NPRAS NOTTINGHAM PRIVATE RENTED ASSISTANCE SCHEME Why is

NPRAS NOTTINGHAM PRIVATE RENTED ASSISTANCE SCHEME

Why is the Privately Rented Sector Important? The privately rented sector is the most rapidly expanding tenure in the Nottingham and the UK Social Housing and Owner. Occupation in the City are decreasing We are now able to discharge our homelessness duties to citizens in the private sector more easily following new legislation Families who may be vulnerable or on low incomes are increasingly being housed in the private sector

A Brief overview – Focus in the new act is very much on prevention of homelessness There are 2 stages – • Prevention and relief. • Offers of accommodation can be made at any stage of the process. • If a household has accommodation available to them for 6 months, the homelessness duty is ended • Looking for privately rented accommodation is likely to be part of the Personal Housing Plan. • If citizens don’t engage with the agreed actions on their plan, duties can be ended

Access to the scheme Personal Housing Plan (PHP). Private renting will be discussed as a part of the initial assessment at Housing Aid An assessment will be completed and if a citizen is suitable for the scheme, and documents will be requested.

Suitability Someone might not be suitable if: Their needs could be better met in supported accommodation Have outstanding rent arrears from their current or previous tenancy Have a history of anti-social behaviour or criminal convictions

Documents needed To help with securing accommodation, we will ask for the following documents: ID for all family members Proof of income – All benefits ID 3 months wage slips and 3 months of any other income Proof of any other income A full income and expenditure form will be completed

How NPRAS can Help to find Accommodation Referrals to landlords who work with us Assistance with our bond or cash deposit if needed Assistance with rent in advance Negotiations with landlords to secure property Flexible package of support to offer tenants and landlords Assistance with Housing Benefit application New prevention from eviction protocol

How can citizens search for accommodation? Websites Word of mouth Local newspapers and free ads Local shop noticeboards

What can’t we do We will not refer applicants with a history of anti-social behaviour, violent crime or rent arrears to NPRAS We don’t have a list of landlords who accept housing benefit We are not managing agents for landlords We are unable to assist citizens who are not at risk of homelessness with deposits or rent in advance

Local Housing Allowance will be reviewed in 2020. The current rates are : Shared Accommodation - £ 299. 00 per month 1 Bedroom Rate - £ 393. 90 Per Month 2 Bedroom Rate - £ 469. 13 Per Month 3 Bedroom Rate - £ 521. 26 Per Month 4 Bedroom Rate - £ 656. 50 Per Month

Citizens who find privately rented accommodation via their Personal Housing Plan (PHP), will be eligible to access the Housing Register in Band 3. We have a tenancy toolkit available on the NPRAS website to assist with searching for accommodation

Prevention from Eviction Protocol The Aim of the protocol is for landlords and tenants to be able to contact the NPRAS team as early as possible when there is a threat of eviction. Any issue that affects the integrity of a tenancy can be addressed with the protocol including – Landlord wanting to increase rent Benefit worries Landlord wanting to sell Rent Arrears Anti Social behaviour Landlord and tenant dispute Disrepair Condition of the property

Prevention from Eviction Protocol Referrals to the protocol can be made by tenants, landlords or our partner agencies. Where the tenancy is one that has been facilitated by NPRAS, the landlord, tenant or supporting agencies can contact NPRAS directly for assistance. A dedicated landlord line is in place tel – 0115 8761644 For all other tenants, an assessment will be made by the Housing Aid Advisor Team as per the Homelessness Reduction Act, and referrals will be made by the tenants Housing Aid Advisor.

SCENARIOS

Scenario 1 Ø Family with children subject to the benefit cap Ø Unwell and unable to work Ø Fell into arrears, and stopped communicating with the landlord Ø Landlord served a notice and contacted Housing Aid

HOW DID WE RESOLVE THE PROBLEM?

Tenant visit Financial assessment Payment towards the arrears Referral to Welfare Rights Referral to tenancy support service

Scenario 2 Ø Households contacted Housing Aid with Section 21 notices from same landlord Ø Call to landlord reveals that he is concerned about selective licensing/accreditation Ø Landlord is concerned about the length of time it will take for him to go through the process Ø Landlord worried about the expense of licencing all his properties

HOW DID WE RESOLVE THE PROBLEM?

Referred landlord to DASH accreditation service for advice on works required to bring property up to standard Home Visits with landlord to assess properties Inventories/Floor Plans completed to

Scenario 3 Ø Single pregnant woman, under 35 years of age, living in a one bed flat Ø Becomes ill as a result of pregnancy and is unable to work. Claims Housing Benefit Ø Housing benefit is awarded at a lower shared rate because of age Ø Falls into arrears because housing benefit doesn’t cover the whole of the rent Ø Approaches Housing Aid as property is now unaffordable

HOW DID WE RESOLVE IT?

Ø Spoke to landlord about the reason for arrears Ø Assisted applicant to apply for DHP to make up difference between shared and 1 bed rate Ø As applicant was then able to stay in tenancy, and make an application for Homelink and gave advice on looking for private rented accommodation.

Scenario 4 Ø Couple and 1 child living in private rented property, one of them works part time Ø Landlord issues S 21 notice as he is planning to increase rent, tenant has been notified and has told landlord they will not be able to afford rent increase Ø There are no rent arrears and no other issues with the tenancy

HOW DID WE RESOLVE IT?

Ø Phone call to landlord to establish if there any issues with tenancy Ø Talk to landlord about cost associated with reletting property – agent fees, advertising, rent loss for void period, paying council tax whilst property is empty – increasing in rent will be balanced out by these costs. Ø Negotiate one off payment if necessary to cover top up, on condition that S 21 is withdrawn and a new tenancy agreement is offered.

Scenario 4 Ø Telephone call from NPRAS landlord upset that his tenant has contacted Environmental Services about repairs/damp Ø Tenant has limited English and is an open case to refugee support service Ø Tenant never approached landlord regarding these issues Ø Landlord previously contacted housing aid with concerns about applicant not airing or heating property Ø Landlord is unhappy about breakdown in communication and wants to serve notice

HOW DID WE RESOLVE IT?

Ø Joint home visit with landlord and environmental services Ø Attended multi agency meeting, invited landlord to discuss concerns around maintenance in property Ø Offered landlord one off payment for part of repairs (blocked drain) resulting from incorrect use by tenant Ø Provided advice letter and instructions to tenant in own language

SORT IT BEFORE YOU SERVE IT In creating the Prevention from Eviction Protocol, we are encouraging landlords to contact Housing Aid with these aims • Resolve any problems early • Encourage open communication between landlords and tenants • Maintain the stability of the tenancy • Prevent homelessness in accordance with the Homelessness Reduction Act

Thank you for listening Any questions?