Purpose : For Decision
Committee: EXECUTIVE
Date: 21
MAY 2002
Title: LOCAL AUTHORITY NOMINATION
RIGHTS FOR TENANCIES IN PROPERTIES MANAGED BY REGISTERED SOCIAL LANDLORDS
(2002-2003)
PORTFOLIO
HOLDER – SOCIAL SERVICES AND HOUSING
1. SUMMARY
This report proposes to the
Executive Committee that 80% of all vacant properties managed by Registered
Social Landlords (RSLs) on the Isle of Wight will be offered to the Council on
all re-lets during 2002-2003. This is in addition to 100% nomination rights
available to the Council on all new properties. This arrangement is being proposed in recognition of the very
serious difficulties being encountered by the Council in finding suitable
permanent accommodation for residents of the Isle of Wight who are homeless.
2.
BACKGROUND
2.1
The
estimated budget to cover the cost of assessment and temporary accommodation
for homeless households for 2002/03 is £811,000. This is a 25% increase on the estimate for 2001/02. This includes the projected cost of meeting
the requirements of the new Homelessness Act (2002).
2.2
The
number of applications from households to be assessed as homeless this year is
near record levels, but the number of single people and families accepted as
being in housing need will in fact be the highest since the district councils
sold their stock to the RSLs in 1990.
2.3
During
2001/02, staff in the Homeless Section of the Housing Services have developed a
range of cost saving strategies to keep down expenditure and the officer
dealing with Empty Properties brought back into use 31 units in 2001/02. These measures, however, are insufficient to
reduce the pressure on budgets.
2.4
As
part of the new joint allocations policy for the Council and the RSLs on the
Isle of Wight, which has been developed in the Common Housing Register, it has
been agreed that in future all tenants for new properties will be selected in
strict priority order from the Waiting List.
75% of all tenants for re-let properties will come from a similar
source. The remaining 25% will come
mainly from transfers within the RSL existing pool of tenants. This agreement clarifies arrangements, which
have become complex and confusing in recent years.
3.
PROPOSAL
3.1
At
a recent meeting with the three largest RSLs with housing on the Isle of Wight
(South Wight Housing Association, Isle of Wight Housing Association and Medina
Housing Association), the cost pressures on the Council to provide temporary
accommodation
3.2
were
discussed. The Chief Executives of the
three Associations agreed to consider an increase in the percentage of nominees
from the waiting list from 75% to 80% for 2002/03 as a way of assisting the
council in its difficulties.
3.3
It
is important there is an element of flexibility in accepting nominations from
the waiting list, which allows the council and the RSLs to create balanced
communities. This might mean accepting
a transfer from the RSL existing tenants to a particular property and filling
the subsequent empty property with someone from the waiting list. This is allowed for in the protocols agreed
for the Common Housing Register and is part of current practice.
3.4
In
addition, the arrangements for giving homeless households an element of choice
in the offer of permanent accommodation has also been reviewed and it is proposed
to amend the existing policy of permitting applicants to nominate their first
and second choice towns or parishes. Subject to the property being offered and
being physically suitable, applicants will not be permitted to refuse an offer
of accommodation in their first or second choice area unless the Senior Housing
Officer (Homelessness) is satisfied there are appropriate exceptional
circumstances.
3.4 The combined effect of both proposals
will be to reduce the length of time homeless households have to wait in
temporary accommodation and bed and breakfast.
I estimate this will reduce the average length of stay in bed and
breakfast by 1 week from 16 to 15. There will be some loss of
choice for applicants as a result of the amendments to the Council’s policy and
some limitation on existing tenants transferring. However, in view of the significant demand from homeless
households for permanent accommodation (2001/02 was the highest for 10 years)
and, in the light of the continuing demand, as evidenced by the Housing Needs
Survey (2002), these proposals seem necessary.
A review by the Select Committee in November 2002 is, however,
recommended.
4.
LEGAL IMPLICATIONS
There are none
5.
FINANCIAL IMPLICATIONS
This will help the Council
reduce it’s expenditure on temporary accommodation for homeless families and
households. It will reduce expenditure
by £15,000 per annum, although this can only be an estimate.
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6.
RECOMMENDATIONS 6.1
The Isle of Wight Council’s Executive Committee is asked to agree: ·
That the Isle of Wight Council accepts 80% of the nominations of
re-lets come from the Council’s Housing Register ·
Will not permit refusal by an applicant from the Housing Register of
accommodation in first or second choice area, by which the property is
declared being physically suitable unless a Senior Housing Officer is
satisfied these are appropriate exceptional circumstances. 6.2
That the operation of this recommendation is reviewed by the Social
Services & Housing Select Committee and the result of such a review reported
back to the Select Committee in November 2002 and then back to the Executive
Committee immediately thereafter. |
Contact
Point: Charles Waddicor, ' 520600 ext 2225
|
C WADDICOR Strategic Director, Social
Services and Housing |
R MAZILLIUS Portfolio Holder – Social
Services and Housing |