1. ? Landlords, Lodgings & Social Lettings
Unpacking what to be aware of & what the benefits are of becoming a landlord, working with landlords, including housing associations.

2. Vision
Hope, Justice, Mercy and Dignity for those seeking sanctuary.
Mission
To support those seeking sanctuary to:
Move out of poverty and destitution
Be empowered to achieve their full potential

3. Our Housing Story? We house both NRPF & Refugees.
We work with landlords.
We are a Landlord.
We manage other peoples property as a Social Lettings agent.
We work with an RSL’s
We also run a NRPF hosting scheme.

5. Our Current Housing Portfolio
35 houses ( 2 to 4 bedroom)
3 are rent free (2 purchased for our use 1 from a RSL)
3 are owned by us.
27 we manage for a % management fee for private landlords
2 we manage for a church who are working with us.
16 are shared houses (4 per house)
19 are family/joint short hold tenancies
We house 22 asylum seekers NRPF
We 97 Refugees (66 are singles)

6. Our Housing Story?
Started housing 4 NRPF in a borrowed house in with running costs paid through local church giving
Grew quickly to 5 houses renting from private landlords all funded by charity grants.
In 2006 we got over stretched & nearly went under.
We needed a self sustainable model.
We needed to stop relying on other charities for grant income to provide homes for NRPF.

7. How Our Model Developed
We began to house refugees in 2008
We were initially approached by 3 men under 35 who were homeless or hated hostels.
We rented and sublet to accommodate them.
Word of mouth/demand increased /high dispersal.
We started to rent & sublet more property that met shared accommodation standards.
By renting rooms out to refugees we began to cross subsidized beds for those with NRPF.

8. Becoming a Social Lettings Agent
We began to think about managing other peoples property to increase provision & provide homes.
We started vision casting within the wider church community about investment.
We began working with first time investors keen to support refugees & NRPF but get a descent yield.
We began managing other peoples property for a management fee which contributed to project costs (10 to 15% of the gross income).

9. Key things that influenced development
Why are we doing what we are doing?
Move on and refugee housing became part of our core offer.
Growth affects capacity & staffing.
We applied for seed funding whilst we expanded. Marketed link between NRPF & Refugees.
Strategic target of cross subsidising NRPF beds.

10. Key things that influenced development
We built a working relationship with 2 student landlords with voids that allowed us to grow quickly (11 properties to right standard).
We built a relationship with an RSL that led to a house rent free with conversions paid for.
We have invested in building relationships that have led to 2 rent free properties & purchase of 3 that we now own.
Our portfolio now nearly covers project.

11. Being a Landlord & acting as Letting Agent?
What is the potential demand for refugee housing in your area? Talk to your local Homeless team?
Each house needs to be fit for purpose?
Different standards for shared accommodation & family accommodation.
Not every property is the right property.
We meet prospective landlords and assess suitability & explain what improvements are needed for prospective clients.

13. Being a Landlord & acting as Letting Agent?
We will offer to help source the right property & then manage the renovations (for a gift).
We work closely with local Homeless teams to monitor demand and take referrals.
We have grown organically not taking on more than we can adequately service.
We advertise our Housing services to both landlords and end users (web, social media and leaflets)
We now provide Sec 17 & Care Act provision.

14. Being a Landlord & acting as Letting Agent?
Being a letting agent reduces risk
Our fee % of gross income. Landlord gets paid balance after costs including utilities if shared accommodation.
Rents are shared accommodation rate plus a top up
Or LHA rate per family size plus possible top up.
We don’t charge deposit/bond.
Payments are on 4 week cycle.
Resident support worker(s) are key to success.

15. Being a Landlord & acting as Letting Agent?
Robust administrative / financial system needed. Landlords expect a good service & payment on time.
We do everything on EXCEL.
Debt management & robust monitoring
Currently get direct LHA payments as Landlord.
Universal credit roll out / Zero hours contracts ….
Communication with landlords.
Inspection, Fire Risk assessment & HMO issues.
Possible conflicts of interest we are a RAS charity serving RAS community but also servicing property owners.

16. Some final thoughts….
Invest in building relationships / can take time!
Trust and reputation are vital.
We have aimed for a mixed portfolio of shared accommodation and family houses (RSL’s blank canvas a challenge for new refugees)
What support do you give clients to help them move in and to move on (including benefits)?

17. Some final thoughts… Having an office & one stop drop in service.
Build a good volunteer team especially if you don’t intend to employ staff.
Aim for quality “A home not just a house”
Make sure that any conversions are done right and meet standards / fire risk assessments etc.
Have a clear vision & work within your capacity.

18. Questions?