Sub-Regional Nomination Agreement Best Practice Guide

Kathy Ayres, Rehousing Manager Basildon Borough Council & Alastair Pollock, Strategy Co-ordinator SEHG Andrea O’Callaghan, Head of Allocations Swan Housing Association

Agenda 09.30 – 10.00 Tea & Coffee 10.00 – 10.30 Introduction – AP, KA & AOC  10.30 – 11.10 Group work  11.10 – 11.30 Group feedback 11.30 – 11.50 Break 11.50 – 12.10 Overview of Green paper - AP  12.10 – 12.15 Future discussions - KA & AOC 12.15 – 12.45 Group work 12.45 – 12.55 Group feedback 12.55 – 13.00 Closing round-up 13.00 – 14.00 Buffet lunch and networking

Housing growth England 300,000 by mid 2020s 250,000

Population Growth South Essex 2037 824,000 Growth 2017-37: 113,000 – over 20 years or 5,000 + per year 2017 711,000 ONS

Housing Requirement 2016-2037 3,750 – 4,000 new homes every year Completions (net) = 1,350 2,239 affordable homes – annually next 5 years Affordable (net) = 270 South Essex

Social Rented Sector England

Social Rented Sector The social rented sector is the smallest tenure in England- home to 3.9 million households. 2016-17 - 17% of households in England. (20% Private Rented Sector, 63% Owner occupied) The size of the sector has not changed much in the last decade, but has declined over the longer term. The composition of the social sector has changed in recent years, with more households now renting from housing associations than local authorities. 2008-09, 9% (2.0m) rented from HAs & 9% (1.9 million) from LA 2016-17, 10% (2.4m) rented from HAs & 7% (1.6 million) from LA

Local Context: South Essex South Essex = 298,000 units Local Authorities = 28,500 units          Registered Providers = 14,600 units Basildon =10,930 Castle Point =1520 Rochford =0 Thurrock =10,038 Southend =6002 Swan Rochford HA Estuary Genesis Peabody L & Q Clarion Guinness Moat Sanctuary Southern CHP Source: https://www.gov.uk/government/statistical-data-sets/live-tables-on-dwelling-stock-including-vacants

Background South Essex Housing Group May 2017 Allocations sub-group set up June 2017 Nominations agreement Legislative changes Tenancy strategies Welfare reform GDPR

Allocation Sub Group Group members - five LA and twelve RP Main issues Affordability Identify best practice Harder to let properties Sharing information Nomination agreements Void turnaround Tenancy type

and communication and affordability Main discussions Allocations policies Letting process Making offers Refusals and communication and affordability

1. Allocation Policy discussions Local authority policy Homelessness Advice and assistance Housing need register Register Provider policy Best use of stock Occupancy Affordability

1. Allocation Policy Best practice RP must check LA policies for: Permitted levels of over-crowding Policy on under-occupation Children sharing bedrooms Offers based on pregnancy Local lettings plans Definition of affordability Advise if conflict of published policies

2.Letting process discussions % of true voids – RP requirement 75% or 100% Advertising – quality of information Shortlisting – different process Verification – tenancy fraud Viewings – timely Affordability – RP to consult LA Notifying outcomes – 24 hours

2.Letting process Best practice Advance advertising Up to date hand-over information - pre-allocate Detailed and accurate adverts Time frames for verification advised Advise outcome of viewing with 24 hours Advise tenancy start date within 24 hours

3.Making/refusing offers discussions Sensitive lets Direct offers Wheelchair units Harder to let properties Refusals Affordability Behaviour concerns Change of circumstances

3.Making offers and refusals Best practice Direct offers can be considered Any known risks/support need notified to RP Refusals by RP or applicants Affordability assessments Refusals must be discussed with LA first Communication

Sub-regional nomination agreement best practice guide Outcome Sub-regional nomination agreement best practice guide Used by front line staff Adopt principles when policies allow Consider at policy reviews Review after 12 months

Key aims Improve communication Promote excellent partnership working Spread best practice Consistency across region Sustainable tenancies Improve service delivery and void turnaround Make best use of stock Meeting housing need Preventing homelessness

Group work Scrutinise the main 4 areas covered: Allocations policies – section 2 Letting process – sections 4 & 8 Making offers and refusals – sections 8 & 9 How will you do things differently? What can we do to make sure it works?

Overview of Green Paper Alastair Pollock Strategy Coordinator (Housing) EDG & SEHG

Green Paper New Deal for Social Housing Ensuring homes are safe and decent Empowering residents and strengthening the regulator Tackling stigma and celebrating thriving communities Effective resolution of complaints Expanding supply and supporting home ownership

Key Issues Social mobility / Right to Buy Social housing supply (£2bn boost) Borrowing cap for LAs / RtB receipts Welfare Reforms – LHA, fixed term tenancies Using housing efficiently Evidence collection on allocations para 179 -How Local authorities work… -How Registered Providers work… -Role of variations in letting delivery… CBL / Direct Lets

Future discussions Duty to refer Pre- tenancy work Tenancy fraud Current practice Future practice

Duty to refer Homeless Reduction Act 2017 October 2018 New legal duties on named public bodies No duty on registered providers NHF – commitment to refer Bound by duty to refer Method of referrals

Pre-tenancy work Welfare changes - implications Affordability checks Income Property running costs Sustainable tenancies Lifestyle Manage expectations

Tenancy fraud Prevention of Social Housing Fraud Act 2013 Verification of applicant circumstances Succession Joint to sole / sole to joint Mutual exchange Use of ‘personal’ data Tenancy audits / reviews

Group work Duty to refer Pre-tenancy work Tenancy fraud Discuss what you do currently and How you could do things in the future Duty to refer Pre-tenancy work Tenancy fraud

Launch of Best Practice Guide Round up of the day What happens now? www.housingessex.org/topic/nominations-allocations-lettings Thank you for coming and supporting the launch of the document