Marco CORRADI

Marco Corradi, President, Housing Europe

Housing policies and their effects are deeply connected to territorial governance. Talking about housing today means addressing not only home availability, but also competitiveness, public services, social cohesion, urban quality and balanced territorial development.

Housing directly contributes to a territory’s competitiveness. The availability of affordable, quality homes affects an area’s ability to attract and retain students, researchers, skilled workers and new talent. Universities, businesses and local economies can develop fully only if people can find housing at sustainable costs.

At the same time, housing policy is closely linked to public services: schools, healthcare, transport, social assistance and security. Where housing becomes unaffordable, public services come under pressure. Integrated into a broader territorial strategy, housing helps maintain vibrant communities and supports the quality of public services. This is particularly evident in urban centres and historic cities. Housing affordability, combined with quality public spaces and services, prevents depopulation, supports local businesses and maintains diverse urban functions. Cities must remain places where people can live, not just work or consume services.

This territorial dimension is crucial in Europe’s polycentric system of interdependent large cities, small towns, rural areas and inner regions. Effective housing policy must balance these dimensions, avoiding concentrated opportunities that produce exclusion elsewhere. Yet the primary function of housing policy remains social protection and equity. Housing policy acts as an instrument of redistribution by providing access to affordable homes alongside essential services. For an ageing population, homes must be designed with accessibility, shared spaces and local services in mind. The question is not just how many homes to build, but how to organise residential environments so people can live independently.

Those who manage public, social, or non-profit housing do not simply manage buildings and contracts; they administer a vital public service and support communities. Residents include older people, individuals with disabilities, vulnerable families, migrants and young households. Consequently, housing management cannot be separated from public services like healthcare, social care, education, transport and employment.

For vulnerable groups and migrants, housing is a key driver of integration. However, integration also requires access to education, culture, employment and community life. Here, social mix is essential: quality depends on the surrounding neighbourhood, services and social networks. Good housing projects build communities and prevent concentrated vulnerability.

Integrated systems make housing investments economically sustainable. An older person remaining independently at home with connected care services delays or avoids costly residential care. Similarly, without affordable housing, society bears the cost through rent subsidies, emergency housing and social support. Furthermore, concentrating vulnerabilities without adequate services increases marginalisation, driving up social costs and potential conflict.

We must assess housing policy based on the overall cost of public policies rather than home construction alone. Well-designed, connected housing requires initial investment but yields long-term savings. Conversely, treating housing solely as real estate shifts costs onto healthcare, social care, transport and security. Separating housing from urban, social and economic policies has significantly contributed to the current housing crisis. Housing is a social, economic and territorial infrastructure. Its costs must be evaluated alongside the burdens that its absence or poor quality imposes on society.

This perspective aligns with new European Union initiatives that recognise the housing crisis as a multifaceted issue. Europe should support member states, regions and cities through funding, financial instruments and technical assistance. However, the goal must extend beyond building homes to enhancing territories’ capacity to provide affordable housing, services and opportunities. The challenge ahead is moving from a housing policy to a ‘policy of living’ – one that connects buildings, services, employment and social protection. Through this integration, we can shape an effective European response to the housing crisis.

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