Learn with us. Improve with us. Influence with us | Social sector size criteria Supporting tenants...

Learn with us. Improve with us. Influence with us | www.cih.org

Social sector size criteria

Supporting tenants who want to move

Learn with us. Improve with us. Influence with us | www.cih.org 2

This session:

• Highlights the scope for information sharing with HB teams

• Considers the housing options for tenants who want to move

• Offers examples of what others are doing

Learn with us. Improve with us. Influence with us | www.cih.org

Sharing information

Learn with us. Improve with us. Influence with us | www.cih.org 4

Sharing information (1)

• Key part of preparing for the size criteria Landlords need to know which tenants are

affected HB teams need to make accurate assessments –

number in household, ages and bedrooms• But a ‘mixed’ picture

Some keen to help – others less so IT issues – so some delays

Learn with us. Improve with us. Influence with us | www.cih.org 5

Sharing information (2)

• Powers are ‘permissive’ Sections 131 to 133 of the Welfare Reform Act

2012 The Social Security (Information-sharing in

relation to Welfare Services etc) Regulations 2012 DWP Housing Benefit and Council Tax Benefit

circular HB/CTB A5/2012 (July 2012) Regulation 6: purposes for which relevant

information may be held Regulation 9: how it may be used

Learn with us. Improve with us. Influence with us | www.cih.org 6

Sharing information (3)

• Win-win situation Landlords have correct information Tenants receive appropriate support and advice HB teams make accurate assessments…and so

don’t lose subsidy• South East London Partnership has developed

a simple framework

Learn with us. Improve with us. Influence with us | www.cih.org

Moving on

Learn with us. Improve with us. Influence with us | www.cih.org 8

Moving on

• Anecdotally, 30-35% of tenants affected by the size criteria are indicating that they want/need to move…

• …likely to increase post-April 2013• Unlikely to be able to move everyone• Tenants may need support through the process

Learn with us. Improve with us. Influence with us | www.cih.org 9

Housing options

• Mutual exchange – same/other landlord

• Transfer to a smaller property - same/ different landlord

• Privately rent

Learn with us. Improve with us. Influence with us | www.cih.org 10

Things to think about (1)• Open and honest discussions with tenants

No pressure - it’s their personal choice Explain pros and cons

• How much help and support will/can you give? Removal costs? Handyperson support to settle in? Dedicated post? Balance cost of this against cost of increased rent

arrears

Learn with us. Improve with us. Influence with us | www.cih.org 11

Things to think about (2)• Review your lettings strategy/policy and nominations

agreements Priority for under-occupation and unaffordability Flexibility on transfers with rent arrears? Do they permit under-occupation at lettings stage? Review local lettings policies

• Work with partner providers to offer an enhanced mutual exchange scheme Proactive matching Matching events ‘House Doctoring’ Flexibility on arrears?

Learn with us. Improve with us. Influence with us | www.cih.org 12

Things to think about (3)• Shared tenancies

Consider safeguarding and risk assessment • Strengthen links with the private rented sector• New housing developments

Increased focus on smaller units?• Work with partner providers

You can’t solve this on your own

Learn with us. Improve with us. Influence with us | www.cih.org

Recent policy developments

Learn with us. Improve with us. Influence with us | www.cih.org 14

Flexible tenancies• Localism Act 2011• Local tenancy strategy should explain use• 12 month introductory followed by 2-5 years flexible

tenancy (need good reason if <5)• Broadly same rights including right to exchange• Fixed-term assured shorthold tenancies for HAs• Existing secure/assured tenants retain that status if

they transfer/exchange• Some drawbacks - but can help to make best use of

stock

Learn with us. Improve with us. Influence with us | www.cih.org 15

Affordable rents• Aims to raise money needed to develop new

homes• Calculated at up to 80% of local market rent• Flexible, fixed-term 2-5 year tenancy -

followed by assessment of need• Size criteria shortfall will be larger – so may

need to target them for help/support?• May not be able to exchange (depending on

tenancy agreement)

Learn with us. Improve with us. Influence with us | www.cih.org

Learning from others

Learn with us. Improve with us. Influence with us | www.cih.org 17

Learning from others (1)L

Partnership working• West Midlands Best Use of Stock partnership

• Merseyside’s ‘Property Pool Plus’: www.propertypoolplus.org.uk

Learn with us. Improve with us. Influence with us | www.cih.org 18

Housing optionsSalford Council: speed-dating to match under-occupiers with overcrowded households; increased publicity; displays in supermarkets

Stockport Homes: offering two single people the chance of a joint tenancy

Learning from others (2)

Learn with us. Improve with us. Influence with us | www.cih.org 19

Housing optionsWigan CAB/ Wigan Council: Wigan Housing Solutions – managing agent for private landlords

Eastlands Homes: under-occupation project officer supported by handyperson service to develop options and support people to move

Learning from others (3)

Learn with us. Improve with us. Influence with us | www.cih.org 20

• Build effective relationships with HB teams• Make sure tenants understand how they are

affected and what their options are• Work with your partners/other providers to

develop appropriate solutions

Key messages

Learn with us. Improve with us. Influence with us | www.cih.org 21

Need help/ advice?

• Free CIH Making it Fit guide• Practice note on information sharing (coming

soon!)• Contact the Making Best Use of Stock Team

mbus@cih.org• melanie.rees@cih.org T: 07950 506692

Learn with us. Improve with us. Influence with us | www.cih.org 22

Thank you for listening!

Over to you…