Agenda item

(i)        Joint Report of the Director of Transformation and Partnerships and the Corporate Director of Regeneration and Local Services.

(ii)       Presentation by Lynn Hall, Strategic Manager for Housing, Regeneration and Local Services.

The Chairman asked the Housing Manager to give an update presentation as regards the Durham County Council Housing Function (for copy see file of minutes).

The Housing Manager noted that as there was a number of new Members, it would be useful to explain: the overall housing and statutory function; the work of housing solutions; headline statistics in terms of customer profile and performance; and up and coming challenges.

It was explained that while the Authority no longer had any housing stock, there was still a need to deliver a housing function.  Members noted that the Council’s housing and statutory functions were jointly delivered between Housing Solutions, Spatial Policy and Regeneration and Development. 

It was noted that there was a requirement to understand housing need and to produce a housing strategy, looking to deliver in conjunction with the Council’s 31 partners within the County, 4-5 of the main providers having over 500 properties each.

Councillors were reminded of the duty to secure accommodation for those people found to be statutory homeless, there being 171 last year, and the delivery of Disabled Facilities Grants.

The Housing Manager explained that the Housing Solutions Team also looked at regeneration and the private sector in addition to issues such as homelessness. 

Members noted that in terms of improving properties and housing management standards there were elements in relation to: energy efficiency grants, the management of the 6 Gypsies, Roma and Traveller (GRT) Sites, which had recently been refurbished; repairs via Direct Services; the Home Improvement Agency; and the landlord accreditation scheme.

The Housing Manager noted that in respect of assisting clients to move home, or remain at home the service provided support in terms of: the Home Improvement Agency (HIA); Family Intervention; homelessness prevention and welfare reform; and managing Durham Key Options (DKO) on behalf of partners.

Members noted that customers could make contact with Housing Solutions via the Housing Advice Line, be referred via a partner agency, or using an online portal.  It was explained that there had been 16,184 clients contacted in 2016/17, this number increasing each year, approximately 5,000 of these being via the portal.  It was added that clients contacted may just require one off advice or may need to be referred to specialist advice from one of the Housing Solutions teams.  Members noted the main reason for referral to specialist advice was due to financial difficulties.  The Housing Manager noted that the age range for those requiring specialist advice was mainly clients aged 25 to 44, and the main household type was single males. 

Councillors learned that there had been 528 homelessness applications, and with 171 cases accepted with a statutory duty to find accommodation.  It was added that the main reason for homelessness was loss of tenancy in the private rented sector.

The Housing Manager explained that there had been: 596 Disabled Facilities Grants completed; 640 properties improved as a direct consequence of local authority intervention; 136 empty properties brought back into use; 106 landlords accredited; and 392 properties improved via energy efficiency measures.  Members noted that 563 households had been assisted in moving to alternative accommodation, with 1,173 referrals made to partners for further assistance, including: Changing Lives; YMCA; Durham Action for Single Homeless; Cornerstone; and Moving On.

The Committee learned that 481 clients had been assisted in staying in their home through adaptations or home improvements.  It was explained that 378 clients were assisted in resolving their housing benefit queries, and 274 had been assisted via the Council’s Remain Safe scheme.  Members noted that 455 clients had been referred for assistance via the Discretionary Housing Payment Policy.

The Housing Manager explained that upcoming challenges would include the new Homeless Reduction Act 2017, to be in force from April 2018, which makes the prevention of homelessness a statutory duty.  It was explained that there were additional duties and the definition of priority need had been widened and individuals would require a personal housing plan.

It was added that the impact of the roll out of Universal Credit on demand would need to be monitored, with the Council’s Head of Finance and Transactional Services sitting on the DWP Working Group.  It was noted that it was felt that impact as regards this may start to be felt around Christmas, with more clients having to access the Housing Solutions service.

The Chairman thanked the Housing Manager and asked Members for their questions on the update report and presentation.

Councillor J Maitland asked how private sector properties were chosen for help to make improvements as there was a property in her Division that had been in disrepair for 20 years.  The Housing Manager noted the service did not go out and survey, rather requests would come to the service normally via the landlord however the officer would take details in relation to the particular property in the Councillor’s area following the conclusion of the meeting.

Councillor J Clare noted a case of a young person, “sofa-surfing” and asked how many emergency units there were in County Durham.  He also noted a letter had been circulated in advance of Universal Credit noting the IT facilities available at libraries, and the ability to take advice from the Citizens’ Advice Bureau, though he felt that there was not sufficient emphasis on taking this advice.  The Housing Manager noted that Customer Services have had some training in this respect and she believed front line staff, such as library stafft had received information.  The Housing Manager noted that the emergency accommodation had been managed previously by Stonham, now it had been brought in-house from May 2017.  It was explained there were 42 properties and the service was looking to increase provision, and as there was some for single males and single females, there would be a look to provide family accommodation.  It was noted that the service did all it could to prevent such emergency accommodation having to be used, and that the use of bed and breakfast accommodation was very much a last resort.  Councillor J Clare noted it was very important to have this type of provision around the County and the Housing Manager noted that the new Homeless Reduction Act may help in relation to increasing such provision in the county.

The Chairman noted that Area Action Partnership (AAP) meetings had received a good presentation relating to Universal Credit, with the Customer Services Manager and Citizens’ Advice Bureau being in attendance to help signpost what services could help.

Councillor E Adam noted the number of landlords accredited and asked how many this had increased by since the last update, how many should we have, and whether there was Universal Credit training for the accredited landlords.  The Housing Manager noted this was a reduction from 121, and there was an action plan in place to help address this.  She added that there had been four events to which landlords had been invited.  In respect of Universal Credit training for accredited landlords, this had been led by the DWP with over 30 in attendance and with some very useful feedback. 

It was added there needed to be more of these sessions and also sessions for those landlords without accreditation, and the reasons why those landlords have not renewed their membership of the accreditation scheme was being investigated.

Councillor P Sexton noted he felt that the Homeless Reduction Act would be a game changer and asked whether there was a disjoint between the numbers of those broadly homeless and the housing stock available.  The Housing Manager noted it was not the stock itself, more so the stock type and the benefits that would be available.  She added that those likely to have issues were single males under 35, in receipt of benefits that may not cover their rent. 

It was added that it was a struggle to find those people a property and therefore the service was working with partners looking at models such as shared tenancy to help address these issues.

Councillor P Sexton reiterated the comments from the Chairman as regards the very good presentation made at a recent AAP.  He added that he knew from past experience, having worked for the DWP, that it had been law that hardcopy letters be sent out to benefit claimants, adding he was not sure how well an electronic system would work in practice.  Councillor P Sexton added that he was pleased to note all of the work being done by DCC and partners in relation to this, but noted that members of the public would see the Council, as Local Government, as being part of the Government that introduced Universal Credit.  He concluded by noting that the penalties and sanctions that could be applied to individuals would cause serious hardship.  The Chairman reiterated this, adding that sanctions of up to three years could be life changing.   

Councillor J Atkinson asked in relation to Councillor E Adam’s question, was the message being send out to private landlords.  The Housing Manager noted that it was and also it was important to get the information out to tenants and the wider public too.

Councillor R Manchester asked if the financial assistance was linked to being an accredited landlord.  The Housing Manager noted it was not, the scheme being linked to the standard of management not the stock.

Resolved:

That the overview report and presentation be noted.