The European Commission calls it the Affordable Housing Act and says it can “truly bring a change in people’s lives”. But how much will it actually do to make housing more affordable, asks Catherine Feore? 

The tension at the heart of the proposal is that Brussels is making ambitious claims about tackling the housing crisis while simultaneously making clear that it is not imposing new housing policies on governments or cities.

Commission President Ursula von der Leyen says the measure fulfils a promise to tackle housing affordability, describing it as “one step in this direction” and declaring: “Today, we are delivering for all Europeans.” Housing Commissioner Dan Jørgensen went further, saying the Act gives governments and cities tools to “make more affordable homes available”.

Yet the proposed legislation itself is considerably more cautious.
The Commission acknowledges that insufficient housing supply is the structural cause of the affordability crisis. Short-term rentals, second homes and other non-primary uses are not the root problem, although they can exacerbate shortages and push up prices in already constrained markets.

Housing stress test

The Act principally delivers a common legal framework for authorities that choose to intervene.

Central to this is a new EU test for housing stress. An area would normally qualify where an average home costs at least eight years of disposable per-capita income, that ratio has increased over the previous decade, and pressures are unlikely to ease over the next three years. At a ratio of ten or more, the historical deterioration test is dropped. Population dynamics, housing supply and demand must also be assessed.

Authorities could then restrict short-term rentals outside a host’s primary residence or tackle second homes, prolonged vacancy and certain other non-primary uses. But there is no obligation. They must also demonstrate that the activity has significantly harmed housing affordability or availability for at least three years, and any restriction must be targeted, necessary and proportionate. This seems to set a high bar of evidence for most local authorities.

Currently, local authorities must notify the Commission of short-term rental restrictions under the Services Directive. That notification requirement will no longer be required. Cities can use the new framework without seeking prior Commission approval, although measures must be published and remain open to legal challenge. Officials argue this will remove a burdensome procedure and make intervention easier.

But the Commission is equally explicit about what it is not doing. The Act does not regulate rents, harmonise housing policy, give Brussels new housing competences, dictate taxation, inheritance or planning, or require, recommend or encourage authorities to impose restrictions. Housing policy choices “remain national, regional and local”.

Executive Vice-President Teresa Ribera says that when markets fail to provide affordable homes, “public authorities have a responsibility to act”. But the Act does not compel that action; it provides a stronger legal framework if authorities choose to act independently.

Its impact could be real in tourist hotspots where non-primary housing use is demonstrably worsening shortages. But it cannot itself build a home or lower a rent. The question is whether a clearer legal toolbox matches the expectations created by the Commission’s promise to tackle Europe’s housing crisis. When asked to quantify how much of a difference the new provisions could make, the Commission couldn’t give precise figures, saying that it would depend on the measures adopted.

PHOTO CREDIT: Teresa Ribera, Executive Vice-President of the European Commission for a Clean, Just and Competitive Transition, and Dan Jørgensen, European Commissioner for Energy and Housing, give a press conference on the affordable housing Photographer: Jennifer Jacquemart © European Union

A long-running institutional struggle over who controls European Union foreign policy has broken into the open, with EU foreign policy chief Kaja Kallas publicly acknowledging that the role of the High Representative has not worked as intended when decisions are effectively taken above her inside the European Commission, writes Catherine Feore.

Speaking after an informal meeting of EU foreign ministers, Kallas delivered an unusually candid assessment of the relationship between the European External Action Service (EEAS), the European Commission and the member states.

At the centre of the dispute is a fundamental question: whether the EU's foreign policy is ultimately directed through the High Representative, who is supposed to bridge the Commission and national governments, or through Commission President Ursula von der Leyen.

Kallas argued that the problem does not lie primarily in the EU treaties or the institutional architecture they created. Instead, she said, it lies in how that architecture has been implemented in practice.

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"The problem is not the treaties, not the institutional setup. The problem is the implementation of that setup that it would work in practice, and there was a broad support by the member states to make it work. But of course, it doesn't entirely depend on the member states," Kallas said.

The final sentence was significant. Kallas' comments point towards criticism of von der Leyen.

Under the EU's institutional structure, Kallas holds two positions simultaneously: High Representative for Foreign Affairs and Security Policy and Vice-President of the European Commission. The dual role was designed precisely to connect foreign-policy decisions made by the member states with the powerful economic and regulatory instruments controlled by the Commission.

Those instruments include trade, development assistance, enlargement, migration and visa policy. Kallas argued that Europe cannot operate effectively as a geopolitical actor unless it brings those tools together with the foreign policy agreed by national governments.

"If we want to act as a geopolitical player, we should really put these things together," she said, arguing that this was precisely why the treaties created the vice-presidential component of the High Representative's job.

A role that works "on paper"

Asked about proposals to shift parts of the EEAS, its staff or competences towards the Commission, she described a system in which her coordinating authority exists more clearly in theory than in practice.

"The high representative/vice president is the link between the member states and the Commission, on paper, in theory,” she added pointedly that “we have had issues where there is somebody above me that is actually deciding; then you know it doesn't work that way. Let's be very frank.”

The reference to "somebody above me" was the sharpest indication of the institutional problem Kallas was describing. Within the Commission hierarchy, the person “above” Kallas is Commission President Ursula von der Leyen.

Commission versus EEAS

The question arose because foreign affairs ministers were discussing the future of the EEAS and how Europe's external-policy machinery should be organised.

According to Kallas, governments broadly supported retaining the existing institutional structure rather than rewriting it. But they also want that structure to operate as originally intended.

She warned in particular against duplication between the EEAS and the Commission. If a function is already being performed effectively by the diplomatic service, she argued, there is little justification for recreating the same capacity inside the Commission.

The discussion also touched on proposals to concentrate more external-action functions inside the Commission. Kallas said such a transfer could not be separated from the High Representative's authority.

If external-action services are concentrated in the Commission, she argued, the other side of the bargain must be that the High Representative genuinely oversees those services. "One side of the equation cannot happen without the other," she said.

Kallas said a majority of governments supported maintaining the current institutional setup and opposed concentrating everything in the Commission without the High Representative's coordinating role being implemented in practice. 

PHOTO CREDIT: Roundtable Informal meeting of Foreign Affairs Ministers (Gymnich) - September 2026 - Irish Foreign Minister Helen McEntee and EU High Representative Kaja Kallas © European Union

European Commission President Ursula von der Leyen and NATO Secretary General Mark Rutte Photographer: Dati Bendo © European Union
European Commission President Ursula von der Leyen said on Wednesday (2 September) that Europe and NATO would increase pressure on Russia after Germany attributed an attempted attack on cargo planes at Leipzig/Halle Airport to Moscow, calling the incident a “new escalation” on European Union soil, writes Catherine Feore.

“This was an attack using military-grade material, carried out by Russian operatives on European Union soil. We will not tolerate it,” von der Leyen said alongside NATO Secretary General Mark Rutte in Brussels.

The German government said on Tuesday (1 September) that its investigation and intelligence findings established Russian responsibility for the attempted attack at Leipzig/Halle Airport last month. Russia has denied responsibility.

The meeting took place as foreign ministers and the EU's High Representative for Common Foreign and Security Policy were meeting to discuss Russia and Ukraine among other issues.

“Had this attack succeeded, this would have resulted in enormous damage and possibly even loss of life,” von der Leyen said. “We stand in full solidarity with Germany.”

“If the intention was to make us think twice about supporting Ukraine, I can tell you it has only strengthened my resolve. Intimidation will not work.”

Von der Leyen said the Leipzig incident was part of a wider pattern of Russian activity confronting Europe, including airspace incursions, drones disrupting airports and interference with critical infrastructure.

“Leipzig marks a new escalation on European Union soil, directly attributed to Russia,” she said. 

Von der Leyen outlined three areas for a stepped-up European response: stronger protection of European infrastructure backed by additional sanctions on Russia, increased air-defence support for Ukraine, and an acceleration of Europe’s own defence build-up in close cooperation with NATO.

Infrastructure and sanctions

First, von der Leyen said Europe must strengthen the protection of infrastructure that could be targeted by Russian hybrid operations and be prepared to respond more quickly when attacks occur.

“We must treat our everyday infrastructure as frontline targets, and protect them accordingly,” she said.

The EU already has rapid response teams that can assist member states faced with such attacks, she said, arguing that Europe’s ability to prepare and respond would itself act as a deterrent.

Von der Leyen also said the EU was ready to intensify economic pressure on Moscow through sanctions. “Our sanctions have weakened Russia’s economy. We can use more sanctions and have them ready to impose as soon as such dangerous, life-threatening acts are attributed,” she said. “Every loophole Russia exploits is one we must close.”

European foreign ministers were discussing new listings in Ireland on Wednesday, she said, while the Commission was examining further ways to “cut deeper into Russia’s war chest”.

More air defence for Ukraine

Von der Leyen said her second priority was strengthening support for Ukraine, announcing that the EU had received a new request worth several billion euros for air-defence capabilities.

“Today, I can confirm that we have received a new payment request,” she said. “It is worth several billion euro, and would cover Ukraine’s air defenses, including the highly advanced PAC-3 Patriot air defense systems.”

Member states were considering the request, she said.

“I can say that it’s going in the right direction.”

Von der Leyen also pointed to European work with Ukraine on the FRIO project to develop anti-ballistic missile defences, as well as the EU’s €90 billion support loan.

“Since June, we have issued €8.5 billion for drones and missiles for Ukraine from this loan,” she said, adding that the funding could also be used to buy fighter aircraft from European industry.

Faster European defence build-up

Von der Leyen’s third priority was to accelerate Europe’s defence build-up alongside NATO, with air defence at the centre of the effort.

“Air defenses are critical,” she said. “We need a faster, more integrated alert system across Europe, and then we must intercept the threats faster.”

She pointed to the EU’s €800 billion defence investment plan, including €150 billion through the SAFE instrument, as a way for European countries to increase defence investment jointly.

“We are in a new era of European security,” von der Leyen said. “European investment in defense strengthens NATO and re-energizes our industrial base.”

Rutte backed von der Leyen’s assessment of the threat, saying Russia had become “increasingly reckless” as its war against Ukraine continued.

“We have seen more drones and missiles crossing into our airspace along our eastern flank, creating increased risk,” Rutte said.

“And we have also seen an increase in malign activities targeting our territory directly, whether it is fires set in factories producing defense equipment for Ukraine, or indeed the Russian hybrid attack in Leipzig.”

“The examples are many. The dangers Russia poses are clear,” he added.

Rutte said NATO was working “around the clock” to ensure it could protect its population and said Moscow would fail if it hoped attacks such as Leipzig would undermine Western backing for Kyiv.

“If Russia thinks we will be divided by the threat, or if they think we will be deterred from supporting Ukraine, they are mistaken,” he said. “Our unity is unshaken. Our support to Ukraine is clear.”

Rutte said NATO allies had agreed to provide at least €70 billion to support Ukraine this year and the same amount next year, with the EU loan forming a “crucial element” of that support.

The NATO chief also backed the push for additional air defence and increased defence production, saying higher spending had to translate into additional military capabilities and greater industrial capacity.

Von der Leyen said the EU and NATO would not be intimidated into reducing their support for Ukraine. “Europe and NATO will not just maintain our pressure on Russia; we will increase it,” she said. “We will not stop — not until Russia stops bombing and killing innocent children, men and women in Ukraine. We will continue, we will prevail, and we will deter anyone who attacks our freedom and our security.”