Verbal Update.

The Housing Policy Manager reported that of the two main housing associations: West Kent Housing had 509 tenants affected by the new under occupations rules (397 by 1 bed, 112 by 2 bed); and MOAT, 57, the majority of which were by one bed.  The current stock profile did not help as there was a higher proportion of  family-sized units and therefore limited availability for downsizing.  There were also not many private sector options with limited lower-quartiles private rented housing in the area.  There was some in Swanley but most wished to keep their security of tenure, so chose to stay in social housing. 

Over the past year, Housing Benefits, Housing Officers and Housing Associations had done as much as possible to pre-warn those to be affected by the new rules, and help them look at their housing options.  MOAT had a dedicated ‘back to work’ team working alongside the HERO project, and West Kent Housing was doing similar things.  In November 2012, Housing Benefits had written to all under occupying tenants that had been identified.  The feedback so far was that the majority of those living in the district were going to try and manage the shortfall for the time being, though the cuts would likely over time spur some on to seek smaller housing

There had been a lot of press coverage of the potential impacts on the disabled, those with overnight carers, adult children in the armed forces, foster carers etc.  Housing Benefits had been carrying out visits to such households and were looking at using Discretionary Housing Payment (DHP) to bridge any gaps.  West Kent Housing and MOAT were going to hold a ‘speed dating’ type event in the district, matching under occupiers with over-crowded households.  These had proved successful elsewhere.  MOAT were looking into lodger options by offering tenants advice on advertising, for instance.  This raised slight concerns, but they were going to be making the potential risks clear.  The HERO (Housing Energy Retraining Options) Project was also involved and was currently working with four different households.  The Council had given £20,000 from affordable housing financial contributions (collected under Policy SP3 of the Core Strategy) towards the ‘Small is beautiful scheme and has also agreed to part-fund an under occupation worker to assist those households seeking to down-size  Phase I of their work would deal with those who needed to move, and Phase II would be providing help to older people who would benefit from down sizing and needed some help and advice.

With reference to DHPs, a Member asked whether it was possible to estimate how much of that money was being used and whether there was a danger on over relying on those funds especially if they were to reduce.  The Chief Finance Officer assured him that officers would monitor demand to ensure that the best possible use was made of the funds and noted that the level of funds in future years was currently uncertain.

A Member asked how whether families would be expected to take the reduction for under occupation if there was no housing stock for them to be able to downsize to.  The Head of Housing and Communications advised that it was a balancing act and they were looking at building more bungalows where possible to encourage older people to downsize. 

The Head of Housing and Communications reported that Deborah White, of West Kent Housing, had requested the opportunity to report back to the Committee in six months, on how the Under Occupation Officer was doing.  This was welcomed.

A request was made that in future this information be submitted as a written report on the agenda.