A landlord s perspective

Transcription

1 A landlord s perspective Simone Russell Director of Operations Welwyn Hatfield Community Housing Trust 1 October 2013

2 Welfare reform is confusing! (and scary...) How are landlords and tenants dealing with it??

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4 Landlords need to keep up to date with the changes need to work with tenants and other organisations need to provide the right type of information and support Things are changing there s no going back Tenants Should be prepared to listen to and work with landlords and other agencies to sort things out

5 We are an ALMO, launched in 2010 We manage 9,300 homes and other services on behalf of Welwyn Hatfield Council A strong track record in core services, including rent arrears management Nearly half our tenants receive housing benefits

6 Our dilemma... Large number of three + bedroom homes Allocations policy allows one bedroom per child, regardless of age We promote choice

7 Feeling the pinch who is affected? Spare room subsidy 2+ bedrooms = 186 cases/1 bedroom = 685 cases Represents loss of 13,000 in Housing Benefit per week Benefits cap Around 50 cases (due to relatively low rents) Universal Credit Unknown at present main concern is ending of direct payments Other benefit losses, e.g. disability, social fund Council Tax Benefit ave. loss of 8 per week

8 Preparing for the changes... We: 1. set up a new housing management team 2. developed a Welfare Reform Action Plan 3. worked out which tenants would be most affected 4. started a new tenancy visit programme 5. looked at the best savings/bank accounts 6. recruited a new Home Mover Officer 7. changed our tenancy agreement to make it easier for people to move where they are underoccupying 8. helped the council develop a new Allocations Policy 9. committed to re-classifying some homes/made structural alterations to some houses 10. built on partnerships with other organisations, including the Citizens Advice Bureau

9 Welfare Reform Action Plan Involves all our services Sets out all measures, with timescales and milestones Flexible, regularly updated Reports to Tenants Panel, Board and Council

10 Changes to our Housing Management Team New specialist team New Home Mover post CAB workers

11 Getting the message across

12 Help Us Help You tenancy visits Building relationships with tenants who we don t usually see Building an accurate picture of tenants and their households current/future Identifying who is most at risk from welfare reforms/loss of Council Tax Benefit Assessing property size/type Referring tenants for extra help (inside and outside of the Housing Trust) Identifying tenancy fraud

13 Helping tenants move to a smaller home Financial incentive to downsize (moving costs) Giving greater priority on the waiting list Allowing people with rent arrears to move Home Mover Post We have helped 50 people move so far this year 200 current clients Trading Places event being planned for November People wishing/needing to remain in their homes CAB help Discretionary Housing Payments

14 Want/need to move? Consider a mutual exchange... Increases your chances of getting a move If you are on the transfer list you should also sign up for a mutual exchange

15 Money matters Tenancy Support Promoting bank accounts and payment by direct debit Credit Unions CAB and other advice agencies Exploring money-saving options

16 Credit Unions Credit unions are safe, secure and fair You can save as little as 50p per week And borrow at fair rates You can pay your rent and other bills by direct debit You can buy things online and get your cash easily We will pay your membership if you join There are other banking services around, eg Credecard Plus, which offer a pre-paid debit card, cashback and online money management We are promoting two products to our tenants and helping with membership costs

17 Helping people get online Helping people : save money apply for benefits keep in touch with family and friends find a job open up their world! We are increasing access through training community initiatives broadband access to tenants

18 An affordable warmth strategy Will help our tenants get more from their money and promote better health Physical changes to homes, eg. new heating systems Information and advice on switching energy providers Importantly it s about education

19 And finally...