Agenda item

Moat and West Kent Housing Association - Provision of Housing

Elizabeth Austerberry, Chief Executive of Moat and Deborah White, Housing Director of West Kent Housing Association to answer questions

Minutes:

The Chairman welcomed Elizabeth Austerberry, Chief Executive of Moat and Deborah White, Housing Director of West Kent Housing to the meeting who gave presentations on the provision of housing in the district, the impact of the Voluntary Right to Buy, assistance to the “squeezed middle” and the challenges ahead.

 

Questions were asked to the representatives of Moat and West Kent Housing Association.

 

The Chairman sought clarification on the level of rent Housing Associations charged and whether Local Housing Allowance would cover them. Elizabeth Austerberry explained that whereas Social Rents were set centrally, Affordable Rent was set at 80% of the open market rate. The Homes & Communities Agency regulator sought that Registered Providers move to higher rents so that they would not be so dependent upon grants for development. There was likely to be a growing disparity between rent charged and the level of Local Housing Allowance, with Moat already carrying 5% arrears. However Housing Associations gave financial advice to tenants and tried to prevent evictions. Deborah White added that the Kent Housing Group was seeking solutions when an applicant could not afford social housing.

 

In response to a question, the representative from West Kent Housing Association explained that they were reminding tenants of the tenants’ responsibilities under their leases. West Kent could find efficiencies by no longer carrying out works which should have been carried out by capable tenants. Elizabeth Austerberry advised that when Associations became involved in anti-social behaviour matters it was perceived as confrontational and made the problem worse in 30% of cases.

 

A Member asked about the impact of the removal of the Spare Room Subsidy. West Kent advised that they had been successful in working with the Council on the Small is Beautiful scheme to address under-occupancy in 15 of 30 cases focussed on. The Association was preparing for further reductions due in October 2016 and was already working with tenants who would be affected.

 

Another Member enquired about West Kent’s approach to house building in the District outside of Sevenoaks. West Kent had a 5 year focus on Swanley, which would then move to Edenbridge and then to Sevenoaks. They were seeking to redevelop a majority of their garage sites in Swanley, a site in Otford and Ash Close, Edenbridge was being converted to 9 units for disabled people. Affordable Housing in Penshurst was still being sought.

 

Asked about the ending of life-term tenancies, West Kent did not have plans to adopt fixed-term tenancies but noted they would create a greater throughput of properties. Elizabeth Austerberry advised that Moat had adopted fixed-term tenancies, with a presumption residents would be allowed to remain, but to allow removal of troublesome tenants.

 

A Member asked whether West Kent was taking account of tenants’ working hours, given the rise in those who worked but required social housing. Deborah White stated that they did offer Saturday morning appointments and 8am weekday appointments, but tenants often got their own workmen. West Kent workmen had begun carrying out “housing MOTs” to allow more repairs to be carried in each visit.

 

The Chairman thanked Elizabeth Austerberry and Deborah White for their attendance.

 

Supporting documents:

 

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