localism in practice council’s with almos group 23 march 2012
TRANSCRIPT
Localism in practice
Council’s with ALMOs Group
23 March 2012
Reference points• Local Decisions: a fairer future• Localism Act 2011 Part 7 chapter 2• Nov 2011 consultation “A revised regulatory
framework for social housing in England from April 2012”, TSA – on schedule
• Jan 2012 consultation “Allocation of accommodation: guidance for local housing authorities in England”, DCLG – final summer 2012
• Future dates:– Consultation on PRS suitability – imminent– Stat guidance & commencement order – Autumn 2012?
Choices• By different organisations working in the same
area– Enter into the ‘affordable rent’ market– Offer fixed term or flexible tenancies– Decide who will qualify to join the housing
register– Use the PRS to discharge homelessness duty
• Understanding impact complicated– Government has made choices eg, welfare reform– Assumption that private sector, individuals &
communities will also choose to invest & contribute
Tenancy strategy content + Localism Act 2011: 150 & 151
A local housing authority in England must prepare and publish a “tenancy strategy” setting out the matters to which the registered providers of social housing for its district are to have regard in formulating [tenancy] policies relating to—
a) the kinds of tenancies they grant,
b) the circumstances in which they will grant a tenancy of a particular kind,
c) where they grant tenancies for a term certain, the lengths of the terms, and
d) the circumstances in which they will grant a further tenancy on the coming to an end of an existing tenancy
e) Exceptional circumstances where less than five years
f) Vulnerable policy: age, disability, illness, children
g) Advice or assistance should tenancy not be reissued
Tenancy strategy process• Regard to
– Homelessness strategy– Allocations policy– Housing strategy (not specified other than in London)
• Equality Act 2010 - able demonstrate paid ‘due regard’:– Eliminate unlawful discrimination– Advance equality of opportunity– Foster good relations between people
• Consultation (before adoption or modifying)– Send copy to every registered provider & give reasonable
opportunity to comment– Consult others prescribed in regulations (none expected)
• Publication by 15 January 2013• Review every 5 years (DCLG impact assessment)
Other considerations for CWAG
• Strategic housing authority– Allocations – new duties: emphasis on transparency– Homelessness – strategy to have regard– Establish routes for RP tenants to complain to EMs– Hold RPs to account more generally?– Others eg, planning, community rights & assets
• As LAs with stock– Decision on succession rights– Tenancy policy – regulatory requirement – Enabling exchanges– Manage transfers outside the waiting list– Landlord member of an approved complaints scheme
The strategy challenge• How can you manage the impact
– To achieve the vision for the local area?– To meet housing need & demand?
• Know that three things will be different1. The shape of the housing market, particularly
social and affordable rent market
2. Access to the social and affordable rent market
3. Housing need and demand
• Explore the issues arising and solutions– From different perspectives
The affordable rent product - issues
• Differing perspectives on the use of these homes• Social housing ‘essential’ to the mix – evidence?• Developers ‘playing off’ RPs with LAs• Smaller accommodation in increasing demand• Consolidation and rationalisation• Conversions critical to the RP business plan• Sustainable income requires different approach• Use of fixed term tenancies to rebase rents
Fixed term & flexible tenancies• Differing views on use and benefits
– Best use of housing in high demand– Cost v. outcomes? Rebasing rents £
• Different approaches within one area– Same households but different offers– Churn in communities? – Comprehensive impact assessments
• Perception that can use fixed terms to manage risk• Criteria on which decisions to reissue are critical • Changing relationship with tenant
– Personal housing plans
What else will shape the market?• Welfare reform
– Need to manage impact of under-occupation – Impact on private rented sector – what will offer be?– Impact assessments in isolation?
• Mutual exchanges– Limits control over the use of existing housing stock
• Home ownership?– Increased Right to Buy discounts – Incentives for purchase on the open market
• Self-financing business plans– Investment, remodelling, decommissioning, new build
Access to social and affordable rent market
• Who is social and affordable rent housing for?• Greater risk to RP income streams• RPs more stringent on access• Transfer tenants outside the system
– Manage under-occupation & over-crowding
• Tenure as a disincentive?• LA decision on the housing register – wider impact
– Potential as source of local intelligence not been realised– Limiting access to ‘higher risk to income’ customers– Local connection – risks cross-boundary working
• Access to other parts of the housing market
The shape of housing need & demand• Individual choice
– Don’t know how going to behave– Is some action can take
• Local research with customers• Tenancy audits critical• Welfare and financial advice • Targeted work with households who will be moving on
• Health and wellbeing– Tenants getting older; care and support reduced– ‘Care closer to home’ agenda – personalised budgets– Action can take
• Important to engage with providers on this issue; don’t assume social care is!
Managing change to achieve outcomes
Other thoughts• For registered providers flexibility is key
– Local solutions are common aspiration but– Local government capacity reduced to manage– Perception that standardisation & scale likely to achieve
efficiencies
• Important to remember that individual’s have a role– How can we enable people to meet their own needs?– Affordable rent & fixed term – disincentives to work?
• Jigsaw puzzle– Turn every single piece over, sorting as you turn – Systematic & in partnership – spread the puzzle out– Pay attention to differences & share the picture
