HOUSING AND ENVIRONMENTAL SERVICES

PRIVATE SECTOR HOUSING RENEWAL STRATEGY 2008 - 2013

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Index Index ................................................................................................................................. 2 1.0 Introduction ................................................................................................................ 3 2.0 The District of Newark and Sherwood ....................................................................... 4 3.0 Newark New Growth Point ......................................................................................... 5 4.0 Private Sector Housing Profile .................................................................................... 6 5.0 The Council’s Role in Private Sector Housing ............................................................. 9 6.0 Links to Community and Corporate Plans ................................................................ 10 7.0 Priorities Of The Strategy ......................................................................................... 11 8.0 The Decent Homes Standard .................................................................................... 12 9.0 Targeting Financial Resources at Vulnerable People ............................................... 13 10.0 Helping Disabled People ......................................................................................... 14 11.0 Houses in Multiple Occupation .............................................................................. 15 12.0 Empty Properties .................................................................................................... 17 13.0 Housing, Health & Safety Rating System ................................................................ 18 14.0 Working With Landlords ......................................................................................... 19 15.0 Energy Efficiency and Affordable Warmth ............................................................. 21 16.0 Newark and Sherwood Staying Put Agency ........................................................... 22 17.0 Resourcing Private Sector Housing Renewal .......................................................... 23 17.1 Housing Renewal Assistance .................................................................................. 23 17.2 Disabled Facilities Grants........................................................................................ 23 17.3 Staffing Resources .................................................................................................. 24 18.0 Financial Assistance for Private Sector Renewal .................................................... 25

18.1 Decent Homes Grants ......................................................................................... 25 18.2 Disabled Facilities Grants.................................................................................... 27 18.3 Empty Home Award ............................................................................................ 29 18.4 Energy Award...................................................................................................... 30 18.5 Essential Works Assistance ................................................................................. 31

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1.0 Introduction This strategy sets out Newark and Sherwood District Council’s proposals for improving the quality of the private sector housing stock and how it intends to deliver the vision wanting Newark and Sherwood’s urban and rural communities to take pride in being vibrant, sustainable and having a high quality of life. This strategy aims to reflect policies and priorities at national, regional and local level, contributing to the Community Plan, the Council’s new corporate priorities and the Housing Strategy. Outlined within this strategy are the priorities for action, the policy tools and the level of resources available to the Council to ensure the objectives of this strategy are delivered. The need for this strategy is underlined by the challenges facing the housing conditions of 84% of our residents that live in private sector accommodation and our need to co-ordinate the actions of a diverse range of agencies in improving the standard of living and health and well-being of our communities. A period of consultation with a wide range of service users, service providers and neighbouring local authorities has provided information on improvements for existing services and the future development of services

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2.0 The District of Newark and Sherwood Newark and Sherwood is situated in North Nottinghamshire within the heart of the East Midlands and comprises a mixture of rural areas, villages, market towns, traditional pit villages and more urban areas. It is geographically the largest district in Nottinghamshire with 65,000 hectares (1/3 of the County) yet it houses only 10% of the County’s population. The District has a population of 110,800 (2005) with Newark being the largest urban centre with 35,000 residents. Newark and Sherwood is a dynamic area in which the population is expected to grow by 5% between 1991 and 2011 with further growth by 2016. The average cost of a home in Newark and Sherwood District Council in 2005 was £163,881 compared with an average price across the East Midlands of £155,630 (Source: HM Land Registry 02.11.05 http://www.landreg.gov.uk) In September 2006 in Newark and Sherwood, there were an estimated 49,500 dwellings of which, 42,100 were private sector dwellings.

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3.0 Newark New Growth Point Newark and Sherwood District Council has recently been successful in a bidding process to be selected as a new Growth Point by the Government, meaning that additional housing and employment growth will be focused in the Newark area. With this designation the Government has recognised that Newark provides an excellent location for accelerated growth, which will benefit local regeneration goals and result in the delivery of substantial affordable housing and new infrastructure for existing and new residents and businesses. At the moment the ambitions are fairly broad, however, it is possible that land around the south of Newark will be developed including the following features:

A Southern Relief Road linking the A46 and A1 An additional 5,000 houses by 2016, 30% of which will be affordable homes. A mixed use development, including 100 hectares of employment land A 40 hectare Country Park Community Facilities including 4 new local centres A multi-sports hub

An appropriate scheme will, in due course, be worked up into more detailed proposals. This means that, while Newark has been identified as a growth point, the exact levels and locations of growth will still have to be determined as part of the normal procedures for producing the Regional Plan and the Local Development Framework, which includes full public consultation and testing at public enquiry. Although this strategy does not deal with new build, the existing housing stock has a role to play in providing affordable and decent accommodation for the residents of Newark and Sherwood. The strategy will seek to ensure that maximum use of existing homes is made and substandard dwellings are improved to the recognised decent homes standard wherever possible.

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4.0 Private Sector Housing Profile The age profile of the total private stock in Newark and Sherwood is more modern that when compared to the average for England. Newark and Sherwood has more dwellings built since 1964 and between 1945 and 1964, and slightly fewer prior to 1945 compared to the English Housing Condition Survey (EHCS) 2003 condition, as shown in the graph below.

The English Housing Condition Survey was carried out in 2003 when the Government set out its programme of action for sustainable communities. This programme included the aim to bring all social housing to a decent standard by 2010, to increase the proportion of vulnerable households in the private sector living in decent homes and to improve the local environments in which people live. In 2003, when the survey took place, there were approximately 21.5 million dwellings in England. The findings of the survey were based on data collected from 16,648 dwellings between April 2002 and March 2004 The building type profile in Newark and Sherwood varies somewhat from the national pattern. Proportionally, there are significantly more detached houses and bungalows

21.4%

15.5%

20.9%

42.2%

24.4%

36.6%

19.7% 17.7%

0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

50%

Pre 1919 1919-1944 1945-1964 Post 1964

Construction date

Newark & Sherwood 2006 EHCS 2003

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in Newark and Sherwood, and very few flats, either purpose built or converted from houses, again compared to the EHCS 2003, as shown below.

Ownership of Properties

within Newark and Sherwood

78%

7%

4%

11%

Owner occupied

Privately rented

Housing Association(RSL)

Local Authority

4.6%

12.2%

33.6%

29.2%

17.5%

1.9%

1.0%

0.0%

12.1%

16.9%

30.1%

19.7%

9.4%

3.6%

7.8%

0.6%

0% 5% 10% 15% 20% 25% 30% 35% 40%

Small terraced

house

Medium/large

terraced house

Semi detached

house

Detached house

Bungalow

Converted flats

Low rise purpose

built flats

High rise purpose

built flats

Dw

ell

ing

Ty

pe

..

Newark & Sherwood 2006 EHCS 2003

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0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

Owner occupied Privately rented Overall

Pre 1919 1919-1944 1945-1964 Post 1964

The tenure profile within Newark and Sherwood is similar to the national average. Newark and Sherwood has a slightly higher proportion of owner occupied dwellings. Conversely, the proportion of Registered Social Landlord (RSL) dwellings is considerably lower in Newark and Sherwood than in England as a whole, and the proportion of local authority and privately rented dwellings in Newark and Sherwood is also lower than that found nationally.

Tenure Dwellings Per cent EHCS 2003

Owner occupied 37,800 78% 70%

Privately rented 3,300 7% 10%

Housing Association (RSL) 1,900 4% 7%

Local Authority 5,500 11% 13%

Total 48,500 100% 100%

The owner occupied stock within Newark and Sherwood has a similar age profile to the overall stock position, though with somewhat fewer pre 1919 dwellings and slightly more built in the post 1919 periods. The privately rented sector, however, has a much higher proportion of pre 1919 dwellings with 44.5% built before this date, compared to 21.4% overall. The graph below shows the age tenure of the housing stock with Newark and Sherwood. Only 0.3% of the housing stock is used as a House of Multiple Occupation (HMO). HMO’s have become the subject of mandatory licensing since July 2006.

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5.0 The Council’s Role in Private Sector Housing The Council is committed to improving conditions across all tenures, including privately rented and owner occupied homes. Whilst it is primarily the owner’s responsibility to maintain their own home, the Council acknowledges that some homeowners, particularly the elderly and vulnerable do not have access to resources to keep their homes in good repair. The resulting poor quality housing has an impact on the health and safety of the occupants, which in turn impacts on other services provided throughout the district. By improving housing conditions, contributions are made to broader policies such as health, regeneration, tackling social exclusion, opportunities and choice for people to remain in their own home and contributing to environmental sustainability and building safer communities. The Council has a number of legal duties in relation to private sector housing which it must carry out, these include:

Production and implementation of Housing Renewals Assistance Policy

Enforcement of the minimum statutory standard for housing

Housing inspections using Housing Health and Safety Rating System (HHSRS)

Operation of a licensing scheme for Houses in Multiple Occupation

Produce an annual report on improvements of energy efficiency and reduction of fuel poverty

Issuing of site licences for mobile home parks

Assessment of Housing Needs for Gypsy and Traveller Communities

Administration of mandatory Disabled Facilities Grants In addition the Council also has a wide range of legal powers at its disposal to deal with housing conditions which affect the health and safety of the occupants and to protect public health. However, the Council needs the partnerships and collaboration of many agencies to achieve its goals.

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6.0 Links to Community and Corporate Plans The second Community Plan for Newark and Sherwood- ‘Raising Aspirations and Improving Accessibility’ details the main objectives that the Council and its partners are trying to achieve. The Community Plan sets out a long-term shared vision for the future of Newark and Sherwood and is the responsibility of the Local Strategic Partnership. The Vision of the Community Plan is: ‘Our aim is for the residents of Newark and Sherwood to feel that their area offers them the best quality of life in the East Midlands. By 2010 we aim to become one of the top 10 rural districts in the region and by 2015 one of the top 5’ The following are priorities of the Community Plan and many of them are strongly linked to the Private Sector Housing Strategy.

Clean and Green

Learning and Earning

Accessible

Healthy

Culturally Connected

Safe and Strong Newark & Sherwood District Council has the key vision of: ‘We want Newark and Sherwood’s urban and rural communities to take pride in being vibrant, sustainable and having a high quality of life. To achieve this we want to deliver excellent, appropriate services and value for money.’ To support this, and in addition to the Community Plan priorities, the Council also has set itself some new Priorities to align itself more directly with those of the Community Plan. These are;

Clean and Green

Safe and Strong

Economically Vibrant

Good Health and Homes

Culturally Active

It is impossible to produce a strategy of this nature without reference to other strategies and policies that already exist and many cases support and complement this area of work. Listed below are some of the key documents that have been taken into account in producing the private sector housing strategy.

Housing Strategy

Community Plan

Equality Scheme

Crime & Disorder Reduction Strategy

Supporting People Strategy

Nottinghamshire Local Area Agreement

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7.0 Priorities Of The Strategy The key priorities for the Council’s private sector housing policies have been derived from the evidence of the House Condition Survey and the Council’s corporate objectives. Assistance will be targeted on those in greatest need living in the poorest conditions. In addition assistance will be provided to help the Council meet other corporate objectives and tackle problems such as homelessness and social exclusion. Priority One:

Increase the proportion of private housing that is of a decent standard that is occupied by vulnerable households.

Priority Two:

Increase the capacity of the private rented sector as a housing option. Priority Three:

Enable elderly, vulnerable and disabled people to live in comfort and security in their homes.

Priority Four:

Eradicate fuel poverty. A range of initiatives, financial assistance and actions will support the priorities set out above. Section 18 sets out the range of financial assistance that will be offered. The Council has carefully considered its policy in the light of housing problems in the District and the resources available for grants. Section 18 details the grants that may be available from Newark and Sherwood District Council in line with its adopted housing renewal policy. An application for grant can still be made by anyone who falls outside the policy, however a strong case will need to be established based upon need and it is unlikely that except in exceptional cases such grants will be approved. In general grants are targeted at ‘vulnerable’ households and these are defined by those in receipt of the principle means tested or disability benefits.

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8.0 The Decent Homes Standard The Department of Communities and Local Government’s aim is to bring all social housing into decent condition, with most of the improvement taking place in deprived areas, and increase the proportion of private housing in decent condition occupied by vulnerable groups. A Decent Home, applying equally to the social and private sector, and whether occupied or vacant, must: Meet the minimum standard for housing. This is a statutorily enforceable

standard and is the minimum standard expected of a dwelling to be habitable. It is not a ‘comfort standard’.

Be in a reasonable state of repair Have reasonably modern facilities and amenities Provide a reasonable degree of thermal comfort

Newark and Sherwood District Council believe that all residents should have access to good quality, decent and energy efficient housing that is affordable and meets the needs of the occupant. Within the District, there is a significant stock of older housing within the private sector that is either owner-occupied or rented. This Policy will enable housing stock to be maintained in good condition and meet Decent Homes Standard. However, it is recognised that in order to bring a home to Decent Home Standard, works can be costly and this can sometimes be the obstacle to maintaining these properties by the owner. The House Condition survey identifies the potential for there being in excess of 13,000 dwellings being classed as non-decent. Of these it is thought that 3500 are occupied by vulnerable households (37%). This will obviously have implications both in workload and financial resources

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9.0 Targeting Financial Resources at Vulnerable People Following the publication of the Regulatory Reform Order in 2002 the Council revised its grant policy to target grant aid towards those most in need. Renovation Grants were withdrawn and a new Decent Homes Award was developed. The Award required owner occupiers to support improvements to their home by the release of equity form the dwelling. This Award has not been well used. The use of Essential Works Assistance which is grant aid being directed towards people in receipt of income related benefit whose properties need essential repairs for wind and weatherproofing has been very successful.. To encourage take up, we have worked with partner agencies in health and social advising them of the availability of grant aid as well as publicising the help available through Community Offices, Parish and Town Councils. This work in undertaken by the in-house Home Improvement Agency; ‘Newark and Sherwood Staying Put Agency’. In order to refine the financial assistance available a new suite of grants has been developed. This will again be targeted at helping the most vulnerable households in our communities (see Section on grant policy). The rationale for providing financial assistance to vulnerable people is that it enables them to continue living independently in their own homes. If their homes deteriorate to an extent that it is no longer possible to occupy and they have to be re-housed it becomes much more costly to the public purse.

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10.0 Helping Disabled People Disabled Facilities Grants (DFG’s) fund adaptations and alterations, ranging from small scale works such as replacing baths with showers through to large scale alterations to meet complex needs. This can prevent unnecessary moves for individuals, enabling the maintenance of family and community support links. It is also very important in preventing “bed blocking” by allowing patients to be rapidly discharged from hospital. We work closely with Nottinghamshire County Council Social Services Occupational Therapy team to assess individual need and prioritise cases with joint decision making. Expenditure is currently running at about £600,000 per year, representing the largest portion of our total grant expenditure. The trend for DFG expenditure appears to be moving slowly upwards. Changes in the means testing regulations concerning children in 2006 helped to push up the expenditure rate. We currently receive a subsidy of £272,000 a year from Central Government to offset our expenditure but the cost of DFG’s to Newark and Sherwood is still expensive. It is difficult to predict demand as we are dependent on disabled people coming forward and asking for grant aid but it is unlikely that expenditure will reduce.

Disabled Facilities grants are mandatory and the Council is obliged to pay them. The Government recently reviewed the DFG system and some changes have been introduced. The Government has increased the maximum DFG limit from £25,000 to £30,000 and made some changes to the means testing provisions (extending the passport benefits to include Housing and Council tax benefit etc). This will further increase costs to NSDC. 2003/4 2004/6 2005/6 2006/7

Number of Grants completed

46 59 45 55

Total Annual Spend

£353,600.54 £487,086.61 £437,720 £511,061

Average per grant

£8,671.00 £8255.70 £9727.11 £9292.02

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11.0 Houses in Multiple Occupation The implementation of the Housing Act 2004 has seen significant changes to the both the definition of a House in Multiple Occupation (HMO) and how Local Housing Authorities regulate such property within their areas. Although HMO’s are recognised as an essential element of the private rented sector they also potentially pose the greatest problems in terms of disrepair, poor management, and inadequate fire safety. To this end the Housing Act has introduced a revised HMO definition, a mandatory licensing regime for higher risk property and new powers in terms of the HHSRS system for dealing with sub standard property. The Authority has prioritised the mandatory licensing function and is currently working with landlords and agents to ensure all eligible properties are appropriately licensed. The introductory phase of the scheme has come to a close and it is the Authority’s intention to enforce the scheme in line with our adopted Enforcement Policy. If a property is let in the following manner it is classed as a House in Multiple Occupation:

it is occupied by more than one household and where more than one household shares, or lacks, an amenity, such as a bathroom, toilet or cooking facilities.

it is occupied by more than one household and which is a converted building, but not entirely self-contained flats (whether or not some amenities are shared or lacking).

it is converted self-contained flats, but does not meet as a minimum standard the requirements of the 1991 Building Regulations, and at least one third of the flats are occupied under short tenancies.

The building is occupied by more than one household:

As their only or main residence

As a refuge for people escaping domestic violence

By students during term time

For other purposes prescribed by the government

A household is:

Families (including single people, couples and same sex couples)

Other relationships, such as fostering, carers and domestic staff.

It is an offence if the landlord or person in control of the property fails to apply for a license for a licensable property or allows a property to be occupied by more people than is permitted under the license. A fine of up to £20,000 may be imposed. In addition, breaking any of the license conditions can result in fines of up to £5,000.

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It is not envisaged at this time to offer grants for Houses in Multiple Occupation; however, this will be kept under review to ensure that it continues to meet the aims and objectives of Newark & Sherwood District Council.

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12.0 Empty Properties Property may become empty for many different reasons. In most cases this is a short term issue, for example, following purchase where a property needs to be renovated before it can be occupied, or where it is in probate. Such transactions are a natural function of the housing market in England. Transactional properties are actively marketed or are being prepared for occupation. More than half of homes that are empty at any given time are transactional. However, a significant proportion of homes that become empty remain so for long periods of time, usually because there is a fundamental problem preventing their occupation. Many remain empty for longer than six months, and a significant proportion are abandoned for years. Empty homes can quickly fall into disrepair and the longer they remain empty, the more likely it is that they will become derelict and prohibitively expensive to bring back into use. Long-term problematic empty homes are a major cause for concern. They represent waste, financial expense and missed opportunities. They can blight communities, attract vandals and squatters and tie up the resources of local authorities and the emergency services. Newark and Sherwood District Council recognise that bringing long-term empty homes back into use is a sustainable way to meet housing demand and to alleviate the problems associated with long-term empty properties. Newark and Sherwood District Council have therefore implemented a grant aimed specifically at empty properties. This grant is available to owners as well as potential Landlords. Further details of the Empty Home Grant can be found in Section 18.3. In certain circumstances, Newark and Sherwood District Council has the power to take enforcement action in order to ensure that a property is brought back into use and does not remain an unused resource and problematic property. This action would only be taken if all other attempts to bring the property back into use had failed. On 6th July 2006, the Government introduced new powers by way of Empty Dwelling Management Orders to enable local authorities to lease an empty property and consideration as to the utilisation of such powers will be given in appropriate circumstances.

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13.0 Housing, Health & Safety Rating System. In 1998, the Department of the Environment, Transport and the Regions commissioned the development of a new Housing Health and Safety Rating System (HHSRS) to replace the then current Housing Fitness Standard. The principle behind the Housing Health and Safety Rating System is that: “A dwelling, including the structure, the means of access, any associated outbuildings and garden, yard and/or other amenity space, should provide a safe and healthy environment for the occupants and any visitors.” To satisfy this principle a dwelling should be free from unnecessary and avoidable hazards; and where hazards are necessary or unavoidable, they should be made as safe as reasonably possible. This approach acknowledges that all dwellings, even new ones, contain hazards. The Rating System is designed to rate the severity of hazards. It therefore differentiates between those where there is a small chance of relatively minor harm and those where there is an imminent risk of major harm or death. The higher the hazard score, the greater the threat to health and safety of any occupier or visitor to the property. The HHSR system is a principle element of the Decent Home Standard and is therefore central to one of the core aims and objectives proposed by this policy (to increase the proportion of decent homes occupied by vulnerable households).

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14.0 Working With Landlords Within the private sector and despite the improvements that have taken place, there remains a major problem in the rented sector, which in relative terms is still the sector with the worst housing standards in the country. The Housing Stock condition survey identifies that the highest rate of non-decent dwellings is found in the private rented sector. The survey shows that 59.8% of the private rented sector fails the decent homes standard. Although Newark and Sherwood has a relatively small private rented sector the Authority recognises the problems that can and do occur. There are considerable enforcement powers available to facilitate improvements in sub-standard rented homes, however, the Council acknowledges that by working with landlords and their agents the desired improvements can be brought about without recourse to enforcement.

Many local authorities are increasing their focus on their strategic enabling role to work with and support good landlords to provide the essential private rented housing service that the citizens of local authorities need. Newark & Sherwood District Council has recently signed up to the East Midland Landlord Accreditation Scheme (EMLAS) and has liked all landlord grant assistance to participation in this scheme. Accreditation has a significant role to play in driving up standards within the private rented sector and the Authority is committed to ensuring EMLAS becomes firmly established within the district.

A wide range of private rented sector stakeholders including the Government, national landlord associations, local authorities, Shelter, the National Union of Students and the Chartered Institute of Environmental Health, supports accreditation.

Accreditation is the voluntary compliance by private landlords with good standards in the condition and management of their properties and their relationship with their tenants. It acknowledges and encourages good landlords and schemes enable either Landlords themselves or actual properties to be accredited. This is particularly useful to Landlords where there are a large amount of rental properties available as these Landlords can enjoy a market advantage. As far as tenants are concerned, they are more likely to rent from accredited landlords, as they will be provided with accommodation of an acknowledged standard. Generally schemes involve the provision of specific certificates to demonstrate that the subject property meets existing minimum standards in terms of fire, gas, furniture and electrical safety.

In addition to the implementation of EMLAS the Authority also looks to re-introduce an active Landlords Forum. Such a forum, although facilitated by the Council, is fundamentally for the benefit of the landlord fraternity and allows the sharing of best practice and provides an invaluable opportunity for the District Council to educate landlords on new legislation and regulation. The Housing Act 2004 has introduced a number of fundamental changes to the way Local Authorities will inter relate with

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landlords, not least the HHSR system and HMO licensing, and the Landlords Forum will allow much needed debate on the application of the new powers.

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15.0 Energy Efficiency and Affordable Warmth Domestic energy efficiency and affordable warmth issues form a significant element of the Council’s corporate aims and are closely associated with the objectives of this policy. The delivery of the renewal policy rests primarily with Housing and Environmental Services but it is envisaged that there will be considerable cross over with the Newark and Sherwood Energy Agency and the Warm Front grant scheme. Newark & Sherwood Energy Agency is a strategic partnership established by Newark & Sherwood District Council and Nottinghamshire County Council with European co-funding 1997-2000. The Agency’s aim is to encourage local sustainable energy investments whilst addressing the 3 key sustainable objectives of

The economic agenda – competitiveness, job retention/creation, wealth generation

The social agenda – social inclusion for health, wealth (disposable income), comfort

The environmental agenda – Carbon Management & Tackling Climate Change.

Newark and Sherwood District Council is amongst one of only 46 Councils to have been granted Beacon Status and one of only five to have been given the status for services to combat Fuel Poverty. Warm Front is the Government’s main programme for tackling fuel poverty in the private sector in England. The target is to eliminate fuel poverty within vulnerable groups by 2010. A Government funded Warm Front grant provides insulation and heating improvements depending upon the needs of the applicant and the property they live in as long as the applicant is vulnerable and therefore on a low income or in receipt of certain benefits. Newark and Sherwood District Council has taken the step to compliment the Governments Warm Front Grant by making available its own Energy Grant which will provide assistance for Warm Front applicants who have a contribution to pay. This scheme will also assist other third party grant schemes that prioritise affordable warmth issues but it is anticipated that Warm Front applicants will be the primary client base. All enquirers who are eligible for Warm Front will be channelled to them via Newark and Sherwood Energy Agency in the first instance.

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16.0 Newark and Sherwood Staying Put Agency The Council’s ‘in-house’ Home Improvement Agency is known as ‘Newark and Sherwood Staying Put Agency’. It is actively involved in the delivery of the renewal programme particularly as the vast majority of their identified client group will, by definition, be vulnerable. Although the administration of assistance forms only one part of their role such awards will often be appropriate for their clients and as such the agency is involved in the administration of a significant number of awards. The running of the agency is funded by a partnership arrangement with Newark and Sherwood District Council, Supporting People and Nottinghamshire County Council Social Services. The agency aims to assist elderly or disabled clients remain in their own homes and will seek to identify the works required by the client and the most appropriate method of funding the identified works. In addition the agency also operates Handy Person scheme created to support vulnerable groups to seek access to advice and assistance with works in the home. The scheme operates across all tenures and seeks to provide high quality, cost effective package of small repairs and home maintenance tasks to older or disabled people within the District. Nottinghamshire County Council Social Services and Newark and Sherwood DC fund the scheme. The Council will also continue to refer clients to other agencies as and when appropriate to ensure our limited resources are used to the greatest affect i.e. Warm Front, Home Improvement Trust, charities etc.

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17.0 Resourcing Private Sector Housing Renewal In order to ensure the policies and practices adopted by this document are effective in improving the condition of private sector housing within the district it is paramount that sufficient resources are made available from all interested parties. In order to ensure best use of the private housing sector, resources will be required from Central Government, the Council’s own funds and from the owners of the property to be improved. Housing Renewal Assistance The principle forms of assistance aimed at home owners and tenants involve a mix of awards including discretionary means tested grant assistance to fund improvements to the decent homes standard, plus a smaller grant aimed at less extensive but necessary works. In addition awards have also been created to assist landlords to meet the decent homes standard and to promote the re-occupation of long-term vacant homes. The schemes will be funded by a combination of resources from central government, via the Regional Housing Board, and a capital programme provided by Newark and Sherwood DC, plus contributions from homeowners where appropriate. The majority of grants will have stringent ownership and occupation conditions attached ensuring that capital is re-cycled back into the renewal pot if a property is sold or occupation changes within the grant condition period. In addition to the renewal programme the Council has undertaken a comprehensive private sector housing stock condition survey, essential to inform the Council on the areas that are priority for action, and has entered into partnership with EAGA, the company contracted to run the government’s Warm Front grant scheme. This scheme aims to utilise Warm Front surveyors to identify non-decent homes during their routine surveys and further improve the Councils knowledge of stock condition and failures of the decent homes standard. Disabled Facilities Grants Demand for mandatory Disabled Facilities Grants continues to increase with expenditure again expected to approach £500,000 in the 07/08 financial year. Funding for such schemes is subsidised by 60% assistance from Central Government with the remaining funds coming from the District Council. These funds are now part of the Local Area Agreement and it is anticipated that the 60% subsidy will remain. Any grants given in excess of this figure or of a discretionary nature must be funded from the Council’s own capital programme.

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Staffing Resources The private sector housing function sits within the Proactive Team of Housing and Environmental Services. At present the following staff will be actively involved within the delivery of this policy:

Proactive Team Leader

Senior Environmental Health Officer x 1 Senior Staying Put Officer x 1

Grants Technical Officers x 2 Staying Put Officer x1

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18.0 Financial Assistance for Private Sector Renewal 18.1 Decent Homes Grants

Two types of Decent Home Grants are, subject to available resources, provided by Newark and Sherwood District Council. These are:

A Decent Homes Grant (owner-occupier).

A Decent Homes Grant (landlord). To qualify for a Decent Home Grant (owner/occupier), the following conditions must all be met:

1. The applicant(s) household must be ‘vulnerable’ as described by the Secretary of State at the time of grant application AND at the time of grant approval.

2. The applicant(s) must not have savings or investments which total more than £16,000.

3. The property for which a Decent Home Grant is sought must be ‘non-decent’ as described by the Secretary of State and determined by Newark and Sherwood District Council.

4. The property must be capable of being brought up to the ‘Decent Home’ standard within the resources provided by the Decent Home Grant and contribution from the applicant.

5. The applicant(s) must be owner-occupiers who have owned the property for a minimum of three years prior to the date of application.

To qualify for a Decent Home Grant (Landlord), the following conditions must all be met:

1. The tenant occupying the dwelling subject to the application must be ‘vulnerable’ as described by the Secretary of State at the time of grant application AND at the time of grant approval.

2. The property for which a Decent Home Grant is sought must be ‘non-decent’ as described by the Secretary of State and determined by Newark and Sherwood District Council.

3. The property must be capable of being brought up to the ‘Decent Home’ standard within the resources provided by the Decent Home Grant and contribution from the applicant.

4. The applicant(s) must have owned the property for a minimum of three years prior to the date of application.

5. The subject landlord must be an accredited landlord with the East Midlands Landlord Accreditation scheme (or such other scheme as supported by Newark and Sherwood DC).

Where these conditions are not met, an application will be refused and the applicant(s) notified in writing. Newark and Sherwood District Council retains sole discretion in determining eligible works.

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The maximum Decent Home Grant approval for an owner occupier will be £25,000. This will be made up of a grant element and a client contribution (subject to a test of resources) element. The maximum award for a landlord will be £5000.00 or 50% of the scheme cost, whichever the lowest figure. Applicants will be informed of their client contribution immediately prior to any grant approval. The Council retains discretion to finance essential unforeseen works. Applicants will be required to provide full details of their financial circumstances. The Council will not consider an application for a Decent Home Grant unless they are satisfied that the applicant(s) has an owner's interest in every parcel of land on which the relevant works are to be carried out. A Decent Home Grant will not be provided for any works which are subject to mortgage redemption, Housing Act or other statutory notice(s) pertaining to the premise at the date of the application, or in respect of necessary works which arise within 3 years of a previous award of a Decent Home Grant. A Decent Homes Grant will be entered as a Land Registry Charge. It is a condition of a Decent Home Grant that if the property is sold, transferred or otherwise disposed of within 15 years from the certified date (owner occupier) that the grant will be repayable on a sliding scale over the fifteen-year grant condition period as follows:

100% is repayable if disposal occurs within years 1 to 5 from the certified date;

50% % is repayable if disposal occurs within years 6 to 10 from the certified date;

25% is repayable if disposal occurs within years 11 to 15 from the certified date;

No interest will be charged on a Decent Home Grant. NB: The Grant condition period for landlord grants is 5 years and grant must be repaid in full if either ownership or letting conditions are breached. The Council will not consider an application for a Decent Home Grant unless it is accompanied by the relevant certificate relating to the future occupation of the dwelling to which the application relates Upon completion of the approved works, the applicant(s) must submit an invoice from the contractor whose quotation for grant approval was based. Following a final inspection, the Council will arrange payment to be made directly to the contractor. Where the eligible works have not been executed to the satisfaction of the applicant and the Council, the Council will withhold payment until the work has been completed to their satisfaction.

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A legal charge will be registered against the property for the payment and requiring that if the property is sold, transferred or otherwise disposed of within a period of 15 or 5 years (owner/c or landlord application) from the certified grant completion date, grant monies shall be repayable to the Council. Upon repayment of the grant assistance or the expiry of the repayment period, the legal charge in respect of the grant will cease to have effect. 18.2 Disabled Facilities Grants It is the aim of the Council to make the process of applying for assistance as straight forward as possible. Upon referral from Social Services, applicants will first complete an initial assessment form to determine their eligibility for DFG. This requires basic financial and personal information about the applicant. From here, the Council will process grants in accordance with prevailing guidance An individual/household cannot become an applicant unless there is a relevant referral from a relevant Occupational Therapist from Nottinghamshire County Council. Mandatory disabled facilities grant is available in cases specified under the Housing Grants, Construction and Regeneration Act 1996 (the 1996 Act), as amended by the Regulatory Reform (Housing Assistance) (England and Wales) Order 2002. The purposes for which mandatory disabled facilities grants may be given are set out in the 1996 Act and fall into a number of categories:

Facilitating Access into the dwelling and garden.

Making a dwelling or building safe.

The provision of a room usable for sleeping.

The provision of suitable bathroom facilities.

Facilitating preparation and cooking of food.

Heating, lighting and power. The Disabled Facilities Grants (Maximum Amounts and Additional Purposes)(England) Order 2008 (SI 2008 No 1189) places a limit of £30,000 on the amount of mandatory DFG which may be given. All applications for DFG must be accompanied by a certificate relating to the future occupation of the property, and the Council may not entertain an application unless such a certificate is provided. There are three different types of certificate:

1. Owner-occupiers - An “owners certificate” certifies that the applicant has, or proposes to acquire, an owner’s interest in the dwelling, and that he intends that the disabled occupant will live in the dwelling as his only or main residence from the certified date throughout the grant condition period or for such shorter period as his health and other relevant circumstances permit.

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2. Tenants - A “tenant’s certificate” certifies that the applicant is the tenant, and that the landlord intends that the disabled occupant will live in the dwelling as his only or main residence from the certified date (where the disabled occupants health and other relevant circumstances permit).

3. Occupier’s certificates (in relation to houseboat and park home applications) - An “occupiers certificate” certifies that the applicant intends that the disabled occupant will live in the qualifying houseboat or park home as his only or main residence from the certified date throughout the grant condition period or for such shorter period as his health and other relevant circumstances permit.

Properties held in trust - There are no specific provisions governing grant applications in respect of dwellings owned by trusts and such applications are, therefore, subject to the conditions applying applications by owner-occupiers, tenants or occupiers. Eligibility for grant is likely to depend on the terms of the individual trust and the Council will consider any such application on its merits based, as necessary, on their own legal advice. The Housing Renewal Grants Regulations 1996 (as amended) provides a definition of ‘relevant person’ for the purposes of applications for DFG. Means testing will be carried out in accordance with the prevailing statutory instrument in force at any particular time. For those disabled people whose conditions are degenerative, further adaptations to their home to cater for their deteriorating condition may become necessary at a later date. The Act currently places no express restriction on successive applications for DFG on the same property. The Council may give discretionary assistance, in the form of a grant or loan, for adaptations that exceed the mandatory £30,000 limit. The Council retains the right, subject to available resources, to finance discretionary DFG over the mandatory £30,000 limit in cases when the works required constitutes the most reasonable and appropriate course of action as determined at the sole discretion of the council. Discretionary DFG will only be awarded following consultation with the relevant Portfolio Holder with responsibility for Housing. Where an applicant incurs fees or charges in the making of their application or appoints an approved agent to assist them in making an application, the Council will reimburse the reasonable fees or charges incurred subject to the maximum amounts of assistance applicable [E.g. fees for providing a Certificate of Ownership, provision of specialist reports and building control fees, costs incurred in providing mains utilities services and structural engineers report etc. N.B. This is not an exhaustive list other fees will be considered]. It is the applicant(s) responsibility to pay all fees and charges and to be aware that if for any reason a grant application is not approved the responsibility rests with them. The Council will also only include fees which it considers to be reasonable and necessary.

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The Council will, where resources permit, offer a comprehensive agency service which will plan works, obtain any planning or building regulation approval necessary, prepare detailed specifications, obtain builder’s quotations and oversee works through to completion (when requested to do so) on behalf of the applicant. The fee for this service is currently 12.5% of the cost of the works, with a minimum of £200 + VAT, which will normally be met through DFG. 18.3 Empty Home Award An award is available to either private landlords or owner-occupiers. The Award is for the purpose of renovating a property to the Decent Homes standard. The property must have been vacant for the proceeding three years with the onus to applicant to prove this. Newark and Sherwood District Council retains sole discretion in determining eligible works Grant conditions apply and include: Owner Occupier:

An award of up to 50% of cost of the eligible works to a maximum of £15,000, whichever is the lower.

The applicant(s) must sign and agree to the property being their main residence for five years following the certified date.

The full amount awarded is repayable if the property is transferred or disposed of within five years of the certified date or if the applicant(s) fail to occupy the property as their main residence for five years from date of completion. The grant will be recorded against the property as a Land Registry Charge.

Private Landlord:

An award of up to 50% of the cost of works, to a maximum of £15,000, whichever is the lower.

The property must be available to let for five years from the completion of works.

The full amount awarded is repayable if the property is transferred or disposed of within five years from the certified date. The grant will be recorded against the property as a Land Registry Charge.

NSDC are to be granted nomination rights for the first year following completion of the work and after the certified date.

The subject Landlord must be successfully accredited with the East Midlands Landlord accreditation scheme.

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18.4 Energy Award

Applications will only be considered if associated with a recognised ‘Warm Front’, Utility or 3rd party grant scheme to facilitate energy efficiency works to be undertaken on the applicant(s) only or main residence.

An Energy Award will only be awarded in conjunction with a ‘Warm Front’, Utility or 3rd party grant scheme and where the applicant has a contribution to pay above the approved grant.

Energy Awards will be available, subject to available resources, to facilitate the applicant(s) contribution towards work associated with a grant for provision of central heating, insulation of loft hatches and clearance of lofts and the installation of a loft hatch to enable a grant to be carried out.

Applicants must be vulnerable to receive assistance and proof of benefit entitlement will be required by the Council before written grant approval is given.

Applicants will be required to provide the original documentation to demonstrate their invitation to a recognised grant scheme before grant approval is given by the Council.

The Energy Award is available to owner-occupiers and tenants (subject to written approval for works to be undertaken by the landlord).

A basic NSDC Agency fee of £50 will apply to all Energy Awards.

The applicants contribution, subject to a maximum award of £1,500 (to include the basic NSDC fee per property), may be facilitated by an Energy Award.

Energy Award payments will be paid direct to the installer upon satisfactory completion of the works and following a final inspection by the Council.

It is the responsibility of the applicant(s) to resolve any dispute with their contractor and the Council will not act as an intermediary. The Council may also withhold payment to the contractor until any dispute is satisfactorily resolved.

There are no repayment conditions for Energy Awards.

The Council will not approve an Energy Award if the relevant works have begun before the application has been approved.

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18.5 Essential Works Assistance

Essential Works Assistance (EWA) will be available to vulnerable people over the age of 60 who are in receipt of one or more of the following benefits or disabled home owners over the age of 18 in receipt of one or more of the following benefits:

Income Support.

Council Tax Benefit.

Housing Benefit.

Job Seekers Allowance (Income-based).

Pension Credit. ;

Working Tax Credit *

Child Tax Credit*

Disabled Persons Tax Credit.

Disability Living Allowance.

Industrial Injuries Disabled Benefit.

War Disablement Pension.

Attendance allowance. * If an applicant is in receipt of either Working or Child Tax Credits only the household annual income must be less than £15,460.00 to qualify.

Essential Works Assistance will be available to owner-occupiers who have owned their property for a minimum of three years prior to date of application. A maximum EWA of £5,000 will be awarded for eligible works. Eligible works must be for one of the following purposes:

i. To make the property wind and weatherproof ii. The rectify a defect that represents a risk to the occupants

health & safety iii. The provide a missing basic amenity (inside toilet, bath or

shower, wash hand basin, kitchen sink). Newark and Sherwood District Council retains sole discretion in determining eligible works and the Council will provide a schedule of works that will be eligible for EWA. No EWA will be considered where any category 1 hazards (as identified under the Housing Health and Safety Rating System (HHSRS)) cannot be rectified within the £5,000 grant limit. A maximum of one application per property is allowed every three years. The three-year period will run from the certified date. Any subsequent applications in the following three years will not be accepted, regardless of the amount of any grant previously awarded.

Applications will be processed in date order of when received.

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Where the Council approves an application for a EWA, this shall be paid in whole after the completion of the eligible works and the District Council will not release any interim payments in respect of an EWA.