1.
Introduction
There is a well-established literature on housing problems in rural Scotland (see, for example, Shucksmith et al, 1996). This can be summarised as a lack of houses in the right place at the right time: in other words, an absolute shortage of affordable accommodation in both the rented and owner occupied sectors. While levels of owner occupation tend to be higher in rural areas than in cities (Corbett and Logie, 1997; Scottish Executive, 2000; Scottish Homes, 1998), low wage (and sometimes seasonal) economies mean that for many people living and working in the countryside owner occupation is not a realistic housing option. The relatively high price of accommodation can be inflated in areas within travelling distance of main employment centres where commuters create additional pressure on the housing market. Similarly, demand for retirement housing or holiday accommodation can cause additional inflationary pressure on the owner occupied housing market. High levels of council house sales under Right to Buy legislation and spending restrictions on local authorities have further constrained the supply of social rented housing (Corbett and Logie, 1997; Scottish Executive, 2000; Scottish Homes, 1998). Indeed, Pawson and Watkins (1998) suggest that other than discounts received by the initial purchaser, Right to Buy has done little to extend owner occupation to low income households in rural Scotland. Private rented accommodation tends to account for a higher proportion of the housing stock than in urban Scotland but rents are high and constrained, in some areas, by the possibility of profits realised through renting accommodation to tourists (Scottish Homes, 2000). Although in decline, tied housing remains an important feature of the housing stock in some rural areas. Corbett and Logie (1997) examined homelessness statistics from the Scottish Office and identified that 60% of those applying under the homeless persons legislation after losing their tied houses were from rural areas. As a result of these processes, the burden of providing affordable housing in many parts of rural Scotland is increasingly landing at the door of Registered Social Landlords. While it is accepted that there is a shortage of affordable housing in many rural areas, the small population base makes it difficult to measure and quantify housing need (Bevan et al, 2001; Mooney, 1993). Although waiting lists for social rented accommodation in rural areas may be significantly shorter than those in cities, the small stock and slow turnover mean that waiting list and transfer list applicants can face an excessively long wait for accommodation. In addition, housing need in rural areas may be very localised and subject to large fluctuations by the removal of just one or two households, or one or two houses from the stock. Waiting lists can provide an indication of the extent and location of housing demand, but there are a number of reasons why they might not necessarily provide an accurate assessment housing need. Rural housing need, in particular, can be hidden (Bevan et al, 2001; Cloke et al 2001a, 2001b) and may not emerge until housing stock either becomes available or is built. Bevan et al
1