Agenda item

Engagement with Social Housing Providers operating in County Durham - Overview

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

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

Minutes:

The Chair welcomed the Strategic Manager for Housing, Regeneration and Local Services, Lynn Hall, who was in attendance to provide the Committee with an update presentation in relation to engagement with social housing providers operating in County Durham (for copy see file of minutes).

 

The Strategic Manager for Housing reminded Members that the Committee had requested information in respect of engagement with social housing providers and she explained as regards Durham Key Options (DKO), the Council’s choice-based lettings scheme, noting around 20 percent of the housing stock owned and managed by the 31 larger social housing providers or registered providers (RPs) and 80 percent being private rented stock (PRS).  It was added the main RPs included: Believe; Karbon, Livin; DAMHA; Home Housing; Accent Housing; Bernicia; and North Star responsible for 18 percent of housing provision.

 

Councillors were informed of the three main methods of engagement being the Housing Forum, the DKO Board and through specific projects.  In terms of the Housing Forum, the Strategic Manager for Housing explained its role was to act as the strategic partnership within County Durham in terms of housing policies and strategy.  She added that the membership comprised of representatives from: County Durham Strategic Housing Authority; Public Health; Durham County Council (DCC) Commissioning; DCC Planning; RPs operating within the County; Homes England; and the DCC Cabinet Member for Housing.  It was added there would be themed meetings and task and finish groups as appropriate.

 

In relation to DKO, the Strategic Manager for Housing explained that the number of voids was at the lowest level to date, with the rolling turnaround of properties being an improved approach.  She added that the numbers in terms of those applying via DKO were static, with around 13,000 people applying each year.

 

The Strategic Manager for Housing noted that the first meeting of the refreshed Housing Forum had looked at a number of issues including the low demand for three-bed properties, which could include factors such as the spare room subsidy.  She added other issues raised included: matching housing stock to applicants in terms of affordability; the limitations on social landlords in terms of incentives unlike the PRS; customer engagement, noting one in ten applicants did not respond to offers; and consistency in systems and partnerships, to ensure restructures and staff turnover would not lead to delays.

 

The Committee were informed that the DKO Board had looked at priorities and had agreed to: raise awareness of the DKO service; evidence areas of lower demand for social housing and scope with RPs possible interventions; review the customer journey; review the allocations policy in relation to affordability for social housing; and to improve the accessibility of the mobile website.

The Strategic Manager for Housing referred to specific projects that had been undertaken, including “New Start” working with Believe Housing to provide social housing and access to DKO to those that would ordinarily be excluded due to a previous tenancy breach.  She explained as regards the links to Housing and Homelessness Strategies and the outcomes which included financial independence and supporting access to local services.

 

The Chair thanked the Strategic Manager for Housing and asked the Committee for their comments and questions.

 

Councillor M Wilkes asked as regards the surplus of three-bed properties and the age of former Local Authority stock.  He noted the price difference of rent between those and the equivalent properties in the private rented sector (PRS) and added there may be an opportunity to convert those low-demand three-bed properties to four- and five-bedroom homes, those type being in demand and not usually offered by the PRS and where they are offered, very expensive very expensive to rent.  The Strategic Manager for Housing noted the issue, adding there had been discussions in terms of converting three bed properties to two bed, however there were regulations in relation to the spare room subsidy which impacted.   The Housing Manager, Marie Smith noted the issue would be picked up, with the Strategic Manager for Housing adding it would be mentioned at the next meeting of the Housing Forum.

 

Councillor E Adam noted he was surprised as regards the low-demand for three-bed properties and that a task and finish group had not been set up by the Housing Forum to look at this issue.  He asked what incentives were available in terms of social housing, and whether there were specific areas where the issue of low-demand for three-bed properties was more pronounced.

 

Councillor T Tucker entered the meeting at 1.16pm

 

Councillor E Adam asked whether all RP partners engaged with the Council and whether Places for People was a provider the Council engaged with.  The Strategic Manager for Housing noted there was a lot of data, however, it was not known if there was a direct link in relation to the spare room subsidy.  She added that there was low-demand for three-bed properties across the whole County, though there were more empty three -bed properties in rural areas.  In relation to incentives, Members were asked to note the Local Lettings Agency report approved at Cabinet recently and in addition some options in terms of Discretionary Housing Payments.  The Strategic Manager for Housing noted that the majority of RPs did engage with Council including Places for People.

 

 

 

 

Councillor M Wilkes noted he understood there were over 1,000 empty social properties within the County, yet at Committee performance reports highlighted the number of voids was at its lowest level and asked if there was a figure in terms of the number of empty social housing properties.  He noted the proposals for around 30,000 new properties in the County Durham Plan over the next 15 years, reiterating the number of existing empty properties. 

 

The Strategic Manager for Housing noted the figure mentioned of around 1,000 properties was correct, however, she would look to get the most up-to-date figures for Members.  She added that there would be a number of those properties empty for regeneration reasons.

 

Councillor M Wilkes noted recent consultation as regards increased Council Tax charges for empty properties and asked if RPs were classified as charities and whether they would be exempt from those increased charges.  He added that he felt if there was not that extra pressure to turn a property around, some hard to let properties may remain empty.  The Strategic Manager for Housing noted most were charities and therefore would be exempt from such charges for six months, however, they would be payable after that.

 

Councillor J Atkinson asked why three-bed properties could not be converted to two-bed.  The Strategic Manager for Housing noted it linked to the spare room subsidy, providers had asked the question and Government had advised providers not to circumvent the small room subsidy. 

 

Councillor T Tucker noted the shortage of two-bed properties and the number of three-bed properties in low-demand.  She asked as regards what incentives there were for families in two-bed properties who needed to move to a three-bed property, for example if they had two children of the opposite sex over the age of 10 years old.  She explained that the incentives within the PRS such as decoration, white goods, and furniture were all elements that helped take out the cost of those elements for tenants.  The Strategic Manager for Housing noted the issue was raised at the first meeting of the Housing Forum, access to social housing and why people chose to use the PRS.  She added that the PRS would adapt to what people wanted and therefore it would be to ask RPs to have a degree of flexibility.  The Housing Manager, Marie Smith noted that in terms of the allocation policy, once a family had two children over 10 years old of the opposite sex, they would be quite high in terms of eligibility for a larger property.  She added that if they did not have the finances to facilitate a move, there were options as mentioned previously in terms of a one-time discretionary housing payment, though discussions were ongoing as regards the type of support available which can be provided by RPs to possible tenants.

 

Councillor M Wilkes recalled visiting properties in the past, in connection with Durham City Homes and noted that the quality of carpets and flooring were often an issue and asked what incentives and help was made available in this regard.  The Strategic Manager for Housing noted an example where Karbon Homes would offer two weeks rent-free to help in terms of the cost of moving into a property, and some providers offered decoration vouchers.

 

Councillor T Tucker asked, given the number of empty properties within the County, would it not be possible to utilise them to help young people in supported living and those families that were being housed in bed and breakfast accommodation. 

She added that she felt any provision of a “soft-landing” utilising those empty properties would be more cost effective.  The Strategic Manager for Housing noted such properties were used in some cases; however, it was something that would be progressed with RPs and via the new Local Lettings Agency.

 

Resolved:  

 

That the report and presentation be noted.

 

Supporting documents: