published in this newspaper yesterday. Sixty-nine percent of residents see housing costs as a very serious problem. Sixty-five percent say Government should start rent control.

That is a very high figure of which all Bermuda should take notice. Bermuda does still have rent control on a small number of low cost units and the machinery for greater rent control. But the situation is not a simple one.

The history of rent control is that it leads to a degradation of the housing stock because landlords, in an attempt to show economic returns, cut back on repairs and general maintenance. That is not good for them or for the tenants.

Landlords also shy away from any attempt to provide new housing or to renovate for rental because they are frightened off by rent control.

The high rents are created by both high demand and by higher salaries being paid in such areas as the international company sector. However they are also caused by the high costs of repair and maintenance materials which landlords must bear and by the high wages for such things as painting and plumbing. Some landlords are finding that it is more sensible to sell their property, get rid of the headaches of being a landlord, and try to gain a greater return on their cash.

Government has been appealing for the private sector to help with the housing crisis but Bermuda's building costs are among the highest in the world and it is seldom economically sensible these days for the private sector to build to rent. It is also very difficult to buy to rent except in the higher brackets.

Many of Bermuda's properties are now in a price range which makes it virtually impossible to buy them and rent them for any kind of economic return on the cost of the property.

Government subsidises the rents of people it brings in from overseas and the international sector provides rent allowances. This allows a number of people the freedom to outbid the average Bermudian for rental units and creates friction and a good deal of anger. It is natural for citizens in any country to expect to have a fair chance at enjoying what their country provides. That extends to young prospective house purchasers who despair at the thought that they may never be able to purchase their own home.

The public concern is great but the problem is not being ignored.

The Government has been moving as fast as can reasonably be expected to provide affordable housing at Southside and with its scheme to build two and three bedroom cluster houses throughout Bermuda. It is also moving to renovate existing buildings and to assist landlords with renovations which will provide housing.

There is also a highly beneficial Government scheme to accept low down payments and provide relatively easy mortgages for first time home owners so that they can purchase housing, especially at Southside. History shows that owner occupied housing is the best looked after housing.

There are also efforts taking place in the private sector and with the help of private financing to provide for low down payments and easier repayment of mortgages, especially for young people.

As these initiatives begin to take hold they will ease the situation and free-up other housing units. During the last recession when any number of non-Bermudian workers left Bermuda, there was a good deal of available housing. It is a tough way to increase housing, but that may be coming again next year.

None of the above is of much help to those in dire need of housing today but it does provide hope for the future.