1. Affordability
Alice Ashworth – Senior Policy Officer
How can we access PRS properties which are affordable but still provide an attractive return to landlords?
The private rented sector – A home for all?
Wednesday, 02 November 2016
#ahomeforall
Kate Medhurst / Rebecca Saxton – PATH
Marike van Harskamp – New Horizon Youth Centre
Sarah Forshaw – Arch

2. A homelessness charity
based in Devon

3. Who are we?
Homelessness charity
Based in Devon
Working in Plymouth, Teignbridge & Exeter

4. Rough Sleeper Outreach
What do we do?
Rough Sleeper Outreach
Housing Advice & Information for Single Homeless
Floating Support
Private Rented Access / Deposit Guarantee work

5. 12 month Deposit Guarantees Tied to savings
Private Rented Access
12 month Deposit Guarantees
Tied to savings
For any household at risk of homelessness (priority and non-priority)

6. How are we different? PH4L – social enterprise letting agency
Savings condition of service
Tenancy (not person) centred approach
Soon to buy & lease accommodation directly

7. Making tenancies affordable…
whilst remaining competitive, by:
Saving the owner time and money
Having access to Housing Benefit
Offering other ‘perks’ to the landlord
Inspections/inventories/rent accounts
Landlord direct payments
12 Months Support

8. In context
This conference will showcase best practice from across the UK, but will also identify its limits informing where national and local policy needs to change. 
-Crisis

9. Path Policy Change Wish list
A source for “Rent in Advance”
Changes to the BRMA & how LHA is calculated
Simple LL Direct within Universal Credit

10. Contact
For more information please feel free to give us a call:

11. The Private Rented Sector - A Home for All?
Crisis Affordability Workshop November 2016
Marike van Harskamp

12. New Horizon Youth Centre
day centre for young people who are homeless, vulnerable and/or at risk
pan-London
approx 2,000 young people per year
holistic youth-work approach:
>> advice & advocacy services
>> primary health care & counselling
>> employment, education & training
>> independent living skills – practical, emotional, communication
>> street & prison outreach
>> PRS Access Scheme AND accommodation project

13. PRS Access Scheme affordability in London?
>> large-scale investors / landlords with large, mixed portfolios
>> small, independent letting agents
landlord offer / incentives, e.g.
>> flexibility re deposit / bond guarantee / rent in advance
>> effective assessment – incl. references, in-depth financial assessment, ‘credit check’
>> pre-tenancy training and post-tenancy support
>> strong, transparent working relationship
outcomes 2016
>> 27 young people housed – 88% sustainment rate (with positive move-on for others)
>> 87% accessed or improved employment
>> no re-offending of the 6 young people with offending history

14. Structural Problems for Homeless 18-25 year-olds
ongoing lack of affordable accommodation
>> high rents / prohibitive deposits
>> PRS landlords not accepting housing benefit
employment
>> employability
>> precarious (e.g. zero-hour contracts, part-time)
>> no National Living Wage U25s / apprenticeship wages

15. Case Study Kwame, 18 year-old, history of rough sleeping
>> accesses affordable PRS accommodation
>> 4 months into 1-year apprenticeship (4 days work, 1 day college)
Income: £807pcm
>> £3.16 ph/£640 pcm wages
>> £167pcm housing Benefit ‘top up’
Costs: £680pcm
>> PRS rent: £500pcm
>> Travel costs: £135pcm
>> Essential bills: £45pcm
Left for essentials: £127pcm

16. ‘Project Vista’ – Our Housing Association Partnership
Aims
>> access to affordable, stable accommodation – immediate and long-term
>> access employment or improved employment situation
>> save for deposit
>> tenancy sustaintment skills
>> independence
Partnership
>> Housing Association shared flats – continues full customer service/repair function
>> NHYC as managing agent
>> move-on option into housing association PRS stock
>> genuine ‘buy-in’ – from Board to Property Manager

17. High Quality Accommodation

18. shared accommo-dation
Our Partnership Model
low risk / low needs
rough-sleeping / emergency accommodation / hostel / unstable housing
in work but unable to afford PRS rents / actively engaging with employment team
completed Independent Living Skills programme
shared accommo-dation
affordable, high-quality ensuite rooms in 4 or 6-bedroom flats
resettlement support; EET engagement - to access work/stable employment/higher wages
saving towards move-on deposit
rent relief opportunities
maximum 1 calendar year
move on
housing association’s PRS stock
PRS (not NHYC PRS scheme)
no further need for NHYC support

19. Benefits for Housing Association
‘hard’ benefits
>> optimising housing stock – e.g hard-to-let accommodation, management voids
>> reduction management costs
>> guaranteed rent
‘soft’ benefits
>> single point of contact & regular site checks
>> feedback on customer services / repair systems
>> after 1 year - tenants with proven sustainment skills, deposit and in stable employment
corporate social responsibility agenda
>> incl employee volunteering scheme

20. Impact Early indication: the model works!
“I was living in a dysfunctional, overcrowded family home, which had a negative effect on everything; it was very far from where I worked and things were just going downhill, with lots of tension and arguments. When I moved into the Project Vista flat everything changed, getting to work was so much easier and I was even able to take on another part-time job. The accommodation is lovely, me and my housemates are like a little family. I feel like I can enjoy my life, it's so much more peaceful and I love learning how to look after myself, even the little things like cooking and decorating my room are a big deal.” (Sadie, 19 years)

21. Challenges Operational or policy challenges?
rent relief – temporary measure / resourcing
apprenticeship wages
>> esp with introduction Youth Obligation
National Living Wage for U25s
removal housing support entitlement yos
roll-out of model

22. INFO & QUERIES Marike van Harskamp 020 7388 5560