07
The Committee received and considered the report from the Head of Strategic Housing.
The Executive Director - People introduced Melanie Holland, the new Head of Strategic Housing to the Committee.
The Head of Strategic Housing Gave a presentation which highlighted the salient areas of her report to the Committee. The Council’s revised Housing Allocation Policy and Scheme was introduced in March 2023. It sets out the policy for social housing applications to the housing register, the allocation of the housing stock owned by the Council, and nominations to social housing owned by housing associations. This report provides Members with a summary of and update on the Allocations Policy and Scheme, including numbers of households on the housing register and the impact of the new IT system.
Councillor Jeal asked if the number of housing applications had increased when the new housing portal was introduced in December 2022. The Head of Service referred Members to page 4 of her report which showed that the number of applications had increased during January & February 2023 as everybody had to reapply and the numbers did not average out until April.
Councillor Grant asked for clarification as to who the Council had to house under the Homelessness legislation. The Head of Service explained those the Council had a duty to secure settled accommodation for households owed the main duty (eligible for assistance, unintentionally homeless, in priority need and with a local connection).
Councillor Grant asked for an assurance that those tenants with severe mental health issues would receive adequate support to assist them in retaining their tenancy and that these tenants would be housed appropriately to their complex needs.
The Head of Service assured Members that where the Council is aware of support needs a package will be expected to be put in place. New tenants are visited by Tenancy Officers who would provide housing related support and also ensure that support packages are provided. A new tenant would have a 12 month introductory tenancy which could be extended or terminated if the tenancy was breached.
Councillor Jeal asked if we offered support to tenants who did not have access to a computer, for example, help with scanning documents to support their application. The Head of Service assured members that a range of help was offered to tenants to complete their application.
Councillor Wainwright asked for an assurance that the new policy would speed up the application assessment time and asked how many applications were pending. The Head of Service reported that the combination of persons submitting applications who either do not qualify to join the housing register and/or fail to supply supporting documentation, despite being sent formal reminders, means that the Council continues to deal with a backlog of applications. At 1 February 2024 just over 900 applications were subject to the assessment process, of these nearly 340 applications were either pending or suspended due to the Council being unable to determine whether these applications were eligible and qualified to join the housing register due to outstanding supporting evidence; with almost 580 applications to join the housing register still to be considered.
The Head of Service reported that as of today, we have 792 applications; 148 of those are suspended or pending and 644 applications to assess, this is a backlog of 2-3 months. The department is getting there, it will take time and is dependent on the resources available to the team.
Councillor Wainwright reported that he was not satisfied with the backlog and asked that the situation be reviewed in 6 months. The Head of Service informed the Committee that 200 housing applications a month are received. The new policy has been in force for 12 months and is being reviewed to ascertain what areas require improvement. The Council needs to make the message clear to those who are not eligible / qualify for social housing and the lack of social housing available across the borough and that the Council is only accepting those in housing need. The Head of Service reported that she was keen to hear members views moving forwards.
The Executive Director reported that Melanie and her team were working extremely hard to reduce the backlog of applications which involved complex legislation and asked that Members support them during these difficult times. The Council needed to manage expectation as there was a very small supply of social housing available in the borough and over 45% of applicants were not eligible to join the housing waiting list.
The Chair reiterated the lack of supply of housing, in the 1990's the Council had 11,000 homes and now we have 6,000 homes.
Councillor Wainwright reported that he was not criticising the HA team, who were working very hard under very difficult circumstances, he was making the point that the numbers are not decreasing, and the Councillors are at the coal face getting phone calls from frustrated members of the public desperate for housing.
The Chair asked if extra staff would help the situation. The Head of Service responded potentially yes.
Councillor Waters-Bunn asked how many people had currently been accepted on to the housing waiting list. The Head of Service reported that there are 800 households on the waiting list. of these, 230 are not in housing need and we have a turnover in stock of approximately 300 Council homes a year.
The Head of Service reported that there was a high need for 1 bedroom properties and larger 4-5 bedroom properties and there was a huge pressure on temporary accommodation in the borough. The Chair asked how was this reflected in the Local Plan. The Head of Service reported that that the Local Plan deals with cross-tenure housing, but that the Council seeks to enable social housing on private developments to reflect housing need based on housing register evidence
The Chair highlighted that the application process could be helped by including a tick box with the following question - "If supporting evidence is not supplied with the application you are unable to go any further with your application", as this might help.
Councillor Wainwright reported that he had held conversations with Councillor Flaxman-Taylor in regard to under-occupying tenants greater priority mutual exchanges with tenants wishing to move to bigger or smaller properties. The Head of Service reported applicants who were tenants under-occupying by two or more bedrooms were in Band B.
The Head of Service reported that in being mindful of the Housing Act, she was giving thought to the qualification criteria and whether it would be possible to give "good tenants" more priority.
Councillor Robinson-Payne asked how adapted properties were prioritised. The Head of Service reported that the policy requires those applicants who require adaptations to be prioritized above others in each Band.
The Chair thanked the officers and their team for all their hard work and that the Committee acknowledged that this was an ongoing process. The Chair asked the officers to report back to the Committee in 6 months time to give an update on the numbers accepted on to the Housing Waiting List which hopefully will have reduced dramatically.
RESOLVED:-
(a) That the Scrutiny Committee notes the performance of the Housing Allocations Scheme to date; and
(b) That the Scrutiny Committee makes recommendations in line with the content of this report in relation to proposed modifications to further improve the application process and to ensure that social housing is allocated to those applicants in the greatest housing need.
(c) That the Head of Strategic Housing bring an update report to the Committee in 6 months time as requested at the meeting.