Consultation on the Housing Allocation Schemewebapps.stoke.gov.uk/uploadedfiles/2016_Housing... · 2016-03-31 · Stoke-on-Trent City Council Consultation on the Housing Allocation

Stoke-on-Trent City Council

Consultation onthe HousingAllocation Scheme

stoke-on-trent

Stoke-on-Trent City Council Consultation on the Housing Allocation Scheme


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ContentsWhat is the Housing Allocation Scheme?

Background

The Housing Needs Approach

Why do we need to change the allocation scheme?

What is changing?

1. Qualifying for an Allocation

2. Community Contribution

3. Local Priorities

4. Allocation of Houses – giving priority to families

5. Welfare Reform

6. The Housing Needs Approach

Consultation Questions

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What is the Housing Allocation Scheme?The Council is required by law to have a housing allocation scheme, which shows how it prioritisesallocation of social housing and the procedures that will be followed. The scheme is directed by legislationand guidance from the Government. It requires that certain groups be given ‘reasonable preference’ withinthe scheme.

These groups include:● People who live in unsanitary/overcrowded conditions● People who need to move on medical grounds● People who are homeless● People who need to move in order to avoid hardship to themselves or others, for example, people who

give or receive care

The purpose of the Allocations Policy in Stoke-on-Trent is: ● To provide a clear framework in relation to qualification for social housing in the city.● To make best use of social housing in the city.● To help local people live independent lives in housing and neighbourhoods which are appropriate to

their needs.

BackgroundThe Council owns and manages almost 19,000 properties across the city and makes over 1,600 allocations each year. Accommodation primarily comprises of 2 and 3 bedroom properties, but the Council also manages over 3,000 bungalows, 7 sheltered schemes and around 3,000 flats across the city.

In February 2016 approximately 2,300 households are on the housing register for social housing. About 1500 homes become available for rent each year, most of which are houses. The highest number of people waiting fall into the category of people over 55 in Band 4 who are waiting for a one bedroom bungalow (average time on the list as at November 2015, 216 days) and single people in Band 4 waiting for a one bedroom flat (average length of time on the list as at November 2015, 193 days).

The demand for certain types of homes in the city exceeds supply. Welfare reform changes mean that affordability is an important consideration.

The Housing Needs ApproachIn 2014 the Council changed their approach so that only people in housing need can join the housing register. All applicants approaching the Housing Solutions Service receive individual Housing Needs Advice (see pages 3 and 4 for a definition of housing need). The Housing Needs Assessment considers eligibility, qualification, community contribution and banding, and includes a review of all household income and expenditure.

The Housing Needs Assessment considers the broader housing options available to applicants, including private rented housing, supported housing, owner occupation, lodging and social rent. The purpose is to provide applicants with the information they need to make appropriate housing choices.


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Why do we need to change the allocation scheme?It is important that the allocation scheme is an effective and fair method for allocating social housing. In July 2014 the Council adopted the current policy. It was agreed that a review would take place during 2016 to get feedback about the register and to review how the changes are working in practice.

Feedback from Council officers and customers has identified that the Housing Allocation scheme is working well overall but that there are some problems in how it operates:

● Some people in urgent need are waiting too long for accommodation● The community contribution element may unfairly discriminate against certain groups of people● Families with dependent children are not given priority for houses● The Council needs to be able to consider local priorities when allocating vacant properties

The Council is consulting on proposed changes to its Housing Allocation Scheme and is seekingresponses to these changes.

What is changing?

1. Qualifying for an allocationOnce the Council have determined that an applicant is eligible and also qualifies for Council housing theapplicant is placed on the Housing Register and allocated a band. The following is a summary of thebanding scheme in the current policy:

Band 1 – Urgent Need

Urgent Medical NeedSevere Overcrowding – deficient by three or more bedroomsHomeless and owed a full dutySocial and Welfare – Exceptional NeedHealth and Safety grounds – Exceptional NeedArmed Forces personnel, or their spouses, with an urgent level of housing needPeople who need to move to a particular locality in the city of Stoke-on-Trent, where failure to meet thatneed would cause hardship to themselves or others, for example to give or receive care

Band 2 – High Need

All applicants who meet one or more of the following:

Overcrowding – deficient by two bedroomsReady to move on from Supported Housing or Approved Premises (including those leaving the care ofStoke-on-Trent City Council)Medical Grounds – given a high priority for medical assessmentCouncil tenants who are under-occupying by two or more bedroomsHealth and SafetyDiscretionary CasesHousing Needs - Prevention Cases


Band 3 – Low Need with Community Contribution

All applicants in this band will meet the criteria outlined for community contribution and one or more of thefollowing:

Other homeless categoriesWelfare GroundsHardshipMedical Grounds – given a medium priority for medical assessmentCouncil tenants who are under-occupying by one bedroomHouseholds interested in Retirement Properties with no other housing needOvercrowding – deficient by one bedroom

Band 4 – Low Need

All applicants who do not meet the community contribution criteria but who meet oneor more of the following:

Other homeless categoriesWelfare GroundsHardshipMedical Grounds – given a medium priority for medical assessmentCouncil tenants who are under-occupying by one bedroomHouseholds interested in Retirement Properties with no other housing needOvercrowding – deficient by one bedroom

More detailed examples of the criteria outlined above are provided in Appendix 3 of the Allocations Policy.

Some people in urgent need are waiting for a long time for accommodation. This is due to the availabilityof properties. It may be possible to give some people within bands higher priority than others. Forexample, care leavers could be given a priority within band 2 and verified rough sleepers could beprioritised within band 4.

Please refer to question 1 in the consultation questionnaire.

2. Community ContributionCurrently, applicants may be offered increased priority on the housing register (band 3) if they have anidentified housing need and the main applicant (or one person on a joint application) is able to demonstratethat they meet one or more of the following criteria:

● Are currently employed in North Staffordshire and living in the city (full time, part time working 12 ormore hours a week or self-employed) and have been in regular employment for 6 months or more;and/or,

● Have volunteered for an approved organisation within the city for aminimum of 6 hours a month for 6 months prior to the applicationbeing made, and continue to do so at the point of an offer ofaccommodation being made; and/or,

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● Are, or have been within the last five years, a serving member of the regular or reserve Armed Forces;● Have been bereaved in the last 5 years as a result of the death of a partner/spouse in active service with

the Armed Forces;● Is a carer in receipt of Carers Allowance (or equivalent); and/or,● Are approved foster carers living in the city.

The Council proposes that the community contribution criteria is amended so that people over 55qualifying for housing are automatically placed in Band 3 and give the same level of preference as peoplemaking a community contribution. This will prevent retired people on the housing register beingdiscriminated against because they may no longer make a community contribution.


3. Local PrioritiesIt is now possible for councils to consider local priorities within their allocation schemes as well as ensuringthat a reasonable preference is given. Councils may do this providing local priorities do not dominate thescheme, and overall, the scheme operates to give reasonable preference to those in the statutoryreasonable preference categories over those who are not.

An option to develop Local Lettings Plans will be included in the revised allocations policy in order toovercome specific challenges. The aim of Local Lettings Plans will be to contribute to the creation andsustainment of balanced communities in the city. For example:

● Plans may be developed to help to tackle high turnover and low demand issues● Council properties may be allocated to young people who are ‘looked after’ by the council (often referred

to as ‘children in care’) who have been living in a council property with support to enable them to take upa tenancy without having to move to a different property.

All Local Lettings Plans will be reviewed at least once a year following implementation to ascertain whetherthey are working and whether they should remain in place or be amended or removed.


4. Allocation of Houses – giving priority to familiesThe Council proposes to amend the policy so that families with dependent children will be prioritised forhouses. Exceptional circumstances will apply. In order to qualify for priority the applicant’s child(ren) orapplicant’s partner’s child(ren) must live with the applicant all the time or, for dependent children, theapplicant must be their principal carer.



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5. Welfare ReformThe changes brought about by welfare reform and the introduction of universal credit mean that circumstances of existing tenants and prospective tenants have changed and will change further as other changes to the benefits system are implemented. Currently, affordability checks are undertaken with all applicants and the Income Advice Team at the Council work with existing tenants affected by benefit changes and the introduction of universal credit.

Council tenants who are under-occupying their home by two or more bedrooms currently get an increased priority (band 2) on the housing register. This helps tenants impacted by the bedroom tax to move to a smaller property.

The introduction of benefit cap will affect the income of approximately 1200 Council tenants and 1500 other households in the city. It is proposed that Council tenants affected by universal credit changes who would benefit from a move to a property with a lower rent will be give an increased priority on the housing register. Decisions will be made on a case by case basis as part of an assessment by the Income Advice Team and the Housing Solutions Service.

From 2017 the majority of Council tenants and Housing Association tenants who are aged 35 and under and in receipt of Housing Benefit will be affected by the Shared Accommodation Rate. Housing Benefit will only be paid to them at the rate for renting a single room in a shared house. The revised Allocations Policy and application process will refer to the Council’s procedure for setting up shared tenancies and promote this option for people aged 35 and under.


6. The Housing Needs ApproachCurrently, only applicants with a recognised housing need are on the housing register. Low demand properties are advertised in the city and applications for these properties are accepted from applicants who meet the qualification criteria but are not in housing need.

This system has been in operation for over 12 months now and the Council is seeking views and comments on the Housing Needs Approach.


Consultation Dates: 1 May to 31 May 2016.

To complete the questionnaire online please go to: www.stoke.gov.uk/allocationspolicyreviewFor help with completing the questionnaire please telephone 01782 234668

To return by post please detach the questionnaire and send it to:Freepost City News


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Consultation QuestionsUsing the boxes provided below, can you please provide us with your comments on the Allocations Policyand proposed changes. Each question relates to one of the numbered sections in the consultationdocument.

To complete the questionnaire online please go to: www.stoke.gov.uk/allocationspolicyreview

For help with completing the questionnaire please telephone 01782 234668To return by post please detach the questionnaire and send it to:

Freepost City NewsThe consultation period runs from 1 May to 31 May 2016

c Partner organisation: Name .................................................................................................................................................................................................................................................................

or c Resident

Where in the city are you based: ...............................................................................................................................................................................................................................................................

optional questions:

age .........................................................

ethnicity: c English / Welsh / Scottish/ Northern Irish / British c Gypsy or Irish Traveller c Irish c Any other white background c Indian c Bangladeshi c Pakistani c Chinese c Any other Asian backgroundc African c Caribbeanc Mixed White and c Mixed White

Black Caribbean and Black Africanc Any other Black /African c Mixed White and Asian

/Caribbean/backgroundc Arab c Any other mixed / multiple ethnic backgroundc Prefer not to say

1. Qualifying for an Allocation

Do you think that we should give some people priority within the bands. For example, should care leavers be given a priority in band 2?c Yes, I think some people should be given priority within the bandsc No, I don't think some people should be given priority within the bands

Comments:


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2. Community Contribution

Do you agree with the proposal to amend the community contribution criteria ? Do you have any othercomments in relation to Community Contribution?

c agree c disagree.

Comments:

3. Local Priorities

Do you agree that the Council should use local lettings plans? Please include any comments.

c agree c disagree.

Comments:

4. Allocation of Houses – giving priority to families

Do you agree that families with dependent children should be given priority for houses?

c agree c disagree.

Comments:

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5. Welfare Reform

(a) Do you agree with the proposal to give Council tenants affected by universal credit priority to move to aproperty with lower rent?

c agree c disagree.

Comments:

(b) Do you agree with the proposal to promote the use of shared tenancies for people?

c agree c disagree.

Comments:

Do you have any other comments to make about the Allocations Policy and welfare reform?

c agree c disagree.

Comments:

6. The Housing Needs Approach

Should we consider broadening the housing register to include applicants who do not have a housingneed? For example, should we include existing tenants in private sector rented accommodation?c I think we should consider broadening the c I don't think we should consider broadeninghousing register to include applicants who do the housing register to include applicantsnot have a housing need. who do not have a housing need.

Comments:

Finally, do you have any further comments to make which are not covered in the previous questions?

Documents

Consultation on the Housing Allocation Schemewebapps.stoke.gov.uk/uploadedfiles/2016_Housing... · 2016-03-31 · Stoke-on-Trent City Council Consultation on the Housing Allocation