LEWISHAM HOUSING ALLOCATIONS STRATEGIC POLICY ON TENANCIES

LEWISHAM HOUSING ALLOCATIONS & STRATEGIC POLICY ON TENANCIES CONSULTATION Gillian Lightfoot Lettings & Support Services Manager London Borough of Lewisham 24 January 2012

Legal requirement to have a scheme which sets out how we will prioritise housing allocations. Certain groups need to be given ‘reasonable preference’ • People who are homeless • Those living in unsatisfactory housing, e. g. overcrowded or lacking amenities • Those who need to move on medical grounds • Those who need to move to a particular area within the district where it would cause hardship if they were unable to do so • Those owed a duty under other relevant legislation such as a closing order on a property ALLOCATIONS - SOME BACKGROUND INFORMATION

• Demand for social housing far exceeds available supply • Current housing waiting list over 17, 000 applicants • Approximately 1200 properties expected to be available for letting in 2011/12 • Need to determine a fair way of allocating housing in the borough DEMAND FOR SOCIAL HOUSING IN LEWISHAM

Changes in legislation and government thinking • The Localism Act 2011 - what we are required to do (statutory requirement) • The Code of Guidance - what we are encouraged to do • Local priorities - what we want/need to do But before introducing any changes we want to find out what local people think of these proposals. WHY ARE WE UNDERTAKING THE REVIEW?

Incorporate all the legally required changes • Keep all the current reasonable preference categories with their current level of priority banding Immigration changes • • The changes would mean that if you had someone in your household who did not have legal status to be in the U. K, they would still be accounted for in determining what the bed size need for the household is If someone does not have status in the U. K, they will not be entitled to social housing Armed forces • There will be provision for some people who have served in the armed forces to be exempt from our local connection policy SO WHAT ARE WE PROPOSING?

Respond to the Code of Guidance and act on local priorities Bedroom standard e. g. siblings sharing, etc • Involves moving the upper age limit for children from 18 to 21 Homeless discharge • • Keep band 3 priority for homeless people living in temporary accommodation Acknowledge the ability to house this group of people in the private rented sector although some cases will still get social housing offer Remove band 4 • Disqualify applicants who do not have a reasonable preference or a local priority as defined in the banding scheme and give them advice about what other opportunities may be available to them Employment • • • New band 3 category To help people who are working on a low wage Requires 2 years continuous employment SO WHAT ARE WE PROPOSING?

Income threshold • • May increase up to £ 50 k per household Responding to housing association requests as a result of affordable rent regime Rent arrears • • Currently suspend from the housing register until arrears are reduced Proposing to disqualify – household would have to reapply Local connection • • Keep current restrictions on who can register – those who live here, work here or give/receive care and support here Add time limit for residence – must currently live in Lewisham and have done so for 6 months in last 12 Mobility • • Requirement for Lewisham to contribute to a pan London scheme to enable social housing tenants to move within London Remove 5% of lets as contribution to this scheme SO WHAT ARE WE PROPOSING?

Community contribution • Allow a small number of lets to non priority transfers who have given something back to the community Reduce the number of bids each applicant can make each week • Will enable us to make sure all properties are rented as quickly as possible which will help reduce waiting times for other people on the register Decants • • Confirm the overriding priority we need to give residents living in properties that need to be decanted as a result of some decant regeneration schemes Continue to encourage under occupation moves and reduce overcrowding Strategic Policy on Tenancies (SPOT) • Statement from the Council about what it wants to see in terms of tenure security from housing association partners. This is because they can now offer fixed term tenancies rather than lifetime tenancies. SO WHAT ARE WE PROPOSING?

Formal consultation happening now • Web survey now online http: //lewishamconsult. objective. co. uk/portal/customer_services/sh/allocations__spo t, allowing public feedback • Meetings with staff and internal stakeholders, including elected members • Draft policy and consultation document sent out to all Housing Associations to get their views • Likely to go to Mayor and Cabinet April-May for a decision WHERE WE ARE – REVIEW PROGRESS

• Please respond to our survey – attendees will be notified of link if you have left an email address • Tell me any views today • Email: sarah. holden@lewisham. gov. uk for any more information or with questions • Thank you for listening TELL US WHAT YOU THINK