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Housing Study 2016

This study examines housing conditions and needs in Allerdale, providing evidence to inform the housing strategy. Key findings include hazards, decent homes standards, energy performance, and housing market demand.

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Housing Study 2016

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  1. Housing Study 2016

  2. What have we done and why - Context

  3. Allerdale Stock Condition Survey 2016

  4. Opinion Research Services appointed to undertake a private sector stock condition survey 2015 • Why? • Local authorities are required under the Housing Act 2004 to keep housing conditions in their area under review • Data collected provides significant evidence to inform the Housing Strategy • How? • Random sample approach • Derived evidence extrapolated to gain an understanding of privately owned and rented properties in the borough. • A total 924 surveyed between Nov 2015 and Feb 2016 • A weight of 42 was assigned to each property surveyed – each property surveyed represents that of 42 properties in the borough. • Confident that sample size gives accurate representation Introduction

  5. Property Age • 40% of dwellings were constructed before • 1919 which is higher than the national average • The proportion of dwellings built post 1919 is below • the national average • Property construction • 53% of dwellings in Allerdale have cavity walls and 41% have solid walls • Solid walled dwellings are more prevalent in Private Rented sector • Tenure length • 66% of Owner occupiers have lived in their home for 10 years or more compared to 13% of Private Rented Sector tenants • Limiting Long Term Illness • Approx. 8,600 households (22%) has at least 1 member of household with limiting illness or disability Key Findings

  6. Category 1 Hazards • 11.6% of private sector dwellings have a Category 1 Hazard, which equates to 4,440 dwellings • The most prominent Category 1 Hazards are Excess Cold (7.8%) and Falls on Stairs (3.3%) • Category 1 Hazard – location • The incidence of Category 1 Hazards in Keswick (24.3%) and North Allerdale (18.6%) is much higher than other parts of the borough • Category 1 Hazard - tenure • The private rented stock has a higher proportion of Category 1 Hazards(21%) than owner occupied stock (9.7%) • Category 1 Hazard – property type • 36.9% of converted flats have a Category 1 hazard Key Findings - Hazards

  7. Decent Homes Standard • 8,360 dwellings in Allerdale fail to met the Decent Homes Standard and this is approx. 21.8% of all private sector dwellings • North Allerdale (30.5%) and Keswick (24.3%) have rates of non decency above the overall rate for Allerdale (21.8%) • The estimated cost to remedy non-decency is £35.8 million, with an average cost per dwelling of £4,250 Key Findings – Decent Homes

  8. SAP Rating • 50% of dwellings are in Sap Band D with an average SAP rating of 50, compared with 60 Nationally • The private rented sector has a higher percentage of dwellings with a SAP Band below D (33%) compared to owner occupied dwellings (23%) Key Findings – Energy performance

  9. Fuel Type • 77% of dwellings use mains gas as their primary fuel source • Insulation • Only 3.1% of dwellings have uninsulated lofts however nearly half the stock (46.4%) has less than the 270mm recommended • Heating costs • 56% of households spend less than £900 per year on fuel costs • 44% of households spend between £900 and £1,500 per year • Fuel Poverty • 10.2% of occupied dwellings in the private housing sector in Allerdale contain a household which is in fuel poverty Key Findings – Energy performance

  10. Housing Needs Study 2016Summary of Key findings

  11. Methodolgy – Housing Needs Study Review of the latest secondary data house prices, private rented sector information, 2011 census) Major household survey Sample in urban areas and 100% survey in rural areas Postal interview supplemented with telephone survey where response rates low 5,557 responses (17.4% response rate overall) Overall, received responses from 12% of all households in Allerdale Stakeholder consultation Estate agents, RPs, Adult Social Care, Neighbouring authorities Data is now available for: Parishes Wards Strategic Housing Market Assessment (SHMA) areas LDNP Parish Clusters

  12. Household and Dwellings Dwellings: 48,434 Of which - Households: 46,396 1,181 Second homes (2.4% dwelling stock) 857 vacant (1.8% of dwelling stock and below ‘transactional vacancy’ level of around 3% - that is the proportion of stock which would normally be expected to be vacant to allow movement within the market)

  13. Population • Population is relatively static and ageing – by 2037 33.3% of all residents will be aged 65 and over

  14. Tenure Profile

  15. Private rented sector residents • Around 5,230 households rent privately (11.3%) • Generally low income residents • 46.8% household incomes less than £300 each week • 32.2% between £300 and £500 each week • 21% £500 or more each week • 65.1% Heads of household employed, 2.3% unemployed, 10.1% permanently sick/disabled, 19.2% retired; 3.4% other

  16. House Price Relative Affordability *based on 3.5x household income

  17. Housing Market Demand by SHMAHousehold aspirations

  18. What is the affordable need and where is it?

  19. Affordable housing requirements: Annual net imbalance 2016/17 to 2021/21 • Net imbalance shows the total number of households in need of affordable housing AFTER likely availability of affordable stock is considered • Annual net imbalance (shortfall) of 175 affordable dwellings

  20. Older persons’ preference

  21. Older persons’ preference • Vast majority want to remain in their own home with help/support when required • Interest in buying on open market • Lower levels of interest for sheltered and extra care housing compared with other arc4 studies • Higher levels of interest in residential care compared with arc4 studies in other areas

  22. Key areas for consideration • Growth in Private Rented Sector – decline in social housing, and increase in rented accommodation linked to employment (e.g. NUGEN, UU, NGG) • Ageing population – Need for more older person provision & adaptations to enable people to stay in their home • Declining population by 2037 (15-64 age group) – Issue for development of Affordable housing – Starter Homes Programme. • Semi-detached and Terraced properties available but shortfall of detached properties, bungalows, flats • Affordable Housing need across the borough but not concentrated in urban areas as in previous studies • Small rural sites will no longer deliver affordable housing – (Government Changes) • Affordability • Incomes requirements to allow for purchase of homes • Changes to the welfare systems and Local Housing Allowance – how do we minimise risk of increased presentations to housing options team. • How we accommodate those who cannot afford starter homes “intermediate households”

  23. Housing Strategy 2016-2021 3 Key aspects included: Housing Need, Demand and Future Development Private Sector Housing Housing Options and Homelessness Prevention

  24. Purpose To enable the Council to identify the best way to engage with all sections of the community, and maximise opportunities to deliver housing that meets the needs of all our communities. It will allow us to identify solutions to the problems of a challenging housing market in all sectors and provide a strategic framework that allows us to meet our action plan.

  25. Vision for Allerdale

  26. National - Laying the Foundations, a Housing Strategy for England The Care Act 2014 The fuel poverty strategy for England The Deregulation Act 2015 The Welfare Reform and Work Act 2015 Housing and Planning Act 2016 The Better Care fund Homeless Act 2002Local - Cumbria Housing Statement 2016 Allerdale - Council Plan commitment to local communities The Key priorities within the Council Plan 2016 -19 Two major housing studies Context

  27. Challenges

  28. What do we aim to deliver Objective 1 - Develop New and Affordable Housing (work with developers to deliver/CLTs/local plan update/stalled sites/housing for economically active/Partnerships & Engagement/Right mix of housing in right place/Using Council assets/Review and monitor) Objective 2 - Provide better housing options for our vulnerable and ageing population helping them to remain independent (Review DFGs/create data base/Health & wellbeing forum on ageing well/Review HIAs/winter warmth/assist & support vulnerable in temporary accommodation/access to suitable housing) Objective 3 - Raising the standards in the private rented sector (Landlord incentives/training for landlords/Options for rented property rating scheme/Review Housing Enforcement policy)

  29. What do we aim to deliver Objective 4 - Improving the quality of housing stock (Healthy homes programme/maximise opportunity for those in fuel poverty/replacement boilers/Home Repair assistance/help first time buyers onto the property ladder) Objective 5 - Reducing the number of long term empty homes (work collaboratively to bring empties back into use/fund RPs where disposal requests are made/use empty homes for key work projects) Objective 6 - Reducing or Preventing Homelessness (prevent homelessness as soon as possible/work with advocates to deliver best housing options service/maintain temporary accommodation units/minimise use of B&B/support for vulnerable customers/provide emergency service for all)

  30. Timetable for ConsultationFormal Consultation begins 13th July – 24 August 2016Sessions in key service areasOnline Survey “Have your say”TwitterFacebookPress release Council Committee cycle September – November 2016Sign-off 2nd November 2016

  31. Thank youAndrea Smith, Housing Development ManagerContact Details: andrea.smith@allerdale.gov.ukEmma Bundock, Private Sector Housing ManagerContact details: emma.bundock@allerdale.gov.uk

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