Selective Licensing An overview for LB Waltham Forest Private Sector Housing: December 2013 Tony Jemmott 1
Overview: Licensing of Privately Rented Properties Provided by the Housing Act 2004 Allows LAs to designate areas suffering from significant and persistent anti-social behaviour Owners of all rented properties will be required to apply to the Council for a licence. Either the owner or manager most appropriate person to be the licence holder. The license is valid for up to 5 years and will contain conditions The conditions include items relating to anti-social behaviour and property management 2
Why a Selective Licensing Scheme? In 2012, 91% of residents wanted the Council to help make our community a safer place To help to reduce Anti-Social Behaviour (ASB) and lead to improved standards in the private rented sector Take action against enviro-crime including ASB, littering, dirty front gardens and loud music Evidence base - The growth in the PRS in Waltham Forest. - The levels of Housing Act ASB reported to the Council and the Police - The links between ASB and the PRS. 3
The Private Rented Sector in Waltham Forest The Growth of the PRS PRS in WF 16%-26% in the last decade 32% of overall stock in WF Higher than both London and national average Equivalent to 25,000 households 78% of tenants are aged 25-49 56% of PRS staying in their homes <2 years Location -The map; Plots 34,067 records Based on 19k PRS-HB claims and LHA Plus 15k non-liable Ctax records Shows PRS is spread across WF 4
Map 4: Housing Act ASB Related Enforcement and Police Incidents within 60m vicinity of PRS Properties 70% correlation of Police recorded ASB with the location of the PRS 97% correlation between council recorded ASB related incidents within a 60m catchment zone Further mapping shows that if the catchment is reduced to 20m, then, 68% of police ASB incidents fall within the 20m zone 84% of enforcement incidents fall within the 20m catchment zone 5
What we are doing already Council has in place wider strategies to deal with ASB and regeneration Property Accreditation e.g. 1400 properties registered voluntarily Housing Standards Enforcement e.g. HMOs, First Response complaints Regeneration SLS supports the Council s campaign to improve the attractiveness of neighbourhoods and increase economic growth within the borough Landlord Forum engaging with landlords and letting agents through the quarterly forum Parallels with Social Housing Council s ASB Team can compel landlords to take similar steps to deal with ASB Wider enforcement work e.g. Don t mess with Waltham Forest Partnership forums to tackle ASB Links with the Sustainable Community Strategy and the Housing Strategy 6
Progressing our Plans Consultation Period - 8th Nov to 24th Jan 2014 Consultation Report - February 2014 Cabinet Decision - March 2014 Progress will be subject to Cabinet decision 7
The Consultation Have your say! Our consultation - We are consulting borough wide with all residents, tenants, landlords and businesses Draft Proposals Provides the evidence base, and appendices detailing the proposed fees structure and licensing conditions Our Publicity Council website, Waltham Forest Guardian, Leaflets, poster campaign, landlord representative groups, Cllr ward forums, etc Equalities Impact Undertaking an assessment to identify those affected, assess the impact of the change and meet the needs Deadline - Please feedback by Friday 24 January 2014 8
Some Keys proposals Licensing Fee 250 for 5 years for early applications 500 for a 5 year licence for applications after the designation date 250 for New build rental properties Selective Licence conditions Maximum permitted occupation numbers Gas and electricity, tenancy agreements and references Fit and proper person Preventing and dealing with ASB Environmental management/amenity of the neighbourhood 9
How will Selective Licensing be enforced? Necessary to introduce a comprehensive enforcement programme Phased approach starting with the worst streets for ASB Combined targeted approach for individual properties prioritised with regard to high ASB, disrepair and enviro-crime issues Enforcement for breaches of licence conditions (max 5K per breach) Enforcement for failure to apply for a licence (max 20k if prosecuted) In some instances landlords to be made to repay up to 12 months rent Landlords may not be able to evict tenants Support for landlords who want to work with the council to improve the quality of life for our residents 10
The survey questionnaire We are very keen to hear as many views as possible and would really appreciate you taking the time to look through the information and let us know your views. You can do this in a number of ways, including: Filling out the questionnaire online at www.walthamforest.gov.uk/selectivelicencing And Provide your views by email to selective.licensing@walthamforest.gov.uk For a paper questionnaire please email above or tel. 020 8496 3000 Or attend our Landlord Forum or a drop in session details will be posted on our website 11
Questions? 12