PRIVATE LANDLORD FORUM 28 th JULY 2015

PRIVATE LANDLORD FORUM INTRODUCTION WELCOME Update on Article 4 area and HMO licensing Proposals for a Social Letting Agency Developing a Private Rented Housing Strategy Q and A session

PRIVATE LANDLORD FORUM Service update The “Planning” Bit Article 4 Direction takes effect March 2011/2012 Permitted Development Rights Removed

PRIVATE LANDLORD FORUM Service update Area currently covered by HMO Article 4 Directions

Permitted Development Rights (simplified) Use Class C3: ( a ) single household (Families ) ( b ) up to 6 persons ( assisted living) ( c) up to 6 persons ( anything else not in C4, C3 (a) or C3 (b) No planning permisson required Use Class C4: Dwellinghouse 3-6 unrelated residents. Needs planning permission in Article 4 Areas Sui Generis: More than 6 persons Always needs planning permission PRIVATE LANDLORD FORUM Service update

PRIVATE LANDLORD FORUM Service update Planning Application Fee or no fee payable? No fee if your permitted development rights have been removed ( ie Article 4 Area and 6 persons or less ) Application pack: Application form, Scale floor plan showing windows & doors. 1:1250 site plan. Fee if payable Decision Process: Currently delegated to Officers unless called in by a Councillor. Minimum 8 week determination period.

PRIVATE LANDLORD FORUM Service update Adopted Interim Planning Policy Statement (2014 ) 4 Key Principles: Inclusive communities & protect neighbourhood and streetscene character Secure adequate facilities & amenities. Reduce flood risk Adequate parking & sustainable travel movements Ensure adequate storage & refuse provision Policy H5 of West Northants Joint Core Strategy Policy H30 of Northampton Local Plan More than 15% concentration ( of HMO’s) in 50m radius Planning Application Considerations

Further Advice and Guidance Phone: (Option 6 then option 1) Call in: Duty Planning Officer Service (9am to 4.30pm)

PRIVATE LANDLORD FORUM Service update Mandatory HMO Licensing Additional HMO licensing Investigations Getting the balance right?

PRIVATE LANDLORD FORUM Service update Mandatory HMO Licensing National scheme introduced in April 2006 Dec 2014 ~ 225 mandatory licensed HMO's (approx 28 per annum) Jan 2015 ~ 180 suspected mandatory HMO’s June 2015 ~ 283 licensed HMO's 58 new licences in a six month period

PRIVATE LANDLORD FORUM Service update Additional HMO licensing Scheme commenced in November 2014 sharing a boundary with the Article 4 direction for two storey HMO's Nov ‘14 ~ March ‘15 96 additional licences issued Jan 15 ~ 619 suspected HMO’s April ‘15 ~ June ‘15 an extra 194 licences issued 290 two storey HMO’s licensed and aiming for 500 by March 2016

PRIVATE LANDLORD FORUM Service update Investigation ~ a mix of reactive and proactive work using information and data from Planning, Fire Service, Council Tax (student exemptions) Housing Benefit & local intelligence. 4,500 dwellings in street surveys to assist Planning Service 100 letters to unlicensed student accreditation scheme HMO’s 180 suspected mandatory HMO’s 240 reduced to suspected additional HMO’s 719 reduced to 414 Investigations lead to applications but 4 prosecution cases in progress could lead to a max £20 k fine + £5k for each management breach.

PRIVATE LANDLORD FORUM Service update Getting the balance right. Recognition of good landlords and agents ~ within fee structure and access to schemes Managed interventions ~ trust and cooperation, encouraging dialogue. Rogue operators undercut good landlords ~ policies and fee structures amended to penalise and add costs to poor providers. (fees increased for failure to licence and licence periods shortened etc)

Social Lettings Agency Improving, managing, enabling. Phil Harris 28 July 2015

What we will be focusing on Reasons for establishing a social lettings agency What we already know Increasing confidence (landlords and tenants) Removing barriers and sustaining tenancies The difference the social mproving, lettings agency will make

Need for social lettings agency High demand and high rents are making it hard for people to access the private rented sector Big shortfalls between market rent and LHA Landlords are worried about potential impact of welfare reform

Need for social lettings agency We deal with serious disrepair and unsafe, badly managed housing We license houses in multiple occupation We bring empty homes back into productive use We want to increase the supply of adapted homes

What we already know Most landlords prefer to have one tenant who stays for 5 y ears, rather than five tenants who each stay for just a year Financial incentives (re nt-in-advance and damage deposits, etc) are helpful, but may not be enough on their own

What we also know Many landlords have told us that ongoing tenancy support is as important as financial incentives in persuading them to offer us housing Many landlords want us to pay their tenants’ rent direct and to indemnify them against rent loss

Increasing tenants’ confidence Tenants want to be sure that they can afford the rent, that all repairs will be done promptly and they will not have to keep moving home. Many put off by limited security of tenure and perceived unreliability of private landlords

Increasing landlords’ confidence Most landlords want to be reassured that their tenants will look after their property, pay their rent, comply with their tenancy conditions and move out on time Many landlords want to have the opportunity to choose their tenants

Removing barriers Letting properties that are well managed, of a good quality and affordable Basing the size of any rental deposit on the tenant’s a bility to pay Providing references and a choice of tenants Entering into long-term leasing arrangements

Sustaining tenancies Providing inexperienced tenants with training, support and mentoring Improving budgeting and encouraging saving Ensuring that tenants prioritise rent payments Putting tenants at heart of new wellbeing service

Improving private housing Empty homes activity Agreed lettings standard Essential works may sometimes be funded by the Council and then recovered from future lease payments Supports enforcement of housing standards

Managing housing better Providing high quality, tenant-focused housing management services Offering an acceptable alternative for absent or ineffective landlords Playing to the strengths of the local authority and its partners

Working better together Strong, effective partnerships Multi agency approach Co-operative, collaborative and proactive Shared values and objectives

Changing the status quo Improving housing conditions and management in the private rented sector Helping to meet local housing need / demand Reducing the Council’s use of temporary accommodation Leading by example

Time for a leap of faith...

PRIVATE LANDLORD FORUM Private Rented Housing Strategy Discussion led by: Phil Harris, Head of Housing and Wellbeing

PRIVATE LANDLORD FORUM CONCLUSION Question and answer session ~ panel Concluding remarks