Social Policy Minister John Dalli warned that those asking ministers for favours were only asking to jump the queue and in so doing create an injustice to others who were more deserving.

Speaking at the end of the debate in Parliament to approve the Housing Authority estimates on Tuesday, Mr Dalli said that he would be forwarding the points raised during the debate to the board of the Housing Authority for its consideration.

Referring to the former chairman of the authority, Mr Dalli said Ms Marisa Micallef Leyson had done her duty well. She had given the authority direction, introduced innovative ideas and prodded it to help more people through the promotion of home ownership. She had resigned the authority chairmanship when she decided to move to the UK.

Mr Dalli said importance was being given to the environment in designing authority property, because it was important to take care of the present-day needs of Maltese people.

He also referred to properties allocated before the election and said these were, in the main, cases of relocation of people so that the properties they lived in could be demolished to make way for newer buildings.

Earlier in the debate, former Social Solidarity Minister Dolores Cristina said that the sceptre of requisitioning had hampered the success of a scheme under which the Housing Authority rented residences and sub-let them to satisfy social cases for a period of 10 years. She said that since 1995, but particularly so in recent years, many of the properties had been derequisitioned while the lessees were protected by law.

The amalgamation of the authority, the department of construction and the department of social accommodation was still in its early stages, but it was already bearing fruit. The Lands Department had dragged its feet to evict squatters in government buildings. This had only been vigorously taken in hand at the beginning of the year. Applicants on the authority's list had benefited from the property which became vacant.

She said that in providing accommodation, the government considered housing affordability, social housing stock and special housing needs. But there were instances where people who had been helped with accommodation years ago were no longer eligible because their lot had improved.

Mrs Cristina objected to Stefan Buontempo's contention that there were people who were "humiliated" by having to beg the minister to be given social accommodation. Nobody had to beg, she said; people got their accommodation according to their merits.

Nationalist MP Robert Arrigo said it was always the government's aim to increase home ownership in Malta, and suggested that the government decide on a threshold to assess the financial situation of applicants.

Beppe Fenech Adami (PN) said that Malta had arrived at a point where most people could afford their own homes. But there were people who would end up homeless if the state did not intervene.

The Housing Authority had an important role to play, even in the sector of environmental development. The use of the limited available space left was very important; one had to be very careful as, in the past, developments had taken place on ground which could have been put to better use. The principle of urban regeneration must be safeguarded. The design of buildings could include a number of energy-saving measures and environmental awareness.

The Housing Authority's project at Msida, which had cost more than €3.6 million, had transformed a previously-dilapidated area into social housing which reflected today's needs. Similar works had been carried out in Birkirkara. Both projects had helped ease the problem of flooding which strongly affected both areas. The authority had also built 57 units in Floriana and 56 units in Cospicua.

Schemes that encouraged housing for the elderly and persons with a disability allowed them to lead more independent lives by providing them with the appropriate accommodation. It was also important to help people who did not have the means to maintain their property.

The fluctuating property prices, said Dr Fenech Adami, were a sign of the strength of the economy. He disagreed with those who saw falling property prices as a good sign, because this was the first sign that the economy was doing badly.

Nationalist MP Edwin Vassallo said that the new Housing Authority's board should work harder to improve housing conditions in Malta. It should help the government draw up policies according to present market conditions.

The authority should take part in the public consultation on rent liberalisation. It must also be aware of what was happening in the social sector because this would affect the housing demands of the future. There were currently 2,250 single-parent families and the authority had to monitor whether the number was growing. If it did, it would mean pressure on the authority as prospective clients would soon be knocking on the authority's doors.

When social housing had been introduced, such social problems were rare. But did it make sense for the government to find the solution for single parents and people who decided to separate? There were people who claimed they were separated and were not, and others who were claiming they were single parents when they were not. They were making false declarations to receive assistance which they were not entitled to.

Mr Vassallo warned that the planned rent reform should not create a higher social poverty level. Total liberalisation could mean that people who currently had shelter would end up without a roof over their head.

Labour MP Owen Bonnici said that first-time home buyers faced numerous problems. He had personally faced problems when the bank did not want to lend him money because he was still a student.

It was true that family separations were leaving an impact on property. There were people who had to buy property because their marriage had failed. Admittedly, it was impossible to help everyone and therefore those who were in most need should be given priority. People not getting the due alimony from their partners should get more help than those who were.

Dr Bonnici said that abuse had to be curbed, but one had to be careful that children did not suffer because of their parents' behaviour. Many a time, children ended up as the victims.

The shared ownership scheme should be encouraged because, as much as helping those in need, the government had to help those who wanted to help themselves.

It was unfortunate that there were many offices in Valletta but very little residential accommodation. The city deserved the best, but unless it was given the necessary facelift it would not become habitable again.

The authority, he said, should adopt parts of Labour's pre-election programme. One such proposal was for the capping of the interest rate to 4.5 per cent in the first seven years of a house loan. Another was the drawing up of a plan to help persons made redundant.

Minister Dalli seemed to want to send a clear message in the case of abuse, but Dr Bonnici appealed that the country would not go from one extreme to another. An effort had already been made in 1995 to update the rent laws, but the liberalisation of the rental market had not been successful.

He referred to the problem the Housing Authority had in selling its property to tenants when it did not actually own the land. There were families in Gudja, Dr Bonnici said, who had bought their homes on a promise of sale in 1982. These people could not borrow money on that property and it was only fair that their position was now regularised.

The elderly also deserved assistance. There were those who were imprisoned in their own homes because they had long flights of stairs. The government should also increase the number of beds in homes for the elderly to ease the waiting list.

Labour MP Noel Farrugia said it was important to keep in mind that Malta was densely populated, and this had to be taken into consideration in terms of housing because it posed a problem.

The pressure on many families to pay off their house loans, which could take up to 30 years, caused social problems. And financial problems were prohibiting those renting property from making proper maintenance.

He emphasised the necessity of town planning and suggested the creation of a task force to deal with this problem. Property was a major resource, and if properly exploited it could bring more income to Malta.

He said that during this legislature the people expected to see more credible results.

The authority's estimates were approved after a division, with the Opposition voting against.

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