Agenda item

To present the draft Private Sector Housing Strategy 2021-2023, providing details of the proposed strategic objectives for the Council’s Private Sector Housing Service for the following three years.

The report presented the draft Private Sector Housing Strategy 2021-2023, which contained details of the proposed strategic objectives for the Council’s Private Sector Housing Service for the following three years.  (A copy of the report is attached to the signed minutes as Appendix B.)

Councillor Horncastle, Portfolio Holder for Community Services, introduced the report making reference to the Northumberland Corporate Plan for 2018-21 and principles within the Draft Northumberland Local Plan which identified that having a roof overhead and a decent home was fundamental to the health and well-being of everyone living in Northumberland.

The strategy set out how the Council would work with partners, stakeholders and local communities to deliver services to support good quality housing and management standards within private sector homes in Northumberland and built on the aims and objectives of the previous strategy.

The following priorities were identified:

·         Increase access to affordable homes in the private sector through bringing empty homes back into use.

·         Ensuring a healthy private rented sector through improving the condition, safety and energy efficiency of private sector housing.

·         Provide advice and support and take action where necessary for homeowners, landlords and tenants in the private sector.

·         Provide services to assist access to sustainable tenancies in the private rented sector.

The following issues were raised by members:

·         Some areas had a high percentage of empty properties and powers were needed to address exterior problems, in addition to internal standards, particularly where landlords were absent, as it impacted on attracting new residents.

·         Registration or licensing of private landlords should be compulsory, rather than a voluntary scheme, as current.

·         Covid-19 had demonstrated the strength of communities in areas but also the importance of quality housing given the restrictions and time spent at home.  Individuals active in communities had been highlighted and should be invited to be involved in discussions in estate regeneration.

·         Awareness of enforcement powers and protection available to tenant from legislation be raised.

·         The Council needed to demonstrate it cared, was approachable, used enforcement powers to the widest extent when needed and could protect tenants.

·         Refurbishing sub-standard properties in the public and private sectors was challenging as well as making properties more energy efficient and contributing to climate change aspirations.

·         Up to date contact details be provided for social housing providers.

·         It was hoped that implementation of the new Council Tax scheme which progressively increased the charges on empty properties, would act as an incentive to landlords to take action.  Circumstances should be looked at on a case-by-case basis.

·         Discussion be held with the Climate Change team regarding loan arrangements with Northumberland Community Bank to enable individuals to install otherwise expensive energy improvements and whether something similar could be used for private landlords to bring properties to a better standard, when new windows, doors, roofs were required.

·         Fuel poverty was increasing in rural areas where raising standards was generally more expensive due to the construction of older properties, some parts of the county did not have access to mains services, including those in the National Park or part of the Ministry of Defence estate; communities were also impacted by second home ownership.

·         Implementation of national aspirations would require commitment by government for the installation of energy efficient measures which were more expensive to retrofit in older homes and less suitable as they required a well-insulated property.  It was hoped that technological advancements would assist.

·         Clarification be obtained regarding the Carbon Reduction Implication of the report given the energy efficiencies required in Priority 2.

The Head of Housing and Public Protection and Portfolio Holder for Community Services provided the following information in answer to questions:

·         Comprehensive discussions were ongoing with officers and partners about housing issues.

·         83% of properties in Northumberland were privately rented or owned.

·         Approximately 3 years ago, the proportion of privately rented properties exceeded social housing nationally.

·         They wished to engage with landlords in the private sector to improve management standards and quality of housing in Northumberland.  Many already participated in a yearly landlords’ forum and they needed to engage with those not already involved.  Engagement was a better method than enforcement, particularly with limited resources.

·         Tenants and landlords needed to be made aware of their legal responsibilities and entitlement and raise awareness that complaints by tenants to the Council would not lead to eviction.

·         Supporting tenants to maintain tenancies reduced impact on the homelessness service.

·         Some estates had larger scale voids, higher levels of deprivation and antisocial behaviour.  However, strong communities also and they needed to be supported to make them nicer areas to live by addressing the aforementioned issues with partners such as the police and colleagues in Local Services.

·         Housing staff were trained in the Housing Health and Safety Rating System to assess the condition of properties and take a range of enforcement action, but only if invited by the tenant or someone on their behalf which could include an elected member.  Landlords were informed about visits and given the opportunity to attend.

·         Consideration was being given to the introduction of a pilot selective licensing scheme, within a defined geographical area.  This would set standards for the condition of properties and tenancy agreement after where evidence demonstrated this was required.  It had to be balanced against the potential of properties being left empty to avoid payment of the fee by landlords.

·         The Council had no ability to prevent or interfere with housing payments made by government departments.

·         Options for estate regeneration were being considered by the Council and Advance Northumberland.

·         Homes England administered grants on behalf of Ministry of Housing, Communities and Local Government (MHCLG) to increase net housing stock.  This could entail some remodeling work which could include retention of some housing stock and demolition of others, to find the right solution for each area, following an options appraisal to address issues within a locality and engagement with communities.

·         The Council worked closely with social housing providers who were not included under the strategy.

·         Empty Dwelling Management Orders were an enforcement tool which allowed authorities to take over management of a property, when granted by the Property Tribunal, normally for a 7-year period, before being handed back to the landlord.  However, this was not always financially viable if significant capital investment was required.  Other similar schemes had been funded through Homes England, including purchase of housing stock; work in default and a trial scheme to purchase and dispose of property.

·         Implementation of the Government’s Green agenda and ceasing use of the installation of domestic gas boilers required viable alternatives.

RESOLVED that, the Cabinet be advised that the Committee supported the recommendations in the report.