Agenda item

Purpose: To conduct a review of the effectiveness of the Council’s Housing Allocations Policy 12 months post implementation.

The Commission considered a report (Agenda Item 10) concerning a review of the Housing Allocations Policy.

Cathy Dodson thanked the Commission for inviting her to provide an update on the housing allocations policy, 12 months post implementation, and to raise awareness of the proposed future amendments.

Members were reminded that the Council’s current Housing Allocation Policy was adopted in October 2013. The Commission had agreed to assist in the development of a new policy and subsequently established a task group.

Cathy Dodson advised that the task group approach was a positive experience and extended her gratitude from the Housing Service for their assistance in formulating the policy. The Committee were advised that the input from Members was well valued and ensured that the final outcome was robust and appropriate.

An extensive test was undertaken, prior to the implementation of the Housing Allocation Policy, to confirm that those in most need of housing would still be eligible. Cathy Dodson stated that the service was satisfied that the Housing Allocation Policy continued to support applicants who were vulnerable and considered to be in the greatest housing need.

As part of the implementation all existing Common Housing Register (CHR) applicants were required to complete an online re-registration form. The new application form required significantly more information than was previously gathered. The information which had enabled the team to map service users more effectively.

In order to include vulnerable applicants the service offered either face-to-face appointments or telephone support in order to complete the re-registration process.

All applicants on the CHR who completed the re-registration process were provided with an online personalised housing options action plan. The plan summarised the available options based on the responses provided in the application. The provision of the plan continued to be an ongoing feature and one which generated positive responses from both service users and partner organisations.

All applicants who completed the re-registration process were sent a letter confirming their status on the CHR and their allocated number of housing need points. The letter advised applicants of their right to request a review if they were dissatisfied with the outcome. Cathy Dodson advised Members that the service had received 20 requests, post-implementation.

Members were asked to consider section 2.7 of the cover report. It detailed the current number of applications on the CHR.

Cathy Dodson summarised the implementation process as being efficient and well received by the majority of applicants. The new policy effectively allocated social housing to those households considered to be in the most housing need. In addition, the deferral process within the Housing Allocations Policy had been effective at prompting some applicants to address their former rent arrears and pay other monies owed to the Council.

Members were advised that, in December 2013, the Government published new statutory guidance - Providing Social Housing for Local People’ (DCLG, Dec 2013). Subsequently a review of the Housing Allocation Policy was undertaken and a number of amendments had been proposed to ensure that it reflected the requirements of the new statutory guidance.

The proposals had been presented to Corporate Board and were scheduled for consideration by the Executive on 18th December 2014.

The key changes to the proposed policy were:

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·         Qualification - amend the local connection qualifying criteria to residency or meaningful paid employment of at least 16 hours a week for 2 consecutive years (Other aspects of local connection criteria remain the same);

·         Social tenants and labour mobility – to allow for exceptions to local connection qualifying criteria to be applied to certain social tenants who need to move in order to sustain or take up employment;

·         Foster carers – inclusion in the policy to award an additional bedroom for approved foster carers;

·         Homeless Households – new wording inserted to allow deferral of a CHR application for a minimum period of 4 months when a household is placed into temporary accommodation following acceptance of a full homelessness duty.

An eight week public consultation had been undertaken to consider the impacts of the proposed changes. The consultation was successful in generating a high level of participation and overall the responses were positive.

Councillor Quentin Webb asked whether Section 106 agreements would be considered in conjunction with section 13.2 of the Housing Allocations Policy. Cathy Dodson stated that Section 106 agreements would take precedence over Rural Exception Sites.

Councillor Alan Macro asked whether the service was confident that the re-registration process had encompassed all residents who met the housing needs criteria. Cathy Dodson advised that applicants who were previously on the CHR had 6 weeks to re-register and received reminders in the post if they had not completed the online form. Following that period, any applicants who had not registered were then contacted by phone to encourage re-registration. The service retained applicants’ housing points for 6 months in the eventuality that the applicant had not been able to re-register sooner.

Cathy Dodson advised that approximately 500 applicants had not re-registered but the current number of applications on the CHR was similar to before. The service considered that the re-registration activity allowed the CHR to reflect those people with the most housing needs.

Councillor Macro questioned the practical use of the qualification criteria and suggested that it could be flawed. He provided an example of a resident who moved properties across Local Authority borders without realising, a move that would impact on their eligibility for local housing. Cathy Dodson advised that the Council amended the policy according to the ‘Providing Social Housing for Local People (DCLG, Dec 2013)’ guidance. The Commission heard that the service had to comply with the statutory guidance and the proposed change ensured compliance with the new policy. Cathy Dodson explained that the change would have minimal impact on the number of eligible cases as examination of previous applications showed that the majority had a local connection already.

Councillor Roger Hunneman asked when Sensitive Lets could be used as he was concerned that they could inadvertently discriminate against some groups of applicants. Cathy Dodson explained that the Council would ask the Registered Landlord to justify their rationale in order to manage equality concerns.

In response to questions asked, on eligibility according to travel time, Cathy Dodson advised that the recent guidance stated that it would be acceptable to include travel from up to 90 minutes into the area without a local connection but solid evidence of employment would be required in order to meet the qualification criteria.

Councillor Jeff Brooks challenged the proposal to change the Homeless Households wording. He stressed that the proposal restricted the service from considering cases before the 4 month deadline by restricting any form of discretionary action.  The Commission discussed the proposal and determined that a discretionary element would be desirable and that the wording should be changed accordingly.

Resolved that:

(1)  The Policy should be reviewed again in 6 months to consider the amendments incorporated within the last 12 months.

(2)  The Homeless Households guidance should be altered to incorporate a discretionary element which would enable to service to consider exceptional cases prior to 4 months.