Geoff Clark Neighbourhood Services Manager

Slides:



Advertisements
Similar presentations
The Housing Crisis: There is an Alternative Birkbeck College Duncan Bowie University of Westminster 18 th November 2011.
Advertisements

Learn with us. Improve with us. Influence with us | Social sector size criteria Supporting tenants who want to move.
Pre-tenancy training for the private rented sector
New TSA standards - What do they mean for involving customers Yvonne Davies Scrutiny & Empowerment Partners 2 nd February 2012.
Housing management – current challenges for housing associations and their customers John Giesen, CEO of B3living Karen Wilson,CEO of Origin Housing.
Overview Changes that affect housing in Hackney Cathy Murphy HAF.
Renting Homes A better way for Wales TPAS Cymru Annual Conference.
Sheltered Housing – Fit for the future? Eileen Patterson, FOLD HA Fiona Boyle, Research consultant.
Localism in practice Council’s with ALMOs Group 23 March 2012.
Welfare Reforms Ursula Barrington. Welfare reforms On 16 February 2011 the Welfare Reform Bill was introduced to Parliament. The Bill legislates for the.
Tenancy Strategy Sarah Farrow Strategy & Performance Team Leader Northampton Borough Council.
Tenure Reform. 2 The Case for Housing Reform Waiting Lists 1.8m Households on waiting lists Approx. 50,000 households in temporary accommodation Overcrowding.
The New Housing(Scotland) Bill Elaine Hamilton Housing Bill Project Manager Scottish Government.
Affordable Rent Product Tim Bostridge Stephen Heatley.
Firm Foundations – Analysis of Responses Valerie Strachan 22 April 2008.
Tenancy strategies: can we do better together? Sue Beecroft Housing co-ordinator Cambridge housing sub-region.
Local decisions: a fairer future for social housing Neil McDonald Director – Housing Standards, Homelessness & Support.
Local decisions: a fairer future for social housing Paul Downie Deputy Director – Housing Management and Performance.
CIH Annual Conference Localism Paul Downie Deputy Director – Affordable Housing Management and Standards.
Chris Knowles Housing Strategy & Enabling Manager Tonbridge & Malling Borough Council Alan White Project Manager Kent Homechoice.
Local decisions: a fairer future for social housing Frances Walker: Allocations Branch, DCLG.
#neighbourhoodplanning Golden Rules. First Golden Rule PLAN POSITIVELY “Planning must be a creative exercise in finding ways to enhance and improve the.
Regulation of the private rented sector – the challenges ahead SELHP Landlord Day 7 May 2008 Richard Tacagni Head of Function (Housing)
LEWISHAM HOUSING ALLOCATIONS & STRATEGIC POLICY ON TENANCIES CONSULTATION Gillian Lightfoot Lettings & Support Services Manager London Borough of Lewisham.
>> 1 Pathways for all Raising aspirations Promoting mobility Improving wellbeing.
1 Flexible Tenancies Linda Ellen – Head of Tenancy and Estate Management 1 September 2011.
Student Advice Centre Housing Information Presentation
Tenancy Strategies: A Local Perspective Tenancy Strategies: A Local Perspective Niki Hollingworth Housing Strategy and Development Manager St Edmundsbury.
Impacts of welfare changes in Camden October 2015 (HB ref date 1 Oct-15)
Sustaining Tenancies Guidance May 2013 Martyn Burn, Head of Support & Care.
Social Housing Fraud OHIP Board – 13 th March 2012 Internal Audit & Counter Fraud Team Performance, Services and Capacity.
Termination of Agreements Sue Baxter - Sitra. Agency/Landlord Relationship Management Contract Owning Landlord Managing Agent Licence/Tenancy Manages.
Housing Challenges in Lancashire September On-going Issues Deprived neighbourhoods with very poor housing conditions (mostly privately rented),
LHA Implementation 2007 The Rent Service and Local Housing Allowance.
7/7/20161 The Public Sector Equality Duty for Schools in England Jonathan Timbers – Policy Manager, PSED Team, Equality and Human Rights Commission.
Housing Management Implications of the Localism Bill Evonne Hudson Assistant Director Housing July 2011.
H O U S I N G Dominic Norwell & Myra Dicken The Possible Impact of UC on a Housing Landlords Income.
The Housing and Planning Act 2016 Brent Housing Partnership Eamon McGoldrick Managing Director - NFA.
The Housing and Planning Act 2016 & other recent announcements Sarah Hall May 23 rd 2016.
Brixton Green Brixton People Know What Brixton Needs Dinah Roake
The Homeless Reduction Act
Empty Homes Loan Fund.
Fixed Term & Flexible Tenancies: ironing out the wrinkles
Scotland’s changing Private Rented Sector
Social housing in England after the GFC: affordable vs ‘affordable’
Fixed Term Tenancies in Barnet
Customer Showcase: Town & Country Housing Group
THE OUTCOME OF OUR WORK IN OUR NEIGHBOURHOODS
Value for money – why is it important?
AGENDA The current focus on housing Do we need older people’s housing? The role of planning? National Level Local Level Opportunities to influence Planning.
Housing budget consultation for 2017/18
Housing and Community Part 2
Management of flexible tenancies
Background Solihull Community Housing (SCH) delivers the housing management, homelessness and housing advice service on behalf of the Council Demand for.
Housing (Scotland) Act 2014
Universal Credit Full Service
Renting Homes (Wales) Act 2016
Tenant influence in landlord housing policies
Getting to grips with the Homelessness Reduction Act:
About Trust for London We are an independent charitable trust funding work which tackles poverty and inequality in the capital. We are interested in work.
Universal Credit What it has meant for residents and social housing tenants in Southwark so far….and what we think it will mean in future London Funders,
Graham Faulkner Branch Director, EweMove Dorking
Debi Waite Consultant for LG Regulation
Housing.
Academy Medical Centre
Update on Housing and Homelessness
Together with Tenants – we want your views [Meeting name, date]
The Role of the Scarborough/Ryedale Rural Housing Enabler Presentation for CLH breakfast briefing 22nd June 2019.
Housing Tax Exemptions
Intro to the HRA & why new legislation was needed
Presentation transcript:

Geoff Clark Neighbourhood Services Manager Fixed Term Tenancies Geoff Clark Neighbourhood Services Manager

Background The Localism Act 2011 gave both local authorities and housing associations the legislative and regulatory freedom to offer fixed term tenancies. The term ‘fixed term tenancies‘ refers to both flexible tenancies (a time-limited form of secure tenancy which has most of the rights of a secure tenancy) and assured shorthold tenancies granted for a fixed term.

The Government envisaged that fixed term tenancies would allow housing providers to: Increase mobility By encouraging tenants to move between properties and sectors as their housing need changed. Ensure that social housing is used only for those in genuine need Assessing income and other factors at the end of the fixed term. Target social housing so it meets the needs of the community Helping to address under occupation. The Government said the changes were intended to give local authorities and housing associations greater freedom to manage their housing stock and ensure the social housing is allocated to those who need it most.

What we've done Generally been a landlord that is risk adverse Wanted to pursue the idea of fixed term tenancies but decided to take a cautious approach Our Tenancy Policy was approved in October 2012 and we introduced 10 year fixed term tenancies from 1st April 2013

What we did All new tenants from that date are granted introductory tenancies for a 12 month period ( except for existing tenants with a secure or assured tenancy held before 1st April 2012 ) Every tenancy is reviewed at around 6 weeks and 36 weeks which includes a home visit. Tenants that breach their tenancy during the introductory period are given an extension up to a further six months. This decision is subject to review by a review panel. In cases of serious breaches (rent arrears, ASB ) legal action is taken to end the tenancy.

What we did The majority of introductory tenancies will then go on to be fixed term tenancies for a further 10 years. However to protect older people (aged over 65) and applicants with long term disability that requires a specially adapted property a secure lifetime tenancy is offered following the introductory period In the 9th year of a 10 year flexible fixed term there will be a review where a households circumstances will be considered, advice given, and a decision made regarding the family continuing occupation of their current home. 

Why did we take this route? The majority of our stock is 3BH and we were aware that many of these properties we occupied by elderly persons – often single pensioners. So we wanted to introduce a system that made the best use of our stock by ensuring the right person is in the right home at the right time.

By creating 10 year fixed term tenancies we aimed to balance community stability whilst making best use of our stock. It also helps us tackle future under occupation. The introductory period has allowed us to target those residents within the first year that are poor rent payers or have been responsible for instances of ASB. 

Around 1/3 of our stock is sheltered accommodation and members wanted to offer an increased level of security for elderly and disabled persons. We therefore retained lifetime tenancies for these groups. We also gave consideration to what we would do at the end of the 10 year fixed term period.

The story so far... Since 1st April 2013 we have let 859 introductory tenancies (current stock 5,232) Of these 484 have gone onto fixed term tenancies and 70 secure tenancies. So just over 9% of our stock is already let on fixed term tenancies. During the same period we have let 265 secure lifetime tenancies that didn’t have an introductory tenancy. On our two latest new build sites which have a mix of 1,2 and 3 Bed Houses we have a mix of 21 Introductory tenancies and 14 secure lifetime tenancies.

49 of the fixed term tenancies that we have let since April 2013 have subsequently terminated their tenancy. 37 Introductory tenancies have been extended following rent arrears or ASB. No change in void turnover ( roughly static at 310 a year ) or levels of anti- social behaviour. The picture is complex especially when assessing mutual exchanges and transfers and successions which involve tenancies let after 1st April 2012.

What we have experienced There is a general understanding amongst applicants as to why fixed term tenancies have been introduced. Some questions are asked about what will happen at the end of the fixed term period and residents are happy when we explain a review will take place. Some are keen to understand whether a fixed term tenancy will effect their ability to exercise the RTB.

Most applicants appear to be concerned about the ‘here and now’ and are not interested in focussing on 10 years ahead. Younger generations have more awareness and appreciate why fixed term tenancies have been introduced. Many have waited several years to secure a home and realise there are a lot of older people (in their eyes) that are occupying homes they no longer need.

Older generations are often surprised that we are not offering a lifetime home so it appears in some respects that a cultural change is taking place. Some residents understand that if their circumstances have changed at the end of the 10 year fixed term they maybe offered an alternative property.

The future We are still just over 6 years away from starting to review the circumstances of the first tenants that signed a fixed term contract. How many will still be tenants by March 2024? Changes in Government and the policies they seek to introduce could influence what we do as landlords and the attitudes and behaviours of our tenants.

Cambridgeshire is one of the largest growth areas in the Country Cambridgeshire is one of the largest growth areas in the Country. Construction is just commencing on a new town Northstowe just outside Cambridge which has plans for 10,000 homes. We have a devolution deal in our local area which will introduce a new regional layer of Government. Money has been set aside for new affordable homes.

These will undoubtedly have an impact on local business, labour, transport and housing markets. Talk of Government introducing 5 year fixed term tenancies. SCDC have been part of a working group of local authorities working with the DCLG to help shape new guidance and legislation on this topic. We understand that draft regulations  will be produced in a few months time.

Please feel free to ask any questions :) Thank you Please feel free to ask any questions :)