Housing Refugees and Maximising Income Julian Prior - Action Foundation Action Housing – Asylum seekers with NRPF – ARE Action Letting – New refugees – transitional support Action Language – Free and fee paying ESOL classes Action Befriending – Socially isolated older people Policy change; Locally – Newcastle Council’s 3 point plan Nationally - CSJ – ‘Asylum Matters’ report 2008/9

Housing Refugees and Maximising Income Julian Prior - Action Foundation Why start housing refugees? Financially to sustain (and grow) Action Housing Charitable Trust funds harder to get 57% 2011 – 18% 2012 Social need increasing as other support reducing 5 dedicated support services reduced or disappeared Move on option for Action Housing residents How did we get started? Donated property in wrong area for Action Housing Supportive landlord - lower financial risk

Housing Refugees and Maximising Income Julian Prior - Action Foundation Finding the right model Limited Council housing – abundance of private HMO’s Changes in students accommodation Spreading the risk – multiple landlords not just one Small return per house – large numbers – less support Implications for staffing costs to manage larger numbers Larger return – smaller numbers – more support Fits with our ethos to provide support Compass contract – fewer refugees in Tyneside

Housing Refugees and Maximising Income Julian Prior - Action Foundation Finding the right landlords Motivated by social more than financial return Peppercorn or 50% rent 3+ bedroom properties – city centre location More bedrooms - more money - more support Location must be good for our residents and good for us Tired of hassle of managing property/tenants Time poor or bad experiences in the past Guarantee income and reduced costs No voids, no late payment, no hassle

Housing Refugees and Maximising Income Julian Prior - Action Foundation Working with refugees (compared to asylum seekers) Single adults – single sex houses Short term transitional option Referral routes much wider than for Action Housing How much support is required/offered? Usually front loaded/intensive – JSA, HB, Bank, NI etc. Impact on Exempt Accommodation Status Licence agreements Be clear about their commitments financially and socially

Housing Refugees and Maximising Income Julian Prior - Action Foundation Some things we have learned; Manage expectations Engage more widely with statutory services Referrals, accreditation, DWP, Crisis Loans, Rent collection HB direct, changes to HB payments e.g. if starting work Standing orders or cash in person – cultural issues Managing finances – debt collection and consequences Heating and utilities Service charge, controlling heating settings??

Housing Refugees and Maximising Income Julian Prior - Action Foundation Finances Peppercorn Rent We pay insurance (arranged by landlord) to the landlord Maintenance and furnishing costs covered by AF 50% Local Housing Allowance Based on maximum income from full occupancy Some wear and tear maintenance costs covered depending on house/rent agreed 4 bed - £60 pppw – max income £1,040 pm – rent £520 pm Service charge - £17 pppw inc. utilities, council tax and TV Deposit (full month’s rent) 2 – 4 months to cover initial costs

Housing Refugees and Maximising Income Julian Prior - Action Foundation Exempt accommodation status EA is defined by housing benefit regulations as accommodation that is provided by: 1. A housing association (whether registered or unregistered) 2. A registered charity 3. A non-profit making organisation, or 4. In England only AND care, support or supervision (CSS) is provided by, or on behalf of the landlord CSS MUST BE MORE THAN MINIMAL

Housing Refugees and Maximising Income Julian Prior - Action Foundation Exempt accommodation status Cannot mix those with NRPF with eligible residents Need to evidence support and costs in detail 6 – 9 month process Will not cover support costs so is not self funding Specialist consultants very helpful/necessary Increased rent from £77 pppw to £140 pppw On-going support and not just front loaded Challenges for those who start work – welfare scheme