Agenda item

THIS SUPPLEMENT REPLACES ITEM 10 ON THE AGENDA

The attached draft housing strategy documents, approved at Cabinet on 21^st May 2012, are presented to the Committee for consultation. They replace the old version of the Housing Strategy which was inadvertently circulated at item 10 on the agenda.

The following documents are attached;

Page 1 – Building a Housing Ladder of Opportunity – Report to Cabinet 21May 2012

Page 25 – Draft Housing Strategy

Page 45 – Draft Tenancy Strategy

Page 70 – Draft Housing Allocation Scheme

Page 115 – Draft Homelessness Strategy

Page 138 – Case Studies

Page 143 – Initial Screening Equality Impact Analysis

Councillor Carlebach declared a personal interest in that he had been a member of the Cabinet at the time the draft strategy had been approved, and remained at the meeting but did not vote.

Mike England presented the report which incorporated four documents providing a statement of the Council’s intent in driving forward the housing agenda and ‘Building a Housing Ladder of Opportunity’. The documents were consultation drafts of the Housing Strategy, Tenancy Strategy, Scheme of Allocation and Homelessness Strategy, which had been approved by Cabinet.

The draft Tenancy Strategy proposed fixed-term tenancies for new social housing letting, typically five years, but two years in cases such as special schemes for working households. This did not automatically mean that tenants at the end of their fixed tern tenancies would not be able to have their tenancies renewed. In addition, there were a number of exceptions where secure/assured tenancies would still be granted. The implementation of the Tenancy Strategy would not affect existing tenants housed by all registered providers, i.e. the Council in its landlord role and housing associations.

The new Scheme of Allocation would give  greater priority to those who were working, those in training leading to employment and those making a significant  contribution to the community. It proposed changes to the Housing Register to clarify who qualified for Housing and restricted access to the Register to those who had a reasonable chance of being re-housed. It was proposed to replace the Choice-Based Lettings system with a system of ‘Assisted Choice’. More detailed information in respect of people’s requirements would be collected, and applicants would be offered a number of options.

The draft Homelessness Strategy set out how the Council would meet its statutory obligations in providing services to vulnerable people, but also proposed the fundamental change of breaking the automatic link between a homelessness application and a social housing tenancy through using its prospective powers to discharge its duty in the private housing sector. 

Mr England stated that the consultation period had been extended by one week to 25 July 2012. There had been consultation with key agencies responsible for approving and/or delivering the Housing strategy and also with homeless groups. The consultation document was available on both the Council and the locata websites..

In response to a question, Mr England stated that it was intended to make available a  summary of the consultation submissions, and agreed to make available the submissions to the committee.

Action:

Consultation responses to be made available to the committee.

Action: Mike England

In response to a question, Mr England confirmed that the Accessible Register would be maintained.

Councillor Cowan commented on the ‘Ladder of Opportunity’ that even with the Governments’ discounts for eligible households,  home ownership remained of high value.

Mr England referred to the Government’s consultation 'High Income Social Tenants: Pay to Stay', which set out the proposals to give councils and housing associations new powers to charge social tenants a higher rent where the income of a  sole occupier, or the two highest earning individuals whose joint income was above a  threshold to be determined. Full market rents would be applied to Higher Income Social Tenants, with an increase in rent to 80% of market value in the interim.

Members queried the approach which would be taken with a person whose circumstances changed from a low to a higher income. Mr England responded that an applicant(s) with an income of over £40,200 (the mid-point of the Council’s current Homebuy Register income range) would generally not be eligible to access the Housing Register and would be offered advice on other housing options, including joining the Council’s Homebuy Register. There would be a  financial assessment at the time of the offer, and people who could not afford to buy would be directed towards the GLA scheme which allowed the purchase of slithers of equity in council property.

Mr England responded to a query that the Council was alert to housing purchase scams and there was no evidence of any current scams. Members proposed that tenants should be advised that if they were interested in buying a Council property they should seek advice from Council officers.

Mr England responded to queries in respect of the capacity to undertake the financial assessments, that Housing and Regeneration continued to redirect resources to the front line. These officers undertook the assessments of people’s circumstances. Prior to this, officers would have discussed the person’s aspirations.

Members expressed concern that applicants who improved their circumstances would be penalised under the new system. Mr England stated that whilst shared ownership would be discussed, people on modest incomes would not be forced out of their tenancy.  There would not be an automatic link between a tenancy and an increase in income.  However, the Council wished to create incentives for tenants to maintain their homes in good condition, for example pay rent on time and avoid anti-social behaviour, and there might be occasions when a person was asked to move.

Councillor Cowan queried the position of military services personnel. Mr England responded that there was not a link between the entitlement to lower rent  and the allocation scheme. Subsequent opportunities would depend on a re-assessment of the person’s resources.

In response to questions, Mr England provided the following information:

·         There were approximately 400/500 new council house lettings each year and 300/400 registered social landlord lettings, with a dramatic drop in the previous year because people were not moving on.

·         211 Right to Buy applications were in progress and two homes had been sold.

·         80/100 applicants were currently likely to obtain shared ownership. There were constraints in respect of: supply of schemes; and applicants with the necessary means. Hammersmith & Fulham residents would be given first priority.

Action:

1.         An profile in respect of income bracket of people buying homes under The Right to Buy and those moving into Home Buy to be provided.

2.         Plans to encourage and monitor targets for Home Buy to be made available.

Action: Mike England

RESOLVED THAT:

The committee noted the application.

The committee then voted on approving and welcoming the strategy.

In favour: 4

Abstain: 2

RESOLVED THAT:

The committee welcomed and approved the strategy.