The number of new houses started during 2009 - just 88,000 - was the lowest level recorded since the National Housebuilding Council (NHBC) records began in the 1950s, when owner-occupation levels were barely half those of today.

Of these, almost 56,000 homes were started for private sale, with the rest - about 32,000 - for the social housing sector for affordable sale and rent through housing associations.

However, the number of social homes under construction could fall sharply if housing associations see their income slashed by big public spending cuts expected after the general election.

Builders do not expect to build many more private homes for sale in 2010 than in 2009; just 339 new homes were sold each week in 2009, 21 per cent down on 431 in 2008.

NHBC chief executive Imtiaz Farookhi said: "While we are seeing some encouraging signs, the industry's ability to ratchet production back up is limited owing to the skilled labour which has been lost."

The number of new homes completed in 2009 was 116,000, compared with 148,000 in 2008.

One glimmer of hope is NHBC figures showing higher levels of new build registrations in October to December 2009 than in the same quarter of 2008).

One cause of the collapse of house-building is the decision by banks to slash lending to the property sector.

However, the future of many developments hinge on the flexibility - or lack of it - of local authorities.

Many are using Section 106 agreements to demand large sums from developers towards roads, schools, social housing and other things as a condition for granting planning permission - and in today's fragile market, some developers fear profits will then be spread too thinly to justify starting work.

The lack of mortgage advances is another problem, with first-time buyers sometimes asked for deposits of 30 per cent.

For more details, call the National Housebuilding Council on 0844 633 1000 or go to www.nhbc.co.uk