To receive a presentation from:
- Denise Gandy, Director of Housing Demand, Homes for Haringey
- Alan Benson, Housing Strategy and Commissioning Manager, Haringey Council
- William Shanks, Corporate Delivery Unit, Haringey Council
Minutes:
Denise Gandy, Director of Housing Demand, Homes for Haringey, and Alan Benson, Housing Strategy and Commissioning Manager, Haringey Council, provided an update on supply and demand issues in relation to homelessness.
Ms Gandy commenced her presentation by providing information on current performance and the future trajectory. In terms of households in temporary accommodation, the Panel was informed that after 3 years of rapid growth 2016/17 had seen a turnaround, with a net loss of 30 over the course of the year. The Panel considered comparative data for 2016/17 that showed Haringey had beaten the overall London rise of 4.3%.
The following points were noted:
- Since the Homes for Haringey restructure in October 2017, the number of households in temporary accommodation had fallen.
- 60-70% of post-restructure TA applications had been decided within 33 days, compared to 20-40% before the restructure.
- Faster decision making had reduced the number of cases placed in interim temporary accommodation while decisions were made.
- The prevention work carried out by Homes for Haringey had been effective. The Panel was informed that over the last five years only 10% of cases recorded as a prevention went on to “fail” with the household returning to apply for temporary accommodation.
- A simple trajectory for 2017/18 had forecast that there would be 2,994 households in temporary accommodation by April 2018.
In response to questions, the Panel was informed the cost of temporary accommodation had increased significantly in recent years and that this was likely to continue unless the supply mix changed.
Ms Gandy advised that prevention alone would not reduce numbers sufficiently, neither would social lets. For example, if inflow stopped entirely the numbers in temporary accommodation would only drop to about 2,450. In response, the Panel went on to consider the following:
- In terms of Haringey’s Allocations Policy and Lettings Plan, it was noted there was competing demand for a reducing number of lets. It was projected that there would be 490 lets in 2017/18 (164 to households in temporary accommodation).
- Issues in relation to decant decisions were considered and it was noted decanted stock was used as temporary accommodation but there had been huge pressures in certain years. Moving forward, the Panel suggested that the term re-housing, rather than decanting, should be used in official documents and publications.
- The use of Haringey’s own one bed stock as temporary accommodation.
In terms of the Temporary Accommodation Placement Policy the Panel was informed that there was a limited number of out of London placements. It was noted that:
- This was an area of significant legal challenge.
- As you moved further away there was more to consider. For example, right to family life with both parents.
- Only 20% were eligible to move under the Policy.
- The most common reason to remain in London was employment.
In terms of Welfare Reform, the Panel received an update on the following issues: the continued impact of the benefit cap; Universal Credit and the Local Housing Allowance cap across the social sector.
In response to questions, the Panel received an update on the Flexible Homeless Support Grant. The following points were highlighted:
- The support grant replaced the £40 TA Management fee from 1 April 2017.
- The new funding was to allow local authorities greater flexibility in the use of funding.
- 2 year settlement:
o 2017/18 - £7,386,509 plus £1,244,342 (1 year only)
o 2018/19 - £8,603,852
- It was based on a formula that took into account homeless pressures but also protected local authorities with high temporary accommodation use.
- It was ring fenced for work to prevent or deal with homelessness.
The Panel also considered the implications of the Homelessness Reduction Act in terms of temporary accommodation and supply. It was noted this would amend Part 7 of the Housing Act 1996, rather than replace it.
Ms Gandy concluded the item by outlining actions that would be taken in relation to prevention, the best use of stock and supply. These are summarised below:
- Prevention
o Additional Prevention Fund funding
o Use of Discretionary Housing payment
o Preparation for the Homelessness Reduction Act
- Best use of stock
o Use of decanted properties as temporary accommodation
o Under occupation incentives reviewed
o More activity on addressing fraud – occupancy initiatives
o Further work on the Housing Allocations Policy
- Supply
o Additional shared facility hostel units – conversations
o Exploring best options for property acquisition
o Increasing Assured Shorthold Tenancy supply
AGREED: That the homelessness supply and demand update be noted.