Transcript Energy Efficiency Drivers

South Tyneside Homelessness Meeting
Developing Partnerships
with
Private Landlords
that
Benefit People in Housing Need
www.landlords.org.uk
Developing Partnerships with Private Landlords that
Benefit People in Housing Need
Landlords’ View:
Bruce Haagensen
Representative
National Landlords Association
April 2013.
www.landlords.org.uk
Perceptions
How are landlords perceived by tenants and by local
authority officers?
How are LHA tenants perceived by landlords?
How are councils perceived by landlords?
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What do reasonable landlords ask for?
A reasonable return on their investment
Confidence that rent due will be paid
Continuity of rent
Confidence that their property will be respected and
returned in good order
• Vacant possession when reasonably expected
• Fair and even-handed treatment
• Non-confrontational relationships with councils
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What do Councils want
Safe properties with no hazards
Well maintained properties
Responsible Landlords
Secure longer term Tenancies
Affordable properties for Tenants
Selection of properties to cover their shortfall
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Market Factors
Universal credit and the way it will operate
Benefit caps
LHA capped at 30th percentile
Regional variations in demand and availability
Govt. expects PRS to provide 20% of homes by 2015
Student market
• Fewer UK students, more overseas students, trends in education
Demographics: growth in more demanding tenant groups
Trend towards discretionary licensing and article 4 directions
Availability of finance, and trends in interest rates
Pay and salaries, job security
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Landlord-friendly Initiatives
Social letting agencies
• Cost to the council, offset by other savings
• Objections from some insurers and lenders
Tenant-find schemes (in some areas)
Direct payment of rent to the landlord
• not normally available under universal credit
Rent & Damages underwritten by the council
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Landlord-friendly Initiatives (continued)
Private Sector Leasing Schemes
• 1- or 3 or 5 –year
• Guaranteed rent, balanced by lower rents than LHA
• Guarantee of full repair and refurbishment (except maintenance)
Bonds
Example: Medway
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•
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Gold: 6 weeks rent guaranteed, money up front, damage repair
Silver: …..
Bronze: 4 weeks rent guaranteed
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Landlord-friendly Initiatives (continued)
Tenancy Support Officers
• impartial mediation before the tenancy breaks down
• include help for landlords dealing with rogue tenants
Accept that correct service of a section 21 notice is enough for the
tenant’s leaving not to be taken as intentional homelessness. Stop
advising tenants to wait for the bailiffs.
Work with Landlord Associations: e.g. partnership on landlord forums.
Pursue bad landlords, using existing powers
Recognise good practice.
• e.g. incentives for accreditation- both property and Landlord
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Accreditation Incentives
Free advice seminars for landlords: e.g. security measures, or PAT testing
Market advantage: use of council and scheme logo
Website listing all accredited landlords
Discounts on HMO and discretionary licenses (incl. renewals)
Free property advertising on the council website
Bond scheme and/or enhanced benefits
Free installation of smoke alarms / CO detectors
Access to grants - including empty properties
Access to discounted landlord training events
Free EPCs carried out by the local authority
Free help and advice regarding energy efficiency
Free gas or electric safety certificates
Free tenant checks and referencing
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What have other authorities done?
The Local Authorities in the Midlands area have collectively created
a multi agency partnership to address the needs of the involved
Authorities and their Tenants.
What is that Partnership called?
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Homestamp Partnership
http://homestamp.com/
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Who are Homestamp?
Homestamp is an award-winning partnership consortium based in the
Midlands with a direct interest in private sector housing, comprising of Local
Authorities, the private rented sector, Universities, Police and Fire Services.
As an organisation they have several aims.
•To encourage the supply of good quality private rented homes.
•To provide and facilitate information and training for landlords.
•To consider and respond to regional and national issues affecting the
private rented sector.
•To encourage joint working between all interested parties.
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Homestamp Partners
www.landlords.org.uk
www.letshelpyou.co.uk
• A website service aimed at tenants in receipt of HB
and searching for property in the PRS
• Free to use and free advertising for landlords
• Putting tenants directly in touch with landlords
• Tenants encouraged to Self-Serve and take pressure
off housing teams
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www.letshelpyou.co.uk
• Council approved service, initially funded by DWP
• Piloted across West Yorkshire councils (5) - Feb 2012
• The place tenants are directed to by council staff
when searching for accommodation
• Rolled out nationally from Sept 2012
“LetsHelpYou attracting
interest from across the UK
with 5 new areas coming on
board since September”
www.landlords.org.uk
www.letshelpyou.co.uk
• Landlords upload property details and photos
themselves
• Tick box feature for easy property descriptions
• Free management tools available
• Monthly e-newsletter and updates (opt-in/out)
“1,480 properties have been
uploaded across West
Yorkshire since February 2012”
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“775 landlord
registrations”
www.letshelpyou.co.uk
• All rents compared to relevant HB rate
• Rents equal to or below HB rate shown in green
• Rents above HB rate show in red
• Tenant assistance / advice about bond and deposits
“70% uploaded properties
list rent below or matching
relevant HB rate”
“5,500 tenants have
registered with
LetsHelpYou in 11
months”
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Refine Search
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So where do we go from here?
Local authority engagement with the PRS
Meet with NLA to access our free knowledge and expertise
Look for benefits to Landlords with no cost to Council
Create regular Landlord forums in conjunction with NLA
Create a Landlord Steering group to discuss ways to overcome the
problems we all face
Investigate the merits of the Homestamp Partnership model
Get PRS properties advertised with Council properties
Offer Landlords some security or incentive for taking homeless tenants
Access Affordable Homes Funding if not done already
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If you carry on as normal
Greater pressure on Council Housing resources
Lower than possible reduction in Homelessness
Lower than possible reduction in empty properties
Higher costs to Council to meet obligations
Loss of revenue due to revised entitlements for tenants
Reluctance by PRS Landlords to help you meet your needs
Potential Landlords invest in other Authorities
Missed opportunity to improve standards
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Any Questions?
Please feel free to ask any questions or to clarify
on how the PRS can help you discharge your
Homelessness responsibilities.
or
Email [email protected]
Tel: 07891 519811
Thank you
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