Twelve years ago, EU summit leaders announced they had a strategy to tackle unprecedented migrant arrivals.

Next week, they will meet again in Brussels and to tell us something similar.

We journalists will report on the latest twists and turns, hoping to get some sort of angle that hasn’t been covered. But the reality is that our leaders have broadly failed.

Dozens of EU summit conclusions have been published since 2015, when one around million Syrians arrived in Europe to seek protection.

We need stronger external borders to preserve the Schengen passport-free zone, they said. We need partnerships with foreign states to save lives. We need to step up deportations. We need a European solution.

All of these ideas and strategies have found a home in council conclusions, in various iterations, since 2015. All of them.

Some have actually panned out, including an EU migrant swap deal with Turkey and other deals with autocrats in Tunisia, Egypt and elsewhere. Others like internal reforms on asylum have also been delivered.

Yet the sense of urgency to tackle these issues continues because there is an obvious disconnect between what has been delivered, the promises made and the lived experience on the ground.

People still come. Some 80,000 arrived in the Spanish enclave of Ceuta end of July alone.

Many are still fleeing violence, war and economic hardships. Others are lured by the promise of labour in Europe by Europeans willing to exploit them.

I remember meeting a group of boys from Bangladesh on the Ocean Viking, freshly rescued in the middle of the night, asking when they would be able to start working in Italy.

One of them was still shaking with fear and sobbing, following a near death experience.

The European Commission is now claiming that the drop of irregular arrivals is due to their migration policy reforms, as if the fall of the murderous Assad regime in Syria had no discernible impact.

Perhaps some of that is true. But there is no disputing that Syrians accounted for over 100,000 irregular crossings in 2023, a year before Assad fell. It then dropped to around 6,000. Today, it is around 1,000, according to Frontex.

At some point, one has to wonder if these conclusions, repeated ad nauseam, is nothing but political theatre by a leadership that has run out of ideas.

EU leaders meeting next week in Brussels for the usual post-summer European Council are rehashing conclusions on migration, echoing almost word-for-word statements since at least 2015.

“The European Council has developed a strategy aimed at stemming the unprecedented migratory flows Europe is facing,” they announced in December 2015, following a summit.

“It is indispensable to regain control over the external borders,” they also said, noting the perceived threat to the EU’s internal border-free Schengen zone.

And they voiced fear over the low number of deportations, insisting on “concrete measures to ensure the actual return and readmission of people not authorised to stay.”

Eeleven years later and the 15 October summit in Brussels next week is now asking almost the same thing, including to what extent previous conclusions on migration have been implemented.

Although draft conclusions can change, and likely will, the current wording essentially repeats the same demands spanning over 50 EU summits since at least 2015, when over a million Syrians entered Europe to seek protection.

Out of the 52 published conclusions since 2015, over half dealt with migration in some shape or form. The latest draft dated 5 October and seen by EUobserver is among those.

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MEPs have opened debate on the EU’s proposed Affordable Housing Act, which would give national and local authorities a clearer legal framework for restricting short-term rentals and some non-primary residential property use in areas facing severe housing pressure.

The European Parliament has begun examining legislation that would give cities and national governments greater legal certainty when restricting short-term rentals and the use or acquisition of residential property in areas where housing has become difficult to afford.

The proposed Affordable Housing Act, presented by the European Commission on 9 September, was on Parliament’s agenda in Strasbourg on Tuesday as housing costs move further into EU-level politics.

The legislation does not transfer general housing policy to Brussels. Decisions on construction, planning, rent policy and social housing would remain primarily with national, regional and local authorities.

Instead, the proposal would establish a common EU legal framework governing some restrictions that member states and cities may introduce when attempting to protect housing supply.

The draft regulation specifically covers measures restricting short-term accommodation in residential properties other than a host’s primary residence. It would also cover restrictions on the acquisition or use of land and housing that is not intended as somebody’s principal home.

Those provisions are designed partly to resolve a legal problem that has become increasingly important in cities with large tourism markets.

Local governments have introduced restrictions on holiday rentals and second-home use, but such measures can clash with EU single-market rules governing services, property and establishment. The Commission says the legislation would provide authorities with a clearer method for demonstrating when restrictions are justified and proportionate.

The law would therefore not impose a common European cap on Airbnb-type accommodation. Nor would it oblige cities to introduce restrictions.

Authorities choosing to intervene would instead have to demonstrate housing stress and ensure that their measures meet EU requirements on proportionality, transparency and review.

Brussels argues that the scale of Europe’s housing problem now affects more than social policy.

According to the Commission’s European affordable housing plan, house prices across the EU have risen by more than 60 per cent since 2013, while average rents have increased by about 20 per cent. Short-term rentals increased by 93 per cent between 2018 and 2024.

Only between six and seven per cent of EU housing stock is classified as social housing, while about 20 per cent of homes are recorded as unoccupied.

The Commission estimates that Europe needs to build more than two million homes a year to meet current demand — around 650,000 more annually than are presently being constructed. It estimates the additional investment requirement at approximately €153 billion each year.

Those figures underline a central difficulty in the housing debate: restrictions on tourist accommodation may return some properties to residential use, but they do not address the full shortage of new homes.

EU Today examined that wider supply issue when the Commission launched its European Affordable Housing Plan, which combines proposed regulation with investment, faster permitting, construction reform and changes to state-aid rules.

The debate is becoming more politically prominent as housing affordability affects a growing share of middle-income households as well as those on lower incomes.

Berlin offers one example. EU Today reported last month that advertised rents in the German capital had risen by roughly three-quarters in less than a decade, while the city calculates that it will need another 211,000 homes by 2040.

Pressure is particularly acute in large cities and tourism centres, where residential demand competes with short-term accommodation and investment properties.

The Commission argues that this has consequences for the wider economy because workers who cannot find affordable accommodation may be unable to move to areas where jobs are available.

That is why Brussels increasingly presents housing not only as a social concern but as part of the competitiveness and single-market agenda.

The proposal is still at an early stage. Parliament and the Council must negotiate the legislation under the ordinary legislative procedure, and substantial amendments remain possible.

Questions are likely to centre on how “housing stress” is defined, what evidence authorities must provide before restricting property use and how far EU law should permit local intervention in property markets.

The political dividing line is already apparent. One side of the debate stresses that cities need more freedom to protect permanent housing stock. The other warns that regulation of short-term rentals or second properties can affect tourism businesses, property owners and investment without necessarily creating sufficient new supply.

The Affordable Housing Act attempts to establish legal rules for that dispute rather than settle it centrally.

If adopted, its importance will therefore depend less on a single Brussels policy than on how individual European cities use the powers and legal protection it provides.