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Homelessness Strategy Update 2015/16
Much progress has been made on delivering the objectives of the 2011-16 strategy. Many borough
residents continue to face housing difficulties. These difficulties are frequently linked to the challenges
presented as a result of a buoyant housing market in which house prices and rental costs have continued
to rise.
Our achievements to date must also be set in the context of a succession of national policy and legislative
changes within the public sector which will continue to impact on the housing and welfare sectors into the
future. Homelessness has increased nationally and the borough has also experienced a significant
increase in approaches from households in housing difficulty.
The challenge throughout the last five years has been to prevent homelessness by taking a flexible
approach and using a range of tools and initiatives tailored to each household’s circumstances. Our
partners have supported us to deliver new initiatives such as the rent guarantor scheme, the on-line
housing options toolkit, and outreach support service for single rough sleepers. We have employed a
dedicated accommodation support officer to prevent homelessness through earlier, more intensive
involvement with the household and this approach has achieved positive results.
Our commitment to assisting households in housing difficulty continues. We will be undertaking a full review
of the outcomes of this strategy in spring 2016. This will feed into the development of the 2016-2021
Homelessness Strategy.
Reigate & Banstead Borough Council Homelessness Strategy Delivery Plan to 2016
The Delivery Plan defines the key objectives and the required tasks that will bring about success. It establishes what outcomes are anticipated and how these
would be achieved. There are target timescales for each incorporated action, and lead officers and partners are identified. Each action has been reviewed and
updated.
Theme 1: Develop the Housing Options Approach
Action Outcome Priority Target
Date
Lead Role Partners Resource
Implications
2015/16 Update
Follow up
Housing Options
interviews in
writing
All customers receive
written details which
clearly confirm the
required actions of both
the Council and the
customer
1 2012 Housing
Options
Manager
None Staff time Since 2012
customers have
received a written
record of actions
agreed by both
parties.
Staff are up to
date with best
practice,
relevant
legislation, Code
of Guidance &
case law
Training needs identified
and staff trained
accordingly
Staff have all relevant
skills and knowledge
1 On-going Housing
Options
Manager
CIH
Shelter
Surrey LA’s
Existing
training budget
Staff attended a
range of external
training courses to
update knowledge,
case law & practice:
Shelter / Lime Legal.
Internal training
given on specific
issues.
Maintain an
effective working
relationship with
Housing Benefit
Department
Regular liaison meetings,
to include update of
regulations, review of
individual cases and
continue the joint
allocation of the DHP
fund
1 On-going Housing
Options
Manager
Benefits
Manager
Staff time Strong relationship
in place:
joint allocation of
DHP since April
2012
specific HB officer
for B&B cases
Housing staff have
direct access to
HB & Ctax data
On-going liaison to
deal quickly &
effectively with
queries
Cross team
attendance at
Welfare Reform
Working Group
Investigate
opportunities to
provide a
supported
housing scheme
for young
mothers
Supported housing
scheme opened
1 2013 Housing
Options
Manager,
Housing
Developm-
ent
Manager
Local RP’s
Staff time,
Funding
New scheme
opportunity could
not attract
finance.
Extra new room
funded by RBBC
to current
scheme in 2014
Need for this type
of
accommodation
dropped
Investigate ways
to better support
households at
risk of
repossession
Learn from best practice
in other areas -
Relevant staff trained in
homelessness prevention
techniques applicable to
mortgage arrears cases
1 On-going Housing
Options
Team
CAB
Other Local
Authorities
Existing
Training
budget
Staff time
New
Accommodation
Support Officer post
created in October
2014 working on
tenancy sustainment
& prevention work.
Make best use of
mortgage rescue
schemes
Use scheme for all
suitable households
1 2012 Housing
Options
Manager
CAB
Central
Government
Central
Government
Funding,
Staff time
Scheme ended in 31
March 2014. Five
households
assisted.
Identify good
practice in other
areas in
preventing
homelessness
resulting from
family
breakdown
New initiatives developed
and introduced to reduce
instances of
homelessness caused by
parent, other relative and
friend eviction
2 2012 Housing
Options
Manager
Surrey
Housing
Needs
Managers
Group
Staff time Initiatives
established:
Home visits to
negotiate a
planned move
Mediation by
Options &
Accommodation
Support Officer
Single person
rent deposit
scheme 2014
Grant funded
single move on
accommodation
with East Surrey
YMCA
Work in
partnership with
Job Centre Plus
to deliver advice
on education,
training and
employment
options
Housing Options Service
deals holistically with
people’s needs
Better off at work
calculations and
employment advice
incorporated in Housing
Options work
3 2012/13 Housing
Options
Manager
Trailblazers
Department for
Work and
Pensions
Funding
Staff time
RBBC Welfare
Reform Working
Group established
to respond to
welfare reform in
2013/14. 56
capped
households given
advice &
assistance and 50
ceased being
subject to the cap.
DWP officer
attached to Family
Support Team to
assist with
employment /
benefits advice
Trailblazers Minimum of 25 referrals
first year, 36 second year.
Minimum of 10 assisted
into employment or
training first year, 12
second year
Achieved Project ends
March 2012
Housing
Options
Manager
Trailblazers
Funding
Staff time
Information
unavailable
Investigate
opportunities for
a rent deposit
scheme for non-
priority
homeless
households
Maintain low levels of
rough sleeping
Achieved Two rent
deposit
schemes set
up in 2011
Housing
Options
Manager
YMCA
NextStep
HOPE 2450
Funded by
CRISIS
Funded by
HOPE 2450 &
donations
From March 2014
a minimum offer
£500 deposit is
made
No funding
available to secure
second RDS so
alternative
schemes
delivered:
1. Winter night
shelter set up
annually from
2011/12
2. East Surrey
Outreach Service
(ESOS) set up in
2015 with CLG
funding helping to
access hostels, re-
link back with family
/ friends, access to
healthcare & welfare
services.
Attend Court
with households
at possession
hearings
Less households
approaching as homeless
following court evictions
Achieved Accommod-
ation
Sustainment
Officer
Employed
2011
Housing
Options
Manager
Government
grant
ASO employed
2014. Services
Offers:
help to resolve
any HB queries,
advise on catch
up with payment
plans
court attendance
assistance with
defence
arguments
provides defence
letters
Theme 2: Strengthen Partnership Working
Action Outcome Priority Target Date Lead Role Partners Resource
Implications
2015/16 Update
Continue to
implement
working protocol
with Police and
Probation
Attend MAPPA,MARAC,
PPO & DCIAG meetings
regularly
1 On-going
Housing
Options &
Housing
Register
Manager
Police,
Probation &
SADAS
Staff time Officers regularly
attend multi-agency
meetings and attend
Team Around the
Family Meetings as
appropriate.
Engage in joint
training with key
partners
RP’s, Social Care, Youth
Services, CMHT have a
better understanding of
1 2012 Housing
Options&
Housing
CMHT, Social
Care Team,
CAB, RP’s
Staff time
Training
Training sessions
held with Adult
Social Care Team,
roles and realistic
expectations of partners
Register
Manager
Budget Probation. Further
opportunities to be
explored.
Where
appropriate work
in partnership
and/or support
voluntary sector
projects
Successful housing initiatives and schemes
1 On-going Housing
Options
Manager
Voluntary
Sector
Staff time On-going
partnership work
with:
NextStep rent
deposit scheme
assisting 50
households per
year
Renewed Hope
Trust operating
winter night shelter
Dec – March
annually
Reigate &
Banstead
Women’s Aid
successful capital
bid to expand
premises
ongoing funding
for Sanctuary
scheme
On-going support
for Community
Debt Advice
Service
Partnership
funding for ESOS
Strengthen
working
relationships
with prisons
Ensure clients are given
timely advice to prevent
homelessness
2 2012/13 Housing
Options
&Register
Manager
Prisons,
Probation,
SADAS,
Voluntary
sector
Staff time Limited progress.
From 2015 clients
are referred to
ESOS for support to
access
accommodation.
Strengthen
working
partnerships
with hospitals
Develop an East Surrey discharge protocol
2 2012/13 Housing
Options &
Register
Manager
Hospitals &
PCT
Staff time No progress.
Theme 3: Engage the Private Rented Sector
Action Outcome Priority Target Date Lead Role Partners Resource
Implications
2015/16 Update
Encourage
private landlords
to contact us
first with
available
vacancies
Increased use of Rent
Deposit Scheme
1 2012 YMCA
NextStep,
Housing
Options
Manager
Housing
Options and
Register
Team,
Private
Landlords
Staff time,
Resources,
Funding
Rent Guarantor
Scheme created
2015 to support
tenants unable to
get a guarantor
Use of DHP &
Repossession
Prevention Fund to
provide rent in
advance &
deposits to attract /
secure landlords
Proactively
engage with
tenants &
landlords of
failing tenancies
Negotiate and facilitate
turning failing tenancies
to successful tenancies
through support and
advice
1 On-going Housing
Options
Manager,
YMCA
NextStep
CAB,
Parashoot,
Housing
Benefit, Court,
RP’s
Staff time ASO post saved
67 tenancies since
October 2014 by
intervention,
negotiation,
resolving HB
issues, assessing
financial issues
1,133 recorded
number of
homelessness
preventions 2011-
2016 homeless
cases
Use of Parashoot
support service.
Monitor the
changes of Local
Housing
Allowance and
Housing Benefit
Keep track of affected
claims
Monitor LHA rates and
affordability
1 Ongoing Housing
Options
Manager
Housing
Benefit Team
Discretionary
Housing
Payments
Cross authority
working group
established in
2013/14 to identify
households
affected by the
welfare cap &
provide support &
assistance to
overcome it.
Ongoing informal
LHA rate
monitoring.
Hold an annual
private landlord
forum
Improve relationships
with local landlords and
help make them aware
of each others
responsibilities and
resources
2 On-going Housing
Options
Manager
Letting Agents
Housing
Benefits
Department
YMCA
NextStep
Staff time Forums held in
November 2010 and
June 2011. Further
work needed.
Periodically visit
all letting agents
in the borough,
and those
outside of the
borough who
work with the
Council’s Rent
Deposit Scheme
Good relationships
fostered and
maintained
Mutual understanding
and repeat business
from landlords with
available private rented
sector properties
3 2012 YMCA
NextStep
Housing
Options Team,
Local Letting
Agents
Staff time Not achieved. Will
form part of a future
work stream.
Investigate how a
cash incentive
scheme may
encourage
private landlords
to offer longer
tenancies (12
month initial AST
agreements)
Greater security for
households accessing
private rented sector
More families taking up
private sector housing
options
Reduced average time
spent in temporary
accommodation
3 2012/13 Housing
Options
Manager
YMCA
NextStep
Staff time and
budget
No cash incentive
offered to date
other options
pursued:
Pilot rent guarantor
scheme
established 2014
aiming to secure
12 months
minimum
Guarantor Scheme
helped 5 families
to secure PSR &
avoid
homelessness.
Theme 4: Increase the supply of and maximise the use of existing affordable housing
Action Outcome Priority Target Date Lead Role Partners Resource
Implications
2015/16 Update
Enable new units of
affordable housing
annually
(see3.7)
Households
accommodated new
affordable homes –
increased supply
assists move-on
from temporary and
supported
accommodation
1 Annually Housing
Develop-
ment
Manager
Development Management Officers RP Preferred
Partners
Housing &
Communities
Agency
Subject to
sufficient sites
and funding
Units delivered:
2010/11: 60 S/O 95
rented
2011/12: 15 S/O 37
rented
2012/13: 41 S/O 33
rented
2013/14: 58 S/O 44
rented
2014/15: 99 S/O 30
rented
Monitor
Nominations
Agreements
Ensure Council
nominations to RP
vacancies are in
accordance with
Nominations
Agreements
1 2011 onwards Housing
Register
Manager
Local RP’s Staff time Initial lettings on new
developments
monitored.
Review temporary
accommodation
nomination
Temporary
accommodation
agreements with
1 2012 Housing
Options
Manager
RP’s Staff time Agreement reviewed
as new schemes
agreements RPs to ensure
compliance with
current best practice
and requirements.
and
Housing
Develop-
ment
Manager
redeveloped:
West Mount
2015/16
Review under-
occupation incentive
schemes across the
borough
Increase in the
number of family
size homes
becoming available
to meet demand.
Free up
overcrowded 1-
bedroom
accommodation to
meet demand from
single
people/childless
couples
1 2012
Housing
Register
Manager
Raven
Housing Trust
Budget to
encourage
moves
No budget available
to offer financial
incentives.
Raven HT
developed new
sheltered housing &
bungalows targeted
at downsizers
Use of local lettings
policies to prioritise
downsizers:
Silvermere in Redhill
and Longfield &
Longmere in
Preston
Investigate
measures to reduce
length of time spent
in temporary
accommodation
All households
placed in temporary
accommodation
must apply for
permanent
accommodation
within the first 6
months
1 2012 Housing
Options
Manager
RP Temporary
Accommodatio
n Team
Staff time Procedures
changed to ensure
all join the register.
Register policy
reviewed 2013 &
2015, new band H
homeless band
introduced, 23%
lets to band H.
Monitor all
households in
temporary
accommodation to
ensure they are
managing their
tenancies and
applying for
permanent housing
Minimise rent
arrears and tenancy
failure in order to
create a positive
platform for
permanent housing
1 On-going Housing
Options
Manager
RP Temporary
accommodatio
n providers
Staff time Six weekly
meetings with TA
providers to
monitor cases
Arrears cases
passed to ASO
Monthly rent
account
statements
supplied to the
council.
Ensure CBL makes
best use of existing
housing stock
Annual review of
banding system to
ensure it is
balanced & provides
adequate measure
of priority -
homeless
households, under-
occupiers and those
residing in
overcrowded
conditions
1 Annual Housing
Register
Manager
RP Allocations
Officers
Staff time Register policy
reviewed 2013 &
2015 in response to
Localism Act / local
housing pressures /
rising demand.
Lettings Target is
reviewed at least
every three months.
Identify and
implement
improvements to
enable vulnerable
groups to access
CBL groups
Vulnerable groups
assisted to enjoy
equal access to
available properties
2 On-going Housing
Register
Manager
Partner RPs,
Partner Local
Authorities
Consultation
costs
Staff time
Council wide
digital inclusion
programme began
2014/15. On-line
register application
forms accessible
from all locations.
‘Watch list’ of
vulnerable people
in operation, auto-
bidding offered,
home visits and
assistance with
form filling and
bidding.
Encourage change
of use for low
demand
accommodation
Scheme, partners
and client group
identified
3 2012/13 Housing
Options
Manager
Raven
Housing Trust
and other RPs
Staff time Merstham
regeneration:
redevelopment of
Portland Drive low
demand family
flats in 2016/17
Replacement of
low density
sheltered bedsit
bungalows in
Purbeck Close
with 40 new
homes rented &
shared units.
2015/16 project to
re-use low demand
sheltered scheme
for temporary
accommodation
pending its
redevelopment.
Develop an East
Surrey strategy for
dealing with Empty
Homes
Subject to resources
increase available
accommodation
provision in the
borough by making
best use of all
available stock
3 2014 Housing
Develop-
ment
Officer
Private
Landlords
Financial
Resources,
Staff time
Not undertaken due
to lack of resources.
Awareness raising
support given to
East Surrey YMCA
empty homes project
2015/16 leaflets sent
with CTax empty
homes letters.
Theme 5: Deliver Efficient Customer Focused Services
Action Outcome Priority Target Date Lead Role Partners Resource
Implications
2015/16 Update
Continue to
review our
processes
Eliminate duplication of
effort and inefficient
working practices
1 On-going Housing
Options
Manager/
Housing
Register
Manager
Surrey
Housing
Needs
Managers
Staff time Document
management
system Civica
introduced 2014/5
including work flow
systems.
Register Policy
reviewed to
manage housing
expectations,
assist those in
most need, reduce
administration.
On-line register
forms introduced
2015.
Triage system
introduced
2013/14 offering
immediate advice
& assistance
Options self help
tool created
2014/15 offering
tailored advice.
Website
information
reviewed &
updated regularly
Housing service
access to HB &
CTax information
Monitor
Customer
Satisfaction
Understand our
customers’ experience
of our services and
whether initiatives are
meeting needs and
aspirations. Use of
customer satisfaction
cards, investigation and
introduction of other
methods to aid
understanding.
1 On-going Housing
Options
Manager/
Housing
Register
Manager
Customers
including
Partner
Organisations
Staff time and
printing budget
Satisfaction cards
not implemented.
Monitoring of
complaints system
to identify re-
occurring issues.
Improve
information
exchanges with
customers
Provide each housing
advice customer with a
written record of the
advice given at each
interview.
1 2012 Housing
Options
Manager
None Staff time Each customer is
given a copy of a
personalised
action plan at their
appointment.
On-line Self Help
Tool gives each
customer an
individually tailored
action plan.
Publish an
annual review of
the Strategy
Brief update report
published each year –
clear, concise and
transparent report of
progress
1 Annual Housing
Options
Manager
Internal and
external
partners
Staff time Not completed.
Improve the
Home Choice
Website
Web site tailored to the
needs of the borough’s
Housing department and
updated regularly
1 On-going Housing
Register
Manager
None Staff time Limited capacity to
amend website.
Front page is
updated with new
information /
schemes / local
lettings policies.
Provide annual
housing
information to
Housing
Register
Write an annual
newsletter to Housing
Register applicants
providing updates on bid
outcomes, numbers
1 Annual Housing
Register
Manager
None Staff time and
printing budget
Annual newsletter
not completed
because of costs
and move to digital
inclusion. Other
applicants housed, new
developments, the
allocations scheme
initiatives:
HomeChoice
website has
weekly updates on
bidding outcomes.
Quarterly lettings
information
published on
council website
Register Policy
available on line.
Arrange annual
inter-agency
training
sessions for
partners on
housing issues
Partner agencies
develop understanding
of housing and
homelessness issues,
legislation and practice.
2 2013 Housing
Options
Manager/
Housing
Register
Manager
None Staff time Sessions held with
Adults & Social Care
Team, Probation,
Joint Enforcement
Team.
