CHESTERFIELD BOROUGH COUNCIL PRIVATE SECTOR HOUSING RENEWAL STRATEGY DRAFT FOR CONSULTATION

Transcription

1 CHESTERFIELD BOROUGH COUNCIL PRIVATE SECTOR HOUSING RENEWAL STRATEGY DRAFT FOR CONSULTATION October 2011

2 CONTENTS 1. Introduction 2. Links to other corporate strategies and policies 3. Policy Approach & Summary 4. Area Based Programmes 5. Assistance for Individual Home owners 6. Disabled Facilities Grants 7. Home Repair Assistance Loans Home Repair Assistance Equity Release 8. Home Improvement Agency Services 9. Advice & Information 10. Energy Efficiency 11. Empty Properties 12. Private Rented Sector 13. Enforcement 14. Exceptional Cases 15. Help with Relocation 16. Appeals About Decisions In Individual Cases 17. Policy Review 18. Complaints or Comments 1.0 INTRODUCTION

3 1.1 The Regulatory Reform (Housing Renewal) (England & Wales) Order 2002 gives the Council a general power to improve housing conditions in the private sector through the provision of information and advice, grants and loans, the carrying out of works, and by acquisition and/or demolition. The Council has the discretion to decide on the terms and conditions of any assistance given. The one exception to this is mandatory Disabled Facilities Grants, which are still governed by national legislation. 1.2 These powers may only be exercised in accordance with a formally adopted policy which has been subject to consultation prior to adoption and which is published and publicised after being adopted. The policy must be reviewed from time to time and is subject to the funding available. 1.3 Annual levels of funding are paramount to the scope and effectiveness of a renewal policy. Funding levels will fluctuate, and this policy takes into account of this changing financial climate and the diminishing resources available to fund housing improvements. It seeks to maximise access to both public and private finance for this purpose. 2.0 LINKS TO OTHER CORPORATE STRATEGIES AND POLICIES 2.1 The Private Sector Housing Strategy forms an integral part of the Council s wider Housing Strategy which in turn links to the Community Strategy and many other corporate objectives. 2.2 Private Sector Housing Renewal contributes in particular to:- Health & Wellbeing providing safe, dry, energy efficient housing. remedying disrepair reducing the risk of trips and falls improving energy efficiency, making heating more affordable, particularly for the mobility impaired and those at risk from cardio vascular and respiratory disease. Crime and Community Safety by bringing empty properties back into use. promoting investment in the private rented sector. promoting environmental sustainability. carrying out security and home safety measures.

4 Economic and Community regeneration by ensuring housing investment supports neighbourhood regeneration. providing jobs within the local building industry. Environment and Transport by tackling areas of run down housing bringing empty properties back into use. improving domestic energy efficiency and carbon savings Homes and Neighbourhoods by tackling areas of run down housing bringing empty properties back into use. promoting investment in the private rented sector. 3.0 POLICY APPROACH & SUMMARY 3.1 The policy aims to promote the provision and maintenance of good quality private sector housing stock that is safe and warm and provides accommodation which meets people s needs. 3.2 Responsible home ownership is encouraged and property owners are expected to use their own resources to repair and maintain their home. Information and advice will be provided where appropriate to owner occupiers, tenants and landlords. Responsible letting will be promoted through links with landlord forums and national associations and promotion of the East Midlands Accredited Landlord Scheme 3.3 Many owners may have a low income but are asset rich. Owners with significant capital available in their property will generally be expected to make use of it to fund work. The introduction of equity release schemes designed for low income home owners and with a guarantee of no repossession are proposed. 3.4 Home Improvement Agency Service will be extended to provide technical and practical assistance to elderly and vulnerable households who are able to pay for the work themselves or use funding from equity release. 3.5 Partnerships will be used to attract external funding and help home owners access the resources they need to carry out basic repairs, improvements and energy efficiency measures.

5 3.6 Council finance will be targeted to provide a limited safety net for those most in need and to tackle priority issues. Where home owners have significant savings or capital in their home they will be expected to make us of this where ever possible. An interest free loan will be provided only as the loan of last resort. 3.7 Money repaid to the Council will be recycled and reinvested in the private sector housing capital programme. 3.8 The Council will use its powers of investigation and enforcement as needed, to improve conditions in the private rented sector and to bring long term empty properties back into use. The potential introduction of a loan scheme to bring long term empty homes back into use is also proposed. 3.9 The Council will continue to provide disabled facilities grants for disabled and mobility impaired people to help them live independently at home In cases of hardship, where relocation is considered a more viable option, the Council may consider providing discretionary relocation assistance. 4.0 AREA BASED PROGRAMMES 4.1 Area based programmes may relate specifically to the concentration of a particular type of sub standard accommodation in an area or be linked to wider socio-environmental problems which need to be tackled in a co-ordinated way. 4.2 Although the proportion of private sector housing stock varies across the district, no significant areas of housing decline have been identified. Poor conditions tend to be pepper-potted across the borough. However a new private sector housing stock condition survey is due to be carried out in 2012/213 and the results will inform future policy reviews. 4.3 An area based approach has been taken to the development of the recently introduced Warm Zone scheme, which offers discounted loft and cavity wall insulation to private home owners. Measures are free to some priority groups (e.g. over 70 years). The scheme is available to home owners across the borough but to improve take up assessors are making street by street visits starting in North & South Brimington. This approach will be rolled out across the borough focusing initially on

6 those areas where stock condition data suggests home owners are most likely to benefit from the scheme. 4.4 Warm Zone is funded by national CERT funding which is due to finish in December 2012 when the Green Deal is introduced. The data collected from the household assessments will be used to help develop new schemes using Green Deal and Energy Obligation funding. These schemes may be area based or issue based depending upon the funding opportunities emerging. 4.5 The development of cross tenure schemes will also be considered where greater efficiencies and economies can be secured to help improve substandard housing stock. The private sector housing stock condition survey of 2008 indentified areas of non traditional housing stock in exposed areas which would benefit from external wall insulation to help make heating affordable. When the Green Deal is introduced further opportunities to deliver area external wall insulation schemes will be explored. ASSISTANCE FOR INDIVIDUAL HOME OWNERS 5.0 DISABLED FACILITIES GRANTS (DFGs) 5.1 The Council has a legal duty to provide Disabled Facilities grants in accordance with national legislation. The purpose of the grant is to help disabled and mobility impaired people carry out reasonable and practical adaptations to their accommodation so that they can continue to live independently at home. 5.2 The need for home adaptations is determined by an Occupational Therapist from the Derbyshire County Council s Social Services Department and a technical assessment is then carried out to determine whether the work is practicable and can be carried out at reasonable expense. 5.3 The grant is funded through a combination of annual government grant and Council funding. Applications are dealt with according to priority and date of enquiry in accordance with the resources available. 5.4 The Council has to carry out a test of the financial resources of the grant applicant and assess how much they have to pay towards the work. This test is prescribed in detail by legislation and the Council has no control over it. The grant covers any reasonable costs in excess of the owner s assessed contribution, currently subject to a mandatory grant limit of 30,000.

7 5.5 Where home adaptation is not reasonable or practicable, or where the disabled or elderly person would otherwise benefit from moving to more suitable accommodation the Council may, under the terms of this policy, provide discretionary relocation advice and assistance. 6.0 HOME REPAIRS ASSISTANCE (HRA)- LOANS 6.1 The Council has an established policy of providing assistance to vulnerable low income home owners to help them carry out essential home repairs and basic energy efficiency measures. The applicant must be in receipt of an income or disability related benefit and have lived in their home for at least three years. 6.2 To date, assistance has been in the form of a combined grant and interest free loan. The loan is secured against home and repaid when the owner moves out. Under the terms of this policy Home Repairs Assistance will be in the form of a loan and will only be made available where the applicant is in Priority bands 1-4, is not eligible for assistance through equity release and has savings that do not exceed 10,000. The full terms of Home Repairs Assistance Loans are detailed in Appendix HOME REPAIRS ASSISTANCE (HRA)- EQUITY RELEASE FOR LOW INCOME HOME OWNERS 7.1 Many low income homeowners are asset-rich having little or no mortgage. Low income vulnerable home owners who meet the eligibility criteria for home repairs assistance in terms of income and work required to their home will be referred to either the Home Improvement Trust s Houseproud scheme or the Yorkshire& Humberside Home Appreciation Loan (Y&H HAL) scheme for assistance. 7.2 Both scheme providers are not- for-profit organisations specialising in the provision of assistance to low income home owners and both offer guarantees of no repossession. 7.3 Houseproud is restricted to home owners of 60 years and over and will consider applications from any home owner within that age group. Houseproud is funded by private finance and offers a range of equity release products. An independent financial adviser advises the client on the products considered most suitable for their circumstances.

8 7.4 There is no age restriction to the Y&H HAL scheme. A trained caseworker explains the scheme to the client. Y&H HAL is funded from a ring fenced Council fund and therefore restricted by the resources available and the speed with which funds are recycled. Lending will therefore limited to applicants for Home Repairs Assistance in Priority Bands Both schemes rely on the provision of a Council backed Home Improvement Agency service to provide the applicant technical assistance with the assessment, tendering and completion of work, and supervision of contractors etc. 7.6 Because of the associated set up costs, these schemes are not suitable for loans of less then 5,000. Where the essential work (including any fees) costs less 5,000 the home owner can apply for a Council Home Repairs Assistance loan. However home owners applying for a further loan bringing their total borrowing for Home Repairs Assistance to more than 5,000 will be expected to apply for the relevant equity release scheme and repay the original Council loan. 7.7 Home Repairs Assistance Summary Applicant Cost of Works Funding (including any fees) 60 years & over 5,000 or more Houseproud Equity 60years & over but not eligible for Houseproud & in HRA Priority Band 1-4 Under 60 years & in HRA Priority Band 1-4 ALL applicants & in HRA Priority Band 1-4 Release scheme 5,000 or more Yorkshire & Humberside Home Appreciation Loan 5,000 or more Yorkshire & Humberside Home Appreciation Loan Less than 5, HOME IMPROVEMENT AGENCY SERVICES Chesterfield Council interest free loan 8.1 Home Repairs Assistance is currently delivered through the North Derbyshire Home Improvement Agency (NDHIA) which acts as a one stop shop for home owners seeking advice and assistance.

9 8.2 Working with partner agencies NDHIA has also been able to deliver the following services Handy van Home security checks and basic security measures, Home energy checks Fire safety checks Falls prevention fittings e.g. grab rails 8.3 NDHIA already provides a full Agency service for low income home owners offering case worker support, technical expertise, and an established list of approved contractors. Customer satisfaction is high and it has a proven track record of securing significant savings and value for money through tendered single contract and restricted preferred contractors list e.g. recent Boiler servicing and replacement schemes. 8.4 The Agency service will also support applicants for Home Repairs Assistance where the work is funded through the Houseproud or Y&H HAL schemes. 8.5 Many householders may not be vulnerable in terms of income but they are vulnerable in terms of not having the technical knowledge required to determine what remedial works are required or how to secure a reliable contractor that they can trust. The Agency service will therefore be extended to assist home owner over 60 years and home owners below 60 years with a household income of less than 25,000 and savings of less than 6,000 who do not qualify for the Home Repairs Assistance Loan or Equity schemes. 8.6 The first service to be offered will be boiler replacement as replacement of old G rated boilers with efficient A rated appliances. This replacement: contributes to domestic energy efficiency and carbon savings helps mitigate the cost of rising fuel and reduces the risk if fuel poverty helps the householder achieve affordable warmth and improves health and wellbeing, particularly amongst the elderly and mobility impaired will achieve significant savings for the client by extending existing preferred installer contracts. 8.7 If successful, further services e.g. plumbing and electrical services may be introduced.

10 9.0 ADVICE & INFORMATION 9.1 The Council will continue to provide general information and advice to homeowners. 9.2 The Council will work with Chesterfield Credit Union to promote saving for minor repairs and maintenance. Third party funding will be sought to establish and emergency loans fund for low income households to help with minor repairs. INITIATIVES TO TACKLE SPECIFIC ISSUES 10.0 ENERGY EFFICIENCY 10.1 Improving home energy efficiency is a key priority for the Council both in terms of reducing damaging CO2 emissions, tackling fuel poverty and promoting affordable warmth Chesterfield is working in partnership with neighbouring authorities and the health service on an Affordable Warmth Strategy and supports cross boundary initiatives for this purpose There is no separate capital funding available to Councils for delivering energy efficiency measures, however energy efficiency measures will continue to be incorporated at every opportunity in all forms of housing renewal assistance offered As indicated in section 4.0 above, the Council is working with partners to maximise the opportunities emerging from the forthcoming Green Deal and Energy Company Obligation The Council also funds a part time domestic Energy Adviser which provides energy advice and information. Together with the North Derbyshire Home Improvement Agency (NDHIA), it is the main referral route for low income homeowners to access grant aid through the Government s Warm Front for insulation and heating improvements. Working in partnership with the fuel utilities and other organisations the Council can also enable homeowners to access a range of discount schemes relating to energy efficiency measures EMPTY HOMES 11.1 Empty homes are an issue of local and national concern. Long term empty properties often attract vandalism, crime and rubbish dumping.

11 They can easily become a major eyesore and source of problems in an area, as well as being a waste of housing accommodation The Council s private sector housing team carries out work to identify the owners of long term empty properties and provide and information to help them bring properties back into use. A dedicated officer has been appointed on a temporary basis to progress this work. If necessary enforcement measures such as enforced sale may be used The Council has used grants to bring empty properties back into use and provide accommodation either for a first time buyers or people on the Council s housing register. However grant funding is almost exhausted and there have been difficulties attracting tenants from the Council s housing register under the new Choice Based lettings approach to housing allocations Any future funding indentified will be offered as an appreciation loan to be repaid within a specified period. The Council is also working with local authorities across the Sheffield City Region (SCR) to secure funding for an Empty Property Appreciation Loan to be administered by the Yorkshire & Humberside loans scheme. The SCR scheme is linked to the appointment of a social landlord as a managing agent and would restrict occupancy to people on the Council s housing register. Landlords and empty property owners are to be consulted on the details of these proposals PRIVATE RENTED SECTOR 12.1 The Council recognises the importance of the private rented sector in providing housing choice, facilitating flexibility and mobility of the labour market and offering accommodation to households for whom home ownership and/or social housing are not an option The Council will continue to promote good standard of accommodation and management practice by; Working with national landlord associations and local forums Holding landlord networking events Working with local authorities across the city region to promote new services and information for landlords Promoting the East Midlands Landlord Accreditation Scheme (EMLAS) and linking local incentives for landlords to membership of this scheme Providing a range of information booklets and advice for landlords

12 Investigating tenant enquiries and complaints Investigating cases of possible harassment or illegal eviction Carrying out proactive identification, inspection and (where applicable) licensing of houses in multiple occupation. Taking enforcement action when necessary 13.0 ENFORCEMENT 13.1 Private Sector Housing Enforcement action is taken in accordance with the Council s Environmental Services Enforcement Policy. This policy will be reviewed next year EXCEPTIONAL CASES (INDIVIDUALS MOST IN NEED) 14.1 The policy allows for the provision of assistance where individual circumstances are such that assistance is justified outside the normal policy guidelines The provision of Discrectionary Financial Assistance will be considered; to remedy immediately dangerous conditions; and/or to remedy Category 1 hazards (as determined under the Housing Health & Safety Rating System) where repair is considered to be the most appropriate option; and to provide home adaptations to enable a disabled or mobility impaired person to continue living at home where the adaptation can be provided at reasonable cost, but cannot proceed unless discretionary assistance is given In all cases an option appraisal will be carried out and the decision will be referred to the Executive Member for Housing for consideration and approval The option appraisal will include consideration of; standard of accommodation achieved when works have been completed long term sustainability of investment value for money - cost of works relative to value of property

13 housing need will the renovated property be suitable for the occupiers needs or would relocation be more appropriate? economic need can the occupiers access alternative sources of affordable funding? Are there other debt issues that need to be taken into consideration? strategic fit how does renovation contribute to the Council s Housing Strategy and wider strategic aims 14.5 Where financial assistance is required the Council will seek to provide loan assistance in accordance with the amount of funding required, i.e. for funding over 5,000 the applicant will be referred to the appropriate equity release scheme. For funding below 5,000 or where an equity release product is not appropriate, a Council interest free loan may be approved EXCEPTIONAL CASES (INDIVIDUALS MOST IN NEED) 15.1 Where individual circumstances are such that variation in the assistance offered is justified, nothing in this policy fetters the Council s discretion to provide assistance outside the normal terms of the policy. However, such decision will be referred to the Executive Member for Housing for consideration and approval HELP WITH RELOCATION 16.1 There will occasionally be some cases where a person s home is clearly unsuitable for improvement or repair. In some of these instances the Council may consider serving a closing order or seeking to acquire such properties for demolition. Where a property is acquired by compulsory purchase statutory compensation amounting to the market value of the property plus an amount to cover disturbance and homeloss is available to the affected owner occupier. In cases of unusual hardship assistance where relocation is more appropriate than renovation, discretionary relocation assistance may be considered Where the existing home of a disabled person is unsuitable for adaptation the Council will consider providing financial assistance, in lieu of grant, to help that person relocate to a more suitable property APPEALS ABOUT DECISIONS IN INDIVIDUAL CASES

14 17.1 Appeals about how the policy is operated in individual cases (for example where an enquiry for assistance is refused) should be addressed to the Housing Business Planning & Strategy Manager within the Council Appeals must be set out in writing and must include the specific grounds on which the appeal is based. Appeals will be considered only in respect of the following points; i) that the policy has not been applied correctly in the case in question, for example there has been a mistake; or ii) that the case in question is exceptional in some way that justifies an exception to the general strategy A written response to an appeal will be given. Any cases that are felt to be exceptional, or which at least merit further consideration, will be referred to the Head of Housing, along with recommendations and options where appropriate. Any exceptions to general policy will be agreed with and authorised by the Executive Member for Housing Appeals will not be considered on the grounds that the appellant simply disagrees with the policy. However, written comments and complaints about the policy will be considered as described below REVIEWING AND REVISING THE POLICY 18.1 After it is adopted, the policy will be reviewed annually, and/or after any major change in funding, and it will be revised accordingly. Any significant revision to the policy will be published COMPLAINTS OR COMMENTS ABOUT THE COUNCIL S PRIVATE SECTOR HOUSING RENEWAL POLICY 19.1 We welcome any queries, complaints or suggestions. You should set out any comments in writing and sent it to Jane Thomas, Private Sector Housing Manager, Housing Business, Planning & Strategy. Town Hall, Rose Hill, Chesterfield, S40 1LP All comments will be carefully considered and we will also give a written reply. Where appropriate, we will also contact you to discuss the views that you have put forward.

15 Chesterfield Borough Council Home Repairs Assistance Loan APPENDIX Qualifying Criteria The Applicant 1.1 The Applicant must be an owner occupier who has lived in the dwelling for at least 3 years, and a resident owner or joint owner and in receipt of an income or disability related benefit. 1.2 Applications for Assistance are dealt with according to priority and available resources. Within each priority band applications are dealt with according to the date of receipt of an enquiry form Prioritisation Bands for Home Repairs Assistance *IRB = an Income Related Benefit Priority 1 Householder aged 60yrs+, in receipt of IRB and Disablement Benefit 2 Householder aged 60yrs+, in receipt of IRB or Disablement Benefit 3 Householder under 60yrs, in receipt of IRB and Disablement Benefit 4 Householder under 60yrs, in receipt of IRB or Disablement Benefit 5 Householder aged 60yrs+, not in receipt of benefits 6 Householder under 60yrs, not in receipt of benefits Applicants in Priority Bands 5 and 6 are not eligible for a Home Repairs Assistance Loan but other forms assistance and advice may be offered in accordance with Council policy.

16 2.0 Qualifying Work 2.1 Home Repairs Assistance is available to help home owners carry out repairs needed to make their home warm and weather proof i.e. to create a healthy and safe place to live. 2.2 The aim wherever possible is to achieve the Decent Homes standard for repair, and energy efficiency and to eliminate category 1 health and safety hazards (as defined under Part 1 of the Housing Act 2004). 2.3 Assistance may also be given towards the cost of additional domestic Energy Efficiency measures (e.g. external wall insulation and heating) where the occupiers are in fuel poverty or to support the Council s Affordable Warmth Strategy. 2.4 The work eligible for assistance is determined by the Council s inspecting officer and detailed in a schedule of work 2.5 Examples of works that may be carried out include Roof repairs or replacement Damp proof courses and timber treatments for damp and rot Repairs or replacement of rotted windows and doors Electrical re-wiring Provision of hot and cold water supplies Basic amenities and sanitation may be provided where these are missing Loft, cavity and solid wall insulation may also be provided if required for Building Regulations purposes or the property is hard to heat. Building regulation applications and ancillary fees Works not Eligible for Home Repairs Assistance include: Minor re-plastering (where no other work required) Painting and decorating Modernisation of kitchens and bathrooms where the existing facilities are adequate and in working order 3.0 Limit on Assistance 3.1 Assistance is normally limited to work costing less than 5,000 (including fees. 3.2 Where the applicant has savings of more than 10,000 they will be expected to contribute any excess amount above 10,000 towards the cost of work.

17 3.3 For work costing more than 5,000 the Council will refer the applicant to a partner agency (currently the Home Improvement Trust or Yorkshire and Humberside Loans Scheme) for assistance. 3.4 Assistance for work costing more than 5,000 is only available if the applicant does not have sufficient equity in the home to qualify for assistance from a partner agency and the total cost of borrowing to be secured against the property will not exceed 50% the value of the dwelling after completion of work. 3.5 The cost of work is based on the least expensive of at least two competitive tenders submitted by competent contractors or by a preferred contractor selected in accordance with the Council s procurement procedures. 3.6 The contractor must meet the standards required to be included on the Council Agency s List of Approved Contractors. 3.7 To qualify for assistance with labour costs the contractor must not be a member of the Applicants family. 3.8 If the Applicant or a member of the Applicant s family carries out the work, they must be qualified to carry out the type of work required and the Applicant will only be eligible for help with the cost of material. 3.9 Work must not start before a Home Repairs Assistance Approval is issued 4.0 Repayment of Home Repairs Assistance 4.1 The Home Repairs Assistance Loan is secured against the dwelling as a local land charge and must be repaid when the applicant and their partner (in the case of joint owners) move out or the house is sold. 4.2 Interest is not charged on a Home Repairs Assistance Loan 5.0 Payment 5.1 Payments cannot be made until the work has been inspected and signed off by the inspecting officer. 5.2 A valid invoice must be provided by the contractor and the applicant is asked to sign a satisfaction form.

18 5.3 Normally payment is made direct to the contractor. Payment may be made to the Applicant following submission of a valid contractor s invoice and proof of payment.