The exercise of judicial discretion in rent arrears cases - Sheffield ...
The exercise of judicial discretion in rent arrears cases - Sheffield ... The exercise of judicial discretion in rent arrears cases - Sheffield ...
enefit was raised, representing 23% of the total. Although this proportion is somewhat lower than expected it is still sufficiently significant to make further analysis worthwhile. The numbers and percentages of the ‘first hearing outcome’ cases in all the courts in this study are shown in the Table 8. Table 8: Number and percentage of cases where housing benefit was noted as a problem by court Court All London West Northern 1 (n = 530) (n = 358) (n = 47) (n = 58) Number 121 93 10 15 3 Percentage 23% 26% 21% 26% 5% 77 Northern 2 (n = 67) The possible reasons for the marked difference shown here between Northern 2 court and the other courts have already been discussed in Chapter 4 (see p. 24). The following table shows the different outcomes, by court, of cases in which housing benefit was noted as a problem and the rent arrears possession cases in which housing benefit difficulties were not involved. Although numbers are small, in each of the courts where data was collected on the outcome of first hearings, there was a clear difference in outcomes between cases where housing benefit problems were noted, and those without such problems. Table 9: Outcomes, by court and by presence or absence of housing benefit problems Outcome of first hearing Outright possession order Did case have HB issue All courts London court (No: n=409 Yes: n=121) (No: n=265 Yes: n=93) West Country court (No: n=37 Yes: n=10) Northern 1 court (No: n=43 Yes: n=15) Northern 2 court (No: n=64 Yes: n=3) No 16% 8% 22% 28% 36% Yes 2% 2% 0% 0% 0% Suspended No 25% 17% 22% 40% 47% possession order Yes 14% 12% 40% 13% 0% Adjourn- No 49% 63% 35% 33% 2% ment Yes 83% 84% 60% 87% 100% Withdrawn, No 12% 11% 22% 0% 16% etc. Yes 2% 2% 0% 0% 0% Although the precise pattern is different for each court, it is immediately apparent that a higher proportion of cases are adjourned once housing benefit is raised as an issue. This is true even for London court where a high percentage of adjournments are granted in any event. In each of the courts, when housing benefit problems are involved, there are virtually no outright possession orders granted; fewer suspended possession orders (except in the
anomalous case of West Country court, which involved only ten cases in total); and fewer cases are dismissed, withdrawn, or struck out. These findings confirm the common perception amongst the practitioners who took part in the focus groups, and indeed of the district judges themselves, that housing benefit issues are distorting the work of county courts in dealing with rent arrears cases. Judges’ views and knowledge of housing benefit In our interviews with district judges, almost all of them mentioned housing benefit as a problem before being prompted to discuss it, and it became clear that the issue is a very complex one. The two main problems with housing benefit are: Delays in payment can lead to apparent arrears which will in fact be paid once the claim has been properly processed. Errors in calculating benefits can lead to disputes over the amount of rent arrears. Frequently the district judge is called upon to decide whether the delay or error has been caused by the tenant failing to provide the necessary information, or by the failure of the housing benefit administration to keep to time limits or their negligence in dealing with documents supplied by the tenant. DJ B expressed the frustrations of many of the district judges about housing benefit when he said that “we really are in Wonderland here”, meaning that it was often impossible to find out the true situation regarding rent arrears. This view was amplified by DJ F: “Really…nobody can make sense of what’s happening, you know. Nobody knows: the tenant doesn’t know, and the landlord doesn’t know, what the real position is. And everybody knows that what the tenant’s being asked to pay is not likely to be the right figure. So the whole thing becomes nonsensical really.” In describing housing benefit, no fewer than four of the district judges described it as “a nightmare” while many others used phrases such as “overwhelming issue”, “huge problem”, and “bugbear”. This situation impacts on the work of the county court in two specific ways. First, the delay and possible errors in administering housing benefit mean that more arrears cases are brought to court. DJ Q estimated that: “If housing benefit was sorted out we would have half the cases we do (laughs)…I mean, if you didn’t have those housing benefit problems, I would say the majority of cases probably would never come to the court, they wouldn’t be listed.” Secondly, district judges often have no option but to adjourn a proportion of cases in each list for further information about the defendant’s housing benefit claim: 78
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anomalous case <strong>of</strong> West Country court, which <strong>in</strong>volved only ten <strong>cases</strong> <strong>in</strong> total); and fewer<br />
<strong>cases</strong> are dismissed, withdrawn, or struck out. <strong>The</strong>se f<strong>in</strong>d<strong>in</strong>gs confirm the common<br />
perception amongst the practitioners who took part <strong>in</strong> the focus groups, and <strong>in</strong>deed <strong>of</strong> the<br />
district judges themselves, that hous<strong>in</strong>g benefit issues are distort<strong>in</strong>g the work <strong>of</strong> county<br />
courts <strong>in</strong> deal<strong>in</strong>g with <strong>rent</strong> <strong>arrears</strong> <strong>cases</strong>.<br />
Judges’ views and knowledge <strong>of</strong> hous<strong>in</strong>g benefit<br />
In our <strong>in</strong>terviews with district judges, almost all <strong>of</strong> them mentioned hous<strong>in</strong>g benefit as a<br />
problem before be<strong>in</strong>g prompted to discuss it, and it became clear that the issue is a very<br />
complex one. <strong>The</strong> two ma<strong>in</strong> problems with hous<strong>in</strong>g benefit are:<br />
Delays <strong>in</strong> payment can lead to appa<strong>rent</strong> <strong>arrears</strong> which will <strong>in</strong> fact be paid once the<br />
claim has been properly processed.<br />
Errors <strong>in</strong> calculat<strong>in</strong>g benefits can lead to disputes over the amount <strong>of</strong> <strong>rent</strong> <strong>arrears</strong>.<br />
Frequently the district judge is called upon to decide whether the delay or error has been<br />
caused by the tenant fail<strong>in</strong>g to provide the necessary <strong>in</strong>formation, or by the failure <strong>of</strong> the<br />
hous<strong>in</strong>g benefit adm<strong>in</strong>istration to keep to time limits or their negligence <strong>in</strong> deal<strong>in</strong>g with<br />
documents supplied by the tenant.<br />
DJ B expressed the frustrations <strong>of</strong> many <strong>of</strong> the district judges about hous<strong>in</strong>g benefit when he<br />
said that “we really are <strong>in</strong> Wonderland here”, mean<strong>in</strong>g that it was <strong>of</strong>ten impossible to f<strong>in</strong>d out<br />
the true situation regard<strong>in</strong>g <strong>rent</strong> <strong>arrears</strong>. This view was amplified by DJ F:<br />
“Really…nobody can make sense <strong>of</strong> what’s happen<strong>in</strong>g, you know. Nobody knows:<br />
the tenant doesn’t know, and the landlord doesn’t know, what the real position is.<br />
And everybody knows that what the tenant’s be<strong>in</strong>g asked to pay is not likely to be the<br />
right figure. So the whole th<strong>in</strong>g becomes nonsensical really.”<br />
In describ<strong>in</strong>g hous<strong>in</strong>g benefit, no fewer than four <strong>of</strong> the district judges described it as “a<br />
nightmare” while many others used phrases such as “overwhelm<strong>in</strong>g issue”, “huge problem”,<br />
and “bugbear”. This situation impacts on the work <strong>of</strong> the county court <strong>in</strong> two specific ways.<br />
First, the delay and possible errors <strong>in</strong> adm<strong>in</strong>ister<strong>in</strong>g hous<strong>in</strong>g benefit mean that more <strong>arrears</strong><br />
<strong>cases</strong> are brought to court. DJ Q estimated that:<br />
“If hous<strong>in</strong>g benefit was sorted out we would have half the <strong>cases</strong> we do (laughs)…I<br />
mean, if you didn’t have those hous<strong>in</strong>g benefit problems, I would say the majority <strong>of</strong><br />
<strong>cases</strong> probably would never come to the court, they wouldn’t be listed.”<br />
Secondly, district judges <strong>of</strong>ten have no option but to adjourn a proportion <strong>of</strong> <strong>cases</strong> <strong>in</strong> each<br />
list for further <strong>in</strong>formation about the defendant’s hous<strong>in</strong>g benefit claim:<br />
78