Ashfield District Council Strategic Tenancy Strategy

Transcription

1 Ashfield District Council Strategic Tenancy Strategy CONSULTATION DRAFT October

2 CONTENTS 1. Introduction 3 - Purpose of the strategy - Scope of the strategy 2. National Context 4 3. Local Context Ashfield s economy - Earnings - Housing supply - ADC stock profile - Demand for affordable housing - Affordability - Homelessness 4. Social housing reform The details - Fixed term tenancies - Affordable rents - Homelessness - Allocations Implementation of the reforms at Ashfield Monitoring and reviewing the strategy Equality Impact Assessment Registered Providers tenancy policies Consultation process 19 Appendix 1 Appendix 2 Appendix 3 Glossary of terms / definitions Registered Providers with stock in the district Consultation questions (for draft doc only) 2

3 1. Introduction: Purpose of the strategy Ashfield District Council has compiled the strategic tenancy policy in response to the requirement of the Localism Act 2011 for all local authorities in England to provide localised guidance to Registered Providers (sometimes known as RPs) of social housing. The introduction of new freedoms set out on the Localism Act are designed to; Make the best use of housing stock Ensure those in greatest need are prioritised through the lettings policy Promote and incentivise work Provide greater flexibility and simplicity within the lettings process The Council works to ensure delivery of the housing priority, and more specifically the delivery of affordable housing, through its role as both enabler and landlord, though its management agreement with Ashfield Homes. As well as providing social housing directly, the Council also works in partnership with other RP s to meet housing need within the district Ensuring delivery of this priority however is subject to the financial and legal framework in which the Council and other RP s operate. In the last few years Councils have seen some radical changes to this framework with the government setting out a radical programme of reform which will impact on the way social housing is resourced, allocated and managed. The purpose of this strategy therefore is to outline Ashfield District Council s response to the changes at national level and set out the Council s expectations of Registered Providers operating within Ashfield regarding the tenancies to be offered to housing applicants, as they make decisions about their own tenancy policies. Scope of the strategy The Council s vision is to ensure the future provision of good quality housing in the district. This strategy intends to provide clear guidance and clarity to Registered Providers and Ashfield Homes Ltd, the Council s Arms Length Management Organisation (ALMO), which manages the Council s housing stock. Potentially the most significant new freedom relates to security of tenure for social housing tenants. Previously new tenants would expect to receive a lifetime tenancy (following an introductory period in most instances), the position now is that Councils and other Registered Providers are able to grant new tenancies on a fixed term basis. The tenancy strategy is therefore principally concerned with tenure reform. However, reforms in related areas such as rent models, allocation policies and measures to address homelessness also impact and in some cases overlap with tenure issues. Furthermore, government guidance requires that the tenancy strategy is consistent with homelessness strategies and allocation policies. 3

4 2. National Context In November 2010, the Government published a paper called Local Decisions a fairer future for social housing. This consultation paper covered all key aspects of social housing in England, including rents, tenure, finance and regulation. The paper stated that social housing, whilst a valuable national asset, was failing in its current format and needed radical reform. The Government identified a number of problems with the current system: Social housing was not being used effectively and frequently occupied by those that did not need it while thousands wait to be housed on housing registers (housing waiting lists) The use of temporary accommodation for homeless applicants was invariably expensive and a drain on resources A Considerable Housing Benefit bill High levels of unemployment in the social rented sector and lack of geographical mobility Falling public subsidy for new social housing supply The government believes that the problems inherent within social housing can be tackled by reforms to a number of key areas, the principal ones being: Tenure Rents Housing register (housing waiting lists) Allocations Discharge of the homelessness duty Mobility schemes Housing Benefit and other welfare benefits The majority of these reforms are now incorporated within the Localism Act 2011, whilst those relating specifically to benefits are incorporated within the Welfare Reform Act

5 3. Local Context The Council owns over 6900 properties and, together with 1750 properties owned & managed by other Registered Providers, there are over 8650 social rented homes in the district Many Registered Providers we work with have stock across a number of authority boundaries and whilst we recognise this restricts their ability to fully comply with everything suggested in our Tenancy Strategy, we expect Registered Providers to consider it when updating their own policies The degree to which the new powers provided by social housing reform will be utilised will, in principle, depend on: The extent to which Ashfield experiences the same issues as those identified nationally i.e. those issues which the reforms are intended to address The extent to which the implementation of the reforms are an appropriate means of addressing the delivery of housing in Ashfield The following section provides an overview of the local context including factors that impact on the housing market as a whole and on demand for social housing. Ashfield s Economy The most direct influence on developments in the housing market is the state of Ashfield s local economy. Employment and worklessness are key labour market indicators which impact on the health of the housing market. According to the Office for National Statistics (ONS) for 2010, 63.9% of Ashfield s total population were estimated to be of working age. Table 1: Population aged Ashfield East Midlands Great Britain (total ) (%)* (%)* (%)* All people aged Males aged Females aged , , , Source: ONS mid-year population estimates 2010 * % is a proportion of total population 5

6 Earnings Ashfield continues to show a lower level of earnings than for the East Midlands and Great Britain as a whole. In 2011, the gross average weekly earnings in Ashfield was compared to for the East Midlands and 503.1for Great Britain overall. Table 2: Average earnings Gross weekly pay Ashfield ( s) East Midlands ( s) Great Britain ( s) Full-time workers Male full-time workers Female full-time workers Source: ONS annual survey of hours and earnings - resident analysis Ashfield s housing stock by tenure is broken down as follows: Table 3: Tenure breakdown Ashfield % East Midlands % England & Wales % Owns outright Owns with a mortgage or loan Shared ownership Local Authority Housing Association Private Landlord Other Source: ONS Neighbourhood Statistics 2004 Ashfield has a higher % of Local Authority owned properties compared to the East Midlands and England and Wales (though the respective figures have decreased to 13.2% for Ashfield, 9.5% for the East Midlands and 7.6% or England & Wales by 2011). It has a higher % of owner occupation, but fewer households renting from Housing Associations (though this figure has increased slightly to 3.3% for Ashfield, 6.2% for the East Midlands and 10.2% or England & Wales by 2011), or private landlords. Of the total housing stock in Ashfield: % are detached properties % are semi detached houses % are terraced properties and 8.16% are flats / maisonettes 6

7 Ashfield District Council housing stock In the last five years Ashfield District Council (ADC) has seen its total stock reduce from 7134 in 2007 to 6975 as of March 2012, a reduction of 2.23%. This reduction is mainly due to Right to Buy sales and a small number of conversions of bedsits into flats. The table below shows the average rent levels for ADC s housing stock broken down by bedroom size and property type. Table 4: Average social rent by property size Number of Bedrooms Average Weekly Rent ( ) (based on a 52 week rent paying year) Average Rent PCM ( ) Bedsit Flat Bungalow Flat Bungalow House House House Source: ADC Corporate Finance Section 2011/2012 Loss of Housing Benefit for tenants who are under occupying properties 4769 (over 70%) of ADC s tenants rely on Housing Benefit, either in full or in part. Of those 4769, 2698 (56.6%) are working age households. Of these, a potential 935 will be affected by a loss of benefit due to a restriction (brought in under the Welfare Reform Act 2012) on the Housing Benefit they receive as they will be deemed as having too many bedrooms for their needs. 741 of these have been assessed over accommodated by one bedroom (losing them 14% in Housing Benefit), and 194 by two bedrooms (losing them 25%). Figures supplied as at October 2012 Demand for affordable housing The housing waiting list for social housing is a vital source of information for understanding the dynamics of Ashfield s housing market and for the planning process which determines the need for social housing at a local level, including the number of new social dwellings to be constructed and their location. Since the beginning of 2012, Ashfield and Mansfield now run a joint housing waiting list as a result of the introduction of the introduction of a joint Choice Based Lettings (CBL) Scheme. Table 5 illustrates the overall trends in the housing list between 2007 and 2011, and then the numbers on the new list for properties just in the Ashfield area, at the 1 st April Since April additions to the housing waiting list have seen the total demand for properties in Ashfield rise to over 4,000 again by the 1 st October

8 Table 5: Ashfield housing waiting list trends Year Total No. on List 4,602 4, Total No. in reasonable 1,763 1, preference % reasonable preference Source: HSSA returns & ELASH 2012 Ashfield s Housing Needs Assessment and Analysis Report in December 2008 provided evidence that need for social rented housing in Ashfield stood at approximately 270 new properties to let each year (or 50% of new supply). If house prices continued to fall it predicted this figure could fall to around 150 lets per year (or 30% of new supply). At the lower figure 600 new homes would have needed to be provided to meet the identified need over the last 4 years The actual supply of new social rented housing has been 187 dwellings between 1 st April 2008 and 1 st April Another 194 shared ownership and 8 other affordable home ownership homes have also been provided. Demand for affordable housing is dependent on the availability and affordability of homes for owner occupation and private renting. The average house price in Ashfield between April & June 2012 was 119,163, some 2.5 % below the figure for the same time in 2011 Table 6: Average property prices, April June 2012 House Type Average Purchase Price ( ) Flat 70,200 Terrace 93,659 Semi-detached 97,621 Detached 169,826 Source: Land Registry The following tables show average market rents of privately rented properties. The data is separately available for the NG17 and Hucknall areas of Ashfield and shows that rents are higher in Hucknall.* Table 7: Market rents April 2012 (rounded to nearest ) NG17 areas of Ashfield Hucknall Number of Bedrooms Average Weekly Rent ( ) Average Weekly Rent ( ) 1 flat flat House House House Source: Survey of properties on Right Move April *Separate data is also available for the NG16 (Selston, Jacksdale & Underwood) areas of Ashfield, but is only based on a few properties becoming available to rent & therefore the data is not reliable & has not been included. 8

9 For those tenants renting in the private sector and claiming Housing benefit, there can be a shortfall in the amount of benefit paid if their rent is higher than the Local Housing Allowance (LHA) rate. Any shortfall has to be paid by the tenants. Table 8: Local Housing Allowance (LHA) Levels NG17 areas of Ashfield Hucknall Number of LHA Weekly Rent ( ) LHA Rent PCM ( ) Bedrooms Source: LHA Data 2012 Affordability Despite relatively low property prices in Ashfield many households are still paying a high proportion of their incomes on housing costs. The Council has produced the following ready reckoner to indicate the incomes needed, if a quarter of household gross income is spent on housing costs: Table 9: Affordability ready reckoner Monthly housing costs Weekly housing costs Annual Household income required if 1/4 of gross income spent on housing costs , , , , , , , , , , , , , ,600 9

10 4. Social housing reform The details Fixed term tenancies (flexible tenancies) Registered Providers will be able to let to their properties to new applicants on fixed term tenancies. The secretary of state has recommended that the minimum term of these tenancies should not be less than 5 years although in exceptional circumstances this can be reduced to two. Lifetime tenancies may still be offered where this is considered appropriate. The purpose of this reform is to enable better targeting of the social housing stock to those in most need. It is expected that by giving shorter tenancies to those that are able to improve their circumstances and access other housing options, stock will be freed up and made available to households in greater need who are currently on the housing waiting list Affordable rents Subject to certain qualifying conditions, Registered Providers will be able to charge an affordable rent on a proportion of new build and re-lets. Affordable rent is generally higher than current rents in social housing at present and is defined as a rent of up to 80% of the open market rate. The intention of this reform is that improved income streams from higher rents will support greater borrowing, which in turn will enable investment in new build to be maintained despite substantial cuts to Homes and Community Agency (HCA) subsidies. Homelessness The Localism Act now allows local authorities to discharge duty to homeless households by the offer of suitable accommodation in the private rented sector. Previously this was only possible with the agreement of the household. This change is intended to respond to the shortage of social rented housing by making greater use of the private sector. It is also expected to reduce the substantial costs that can arise from accommodating households in temporary accommodation while they wait for suitable social housing to become available. In certain circumstances where the vulnerability of the prospective tenant would make a social rented housing letting more appropriate, the Council would aim to rehouse the household within its own stock or stock owned by a RP. Housing Register There will be the freedom to end the practice of running open housing lists. That is, whereas previously almost anyone could apply for social rented housing, local authorities will now have the freedom to set their own eligibility criteria to join the housing list, according to local needs and priorities 10

11 This measure, as with fixed term tenancies, is primarily intended to allow housing to be targeted at those in most need. Households able to access other tenures, such as private rented, shared ownership, or owner occupation, will be expected to pursue those options instead, rather that joining the housing waiting list for social housing. 11

12 5. Implementation of the reforms at Ashfield The following section sets out Ashfield District Council s view on the extent to which the new reforms might be implemented locally. It sets out the strategy for managing tenancies within its own stock, and also provides other Registered Providers about key considerations they should have regard to when developing their own tenancy policies for housing in Ashfield. Key issues for consideration The Council and other Registered Providers should also take into account the local context highlighted in section 3 of the document where supply and demand and suitability (under-occupation) of the housing stock should be key considerations. Fixed term tenancies Ashfield District Council supports the use of fixed term tenancies in certain circumstances to promote greater mobility across the sector and to ensure the limited social housing stock is utilised by those unable to access other tenures. The Council therefore encourages the use of fixed term tenancies of a minimum of 5 years for the household types / tenancies outlined below; Households offered accommodation under the Private Sector Leasing Scheme - whose tenancies are managed by Ashfield Homes alongside existing Council housing but will be occupying privately owned properties leased to the Council Households where it is likely that the property will be under occupied within 5 years of the start of the tenancy (and therefore subject to Housing Benefit restrictions) i.e. families with teenage/older children, merged & extended families Extreme cases of ASB where families are monitored throughout their tenancy Properties which are adapted for disabled use The minimum recommended term for fixed term tenancies is two years with five years as the norm. Ashfield District Council wants to balance the effective use of stock with the need to build sustainable communities where affordable housing tenancies can provide an opportunity for households to build a stable future, with children settled in school and where other community links can be developed. We would want to see the majority of these tenancies on a five year fixed term. Fixed term tenancies should only be used in the exceptional cases outlined above, they should not be used in place of introductory or secure tenancies in normal circumstances Where fixed term tenancies are granted, the Council would expect that unless there had been any significant change in circumstances following a review then the tenancy would normally be renewed unless: 12

13 The property is under occupied The property is overcrowded The property is adapted and no one residing at the property requires the adaptation The tenant comes into legal ownership of another home or property Any breaches of tenancy or tenancy fraud are identified during the fixed term of the tenancy The tenant s financial circumstances have changed so that other housing options are available and accessible Where financial circumstances are used as a factor for not renewing a fixed term tenancy, the Council believes that a flexible financial threshold should be implemented. This will allow for different housing options to be considered, based on the individual household s circumstances, and the availability and accessibility of different housing options. The Council considers the use of fixed term tenancies to be inappropriate for certain vulnerable groups. These are older people with support or care needs, those with learning difficulties and those with mental health issues. The Council therefore recommends that households falling into these groups are given lifetime tenancies. Where the conduct of the tenant is used as a factor for not renewing a fixed term tenancy, it is important that it is not used as an alternative to the usual tools available to address breaches of tenancy. The Council therefore would only support the decision not to renew a fixed term tenancy due to a tenant s conduct where formal possession action is already underway or being considered Summary of the Council s position on tenancies When developing / reviewing their tenancy policies, the Council expects Registered Providers to have regard to the following; * The Council supports the use of introductory, probationary and fixed term tenancies where appropriate * Fixed Term tenancies should be used in exceptional cases only and granted for 5 years where possible * Fixed term tenancies should not be used for designated older person s accommodation or for tenants with learning disabilities or mental health issues * Where a fixed term tenancy is not renewed, the Council expects the Registered Provider to work with the tenant providing advice and assistance to explore alternative housing options where necessary * The Council expects Registered Providers to assess at the needs of households that include a disabled person to ensure best use of the limited supply of adapted housing * Where fixed term tenancies are used, the Council expects Registered Providers to fully inform prospective tenants about the renewal of their tenancy before they sign up. Details of circumstances where a tenancy would / would not be renewed should be set out clearly in the providers Tenancy Policy 13

14 Affordable Rents Affordable rents are intended to provide additional funding to support new build investment, however, there are concerns over the implications for affordability and accessibility for housing waiting list applicants if rents are allowed to rise excessively. The tables below highlights the differences at present (2012/13) weekly ADC rents, and affordable rents (80% of present market rents) for the Ashfield district. Table 10: Difference between ADC and affordable rents in the NG17 part of Ashfield NG17 part of Ashfield Number of bedrooms 1 (flat) 2 (house) 3 (house) ADC rent Affordable rent Increase ( pw) Increase (%) 16.2% 21.5% 29.2% Source:Survey of properties on Right Move April 2012 & ADC rent data for 2012/13 Table 11: Difference between ADC and affordable rents in Hucknall Hucknall Number of bedrooms 1 (flat) 2 (house) 3 (house) ADC rent Affordable rent Increase ( pw) Increase (%) 25.9% 33.8% 40.4% Source:Survey of properties on Right Move April 2012 & ADC rent data for 2012/13 Rent increased to affordable housing rent levels may not be affordable for many households who don t currently get Housing Benefit, This would mean many households currently earning a low wage would need to apply for housing benefit to cover the increase. Social rent is still the preferred tenure for existing and new social housing. The Council is concerned about the introduction of higher affordable rents and their impact on those who are dependant on benefit and seeking employment as higher rent levels could actually deter tenants from taking a job. Bearing in mind the investment potential (especially for 2/3 bed properties) and affordability, the Council accepts that developments funded by the Homes and Communities Agency (HCA) may have to be delivered at affordable rent levels. However, whilst there is no legal or other requirement that sums generated in 14

15 Ashfield will necessarily be used for reinvestment in Ashfield, the Council would seek commitments from developers / Registered Providers that a reasonable level of locally based reinvestment would result. The Council will have to require all Registered Providers to carry out a financial assessment of a potential tenant before allowing them to move into an affordable rent property to ensure that their household can afford the rent. The Council will also expect all Registered Providers to offer tenants that are likely to be affected by changes brought in as a result of the Welfare Reform Act, advice and information about the proposed changes, and what it will mean for them and their families, and in particular with the introduction of Universal Credit and under occupancy changes. Summary of the Council s position on Affordable rents; * The Council encourages the retention and development of social rented homes wherever possible and expects all housing designated for older people to be retained / built for social rent * The Council expect providers who convert their social rents to affordable, to be able to demonstrate their commitment to deliver more affordable housing within the district * The Council expects all homes delivers through S106 agreements to be offered at social rent The Council expects providers to offer housing advice to prospective tenants to ensure that affordable rents are a viable option for the household, this could include signposting to the Council and other agencies to ensure vulnerable households are not disadvantaged Homelessness Under changes introduced in the Localism Act 2011, the Council will be able to discharge their duty to homeless households with an offer of suitable accommodation in the private rented sector provided the tenancy is for a minimum of one year. These changes, along with changes introduced through Homefinder, Ashfield District Council s choice based lettings (CBL) scheme, will hopefully help to reduce the length of time homeless households spend in temporary accommodation Although the Council will be able to discharge their duty into private rented accommodation, this will not become the default position. The determining factors as to when to use this new power will be based on availability, affordability and suitability of accommodation. Consideration will be given to both current and future affordability of the accommodation to ensure households affected by Welfare Reform changes are not placed in housing they cannot afford in the longer term. All private properties used to house homeless applicants will be subject to inspection and private landlords must be registered with EMLAS (East Midlands Landlord Accreditation Scheme) 15

16 Summary of the Council s position on using the private sector to re-house homeless households: * The Council will be using the new powers to discharge duty through the private rented sector * All properties used for this purpose will be subject to inspection by the officer responsible for their case. The property will need to meet minimum lettings standards comparable to those used for social lets *Consideration will be given to individual household circumstances and private sector rented accommodation will only be used where alternative social housing is not available Housing waiting list The Localism Act has enabled local authorities to determine which categories of applicants should qualify to join the housing waiting list. Up to now anybody (with very few exceptions) may join the housing waiting list, no matter what their level of housing need. Under the new legislation, Councils are able to close the list to some categories of applicants. Central government has retained a role in determining which groups should be given priority by preserving the current reasonable preference categories. The Council recently entered into partnership with Mansfield District Council to develop a sub regional choice based lettings (CBL) scheme (Homefinder), which replaced our existing policy The development of the scheme involved a full review of the allocations policy for the two authorities. Currently, the Homefinder scheme operates an open housing waiting list where anybody (with a few exceptions) is able to apply for social and affordable housing. Under the revised scheme the allocations policy goes some way to address the main issues the government have asked us to consider. These are summarised below: Government guidance Transfers to tenants without reasonable preference can now be dealt with outside of an allocation policy Adoption of the bedroom standard when determining overcrowding Taking good behaviour into account when granting priority for housing - including employment, training or volunteering Granting local connection to armed forces personnel for the areas in which they serve Current Homefinder Policy Homefinder policy does not currently deal with transferring tenants without reasonable preference outside of the allocation policy Homefinder currently uses a different standard to define overcrowding Priority is given to applicants who need to move to take up an offer of employment or apprenticeship, also have the Golden Tenant standard The Homefinder policy makes no distinction between armed forces personnel and other applicants when local connection is considered 16

17 Additional preference for former members of the armed forces who fall within the reasonable preference categories and are in urgent housing need Allowing people applying to foster to apply for a home with an extra bedroom Homefinder policy currently gives reasonable preference to former members of the armed forces who fall within the reasonable preference categories Eligibility for an extra bedroom would be considered by the Homefinder assessment panel on receiving confirmation that the applicant has been approved as a prospective adopter or foster carer. Summary of the Council s position on the housing waiting list and changes to joint policy following introduction of Localism Act; * The Council has now undertaken a review of the joint CBL policy six months after its initial launch. * Changes to the policy have been made both as a result of the 6 month review and to reflect the wider national changes relating to welfare reform * Changes have been made in relation to bedroom eligibility to reflect the new bedroom standard outlined in the Welfare Reform Act * Armed forces personnel (current and former) with service related injuries have been given higher priority and will now be in Band 1 (formerly Band 2) * Bereaved families / spouses of armed forces personnel leaving forces accommodation will be given higher priority and placed in Band 1 (formerly Band 2) * Exclusions will be widened to allow individual assessment of previous ASB to be taken into account and anyone owing over 1000 in social housing debt (arrears, recharges, court costs etc) are automatically excluded from the register * A new category has been added to Band 3 Applicants with young children living in a flat above the ground floor and/or lacking access to a garden, to enable families with young children access more appropriate housing Mobility In general the Council supports greater mobility in the social housing sector as a means of reducing levels of overcrowding and facilitating moves to access employment or for health / support reasons. As such the Council s ALMO subscribes to the Homeswapper scheme and the Council expects all Registered Providers operating in the Ashfield district to have signed up to a national housing mobility scheme, as required by the Social Housing Regulatory Authority (SHRA). The Council expects that wherever possible, tenants moving through such a scheme would be able to enjoy the same security of tenure and rent model in their new property. However, we also recognise that this will not be possible in all cases, particularly where voluntary moves are made to housing which has been designated as affordable rent as part of a contract with the HCA. 17

18 6. Monitoring and reviewing the strategy Ashfield District Council will be establishing a quarterly monitoring group to oversee the development and delivery of the tenancy strategy. The group will be made up of officers from Strategic Housing, Housing Options, and the ALMO (Ashfield Homes). Officers from other departments may, from time to time, be required to attend the monitoring group, for example officers from Legal Services. The group will monitor and review the effectiveness and extent to which the new measures are implemented. This will include measuring the number of fixed term tenancies issued, changes to the lettings processes and homeless placements in the private rented sector. It will also need to consider changing market conditions and their likely impact on the demand for service provision. It will therefore also monitor: Housing need Homelessness approaches, preventions and acceptances Number of new homes built and in which tenures Rent levels across all tenures Changing trends in welfare benefits, particularly Housing Benefit Affordability Monitoring these activities will inform future changes to the strategy and enable our service response to remain appropriate and relevant to changing circumstances. A review of the Tenancy Strategy will begin at the end of Equality Impact Assessment Ashfield District Council expects all Registered Providers to carry out Equality Impact Assessments (EIA) for their tenancy policies. The EIA will ensure the needs of all protected characteristic groups are taken into account when a new policy is developed and implemented. Once complete this strategy will also be subject to an EIA before being formally approved at Cabinet. 8. Registered Providers tenancy policies The Localism Act 2011 requires the tenancy strategy to summarise the policies of Registered Providers or explain where they can be found. Contact details of all Registered Providers who own stock in the Ashfield District can be found in Appendix 2. 18

19 9. Consultation process We are now seeking comments on the draft Strategic Tenancy Strategy for Ashfield, See appendix 3 for consultation questions, the closing date for the consultation is Friday 26 th October 2012 Anyone with an interest in housing in the Ashfield district is welcome to respond, though the consultation is particularly aimed at the following: Registered Providers Charities and non statutory agencies involved in the provision of housing or housing related support Voluntary and community organisations Tenant and resident groups Elected members Private sector landlords Enquiries: For further information on this consultation document please P.kandola@ashfield-dc.gov.uk Consultation responses: please send consultation responses by either to P.kandola@ashfield-dc.gov.uk or by post F.A.O. Peter Kandola, Strategic Housing Manager, Ashfield District Council, Urban Road, Kirkby in Ashfield, Notts, NG17 8DA 19

20 Appendix 1 Definitions / Glossary Affordable housing Affordable housing includes social rented and intermediate housing (see definitions below), provided to specified eligible households whose needs are not met by the market. Affordable housing should: Meet the needs of eligible households including availability at a cost low enough for them to afford, determined with regard to local incomes and local house prices. Affordable Rents ALMO Include provision for the home to remain at an affordable price for future eligible households or, if these restrictions are lifted, for the subsidy to be recycled for alternative affordable housing provision. Affordable Rent is subject to rent controls that require a rent of no more than 80% of the local market rent (including service charges, where applicable) An arm's length management organisation (ALMO) is a not-for-profit company that provides housing management services on behalf of a local authority. Choice Based Lettings Allows applicants on the housing register to apply for advertised vacancies Fixed Term Tenancy Flexible Tenancy Homeswapper Housing Association A tenancy that is offered for a fixed period of time rather than a traditional lifetime tenancy Flexible tenancies are an agreement for a fixed period of time as set out above, but under the Localism Act they will be expected to be reviewed at the end of the fixed term and can be extended or ended depending on circumstances set out in the tenancy agreement HomeSwapper is for social tenants (in rented property) who want a house swap, flat swap or exchange their council house. This is also called mutual exchange. If you live in a council house or housing association property you can swap. Originally housing associations were independent not-for-profit organisations providing homes for 20

21 people in need at rents which where intended they could afford. Housing associations have in the past been used as the generic name for all social landlords not covered by local authorities. More recently they have been referred to as Registered Social Landlords, although the term (private) Registered Provider of social housing is now commonly used (see definition below). Homes and Communities Agency (HCA) Intermediate affordable housing Local housing Allowance (LHA) Non dependent charges Registered Social Landlord / Registered Provider Social rent Social rented housing The HCA funds new affordable housing in England. It was established by the Housing and Regeneration Act 2008 as a successor body to the Housing Corporation. Housing at prices and rent above those of social rent, but below market price or rents, and which meet the criteria set out for affordable housing or social rented housing. These can include shared equity products (e.g. HomeBuy), other low cost homes for sale and intermediate rent. LHA was introduced in 2008 to provide Housing Benefit entitlement for tenants renting private sector. Under LHA, a flat allowance is used to decide the eligible rent of all claimants with similar sized households living in a broad rental market area. Ashfield residents fall within one of three areas that include, Hucknall; NG17 areas & NG16 areas Deductions from Housing Benefit made in respect of adults other than the tenant or their partner who occupy a home such as adult children Usually known as a Housing Associations, a provider of social housing and is subject to government regulation Rents that are lower than affordable rents (approx 70% of market rent) - guideline target rents are determined through the national rent regime Rented housing owned and managed by local authorities and Registered Social Landlords. 21

22 Appendix 2 Registered providers of social housing with stock in the Ashfield District; Registered Provider Anchor Trust Derwent Living East Midlands Housing Association Futures Housing Group Home Group Housing 21 LHA / ASRA Group Northern Counties/ Guinness Trust Nottingham Almshouse Charity Places for People Raglan Housing Riverside (including ECHG) Sanctuary Housing Spirita Housing Association Tuntum Housing Association Waterloo (including De Montfort & Eastern Shires) Contact details Milestone Place, 100 Bolton Road, Bradford BD1 4DH Centro Place, Pride Park, DE24 8RF Church Street, Sutton in Ashfield NG17 1FE Asher Lane, Ripley Derbyshire DE5 3BF St Andrews House, Vernon Gate, Derby DE1 1UJ lettings@housing21.co.uk Bede Island Aroad Leicester LE2 7EA Unit 3 1, Clarendon Park, Nottingham NG5 1AH Nottinghamshire Property Management Services, 12/14 Pelham Rd Sherwood Rise Nottingham NG5 1AP Vivian Avenue, Nottm NG5 1AF Raglan Housing, Suite C, Lancaster House, Grange Business Park, Enderby, Wetstone, Leic LE8 6EP Info@riverside.org.uk Neighbourhood Centre, Westnall Road, Shiregreen Sheffield S5 0AA Raleigh House, Alfreton Road, Nottm NG7 3NN Beech Avenue New Basford, Nottingham NG7 7LW New Walk, Leicester LE1 7JL

23 Appendix 3 Consultation Questions; Q1 Q2 Q3 Q4 Q5 Q6 Q7 Q8 Q9 Q10 Do you think the introduction section clearly sets out the purpose and scope of the draft tenancy strategy? Do you think section 2 adequately outlines the national context for social housing and the intentions of the reforms Do you consider this section has covered all major factors impacting on market condition and demand for services? If you are a registered provider do you have any under occupancy statistics within your own housing stock? If so could you provide us with a % figure? Does section 4 provide a clear summary of the major reforms? Do you agree with our position on the use of fixed term tenancies? If you are a registered provider - what is your own policy decision on the use of fixed term tenancies? Does section 5 (relating to implementation of the reforms) provide an accurate reflection of the key considerations for implementing affordable rents? If you are a registered provider, what is your own policy position on affordable rents? What are your views on offering homeless households accommodation in the private sector? Do you agree with the current Homefinder policy to accept everyone that s eligible onto the housing register or should we only accept those with a housing need? What is your policy position on mobility in social housing? what is your policy position relating to transferring tenants in relation to differences in tenure and rent models If you are a registered provider, please inform us as to where your tenancy policy can be accessed, in accordance with the requirements of the Localism Act 2011 a link to your website will then be added to the appendices of the final version 23