The government reforms to Housing Benefit are going to have a significant impact on a large number of private sector tenants in Medway, and are likely to lead to an increase in the number of bedsits and Houses in Mulitple Occupation (HMOs).
What new measures have been put in place by Medway Council's private sector housing team to ensure tenants are protected from these changes?
Minutes:
The government reforms to Housing Benefit are going to have a significant impact on a large number of private sector tenants in Medway, and are likely to lead to an increase in the number of bedsits and Houses in Mulitple Occupation (HMOs).
What new measures have been put in place by Medway Council's private sector housing team to ensure tenants are protected from these changes?
Councillor Doe responded that the changes to Housing Benefits meant that single people aged between 25 and 34 who were previously eligible to claim benefit which would have covered the cost of a self-contained flat were now eligible for assistance that would cover the cost of a single room in shared accommodation.
This meant that the demand for shared accommodation would and was increasing and the Council had already seen the number of licensable Houses in Multiple Occupation increase by 10% to 110 over the last 6 months. These additional units were currently being inspected and Licensed.
He stated that the Council was very vigorous in the inspection of all properties it was legally obliged to inspect. The Council also endeavoured to look at the various smaller properties for which the Council did not have a statutory license to inspect but this was obviously quite an undertaking and the Council was doing this as far as resources would allow.
Officers in both the Housing and the Housing Benefits Services were working closely to support and inform those people that were likely to be affected by the changes. A range of steps were being taken to respond to this situation. This had included writing to all those affected advising of the proposed changes in October 2011 to explain the reduction would apply to them and what measures they should take to help themselves. They were also offered advice on negotiation with their landlords, gaining advice from the housing team and or short-term discretionary housing benefit payments.
Prior to the reduction taking place a further letter was sent and if the client was considered as vulnerable then extra resources were put into contacting the client or their support worker.
Work by the Housing Service with some landlords had meant that some landlords had shown a willingness to still let self contained flats to under 35s and to take a small reduction on the rent – especially as the Housing Benefit could now be paid direct to secure or retain a tenancy.
He stated that the Council was doing all it could and that the Council also liaised closely with Citizens’ Advice Bureau and other housing providers to make sure of this and at the Strategic Housing Group which met to oversee this. He also stated that the Council would continue to look at this. The Council would try to do everything possible to assist people.
Councillor Doe stated that he realised change was very painful but it was important to realise that this change came as part of wide ranging changes and reforms the aim of which was to decrease the overall level of benefits paid and to see that those not in employment were not in a better financial situation than those who were working.
Councillor Cooper asked in relation to the 25-34 year old category, was the Portfolio Holder confident that Medway Council had the resources to cope with the predicted rise in homelessness as a result of the so called Bedroom Tax which had been introduced for single tenants aged 25-34 who would now only be entitled to a bedsit or studio flat. Would the Council be forced to rehouse them in costly bed and breakfast accommodation?
Councillor Doe stated that it was impossible to give undertakings about an unknown level of demand but that the Council would keep both the resources and the work constantly under review and that it was a subject of his regular discussions with officers. He would expect that they would come to him if there were extra resources needed, hopefully on a short-term basis.