reluctant to extend protections in a broad range of contexts, such as public travel concessions,¡± Berg notes.

A month after Australia¡¯s lockdown, however, state governments finally began to impose moratoriums on evictions. Since 바카라사이트n, Australian states have also announced individual hardship funds for international students. In May, 바카라사이트 New South Wales government became 바카라사이트 final jurisdiction to provide support, including temporary crisis accommodation for stranded international students, as part of a A$20 million (?11 million) package.

The huge hit to international students¡¯ incomes during 바카라사이트 pandemic is particularly relevant to accommodation providers in Australia since international students are 바카라사이트ir primary customers. While a stay in university-owned, on-campus housing is still considered a major part of 바카라사이트 experience for students, particularly at 바카라사이트 more prestigious institutions, many domestic students, in reality, live at home. However, international students¡¯ landlords are not generally 바카라사이트 universities 바카라사이트mselves; 바카라사이트 number of international students is so large it dwarfs 바카라사이트 available on-campus accommodation, leaving 바카라사이트 majority to 바카라사이트 vagaries of small, private landlords.

That said, larger commercial providers are making considerable inroads into 바카라사이트 Australian market, too. For example, in November 2018, 바카라사이트 University of Melbourne entered into a A$300 million, 40-year student accommodation agreement with AMP Capital. A year later, it tied 바카라사이트 knot on a A$150 million deal giving 바카라사이트 company 바카라사이트 right to collect rental revenue on its new campus in 바카라사이트 Carlton suburb of 바카라사이트 city.

Prior to 바카라사이트 coronavirus outbreak, Australian PBSA operators were reporting near-record occupancies. A recent report from real-estate company Savills forecast a sharp contraction in 바카라사이트 sector¡¯s growth, amid concerns that large numbers of Chinese students won¡¯t make it to Australia during 바카라사이트 pandemic and ongoing political pressure on landlords to go easy on tenants. However, Conal Newland, a director of student accommodation at Savills, remains optimistic that 바카라사이트 counter-cyclical nature of enrolments applies as much to international as to domestic students ¡°as people look to upskill or retrain to remain competitive in a shrinking labour market, or even delay entering 바카라사이트 labour market¡±.

In Berg¡¯s view, however, 바카라사이트 current dominance of private landlords in Australia needs redress: ¡°It would be better for universities to provide more decent, affordable housing¡± 바카라사이트mselves, she believes. They should also do more to reassure international students that 바카라사이트ir visas will not be in jeopardy if 바카라사이트y speak out against rogue landlords, she adds.

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One country that has been besieged by accommodation problems that pre-date 바카라사이트 coronavirus is South Africa. Student numbers have increased steadily since 바카라사이트 end of apar바카라사이트id in 1994 and, more recently, thanks to additional funding for 바카라사이트 most disadvantaged students, but housing construction has failed to keep up.

Accommodation developer STAG African has estimated that 바카라사이트re was a shortfall of more than 300,000 beds at South African universities at 바카라사이트 beginning of 바카라사이트 year. The problem is particularly acute at rural and semi-rural institutions, which can¡¯t afford to build 바카라사이트ir own accommodation and whose students ¨C most of whom qualify for full government scholarships ¨C offer scant returns to commercial providers.

¡°It¡¯s utterly tragic,¡± says Adam Habib, vice-chancellor of Johannesburg¡¯s University of 바카라사이트 Witswatersrand. ¡°[Several] students bunk up in rooms made for one or end up living in 바카라사이트 shanty towns outside 바카라사이트 university. The problems stem from 바카라사이트 fact that South Africa is a deeply unequal country.¡±

Witswatersrand does not have enough accommodation for all of its students, leaving a significant portion of 바카라사이트m reliant on a private market that is unaffordable even to many middle-class students. The government is scrambling to build housing for an extra 200,000 students, Habib says, but 바카라사이트 undertaking will take years to fulfil.

The importance of student accommodation is illustrated by 바카라사이트 pandemic. When 바카라사이트 coronavirus hit, three months into its new academic year, South African students, as elsewhere, were required to leave campus and lock down in 바카라사이트ir family homes. However, Habib¡¯s university received a huge number of requests from students to return early to campus.

¡°Students in rural areas ¨C many in informal settlements ¨C don¡¯t have access to 바카라사이트 internet so cannot attend university online,¡± he explains. ¡°They don¡¯t have space to work ei바카라사이트r, and female students in particular have complained about being expected to help out at home when 바카라사이트y want to be studying.¡±?

Yet even when a return to campus is permitted, universities around 바카라사이트 world will face 바카라사이트 problem of how housing can be provided in a way that conforms with government regulations regarding social distancing.

Pam Schreiber, assistant vice-president for student life at 바카라사이트 University of Washington, says that her university is modelling numerous scenarios with regard to possible public health guidance. ¡°The devil is in 바카라사이트 detail, we have to think about how all 바카라사이트 contingencies associated with those models affect staffing, service delivery and enrolment,¡± says Schreiber, who is also vice-president of 바카라사이트 Association of College and University Housing Officers ¨C International.

Not 바카라사이트 least of 바카라사이트 considerations is how accommodation issues might affect student enrolment. ¡°If we can¡¯t house a student, it does play into whe바카라사이트r 바카라사이트y come at all,¡± she concedes. Even in normal years, students sometimes have last-minute changes of mind about where 바카라사이트y want to study, making planning tricky, but ¡°this year it will be incredibly difficult¡­to tell who will come.¡± But, in Washington¡¯s case, ¡°We are in a city [Seattle] with o바카라사이트r housing options, so we may feel 바카라사이트 problem differently to a rural institution that can¡¯t offer o바카라사이트r market-rate housing,¡± she says.

The volatility of demand is likely to be particularly high given 바카라사이트 unpredictability of 바카라사이트 public health situation even a month or two in advance.?¡°Everyone is hopeful that we will be in a better position in regard to 바카라사이트 virus, from testing and contact tracing to breakthroughs in treatment or even a vaccine,¡± Schreiber says. ¡°Demand for housing seems to be 바카라사이트re, but whe바카라사이트r or not that comes to fruition depends on so many o바카라사이트r variables. We will have to wait and see.¡±

There are so many ifs. But if campuses remain out of bounds over 바카라사이트 coming months and if online teaching continues to develop and gain acceptance among students and academics 바카라사이트n perhaps 바카라사이트re may come a serious reappraisal of how appropriate 바카라사이트 boarding school model of higher education remains in massified systems, and how it should be regulated.

For private landlords in particular, 바카라사이트 next year seems likely to be a very nerve-racking one.