The future is Knowsley Private Landlords Forum Wednesday

The future is Knowsley Private Landlords Forum Wednesday 23 rd March 2011

AGENDA • Tenancy Sustainment – Tenants Extra Support Services Michelle Askew – Supporting People Team Leader, Villages Housing Group • Launch of the Anti Social Behaviour Pack Alan Broadbent – Group Manager – Housing and Programmes, Knowsley MBC • Condensation – Identify, Tackle and Prevent Dan Donovan – Senior Housing Enforcement Officer, Knowsley MBC

What is TESS • Tenants’ Extra Support Scheme (TESS) has been established in Knowsley for 14 years. TESS provides housing related support for vulnerable tenants of both RSL and Private Landlord properties, who are at risk of homelessness • The service covers the whole of Knowsley

What is TESS • Since 2003 the service has been funded by Supporting People. The service was reviewed in October 2010 and achieved a level “A” accreditation. • The current role of TESS is “to sustain the tenancy” we also work towards 5 outcomes including Stay Safe, Be Healthy, Economic Wellbeing, Positive Contribution and Enjoying and Achieving

Benefits of Tenancy Sustainment Not all tenants will require the support of TESS but I’m here tonight to provide you with a few pointers to make your job easier After all It makes sense for you to support tenants sustain there homes.

Lets be heartless What are your costs to re-let a property Rent Loss Refurbish Re-let

Prevent Problems Arising • Know your tenants • Think of the higher risk groups • Know whose supporting or involved already • Be aware of sudden changes

Quotes taken from Referral Forms Warning Signs! • Struggling to cope as her father is very ill and in hospital – tenancy sustainment • Failure to supervise her dog – mental illness • Spoke to the tenant and do not believe that he is able to maintain tenancy on his own – ex servicemen • Pregnant and her due date is 27/03/2010 – just turned 18 • Garden extremely overgrown and property looks run down – mental illness

And more … • she was found wandering in confused state – dementia • 55 yrs old and has never held his own tenancy before - domestic abuse male • is 59 yrs old (although she looks 89) - Ill health

So what can Landlord’s do? • As the landlord you may not know what to do next, however don’t ignore the issue. • Various service are available in Knowsley for support and advise including CAB, WFR, Social Services, Supporting People Services

What is Floating Support • Advice on completing forms for benefits and housing. • Understanding your rights regarding the DWP and Housing & Council Tax benefits. • Understanding and maintaining your tenancy agreement and understanding your housing rights. • Advocacy, that is, speaking to other organisations on your behalf. • Signposting you to relevant agencies for advice & support. • Budgeting money, managing debts and rent arrears. • Advice regarding your home, personal safety & security. • Advice on maintaining a healthy lifestyle. • Access to leisure, cultural & social activities, educational courses, employment or voluntary work

TO REFER OR NOT TO REFER “We don’t just collect rent or claim benefits ” However last year income maximisation figures where over £ 400, 000

What we do TESS is funded to provide “Low Level Housing Related Support” to VULNERABLE tenants at risk of homelessness.

Why refer to TESS • Free service • Add-on to existing housing management service • Housing providers must demonstrate how they help their vulnerable tenants • TESS can assist tenants with issues such as health , finance, well being

CASE STUDY 1 • Tenants with disabilities • Mr S is 40 years of age • In 2007, he suffered a massive stroke that left his body partially paralysed • Living in a flat that wasn’t suited to his disability • Socially isolated

OUTCOMES ACHIEVED • • Re-housing and sustained tenancy Housing and Council Tax Benefit claimed Community Care Grant awarded £ 1154. 41 Initial utility set up Credit Union Account ECDL computer course Confidence building He is now an active volunteer for the Stroke Society

CASE STUDY 2 • TESS supported a former rough sleeper (aged 72) through the last months of his life • Alcohol dependent • Ill health likely to die on the street • 30 years sleeping rough • Excluded from all Merseyside hostels and care home’s

OUTCOMES ACHEIVED • Damage limitation in his final months • Registered with GP (for first time) • Fire detecting and prevention equipment for his safety and other residents • Obtained furniture package • Only one hospital admission in nearly 11 months • Worked out of normal hours - weekends, bank holidays and evenings • Sustained a tenancy for the first time - for 12 months until his death

CASE STUDY 3 • Tenants who don’t engage • Elderly couple living on an estate had been referred a total of 6 times to TESS • Last referral Dec 2010 - We eventually got over the door • Initial Visit = Dementia and no heating

OUTCOMES ACHIEVED • Established contact with son • Maximised income • Social Services involved for first time -care package • Stopped them going into a care home • Sustained a Villages tenancy

QUESTIONS?

MORE INFORMATION • Email: Michelle. Askew@villages. org. uk • Phone: 0151 949 5054

LANDLORD ACCREDITATION ANTI SOCIAL BEHAVIOUR PACK Alan Broadbent Group Manager – Housing and Programmes, Knowsley MBC

LANDLORD ACCREDITATION SCHEME UPDATE • Launched in May 2010 • 26 Landlords (Spring 2011 Forum – 21 Landlords) • 52 Accredited Properties (Spring 2011 Forum – 40 Properties) • Anti Social Behaviour Pack o Tenant Referencing

PRIVATE LANDLORDS ANTI SOCIAL BEHAVIOUR PACK • ASB Pack o General guidance on how to intervene early o Sign posting to support and guidance o ASB Toolkit • ASB Toolkit o o o o KMBC Approved AST Agreement ASB Incident Diary Sheet ASB Warning Letters – Stage 1, 2 & 3 Sample Interview Questionnaire Tenancy Application Form Reference Request Forms - Employer & Tenancy Acceptable Behaviour Contract

PRIVATE LANDLORDS ANTI SOCIAL BEHAVIOUR PACK • Tenants Referencing o o Ability to check potential tenants previous history Informed consent from potential tenants Partnership working Social Landlords Making an informed choice o Free Tenancy Referencing Service (Landlord Accreditation Scheme Members Only)

TENANT REFERENCE SERVICE PROCESS • STEP 1 Complete Tenant Reference Request Form (Inc. in ASB pack) and Return to Landlord Accreditation Scheme (LAS) Officer • STEP 2 LAS Officer will request references from Villages Housing and Knowsley Housing Trust • STEP 3 Upon receipt of the reference the LAS Officer will contact the landlord with reference • STEP 4 Landlord able to make informed judgement on whether to grant tenancy

MORE INFORMATION • Email: housing@knowsley. gov. uk • Phone: 0151 443 2287

QUESTIONS?

HOUSING HEATH AND SAFETY RATING SYSTEM Condensation – Identify, Tackle and Prevent Dan Donovan – Senior Housing Enforcement Officer, Knowsley MBC

WHAT DO YOU MEAN… IT’S DRAFTY? At least there won’t be a condensation problem

WHAT IS CONDENSATION? • What most people think of as condensation is water droplets formed when moist air cools and comes into contact with a non absorbent surface o As with most things in life, that’s only half the story

WHAT IS CONDENSATION? There are things that encourage condensation. Most of them are as a result of human activity • Breathing out • Cooking • Laundry • Strenuous a. Activity • Showering

WHAT IS CONDENSATION? Some things are a result of building set up and use such as • Hard to heat homes • Lack of ventilation • Poor design • Lack of regular amaintenance • Calor gas heaters

WHAT HARM DOES CONDENSATION DO? • Two distinct types of harm o Harm to the physical health of the occupants of the building o Harm to the financial health of the landlords pocket

HARM TO PHYSICAL HEALTH OF THE OCCUPANTS OF THE BUILDING Clear links to hazards: 1. Damp and Mould Growth 2. Excess cold 11. Crowding and space 23. Electrical Safety

HARM TO PHYSICAL HEALTH OF THE OCCUPANTS OF THE BUILDING • Health effects of damp and mould growth: o Mould spores and detritus from house mites are powerful allergens o High concentrations will cause sensitisation over time for vulnerable people and can lead to asthma and other respiratory illnesses o Living in damp and mouldy conditions can affect mental health

HARM TO THE FINANCIAL HEALTH OF THE LANDLORDS POCKET • Water is known as the ‘universal solvent’ for a good reason • Water is vital for the growth of all life • Dry rot needs wet conditions • Water based disrepair is the biggest cause of tenant complaints • Condensation is only visible on non absorbent surfaces but can cause unseen damage elsewhere

WHO’S FAULT IS IT ANYWAY? Lifestyle Usually a combination of things • Indoor clothes drying. When clothes are dried on radiators, the moisture evaporates into the air. • Tumble driers should be vented to the outside • Lids on pans reduce evaporation • Bottled gas heaters increase the moisture level in the air

WHO’S FAULT IS IT ANYWAY? Lifestyle • Aerophobia is the irrational fear of draughts In times gone by, chimneys allowed airflow and windows were not hermetically sealed • Fuel is becoming more expensive and people are uneducated in how to heat a home efficiently • The more showers, the more water vapour

WHO’S FAULT IS IT ANYWAY? • • Building Solid wall construction is a lot colder than cavity wall, particularly north facing walls. Lack of loft insulation allows heat to escape and water is condensed out as air cools. Inefficient boilers are expensive to run and therefore more likely to be switched off. Painted or papered over air vents reduce the number of air changes in a property and as air holds moisture. . .

WHO’S FAULT IS IT ANYWAY? • • Building Warm air is able to hold more water vapour than cold air. Relative humidity The warmer the air is, the higher the saturation point is. Critical temperature As the temperature drops, so does the saturation point and water vapour becomes liquid water. Dew point Do you think that would be entirely the occupants fault?

ENERGY BILL • Currently passing through Parliament • From April 2016 landlords of residential properties will not be able to unreasonably refuse requests from their tenants for consent to energy efficiency improvements • Following this, from April 2018, all private rented properties must be brought up to a minimum energy efficiency rating of ‘E’ • Local Authorities will enforce the domestic minimum standard regulations, with the ability to impose a civil fine of up to £ 5000

HOW DO YOU DEAL WITH CONDENSATION? • Stop people breathing out • Increase Ventilation or • Keep kitchen and bathroom doors closed during use • and for 20 Mins after

SUMMARY • Condensation is mainly a winter problem. • If it is causing problems in the summer, there is a bigger issue • Condensation is caused by a wider range of faults than tenants not opening the windows or drying clothes on the radiators • It is in everyone’s interests to work together to resolve the problem • Heat and air changes are the enemy of condensation

MORE INFORMATION EMAIL: dan. donovan@knowsley. gov. uk

QUESTIONS?