The Housing Selection Scheme Consultation Paper - Northern ...

More documents

Recommendations

Info

succession or assignment may be awarded a tenancy. However the Housing Executive is concerned that decisions to award a tenancy to an applicant who meets the policy Assignment and Succession criteria as outlined may not make best use of stock and may result in under occupation and potential financial hardship for the new tenant. Working age tenants in receipt of housing benefit in these circumstances will be advised before they accept the offer that they will need to consider how they would meet any potential shortfall in rent as a result of the potential Housing Benefit restriction. Our Proposal: The relevant rules should be amended to clarify that the landlord may decide to withhold consent in such circumstances where the new tenancy is likely to or would result in under occupation and potential financial hardship. Consultation Question 6 Do you agree with the proposal that a tenant who is awarded a policy succession or policy assignment and is under-occupying their property should be advised of the potential impact on a housing benefit application and will be asked to make a financial declaration of responsibility for any shortfall in rent? Supporting Existing Tenants who wish to Downsize The Housing Executive has identified that over 32,500 4 Housing Executive and Housing Association tenants who are of working age and in receipt of Housing Benefit would be affected by the size restriction and deemed to be underoccupying their home. This is approximately one in four households living in social housing in Northern Ireland (See Table 2). Table 2: Housing Executive and Housing Association Tenants affected by Size Restriction No. of NIHE Tenants Affected No. of HA Tenants Affected Total Social Sector Tenants Total Tenants 89,000 34,000 123,000 Tenants in Receipt of HB 68,300 24,400 92,700 Working Age Tenants in receipt of HB 43,600 15,000 58,600 Tenants Affected by Size Restriction 26,168 6,262 32,430 No. Under occupied by 1 bedroom (Avg. Weekly HB Reduction) No. Under occupied by 2 bedrooms or more (Avg. Weekly HB Reduction) 18,850 (£8.25) 7,318 (£14.70) 5,046 (£9.24) 1,216 (£17.48) 23,896 8,534 4 This figure relates to data extracted from housing benefit files matched with property records in May 2012 and is subject to fluctuation as a result of housing benefit change in circumstances and household occupancy. Proposals for Changes to the Housing Selection Scheme 12
Many tenants will choose not to move and to stay and pay the difference between their housing benefit award and their full rent charge; however some may not be able to meet the shortfall and may decide to move to avoid financial hardship, rent arrears and the risk of losing their home and becoming homeless. We are expecting that the demand for transfers is likely to rise sharply as some tenants try to move to smaller, more affordable homes. The majority of the tenants who will be affected are single people and couples with no children living in the household (16,000 NIHE tenants and 3456 Housing Association tenants). Consequently, there may be increased demand for tenants to downsize to one bedroom homes. As landlords it is important that we provide support and advice to our tenants in these circumstances and that we ensure that the Housing Selection Scheme gives due recognition to under-occupying tenants who are impacted by this size restriction and suffering financial hardship. The Housing Executive must consider whether the level of recognition within the Housing Selection Scheme given to under-occupying tenants is set at a high enough level to enable them to move if they need to. The Housing Selection Scheme currently recognises the needs of tenants who are under-occupying through the award of Under-Occupation points. Under-Occupation Points Under-Occupation Points are currently awarded only to a social housing tenant if his / her current accommodation exceeds the needs of the tenant’s household, and all other persons residing in the dwelling, in respect of the number and size of available bedrooms. 10 points are awarded for each bedroom in excess of the requirements (using the same criteria applied to determine Overcrowding points). The maximum number of points that may be awarded for Under Occupation is 30 i.e. 3 bedrooms in excess of requirements. Following careful consideration it is the view that this level of points may not be sufficient to allow tenants who are affected by this change to ‘compete’ for allocations, given that many tenants do not have any other housing need factors and traditionally accumulate limited points under the Housing Selection Scheme. It is of interest that in Great Britain the Localism Act (2011) removed most transferring tenants from the allocation rules, thereby allowing local authorities the flexibility to give additional priority to existing tenants affected by the size criteria who wish to move to smaller accommodation. While the Housing Executive is aware of the need to give due priority to new applicants in housing need, it recognises that it needs to balance this with the needs of existing tenants who need to move out of a home larger than they require and which they cannot afford. The Housing Executive and registered Housing Associations as participating landlords in a Common selection Scheme are of the view that under-occupying tenants affected by the size restriction should be treated as a priority group regardless of housing need, particularly if they are living in the type of home which is in demand. Proposals for Changes to the Housing Selection Scheme 13
Page 1 and 2: Consultation on Changes to the Hous
Page 3 and 4: Background The Housing Selection Sc
Page 5 and 6: Making best use of social housing s
Page 7 and 8: Key Proposals Ensuring New Tenants
Page 9 and 10: sex will be expected to share up to
Page 11: Overcrowding Rules The Housing Sele
Page 15 and 16: Mobility and Mutual Exchange Scheme
Page 17 and 18: Equality Section 75 of the Northern
Page 19 and 20: Summary of Consultation Questions C
Page 21 and 22: How to Respond We would welcome you

The Housing Selection Scheme Consultation Paper - Northern ...

You also want an ePaper? Increase the reach of your titles

Delete template?

Save as template?