LEWISHAM HOUSING ALLOCATIONS & STRATEGIC POLICY ON TENANCIES CONSULTATION

1. LEWISHAM HOUSING ALLOCATIONS & STRATEGIC POLICY ON TENANCIES CONSULTATION Ger Pokorny Strategy, Policy & Projects Officer London Borough of Lewisham 9 February 2012

2. 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 manage expectations and determine a fair way of allocating housing in the borough ALLOCATIONS - SOME BACKGROUND INFORMATION

3. SOME NUMBERS – OUR CURRENT HOUSING REGISTER

4. Legal requirement to have a housing allocations scheme which sets out how we will prioritise 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 locality 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 CURRENT STATUTORY REQUIREMENTS

5. Changes in legislation and political thinking • The Localism Act 2011 - what we are required to due (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 are required to consult widely with all stakeholders WHY ARE WE UNDERTAKING THE REVIEW?

6. Incorporate all the statutorily required changes • Retain all the reasonable preference categories with their current level of priority banding • Immigration changes • Restricted persons – confirm they should be accounted for bed size need, but not conferring priority • Joint tenancies – confirm that only an eligible person can be part of the tenancy • Armed forces • Confirm they are exempt from our local connection limits • Offer band 1 priority on the basis urgent need (Band 2) plus additional preference requirement (up to Band 1) SOWHAT ARE WE PROPOSING?

7. Respond to the Code of Guidance and act on local priorities • Bedroom standard - align with standard in the draft code • involves moving the upper age limit for children to 21 • Homeless discharge – retain band 3 priority for Homeless in TA acknowledge the presumption of discharge into the PRS as an offer, but 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 signpost these clients to other advice SO WHAT ARE WE PROPOSING?

8. Employment • New band 3 category • To sustain low paid employment • Affordability assessment • Requires 2 years continuous employment • Income threshold • Increase to £50k per household • Responding to RP’s requests as a result of affordable rent regime • Rent arrears • Currently suspend until arrears reduced • Proposing to disqualify – household has to re-apply • Local connection • Retain 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 SO WHAT ARE WE PROPOSING?

9. Mobility • Remove 5% of lets as contribution to pan London scheme • Community contribution • allow a small number of lets to non priority transfers, and those with a “community contribution” via the annual lettings plan • Reduce the number of bids each applicant can make each week – will enable us to make multiple nominations to RSL partners and reduce void turnaround times • Decants - Confirm the overriding priority we need for some decant regeneration schemes • Continue to encourage under occupation moves and reduce overcrowding SOWHAT ARE WE PROPOSING?

10. Align scheme with the Strategic Policy on Tenancies (SPoT) • Statement of principle on flexible tenancies – including ‘suitability’ criteria • Will also mention affordable rents • Mainly scene setting • But relevant in terms of suitability of a one offer STRATEGIC POLICY ON TENANCIES

11. Formal consultation • On-line survey is available to end of February • LEWAHG sub group meeting • Local Assembly and area panel meetings • Meetings with staff and internal stakeholders, including members • Will be sent out to all Registered Providers • Likely to go to Mayor and Cabinet April-May WHERE WE ARE – REVIEW PROGRESS

12. Respond - Survey closes end of February 2012 http://lewisham-consult.objective.co.uk/portal/customer_services/sh/allocations__spot or www.lewisham.gov.uk Then click on; Get involved tab Then top right corner of page click on; London Borough of Lewisham – Consultation Home Then; Consultation On The Housing Allocations Scheme And Strategic Policy On Tenancies Then click on; Start Survey TELL US WHAT YOU THINK