Temporary accommodation down

The good news is that the latest statistics released by Communities and Local Government show that the number of households in temporary accommodation in England reduced by 9,610 during 2007/08. At the start of the year there were 87,120 households placed in temporary accommodation reported by local authorities but by the end of March 2008 this figure had reduced to 77,510. This improvement has been achieved by consistent improvements made by local authorities and their partners to find new ways to prevent homelessness and to offer better housing options.

The regional breakdown is:

• North East 360
• North West 2,190
• Yorkshire & the Humber 1,790
• East Midlands 1,330
• West Midlands 1,550
• East 4,290
• London 55,500
• South East 6,320
• South West 4,180
• England 77,510

However, this is still 77,510 households who cannot put their roots down in a community, build up social networks, establish their children in steady schooling, access all the services that may be available to them, etc, etc. Remembering this, we are all committed to working with housing associations and other organisations to reduce this figure further and to meeting the government's target of there being less than 50,500 households in temporary accommodation by 2010.

Launch of first pilot of area based planning

The first of the pilots to develop an area based action plan to prevent and tackle homelessness has been launched. On 4th June senior representatives from LB of Hillingdon and 17 local housing associations heard Deputy Director of Homelessness at CLG, Ruth Stanier express her support for the project.

Haringey and Exeter have also been asked to participate in the pilot. Each pilot authority and its housing association partners will develop an action plan over the next 12 months. We will use the lessons learned from these pilots to produce a toolkit and template for national rollout.  If you want to discuss the area based planning process please contact one of the team.

Local lettings policies

Most housing associations include within their lettings policies the option to use local lettings policies in certain defined geographical areas, making adjustments to the main policy to meet specific local aims. It is likely that the majority of the main lettings policy will apply but the LLP will include additional criteria that will be applied when letting properties in that area.

Many associations use such policies very effectively to develop balanced and sustainable communities and to tackle specific issues such as increased levels of anti-social behaviour. Some landlords use local lettings policies within a certain area as part of a package that includes starter tenancies and a community pledge.

Some of the housing association Homelessness Action Plans that we have seen include an action around reviewing the way in which local lettings policies are used. Here's a few tips based on what we've seen around the country:

• Be clear on why a local lettings policy is being considered. You should be able to evidence the need for the policy through data analysis and resident consultation. The aims should be clearly stated so their impact can be measured.
• Local lettings policies cannot take associations outside the regulatory framework so check out the Housing Corporation’s Regulatory Code and Circular 02/07.
• Associations should consult local authorities on the introduction of new local lettings polices. Make this consultation meaningful because the development of sustainable communities needs the engagement of a wide range of partners.
• Encourage the strategic planning of local lettings policies at the local authority level. It will be beneficial to all to understand the other local lettings policies operating in an area so they can be planned and coordinated.
• Local lettings policies can operate well within choice based lettings systems but the criteria that are applied need to be clear because they should be stated within the advertisement for the home. Coordination of local lettings plans is also especially important to avoid confusion amongst applicants.
• We hear fairly often about situations where lettings staff are making ‘sensitive lets’ (often in areas with a high proportion of older residents in the belief that younger people won’t be appropriate). Associations need to think whether such actions are covered by the main lettings policy or by a local lettings policy. Such an approach is effectively a local lettings policy and needs to be agreed by the Board. It is much better to formalise such an approach if it can be justified.
• Regularly review local lettings policies. Operational staff and their manager should review them every year. A review of the impact of policies should be reported at least every three years to the association’s Board to decide whether they should continue. We have found examples where local lettings policies have continued for many years with no review. In these cases they are unlikely to be meeting the initial aims and are likely to be discriminatory against certain groups.
• Use the data available to highlight the range of people being housed, whether the aims of the policy are being met and whether there are any unforeseen consequences. Some of the data we suggest is:
• Turnover
• Lettings via nominations
• Rejected nominations and the reasons for the rejection
• Rejected applications and the reasons for the rejection
• Lettings to statutory homeless households
• Lettings to other homeless households
• Failed tenancies and the reasons for the failure
• Households accessing support services

If you feel that your approach to local lettings policies is working well, or if you have any queries on this topic, please contact one of the team.

Good examples

Here are some more practical examples of different ways in which housing associations prevent and tackle homelessness. We’re always keen to hear about what works so please let us have your examples.
 
The main housing associations in Walsall have shown how to progress real partnership working through the development of a joint Homelessness Action Plan for the Walsall area. The plan has been signed off by all the Chief Executives and has been supported by Walsall Council and the HAT.
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Wakefield & District Housing and Wakefield Council have a protocol that agrees their respective roles and responsibilities with regard to homelessness and housing options. This has proved to be a good basis for the development of good partnership working following the transfer of the housing stock.
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Connect HA has employed a Children’s Support Worker to work with those families whose children are causing problems within the local community.

The latest stats

We're very keen for associations to spend some time analysing the data available to them when reviewing their services and their contribution to preventing and tackling homelessness. The data can help to suggest tasks to appear in Homelessness Action Plans.

Some of the key data that we recommend should be collated to include trends and comparisons with other associations is:

• relet times;
• stock vacant and available to let;
• stock vacant and unavailable to let;
• lettings through LA nominations;
• lettings to statutory homeless;
• lettings to other homeless
• tenants evicted;
• stock used for temporary accommodation;
• lettings through CBL;
• lettings through common register; and
• lettings through common allocations policy.

Much of this data can be obtained from the CORE and RSR websites and the new data for 2007/08 is appearing on these sites now. This can prove to be a very valuable way to check the comparative approach of associations. We'll try to release the national and regional figures as soon as they become available.

Events

These are some of the events being organised that may be of interest to those working around homelessness. If you know of future events please let us know so we can include them.

CIH – Homelessness Seminars
London, 1st July 2008
Manchester, 15th July 2008

NHF Housing Care & Support Conference
Coventry, 3rd & 4th July 2008

Government Office for the South East "Beyond the basics - prevention of homelessness through the improved use of the private rented sector"
Brighton, 4th July 2008

Capita Homelessness Conferences
London, 30th June 2008
Manchester, 14th July 2008

CIH Tackling Overcrowding Seminars
London, 5th August 2008
Bradford, 14th August 2008

CIH Lettings and Homelessness Conference
Alton Towers Resort, 18th - 20th November 2008

Lime Legal's Choice Based Lettings Conference: the New Statutory Guidance
London, 19th September 2008

NHF Tackling Homelessness: Prevention and Partnerships Conference
London, 2nd October 2008

CIH Lettings and Homelessness Conference
Alton Towers Resort, 18th-20 November 2008

Contact us

We ask for your input in a number of ways. If you can help us or if you would like us to meet with you please contact us.

Mark Meehan
mark.meehan@housingcorp.gsx.gov.uk
07721 375104

Gerald Wild 
gerald.wild@housingcorp.gsx.gov.uk 
07971 667119

Madeleine Jeffery 
madeleine.jeffery@housingcorp.gsx.gov.uk 
07798 588752

Nick Sedgwick 
nick.sedgwick@housingcorp.gsx.gov.uk 
07919 394910

Dave Anteh 
dave.anteh@housingcorp.gsx.gov.uk 
07920 781254