Ashford Borough Council s3

Draft Homelessness Strategy 2012

1 Contents

1. Vision...... 3

2. Summary of detailed outcomes...... 4

3. Homelessness in Ashford...... 5

Why is action needed and what will we do?...... 8

4. Ashford wide commitment to preventing homelessness wherever possible...... 8

4.1 An up-to-date understanding of homelessness in Ashford so that we are able to direct our resources appropriately...... 8

4.2 Readily available information and advice so that residents are able to meet their own housing needs as far as possible, and prevent homelessness...... 9

4.3 A commitment from all agencies in Ashford to recognise homelessness triggers and to refer those at risk to appropriate services...... 11

5. Quality housing services and suitable accommodation for people for whom homelessness cannot be prevented...... 15

5.1 Quality homelessness services and temporary accommodation suitable for people with different needs...... 15

5.2 Clear pathways to settled housing, a better quality of life, health and wellbeing...... 16

6. Settled and sustainable homes, with access to support if needed...... 18

6.1 Suitable accommodation and support for people with health, care or support needs who are at risk of homelessness, or homeless...... 18

6.2 Social and affordable housing is developed and managed effectively to meet housing needs and prevent homelessness...... 19

6.3 Improved access to suitable and good quality private rented homes, affordable and sustainable in the longer term...... 21

7. How this strategy was developed and what happens next?...... 23

2 1. Vision

The vision for the borough, described in the Ashford 2030 Framework is

Best Placed in Britain for Living and Opportunity

The direction we provide to prevent homelessness in Ashford in this homelessness strategy will contribute to this ambition. We want to see a reduction in the number of households who become homeless and an end to rough sleeping. To do this there will be:

 Ashford wide commitment to preventing homelessness wherever possible, beginning with access to information and advice for all.

 Quality housing services and suitable accommodation for people for whom homelessness cannot be prevented.

 Settled and sustainable homes, with access to housing support where needed.

Our strategy describes how we will achieve these outcomes whilst contributing to the 2030 priorities.

2030 For people who are at risk of homelessness, or homeless, the priority council and partners, will: Prosperity:  Support people who have lost their job to keep their home until they find work, and prevent repossession  Enable access to education, training and employment, and support people to contribute to the local economy  Advise people about their housing and employment options, and other matters that will affect their prospects and prosperity Community:  Encourage and enable people to meet their own housing needs wherever possible  Provide timely information and advice so people can make informed choices and avoid crisis  Support voluntary and community groups who work with people who are at risk of homelessness, or homeless  Enable people to contribute to the local community and neighbourhood  Involve people in decisions about homes and housing services Quality:  Improve access to quality, affordable and suitable, housing  Enable people to access services that will improve their quality of life, for example health or leisure services  Support people to overcome crises and to move towards independent living  Ensure that homes and housing services that contribute to our outcomes are value for money

3 2. Summary of detailed outcomes

Ashford wide commitment to preventing homelessness wherever possible

There will be:

 An up-to-date understanding of homelessness in Ashford so that we are able to direct our resources appropriately.

 A commitment from all agencies in Ashford to recognise homelessness triggers and to refer those at risk to appropriate services.

 Readily available information and advice so that residents are able to meet their own housing needs as far as possible, and prevent homelessness.

Quality housing services and suitable accommodation for people for whom homelessness cannot be prevented

There will be:

 Quality homelessness services and temporary accommodation suitable for people with different needs.

 Clear pathways to settled housing, a better quality of life, health and wellbeing.

Settled and sustainable homes, with access to housing support if needed

There will be:

 Suitable accommodation and support for people with health, care or support needs who are at risk of homelessness, or homeless.

 More social and affordable housing, and effective housing management to ensure this resource meets housing needs and prevents homelessness.

 Improved access to suitable and good quality private rented homes, that are affordable and sustainable in the longer term.

4 3. Homelessness in Ashford

During the financial year 2011 to 2012, the council recorded 2,056 enquiries from people seeking housing advice. 56% of enquiries were made by people aged 18 to 35 years old, reflecting the particular challenges this age group faces in accessing affordable accommodation in Ashford.

Despite the high level of demand for advice, after a significant rise in both homelessness applications and acceptances during 2009/10, the number of applications during 2010/11 rose at a slower rate, and started to level out during 2011/12. Significantly the number of homelessness acceptances during 2011/12 has shown a marked decline. This reduction is consistent with the introduction of the council’s housing options approach, Housing Plus, developed following the award of government funding in the Trailblazer programme.

Source: P1E data

Despite preventive action by the council and partners, Ashford still has a higher rate of applications and acceptances per 1,000 households than the national or Kent average. More work is needed to reduce this rate.

The main causes of homelessness have consistently been loss of home from family or friends and also loss of assured shorthold tenancy over the past five years. Other significant causes are relationship breakdown and other loss of rented accommodation. Whilst the past year has shown reductions in acceptances of homelessness applications, there has been a shift in the reasons for homelessness; there has been a sharp increase in homelessness from the private rented sector due to rent arrears. This reflects the national picture; 49% of private landlords reported an increase in rent arrears to the National Landlords Association in recent research.

5 Source: P1E data

Whilst the main household type accepted as homeless by the council continues to be families with children, it’s clear that single people are also facing increasing difficulties in finding and sustaining accommodation, and that this can be expected to worsen:

 At July 2012 41% of applicants on the housing register (1,418 in total) were single people; 37% of these (104) were homeless, No Fixed Abode or sofa surfing.

 During 2011/12, 23% of households accepted by the council as homeless were single people.

 At July 2012 the Council had 8 single person households living in bed & breakfast accommodation with the longest stay at that point being 157 nights. There are six single applicants in supported accommodation waiting to move on via the Supporting People move on agreement.

 Housing benefit for 26 – 35 year olds has been reduced to the shared room rate ie, a single room in a shared property. It is thought that 31 existing tenants are affected by this, but it will make it problematic for others who want to move into the sector in the future.

 The average number of one bedroom social housing properties available per year, based on an average over the last three years is 45.

Homelessness is expected to increase in the future. In an economy where it is difficult find work, and where there is competition from higher income households for accommodation in the private rented sector, households who are already on a low income and/or in receipt of benefits or other income support will struggle to pay for

6 their home when their income is reduced further by welfare reform and local decisions on council tax support.

An analysis of households affected by welfare reform suggests that:

 1,100 households have been affected by the reduction in Local Housing Allowance to 30th percentile of market rent instead of the median.

 100 working age council tenants (and an as yet unknown number of housing association tenants) will receive less housing benefit because they are under- occupying social housing.

 100 families will be affected by the introduction of a benefits cap at £26,000 per year – this is are larger families.

 Universal credit will see benefits paid four weeks in arrears, and tenants will have responsibility for paying rent direct to their landlord (social and private).

 An increase in non-dependent deductions which is already leading to parents asking children to leave when they are older.

 Personal Independent Payment (PIP) will replace Disability Living Allowance (DLA) for working age claimants from April 2013; the government expects the numbers eligible for PIP will be 20% lower than under DLA currently.

Council tax support proposals will affect 5,000 households, who will see a reduction of 17.5% (working age claimants) and 5% (disabled claimants).

Homelessness in Ashford is against a backdrop of unmet need for affordable housing; 450 affordable homes are needed per annum yet new supply cannot meet this requirement.

Finally, the future for home owners is also a concern. At the last Census there were around 18,700 home owners with a mortgage (including shared ownership) in the borough. Although repossession rates have dropped since 2008, as a result of action by lenders and the low interest rate, there are concerns about the potential for increased homelessness, as mortgage providers choose to raise their interest rates regardless of the Bank of England base rate, and as households reach the end of their capacity to meet the terms of their repayment agreement.

7 Why is action needed and what will we do?

4. Ashford wide commitment to preventing homelessness wherever possible

4.1An up-to-date understanding of homelessness in Ashford so that we are able to direct our resources appropriately

Why is action needed?

 The review identified a number of gaps in the information the council and partners maintain about customers approaching the council for housing advice and assistance. This makes it difficult to identify trends and to plan for the future.

 Little is known about homelessness as it affects non-priority homeless households ie, those to whom the council is unlikely to have a duty to accommodate. Particular gaps in knowledge relate to people who have been in care, people with a drug or alcohol problem, dual diagnosis and complex needs, and offenders.

 The government’s homelessness strategy, Making Every Contact Count, reminds local authorities of their duty to provide information and advice to all households, even if a duty is unlikely to be owed. Whilst it is the Council’s practice to do this, at this stage it is difficult to evidence that this is in fact the case; computer records for housing advice do not capture relevant information.

 Every Contact also suggests that councils should undertake more regular monitoring and review of homelessness in the local area, suggesting an annual review rather than the five year review that was previously advised in statutory guidance to support the Homelessness Act 2002. Such an annual review would generally adopt a ‘lighter touch’ approach, supplemented with more regular monitoring of key information.

What are we doing already and what do we plan to do?

 The council hosts a regular forum with partners and stakeholders to share information and highlight gaps in service – this can be built upon.

 There is a strong Kent-wide partnership approach towards understanding and addressing homelessness which provides opportunities to pool resources and share examples of good practice. We need to continue to work closely with other Kent authorities and other statutory partners involved in this work via the Kent Housing Options Officers Group and the Joint Policy and Planning Board.

 Given the extent of the work needed to ensure that data capture is improved, priority should be given to filling gaps in the evidence base where we think additional knowledge will have the biggest impact in terms of preventing.

8 homelessness. This could be around single homelessness given this is the largest gap in knowledge yet demand from single people is high.

 A task and finish group with local partners and agencies could undertake this work, and propose creating an annual monitoring framework that can be used to assess performance against this strategy and inform the direction of activity.

 The computer system used by Ashford Borough Council is shared by the majority of Kent authorities and therefore the information gaps need to be highlighted to the joint user group to inform future development of the computer systems and thereby aid data capture.

 We need to ensure that homelessness and the need for early preventative action is highlighted to all stakeholders and that it is seen as a strategic priority with key statutory and voluntary agencies locally.

4.2Readily available information and advice so that residents are able to meet their own housing needs as far as possible, and prevent homelessness

 With reductions in public sector funding the government has made it clear that individuals should be encouraged to contribute to meeting their own needs as far as possible. This includes meeting their housing needs through timely information and advice, and referrals to relevant agencies.

 There are a number of agencies offering advice in the borough at the moment that may be unable to provide this in the future. Community Legal Services Commission funding for advice will be reduced or end. Council funding for a debt advice service provided by CAB ends in 2012/13. Shelter will be consulting on closing the Ashford office in early 2013.

 The Council has identified that it is important to ensure that customers have access to alternative ways of accessing information using improved technology, reducing the number of face to face transactions and providing a more efficient service.

 Self help housing, employment and benefits services provided from kiosks within Gateway and Surestart centres were introduced as part of improvements funded by the Council’s housing option trailblazer status in 2009/10. Located in Ashford Gateway Plus and in all Surestart centres, and praised in a recent Ofsted Surestart inspection, recent information about kiosk usage has however shown that this facility is not as well used as it could be. In view of this we need to review the accessibility of the information on the kiosks, ensure the information provided is useful and relevant and further promote the kiosks as a self help tool.

 Telephone housing advice is currently provided by the council’s Housing Services Team. This team provides a service to all other housing services and has limited

9 capacity, often referring telephone enquiries to Ashford Gateway Plus to see a Housing Options Officer. The need to improve this aspect of service was identified in a council mystery shopping exercise undertaken by the Kent Customer Services Network (KCSN).

 Whilst the Council has developed a whole needs assessment of an applicant’s circumstances, taking into account these issues and referring to appropriate service providers, customer feedback on the council’s housing options service suggests that people would like more information about health, employment and childcare issues.

 Ashford Gateway Plus provides a ‘one-stop shop’ for customers to a wide range of services and agencies including housing and welfare advice, employment and health advice. Having been in place for 12 months a review of the way customers access the housing options service is underway. As part of this review access to telephone advice is currently being reviewed; there is an option to develop a specific housing options helpline and an email response service.

 As part of the work of the Kent Homechoice Partnership we are exploring an on line application process linked to a targeted housing options service. We need to update and improve access to web based information and opportunities to make on line service requests and applications.

 We have set up a corporate Welfare Reform Group which has developed a communications plan to ensure that information and advice is provided to people affected by changes, through a variety of mechanisms. We need to develop an action plan to manage the issues that will occur as a result of welfare reform. This should include updating information, advice and guidance to encourage self-help.

 Action to improve prevention of homelessness amongst 16 – 25 year old should explore the role of information and advice. Young people and their families should also be asked how they could more effectively meet their own housing needs, for example do they need more information about how to manage their household income.

 The numbers of people accessing the self help kiosks need to be monitored and content of the kiosks together with feedback on how useful it is should be captured.

 We need to review how well the whole needs assessment approach and referral system facilitated by a computer tracker system called HELP is working and consider what information needs applicants may have at the point of referral, together with follow up work to identify outcomes of referrals made. This will be supported by the development of protocols with partners.

 We need to consider what options there are for people to access assistance with budgeting accounts, low-cost short-term loans and the ability to set up bank

10 accounts to enable them to receive benefits paid into accounts. We need to work with local advice agencies and wider partners to review the options for this.  We need to map and audit debt advice provision in Ashford, including the council’s and other agency services eg, those funded by Community Legal Services in Ashford to ensure there is adequate and effective provision. This should include an assessment of the impact of Shelter’s proposal to end its advice service in Ashford.

4.3A commitment from all agencies in Ashford to recognise homelessness triggers and to refer those at risk to appropriate services

 The review has highlighted a wide range of activity, delivered by a considerable number of agencies in Ashford, which contributes to homelessness prevention. It has been difficult however to understand whether together these activities are making the best use of resources, for example there may be duplication. The government’s homelessness strategy highlights the need to make the best use of resources, and that for this to happen, the local authority needs to provide leadership and direction, and make a corporate commitment to homeless prevention activities.

 The economic climate and welfare reforms are expected to impact on households’ ability to sustain their accommodation. Affected households include;

o homeowners, who may not be able to manage any further increases in interest rates.43% of households owned a home with a mortgage in Ashford in 2001 and there has been an increase in the number of letters received from mortgage lenders to advise the council that a household is in mortgage arrears or has another debt against their home)

o households living in the private rented sector (primarily single people under the age of 35, larger families and lone parents), and

o under-occupying social housing tenants of working age.

 Over the last few years there has been an upward trend in the number of applicants for discretionary housing payment (DHP: short term financial assistance that often allows a household to remain in their home whilst they are experiencing financial difficulty). The government expects DHP, in addition to specific transition funding, to be used to prevent households becoming homeless in the period of time it takes for them to take action to address any shortfall in housing benefit (this could include moving home).

 In addition to the recession the Localism Act 2011 brings a number of changes which could affect demand for frontline housing options services, for example social landlords are able to offer a wider range of tenures and rents which could be confusing for people. If changes are not planned for homelessness prevention

11 may decrease, services to customers may reduce in quality and the costs of providing emergency bed and breakfast accommodation could escalate.  The government is providing funding to enable local authorities and partners to support ‘troubled families’, enabling them to get into work, to contribute to society, for children to attend school and so on. A settled home is part of the solution.

 Although there has been a decrease in the number of accepted households who report a relationship breakdown (from 18 in 2010/11 to 8 in 2011/12), parents, friends and relatives asking someone to leave remains the main reason for statutory homelessness, and local consultation reflects that this is the main issue reported by residents. It has been suggested that action is needed to address this, particularly for young people.

 In the past there has been a mediation service but this ceased as outcomes were not being achieved. Failure can be attributed to a number of things but primarily relates to the stage at which mediation is involved in a dispute; typically it comes too late for an issue to be resolved. Elsewhere in the country a specialist youth homelessness officer (working with people aged up to 25) has been effective in preventing homelessness, and in engaging children’s services where appropriate. Consultation suggests that this model should be adopted in Ashford.

 Domestic abuse continues to be a high priority for Ashford. We have some success in preventing homelessness for households, for example through the Sanctuary Scheme, but it important that services such as the Domestic Abuse One Stop Shop remain in place, where people can get housing advice.

 The councils deposit bond scheme has been effective in preventing homelessness by enabling access to accommodation in the sector. There has however been a cost to the council; claims against the bonds in the last 18 months (to August 2012) total almost £20,000 with the average claim £384. Anecdotally, most of the claims are as a result of rent arrears, but more analysis is needed to understand the reason behind the arrears, and what changes we may see in the private rented sector emerging from welfare reform and recession. Compared to the cost of bed and breakfast the scheme does represent better value for money, but this still should be looked at. The cost of bed and breakfast is high.

12 Source: Council data NB: *The considerable increase in the last two financial years figures is partly due to prevention figures from Citizens Advice being added to the overall total

Source: Council data

 The way in which customers’ access housing services has changed since the last strategy; housing options officers are now more able to focus more on prevention as Customer Service Advisers provide the frontline service from Ashford Gateway Plus. However, given an anticipated increase in demand for services, work has begun to redesign the housing options service, to enhance its prevention focus and to reduce the amount of time that a customer with a priority housing need has to wait for suitable accommodation.

 Mortgage Rescue in Ashford has prevented homelessness for 12 households in the last year and the council was recently awarded one-off funding to further prevent repossession. A new Mortgage Repossession Prevention Scheme was launched in June 2012, and households will need to have contact with their mortgage provider regarding their difficulties and/or has sought free, independent money advice from Citizen’s Advice Bureau. Action to raise awareness of this scheme and protocols with mortgage providers and CAB will be developed.

 Further work is needed with registered providers and private landlords to understand the impact of welfare reform on tenants in these sectors and what action can be taken to prevent rent arrears and prevent homelessness.

 Action is needed to understand how Discretionary Housing Payment (DHP) has been used to date (what has it been used for and by who, and what the outcomes have been), and the potential for the DHP to be more effective, for example in enabling people to access alternative accommodation. There is also an option for the DHP allocation to be topped up which should be explored.

13  Particular work is needed to improve prevention activities for the following groups:

o Younger people under the age of 25

o People who are asked to leave home by their family or friends (may be the same as above)

o People with mental health issues

o Private rented sector tenants

 The council’s approach to homelessness against the suggestions for action provided by the government in Making Every Contact Count should be assessed.

 The council is engaged in the Kent-wide delivery of the Troubled Families programme; subgroups of the local Community Safety Unit have already started and this will feed into the Ashford Locality Board.

 A value for money assessment of the current prevention tools would also be a valuable undertaking.

14 5. Quality housing services and suitable accommodation for people for whom homelessness cannot be prevented

5.1Quality homelessness services and temporary accommodation suitable for people with different needs

 Ashford places a number of households in bed and breakfast accommodation, including 16/17 year olds and people who are vulnerable because of their health needs e.g. mental health. Bed and breakfast accommodation is not considered suitable temporary accommodation. Local authorities should not be placing any 16/17 year olds in bed and breakfast, and families with children should not be staying in bed and breakfast for more than six weeks. These standards were stipulated by the previous government, and have been reiterated in the more recent homelessness strategy, Making Every Contact Count.

 Bed and breakfast accommodation has a significant and rising cost to the council as it is not wholly subsidised by housing benefit. There are alternative, more value for money, options, in use in other local authority areas eg, leasing.

 A rough sleeping estimate conducted in 2012 identified that rough sleeping in Ashford had increased from two to five people. The increase may be partially due to the change in how rough sleeping is assessed, but it may also be as a result of the closure of a night shelter in Canterbury, and the lack of any alternative emergency provision for this group. During 2011/12 the council placed 7 single people into bed and breakfast as a result of the cold weather. Since November 2011 the council has made 20 referrals to rough sleeper outreach team.

 Customer feedback suggests that there is room for improvement in the service provided by the council during the homelessness application and decision making process.

 We urgently need suitable alternatives to bed and breakfast accommodation for:

 16/17 year olds (see next section)

 People who are vulnerable because of their health needs e.g., mental health, drug and/or alcohol use, learning disability etc

 Families with young children

 There is a dedicated rough sleeper outreach team provided by Porchlight, who also provide supported accommodation in Ashford.

15  We are developing projects targeted towards single homeless people and rough sleepers with Kent partners, using DCLG funding (£577K). Projects have adopted the ‘No Second Night Out’ principle and will achieve a Kent-wide consistent approach to advice and housing options for single people.

 The council’s housing options service is undergoing a peer review with a view to improving quality and ensuring that the service can respond to changing demands.

5.2Clear pathways to settled housing, a better quality of life, health and wellbeing

 Move on from temporary (bed and breakfast) accommodation is proving difficult for a range of households, despite the success of the move-on working group. This is a reflection of the very limited number of homes that become available to rent in the social sector: on average 45 one bed homes become available per year, yet there are 104 single homeless households on the housing register.

 Although a young person’s housing pathway has recently been developed in Ashford, with success in prevention, the government has proposed that authorities develop a pathway in line with their homelessness strategy, Making Every Contact Count, learning lessons from youth homelessness initiatives elsewhere (a publication is expected). Bed and breakfast accommodation is still used in emergency situations, despite recent arrangements being put in place to prevent this and there is insufficient move-on accommodation from supported housing.

 Ashford participates in the Kent-wide Mental Health Protocol, but there is no clear pathway to settled housing for people with mental health issues. At the moment people are placed in bed and breakfast accommodation, are only able to access two units of short-term supported housing and struggle to access social housing given the low number of suitable smaller homes that become available to let.

 Little is known yet about homelessness as it is experienced by people who have a drug and/or alcohol issue, offenders and people with multiple and complex needs. It is likely that work is needed to ensure there are clear pathways to accommodation for people with these backgrounds; the government’s 2012 homelessness prevention strategy suggests work that should be undertaken.

 The council has developed a working group which enables it to take a lead in managing effective move-on from supported housing or short term housing projects. It is intended that this group should help to better coordinate the supported housing projects available to those in need of support locally.

16  Although there is a 16/17 year olds protocol in place with Kent County Council, further work is needed, and will be undertaken by a recently established group, to improve emergency accommodation and move-on for this group.

 Action is needed to compare the government’s proposed accommodation pathway for young people with Ashford’s, taking into account lessons from elsewhere, and revise if necessary.

 A review of the joint working arrangements with Kent County Council Social Services in responding to the threat of homelessness amongst young people should take place to consider a more proactive, preventative approach in relation to 16 and 17 year olds and also care leavers.

 Further work is needed to identify clear pathways for responding to the needs of people with mental health issues, those with complex needs, people with drug and alcohol or dual diagnosis issues, offenders and people being discharged from hospital.

17 6. Settled and sustainable homes, with access to support if needed

6.1Suitable accommodation and support for people with health, care or support needs who are at risk of homelessness, or homeless

 The council is reactive to people approaching the housing options service threatened with homelessness or homeless which has been exacerbated by a health or support need which may not be being met fully. There is anecdotal information to suggest that, had the needs of some of these applicants been appropriately highlighted and addressed earlier, this could have prevented their homelessness.

 There is limited understanding of how health and support needs may have affected an applicant’s homelessness outcome. The Kent Supporting People team last conducted a Kent needs assessment some years ago and have indicated that they intend to update this information to refresh the data upon which their commissioning decisions are based upon.

 There is a reduced Supporting People budget and the available resources must be utilised more effectively. Decisions have been taken that have reduced direct provision of services in Ashford eg, teenage parents are referred to a service in another district.

 Health reforms mean that different organisations will be responsible for commissioning services from April 2013. It is important that commissioners understand the connection between health, housing and homelessness.

 Increasingly social care and health services will be delivered on a payment-by- results basis. Housing is critical to achieving positive outcomes in these sectors, for example recovery from drug and alcohol use. Commissioners should be aware of this and align plans to those to reduce homelessness and increase access to settled housing.

 Within the provision of new affordable housing we can enable some of these homes to provide supported accommodation, if the revenue funding for support is available.

 The Council will work with the Kent Supporting People team to understand the basis upon which they are making commissioning decisions about supported housing and floating support services available in Ashford.

18  We need to be able to ensure that we can supply the relevant data to Supporting People and health partners so that the needs of homeless people can be adequately understood in service planning and provision of services locally.

 More effective move-on options for people who are vulnerable because of their health needs e.g., mental health, drug and/or alcohol use, learning disability, are needed.

 The council should ensure that there is housing involvement in the Kent Health and Wellbeing Board, that housing needs of homeless households and those at risk of homelessness are assessed and included in the Joint Strategic Needs Assessment, and that the Health and Wellbeing Board and aligned commissioning plans recognise and respond to unmet needs.

6.2Social and affordable housing is developed and managed effectively to meet housing needs and prevent homelessness

 Although rent arrears within the social housing sector have not contributed to statutory homelessness in Ashford (there have been no homelessness acceptances for this reason since 2007/08), welfare reform will reduce the income of tenants of working age who are under-occupying their home. The potential introduction of direct payments to households in receipt of benefits is also a concern; households may not be able to manage their budget and/or prioritise rent. Rent arrears may increase unless action is taken to plan for change.

 The Housing Needs Survey in 2010 identified a need for 450 affordable homes per year. It has not been possible to deliver this number, and it is unlikely this will be achieved in the near future given the current economic climate. This will have an impact on the ability of the council and registered provider partners to match households with the right size home, for example for those tenants who wish to downsize as a result of welfare reform.

 There is a particular demand for affordable rented housing from single people yet very few suitable homes become available; there are on average 49 lets per year yet in July 2012, there were 104 single people on the housing register who were homeless or sofa surfing, and 6 people waiting to move-on from supported housing. Demand is expected to increase as a result of welfare reform, particularly because of the introduction of the shared room rate. Discretionary housing payments are intended to provide assistance in the short term only.

 Social housing reform enables providers to use fixed term tenancies for social and affordable rent homes. Tenancies are expected to be a minimum of five years (two years in exceptional cases). Decisions not to reissue a tenancy at the end of a fixed term should be accompanied by housing options advice but will all require alternative housing options to exist.

19  In terms of new development it is important to ensure that we can maximise the numbers of units available for affordable rent within new housing developments whilst at the same time ensuring that the scheme is viable financially. Availability of access to social housing via re-lets of the existing social housing stock has been demonstrated in the Housing Needs Survey work in 2012 to be inadequate to meet need. If this is not addressed homelessness in Ashford will continue to increase and place pressure on bed and breakfast.

 2012 saw 5 Gypsy and Traveller families applying as homeless. We need to consider improved provision for Gypsies and Travellers in the Ashford area to meet the needs of this group. A review of existing provision via the Chilmington Gypsy Site is required.

 The Council is currently contacting and visiting all council tenants who may be affected by the under-occupation ‘bedroom tax’ to discuss their housing options.

 With registered providers, we could develop a joint plan to manage the impact of welfare reform on social housing tenants (under-occupying tenants, direct payments and the shift to monthly payments).

 The Council has participated in developing the Kent Tenancy Strategy Framework and has subsequently developed a local tenancy strategy which directs the approach taken by registered providers and it own landlord service towards the use of the affordable rent model and fixed term tenancies. We need to monitor the use of fixed term tenancies by registered providers, particularly to ensure that the factors that contribute to homelessness are considered during the tenancy review process, that appropriate advice is given to the tenant and that the council is informed of decisions not to reissue tenancies in a timely fashion.

 There is an option to develop shared tenancies in social housing for single households.

 We need to continue to ensure that the connection between developing new affordable housing provision and the prevention of homelessness is highlighted and that we ensure that affordable housing targets are met as far as possible in new developments.

 We need to consider the needs of Gypsies and Travellers locally and consider options for how we can address homelessness amongst this group.

20 6.3Improved access to suitable and good quality private rented homes, affordable and sustainable in the longer term

 The private rented sector is the main reason for advice enquiries to the council, in relation to a tenancy or rent arrears. Rent arrears as a reason for statutory homelessness has increased dramatically, from no homeless acceptances in 2010/11 to 13 in 2011/12, reflecting national trends. Landlord possession orders have also increased nationally but this can’t be extracted from local data.

 Welfare reform presents a risk to landlord income. Changes to local housing allowance, the benefit cap and likely change to direct payments (the proposal is to review these regularly) may result in rent arrears. Nationally, fewer landlords are choosing to rent homes to the housing benefit market. Landlords have this choice because there are other markets; households who would like to buy but are unable to.

 Nationally the private sector has provided a home for many people who are unable to access social and affordable rent homes because their priority is not high enough or they have been excluded from this accommodation. The government wants to see this role continue. The Localism Act 2011 makes provision for local authorities to be able to discharge their statutory duty to accommodate homeless households in the sector; these tenancies must be in suitable accommodation and be for 12 months. The Council already uses the sector to prevent homelessness; in 2010/11 12%1 of all homeless preventions were through achieved through accessing accommodation in the sector.

 There’s a concern that reductions in funding for housing related support will impact upon the willingness of landlords to accommodate households who may require this form of support.

 There’s a real need in Ashford to develop alternative (to bed and breakfast) temporary accommodation solutions. Elsewhere in the county the private sector plays this role successfully.

 The Council launched (on 1 August 2012) A Better Choice Property Management (ABC Lettings), with the aim of procuring 6 properties per month. Further work could be taken with landlords to develop the range of incentives we offer to accommodate people in housing need.

 A settled shared accommodation scheme is being piloted, through private sector leasing, in partnership with Porchlight. The scheme is cost effective and if successful, could be developed further.

1 Table 10 of Homelessness Review 2012

21  The council has developed a promotional ‘rent a room’ brochure to highlight the benefits of letting a room out to those living in accommodation that is larger than their requirements. Further work is needed to market this scheme and there’s an opportunity to do this as part of Kent-wide work to address single homelessness.

 Work has started with landlords to develop additional accommodation for single people in the private rented sector. A pilot scheme to lease a House in Multiple Occupation (HMO) in partnership with Porchlight who manage the tenancies is underway. A review of this scheme will take place to inform future work with private owners with a view to further opportunities for schemes of this nature.

 The council’s private sector housing team promotes an Accreditation Scheme to encourage good quality accommodation in the private rented sector. This should be reviewed to ensure that it continues to be attractive to private landlords.

 The Council works closely with Kent County Council’s ‘No Use Empty’ campaign and will be joining the Kent County Council Loan Scheme to assist those in need of resources to help them bring properties back into use. However resources within the Private Sector Team are limited. Consideration is being given to how the council can utilise its existing resources and continue to work with KCC to get more empty property back into use.

 Ashford is piloting an approach with Kent Adult Education and The Volunteer Bureau to provide pre–tenancy training for those moving into the private rented sector to ensure that they are aware of their rights and responsibilities as tenants. The model also seeks to offer a volunteer tenant-mentor scheme to help tenants put into practice what they have learned during their training. This pilot scheme has been successful in securing funding from the Kent Housing Group with a view to sharing best practice with partners in Kent. It is intended that this work will help to reduce homelessness from the private rented sector and encourage landlords to offer housing to applicants.

 Ashford is participating in Kent wide work to identify arrangements for the discharge of homelessness duties into the private rented sector following changes introduced via the Localism Act due to be enacted later this year. Ashford will seek to maximise use of the private rented sector to accommodate homeless applicants where the placement is considered suitable and affordable.

22 7. How this strategy was developed and what happens next?

A working group of Council officers2 managed the review process, working closely with the Housing and Homelessness Forum. Created in 2007, the Forum ensures that housing and homelessness strategies are ‘live’ documents and that their action plans are delivered. The Forum also enables partners and stakeholders to continuously inform the shape of housing and homelessness services in the Borough. In February 2012, members of this group attended a multi agency consultation workshop to discuss and debate issues that the review and strategy would need to consider.

The following groups and partnerships have also participated in the review and strategy development process:

 Local Children’s Trust Board  Young Persons Accommodation Forum  What Matters Forum  Tenants Forum  Interested Tenants Forum (survey – 4 responses)

In addition the Housing Options Team works closely with the community safety unit (CSU), domestic violence forum and learning disability forum. Members of all of these groups were invited to take part in an online survey and 13 agencies responded, the results of which are summarized throughout the document.

Service users were invited to participate through an online survey (25 responded to the online survey (16%), compared with a 6% response rate to letters sent to households in the last review), through regular service surveys and from direct contact with service users at Simon Mead House. Feedback was sought from homeless applicants currently staying in B&B, however none of the surveys that were left at the establishments were completed.

All Elected Members were sent a questionnaire asking for their perspective on homelessness as reported to them by their constituents. A small Members working group was also formed to consider the priorities coming from both the Housing Framework and the Homelessness Review and the findings from this working group are also included within this review.

Following consultation, this strategy will be adopted during the first half of 2013 and the actions will be implemented.

The contact for anything relating to the homelessness review is Sharon Williams at [email protected].

2 Housing Operations Manager (Housing Options & Private Sector Housing), Housing Strategy Manager, Improvement & Strategy Development Officer and Housing Options Supervisor