1. Sharing in Social Housing NFA/Placeshapers Roundtable 3 rd August 2016 Sarah Rowe – Senior Policy Officer Rebecca Derham – Shared Housing Best Practice Officer

2. Housing benefit caps in the social rented sector Local Housing Allowance cap from 2018 (already affecting new tenancies from 2016) Inclusion of the Shared Accommodation Rate (SAR) introduces an arbitrary cap for under 35 year olds Many tenants expected to face a shortfall Already significant pressure on private rented accommodation at the SAR: 13% drop in 25 to 34 year olds claiming HB following the SAR extension (9 per cent drop in under 25s) Just 1.5% of rooms affordable and available at the SAR NHF analysis for social sector (2012/13 dataset): rent exceeded SAR in 35% under 35s lettings Average shortfall of £22.09 per week

3. Crisis response to SAR for social renting Recommendations to government Evaluate SAR impact taking account of supply of shared housing options Where demand outstrips supply, no shared rate & address supply gap Review calculation of SAR Extend exemptions to include: under 35 year olds with a history of homelessness (incl. statutory homeless), women fleeing domestic violence, pregnant women, parents with non-resident children, people with dependency issues, high risk ex- offenders aged under 25, care leavers aged 22 to 34, a broader range of disabled people Promotion of shared tenancies in social rented sector Drawing on learning about what works in PRS sharing schemes To maximize housing options for low income single people

4. The Sharing Solutions Programme DCLG funding – Oct 13-March 15 8 projects around England Learning and good practice programme Increase access to and supply of shared accommodation Create replicable models Create sustainable tenancies DCLG funding - 162 tenancies created with 83.4% sustained for 6 months Crisis match funded 6 projects 2015-16 Crisis funding – 137 tenancies created with 86.4% sustained for 6 months

5. Sharing Solutions models A range of models Stranger shares, lodgings, training flats, housing parents with non- resident children Bringing voids back into use – ex student/renovation Lead tenants & peer mentors Key principles Pre-tenancy training on how to live with others Matching of tenants Tenants have the final say on who they live with Regular tenancy health checks Move-on options Toolkits to share learning Including to address potential in the social rented sector

6. Challenges and potential solutions Few social landlords are currently doing it – but there are some! More pilots needed to test feasibility and share learning Early lessons from the pioneers Recognise shared tenancies as a distinct product Manage in house by adjusting practice, or with a specialist partner? Customised management approaches Rent setting flexibility – balancing affordability and servicing costs Occupancy rights – options for interim or longer term tenure Tailored tenancy management & maintenance Allocations/tenant selection – landlord led, consider tenant role, within a needs-based assessment process (to achieve a sustainable mix) Recognise that customers might not understand it – yet Anecdotal “unwillingness to share” – but note Welsh research evidence Scope to develop demand

7. Potential benefits For tenants Providing a stable general needs housing option where few others exist Companionship & peer support Building skills to manage tenancies A pathway to tenant-led sharing or self contained housing For landlords Providing a housing offer to low income under 35s Contributing to local authority homelessness strategies and homelessness prevention Potential to use obsolete or difficult to let stock

8. Toolkits A Shared Approach – shared tenancies in PRS www.crisis.org.uk/data/files/Private_Rented_Sector/Sharing_Soluti ons/Sharers_Toolkit_web.pdf Spare to Share - shared tenancies in social housing www.crisis.org.uk/pages/spare-to-share.html Currently working on updates - new version to be launched in Autumn Sharer’s Network Please sign the mailing list if you would like to join the network

9. Allocations What are the options? Referrals, housing register, separate register for U35s, outside of register but meet criteria Flexibility to work outside allocations policy? Working across LA areas – one policy fits all? CBL expressions of interest Matching – from register, cohorts involved in programmes e.g. ETE, selected shortlist What happens to those who can’t share?

10. Getting the right property Converting stock – Article 4 Directions? Link with Planning & EH Good practice – follow HMO standards and guidance Suitability for individuals to share – tenant first, not property first Location How many sharers? Insulation and energy efficiency Furniture Layout Space for socialising Balance income/management costs with PIE

11. Split 2/3/4 bed affordable rent or multiples of SAR Flexible rent setting for working tenants 1% decrease – how will it impact? Training flats – IHM – the future of exempt accommodation? Service charges Communal areas Council Tax Affordability assessments Sources of funding –TA, links to prevention strategies, DHP Finances

12. Protected licences Flexibility Training flats Temporary Justified in not issuing tenancy Joint vs. Individual tenancies Liability Tenant replacement Council Tax Computer systems Ending tenancies – prevention from eviction, alternative pathways Occupancy agreements

13. Distinct from individualised support of tenant needs Pre-tenancy training, matching, ongoing tenancy support Proactive approach to management Dedicated member of staff Engaged with register Regular inspections Joint responsibility between staff/departments Pepper-pot, warden service, communal spaces Move-on options – incentivised pathways, tenancy rescue Supporting tenancies Sharer’s charter/cleaning rotas House meetings Lead tenants/Peer mentors Replacing tenants Support and management

14. Getting started What will your model be? General needs, training flats – alternative to TA Market research – what is happening in your area? What are other people doing? Assess demand and appetite Pilot – what are you able to/willing to compromise on? Creating links and partnerships – LA Housing Benefit, Housing Options, Planning, Environmental Health, local support agencies Messaging and cultural ‘buy-in’ Monitoring and evaluation mechanisms

15. NHF research into impact of LHA cap Feasibility study of viable housing models for under 35s – University of Cambridge, CHC, WLGA http://chcymru.org.uk/uploads/events_attachments/FINAL_Rep ort_on_viable_housing_models_for_under_35s_- _Final_2016.pdf Under the same roof – University of Manchester http://www.socialsciences.manchester.ac.uk/morgan- centre/research/research-themes/home-and-housing/under-the- same-roof/ Discussions with providers Resources

16. sarah.rowe@crisis.org.uk rebecca.derham@crisis.org.uk