Housing Allocations, Homelessness and Anti-Social Behaviour

1. Housing Allocations, Homelessness and Anti-Social Behaviour Stonehouse Community Council 20th February 2012

2. South Lanarkshire Council Housing & Technical Resources • 4 main offices – Hamilton, East Kilbride, Cambuslang and Clydesdale. • Stonehouse area managed through Hamilton office. • January 2012 – 25,367 council properties in South Lanarkshire, 7,584 in Hamilton division, 3,429 in Larkhall, 418 in Stonehouse. • 251 council properties across South Lanarkshire are used as temporary accommodation – 41 of those are in Larkhall of which 4 are in Stonehouse.

3. Larkhall and Stonehouse • Of the 418 Stonehouse properties 257 are in Stonehouse top and 161 in Stonehouse bottom. • Between January 2011 and now, there have been 25 new lets in Stonehouse top and 22 in Stonehouse bottom. • This represents a turnover of 11% compared with 6.6% across South Lanarkshire as a whole.

4. Lettings plan for Larkhall Area

5. Stonehouse Lets 1st Jan 2011- 9th Feb 2012 47 total lets, of which: • 25 urgent housing list • 10 waiting list • 8 transfer list • 4 other categories list

6. Stonehouse Lets – Where From? 47 total lets, of which • 18 from Stonehouse • 10 from Larkhall • 9 from Hamilton • 4 from Strathaven • 3 from East Kilbride • 2 from Rutherglen/Cambuslang • 1 from Glasgow

7. Allocating Houses • Allocate according to letting plan. • For each vacancy we have reports that tell us about performance so far and therefore indicate which lists we should be considering – who is at the top of the list? • Officers also consider local needs and have some discretion to look at other lists if this seems more appropriate. • Target to turn round empty properties within 28 days of keys being returned.

8. Homelessness • Homeless applicants apply at local housing office. • 2010-11 we had 2,945 homeless applicants in South Lanarkshire, of which 170 were from Larkhall. • This year to date 107 applicants from Larkhall – projecting 126 total. • Last year 1,248 applications were from households with children – 1,568 children under 16 were homeless during the year.

9. Reasons for Homelessness 2010/2011 • 758 – parents can’t accommodate. • 336 – other family or friends can’t accommodate. • 264 – lost private tenancy. • 86 - rent arrears • 103 – mortgage default. • 442 – marital separation. • 330 – domestic abuse. • 340 – external violence or harassment. • 80 – discharge from prison.

10. Assessing Homelessness Applications • 4 Hurdles: • Are you homeless? • Are you in priority need? • Are you unintentionally homeless? • Do you have a local connection? • Duty to provide temporary accommodation and advice and assistance to all applicants – settled accommodation only if yes to all hurdles. • 2010/11 duty to house 1,860 out of 2,945 applications (63%)

11. Meeting our Temporary Accommodation Duty • January 2012 – total of 734 temporary accommodation placements available • This represents 150% increase since 2006 • We have traditionally used B&B accommodation when no other option available and this continues to be the case • However, B&B use reduced significantly: - £626,898 in 2006/7 - £492,077 in 2010/11 - £144,777 (predicted 2011/12) • Intention still to eliminate B&B use altogether

12. Danmor B&B • Opened July 2011 (previously operated as Sandplaid) • Commercial business that we use as we need • 15 rooms – 9 single & 6 family • Emergency accommodation when nothing else available • 373 placements up until end January

13. Concerns about the Danmor • Conflicting information about problems • Keen to collect information on homelessness.strategy@southlanarkshire.gov.uk • Will not be dealt with as complaints, but used to gather information • Still free to contact Danmor directly (01698 794811) &/or use council complaints procedure

14. Housing Homeless People • Duty to make a reasonable offer. • We consider needs, preferences, availability of stock in preferred areas and length of time homeless – need to pick at least one area where chance of housing within 6 months. • One reasonable offer with priority. • Sustainability – support to under 25s and other vulnerable households.

15. Anti-social Behaviour • ASB issues dealt with outside complaints system. • Report to local office in 1st instance – also hotline number – 0800 3891105 • Investigated by local office staff in 1st instance – if not improving or serious investigation is passed to ASIT. • Various options – warnings, ABCs, UBNs, ASBOs, NOPs, court action for eviction

16. ASB cases StonehouseJanuary 2011 to date. • 26 ASB complaints in Stonehouse top, 9 in Stonehouse bottom. • 4 of the complaints were regarding new tenants (<1 year) and one was regarding a temporary accommodation unit.

17. Outcomes from Complaints • No evidence – 11 • Written warning – 4 • Initial warning – 6 • Notice of proceedings – 1 • Logged in error/referred on – 4 • Abandonment action – 1 • Ongoing – 3 • Resolved – 4 • Information only - 1

18. Addressing Concerns • Hamilton housing office in 1st instance, for any issue regarding allocations, ASB, homelessness • Repairs to Repairs Centre at Cambuslang gate: 0303 123 1010 - e-mail housing.repairs@southlanarkshire.gov.uk (out of hours/emergency 0800 242024)

19. If you’re not happy…. • If not happy with service use council’s complaints procedure – details from any Q&A • If not happy with how complaint dealt with you can contact the ombudsman as detailed in complaints leaflet

20. Anyquestions or comments?