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New Housing Powers
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Decent Homes Targets
The Government has set a target to bring all social housing into decent condition by 2010, with most of the improvement taking place in deprived areas. A target (PSA 7) also exists to increase the proportion of vulnerable households in the private sector, including families with children, living in decent housing to 70% by 2010. Achievement against these targets will be measured through the continuous English House Condition Survey.
Whilst improvement of social housing by 2010 is a primary focus of social housing providers, an effective strategic approach to private housing is lacking in many local authorities. Private housing, including the privately-rented sector is still often seen as a Cinderella issue, failing to get the requisite attention in local housing strategies and significant interest from elected members. However there are nearly 1.2 million vulnerable households in the private sector living in non-decent homes (English House Condition Survey 2001).
Private Sector Housing Strategy
Investment in improving private sector housing can make a major contribution towards achieving over-arching goals of neighbourhood renewal, tackling poor health and fuel poverty, reducing energy consumption, and securing balanced housing markets. Effective action can also contribute to the provision of affordable housing and homelessness prevention. It is important that local authority housing strategies consider a comprehensive approach involving actions to improve the housing of individual vulnerable households as well as intervention and renewal of areas with concentrations of poor condition private housing.
Audit Commission reports following inspection of private sector housing teams show generally poorer performance than their public sector counterparts. Having effective strategies to address unfit and other non-decent private sector housing will contribute towards providing sustainable communities and can help contribute towards Public Sector Agreement (PSA) targets.
New Powers for Local Authorities
Local authorities have historically had a range of powers to intervene to deal with private sector housing conditions, particularly the private-rented sector where some of the worst conditions are found. These powers are being strengthened by parts 1-4 and part 7 of the Housing Act 2004 which will become operational in April 2006
These changes include:
- the replacement of the existing housing fitness standard (which is over 40 years old) with a new hazard rating system- the Housing Health and Safety Rating System (HHSRS);
- a range of new enforcement powers to secure improvements to private sector properties;
- introduction of licensing of houses in multiple occupation (HMOs);
- selective licensing to address housing problems arising from areas of low demand and anti social behaviour;
- additional provisions relating to management of tenanted property; and
- powers to control empty dwellings.
An Opportunity to Review Operational Arrangements and Housing Strategy
The introduction of these new powers affords a valuable opportunity for local authorities to review their private sector housing strategy and to introduce new programmes to identify and deal with poor private housing conditions.
This could be ideally complemented by a Best Value review of the way private sector housing services are delivered, having regard to the new powers available.
An effective private sector housing strategy, supported by appropriate use of these new powers, can contribute towards an affordable housing policy, and the ODPM's PSA 5 target. Promoting the retention of safe, secure affordable private rented housing, particularly for low paid groups, and those who would normally be excluded from access to social housing will help reduce homelessness demand.
Private rented housing can also provide a source of temporary accommodation for homeless applicants awaiting a permanent home. Proper liaison between enforcement and homelessness staff can help in preventing and tackling homelessness, and a pro-active approach to dealing with empty properties can help increase the supply of available housing.
Effective promotion and enforcement of the new HHSRS standard will have a direct impact on improving standards and directly contribute towards meeting the ODPM's PSA 7 target. Prioritised action on a 'worst-first' basis to improve HMOs will have a direct impact on disadvantaged groups who tend to be heavily represented in this type of accommodation.
The introduction of HMO licensing should be considered as an opportunity to engage more proactively, and create an ongoing dialogue with private landlords, going beyond accreditation schemes. Collaborative working between local authorities and other stakeholders should be encouraged to develop common sub-regional approaches. In particular, the HHSRS affords an opportunity to promote closer links with primary healthcare professionals regarding a joined-up approach to health and housing issues.
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