Housing & Planning Act 2016

Transcription

1 Housing & Planning Act 2016 What will it really mean in Nottingham? Gill Moy, Director of Housing & Customer Services

2 Welcome to Nottingham City population of 310,000 Famous for Robin Hood, Raleigh bikes, Boots, Torvill & Dean, DH Lawrence, Alan Sillitoe, Universities, Football Nottingham City Homes are an ALMO, managing the Council s housing stock of 27,000 as well as building & owning our own 8 th most deprived district in Indices of Multiple Deprivation (down from 20 th in 2010), but also regeneration Unemployment rate is just below the national average at 4.5%, but lots of short or zero hours contracts, so quite volatile. Lower than average earnings and higher than average indebtedness High levels of disability and vulnerability amongst tenants

3 Pay to Stay in Nottingham Nottingham Council rents are lower than average so a 3 bed rent could increase by 43% from 375 to 575 per month DCLG timeline; Regulations in Nov-16, implement in Apr-17; 10,000+ to do = 2,500+ assessments plus appeals per month! Annual income reviews/ appeals thereafter for all not on HB Tenants circumstances change regularly = more reviews Staff will need training to undertake income assessments Confusion over higher rent will lead to more arrears Pay to Stay exempts properties from 1% rent cut - but with tenants on and off Pay to Stay - will be confusing for staff too Will push more tenants towards Right to Buy

4 End of Lifetime Tenancies in Nottingham Nottingham tenants are concerned about how this will impact on their neighbourhood & their children s future housing need On review, which family is more deserving the housing need of a waiting list applicant (5,000+) or the tenant? Issues for the Allocations Policy and choice-based lettings Could diminish the natural social mix of estates - putting pressure on schools, health, etc & more difficult to manage Tenants won t invest in their home or neighbourhood or get involved Could force more tenants into making an RTB application so they can stay in their home

5 Forced Sale of Nottingham s Higher Value homes Details are still sketchy and what will the formula be? If the forced sale/ formula tariff is, for example, 30% of turnover per annum it would mean 600+ Nottingham properties 60m? If 3%, still 6m payment/ sale per annum Need exemptions for supported & low supply accommodation Reduced supply will increase waiting lists, esp. larger homes Very few waiting list applicants will be able to buy Pay to Stay & End of Lifetime Tenancies will increase turnover resulting in more forced sales Big hit on stock and rental income on top of 1% rent reduction

6 Local Housing Allowance caps & No HB for under 22 s Not in the Housing & Planning Act, but a big issue for tenants All new tenants may face a shortfall in their HB Younger applicants may not be able to afford to rent; 60% of high rise lettings are to <35 s who will have a 20+ pw gap No HB for <22 s; 161 tenants would currently be in that category. What happens to them? Will struggle building new traditional properties to rent at the Shared Room Rate need more imaginative solutions Need exemptions for Supported Housing where service charges are higher to protect older tenants

7 How are we preparing for change? Written to tenants and held conferences to give tenants a voice then lobbied the Lords Staff briefings Rent First campaign Priority Based budgets Created a Project Team to start analysing the likely effects on housing strategy and policies and agree communication Looking at alternative funding streams for new build

8 NCH diversification NCH are building and owning new homes for social rent - so no RTB, no Higher Value sale or mandatory 1% rent cut NCH Market Rent is acquiring & building homes to let at market rents to increase the local housing offer, generate income to reinvest & assist in driving up PRS standards Assisting the Council discharge their homelessness duty & social care responsibility to shelter by purchasing properties to provide short term lets Expanding new business; Telecare & Telehealth, Furnished Tenancies, Aids and Adaptations, in-sourcing repairs

9 What can Housing Providers do? We all know the headlines, but not the detail Opportunity to lobby and respond to consultation on secondary legislation Lobby with the NFA & LGA for changes to RTB and new Higher Value rules to allow funds to be given to ALMOs to build new affordable homes; for rent and to buy Providers of social housing, particularly Council housing, need to stick together, lobby loudly & effectively to get the best deal for our tenants, applicants and balance sheets Let s make ourselves heard!