Welfare Reform - The Impact on Housing

Introducing Kettering

 93,800 people live here (+14% in ten years)  We own and manage 3,800 homes  More than 950 new homes were built by housing associations between 2006/07 and 2010/11  Private rentals have increased from 6.4% of the housing stock in 2001 to 24.3% today  2991 households are now registered on Keyways

Welfare Reform: The Emerging Picture

 Shared accommodation rates for under 35’s – Affected 60 claimants – many are now struggling  Benefit cap – Could affect 50 households – take-up of one-to-one meetings is very, very low  Size criteria – Could affect 35% of working-age council tenants – 455 households  Non-dependent deductions – Higher levels of fraud?  Localisation of Council Tax Benefit – Potentially, a huge impact but little awareness among tenants

Welfare Reform: The Emerging Picture Short term  Raising awareness of welfare reform among tenants  Staff training  Logistical issues - IT, direct debits  Need for more tenancy support  Impact on rent arrears and homelessness  Dealing with under-occupation - spending on voids Longer term  Impact on the private rented sector  Increase in HMOs - quantity and quality

London – Only 55 minutes away!

London – only 55 minutes away!  We are monitoring closely  Impact on private sector rents  Impact on local support services

Our Response to Welfare Reform

Action Plan  Focus on underoccupying council tenants  Identifying resources for more tenancy support  Working with HB to Identify vulnerable private tenants  Housing options interviews at first point of contact

Communication Strategy  Training and information for staff  Consulting stakeholders  Information for tenants and applicants  Target individual tenants  Promote life skills training

Dealing with Underoccupation  HomeMove Advice and practical support for tenants who want to downsize  Mutual Exchanges Advice and information Promotion of House Exchange Incentives for tenants  Lodgers

Life Skills Training  Move On, Move In Life skills training for young people  Life Plan Helping tenants with employment, education and training  Tenancy training houses For young people and rough sleepers

Any questions? John Conway Head of Housing  