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    Appendix 1 Meeting the Challenges of Edinburghs City Housing Strategy: A ConsultationPaperHealth, Social Care & Housing Committee 1 March 2011

    Meeting the Challenges of Edinburghs City Housing Strategy:

    A Consultation Paper

    Consultation

    1.1 During the summer of 2011, the City of Edinburgh Council will carry out a

    three month consultation with residents, tenants, partners and agencies todevelop our City Housing Strategy.

    Purpose

    1.2 The strategy is vitally important. It sets the strategic vision for housing in thecity and outlines the challenges the city faces and the strategic choices whichwill need to be made. This affects how all of us live, our wider communitiesand has an impact on the economy of the city.

    1.3 This consultation paper outlines the exceptional challenges facing Edinburgh.It covers all housing tenures including the private rented sector, thoseprivately owned and those owned by the Council or a housing association. Itexamines the supply of housing and access to it, how quality is maintainedand how well it is managed. It also considers how people can be supported to

    live independently.

    1.4 Your views will develop the direction our housing strategy will take and how itshould respond to the changing and challenging environment. We need yourvoice to be heard to shape these outcomes and commitments.

    Key Themes

    1.5 To help focus discussion, our City Housing Strategy has been split into threekey strategic themes:

    Supply and Access

    Quality and Management

    I d d t Li i

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    what events are coming up and download the consultation paper online at

    www.edinburgh.gov.uk/cityhousingstrategy.

    http://www.edinburgh.gov.uk/cityhousingstrategyhttp://www.edinburgh.gov.uk/cityhousingstrategy
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    Introduction

    1.8 Edinburgh has been voted Favourite UK City by Observer and Guardianreaders for eleven consecutive years. As Scotlands capital city it enjoys ahigh profile and a reputation at the forefront of various sectors includingscience and technology, finance, tourism and the arts. For Edinburgh tocontinue to thrive, the citys housing market must respond to the changingenvironment and needs of its residents. The City Housing Strategy must setout and address these challenges.

    1.9 Edinburgh needs 36,600 new homes over the next 10 years. At least 16,600new homes need to be affordable. We define affordability as housing costingno more than 40% median income.

    1.10 The economic downturn has made it even more difficult to build the numbersof new homes required. The number of private sector homes completed has

    reduced in recent years as developers struggled to borrow from financialinstitutions. Tighter lending criteria has restricted access to mortgages.Changes to homelessness legislation will improve the rights for homelesspeople, increasing the need to provide more permanent and temporaryaccommodation. These issues are looked at in more detail in the Supply andAccess chapter.

    1.11 Edinburgh is an old city with a large number of flats. For residents it can be

    difficult to organise, manage and fund much needed common repairs tomaintain the fabric of the building. Over a third of Edinburghs homes areclassed as being in urgent disrepair. Another major concern for people is thecost to heat their homes. Domestic emissions are responsible for 25% ofScotlands carbon emissions. The main challenges are summarised in theQuality and Management chapter which looks at ways to ensure homes aremore energy efficient, tackle rising energy costs and meet the demands of

    climate change legislation.

    1.12 As Edinburghs population grows and people grow older, there will be greaterpressure on existing housing and housing support. There will need to bebetter use of existing adapted homes, including within the private sector.Housing support will need to be used more effectively to ensure it meets the

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    aligned with the Scottish Governments Single Outcome Agreement. This

    work needs to continue and develop even more in the period of the newhousing strategy.

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    2 SUPPLY AND ACCESS

    2.1 The biggest challenge facing Edinburgh in housing terms is the acute need forall kinds of housing. The city needs 36,600 new homes to meet demand fornew housing over the next ten years. At least 16,600 of these homes need tobe affordable. Edinburgh has always had an urgent need for more housing butthis is now at its highest level in six years. Edinburgh needs around 3,600 newhomes per year but since 2005/06 house builders have built fewer than 2,000homes each year. This urgency is made worse by the downturn in theeconomy and house-building market.

    2.2 In 2009/10, 1557 new homes began construction compared to 3,500 privatecompletions in 2005/06. It is now more difficult for developers to get funding,and harder to sell new homes. With fewer new starts and currentdevelopments reaching completion, the number of new homes being builtover the next few years will drop further.

    2.3 Most people own their own homes but Edinburgh also has a large andimportant private rented market. The following graph shows the breakdown oftenure in Edinburgh.

    Edinburgh's Tenure Profile 2008

    19%1%

    16%64%

    % Owner Occupied % Social Rented % Private Rented % Other

    Data published by Scottish Household Survey 2010

    Home Ownership

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    Appendix 1 Meeting the Challenges of Edinburghs City Housing Strategy: A ConsultationPaperHealth, Social Care & Housing Committee 1 March 2011

    households living in Edinburgh in 2009 was 36,668. Assuming the average

    household could save 10% of total pay, it would take around 12 years to savea deposit for a two bedroom home.

    2.6 Access to home ownership has changed dramatically in the last three years.According to Bank of England figures, the total new mortgages approved inNovember 2010 were down 41% from November 2007.

    Private Rented Sector2.7 The reduced opportunities for people to buy their own home mean that

    households will have to consider renting. Edinburgh has a large private rentedsector but if demand significantly outstrips supply there is the potential forincreases in rents. There have already been some early rent increases whichmay be signs of a longer trend. Changes to housing benefit will see LocalHousing Allowance reduced to the 30 th percentile of market rates (down fromthe 50th percentile) from April 2011. If the private rented sector fails to grow in

    line with demand and rents increase, it will become less affordable. To growthe private rented sector will need increased investment.

    2.8 More options are needed to increase the supply of private rented sectorhomes in the city. This will be difficult, since in this country there is no traditionof large scale investment in the sector, nor a tried and tested model for doingso. There is also a need to make private rented sector homes a positivechoice for households who want to rent or cannot purchase a new home by

    improving quality and choice. If people do get priced out of the private rentedsector they will look to access different kinds of affordable housing which is inshort supply.

    2.9 While the private rented sector may be out of some peoples reach, socialrenting may not be a realistic option due to high demand; intermediate or midmarket renting could provide this alternative option.

    Affordable Housing2.10 Affordable housing is provided by the Council, by Housing Associations and

    sometimes by other developers. There are already nearly 25,000 peopleregistered on EdIndex, Edinburghs single common housing register forpeople who want to rent a Council or housing association home. Houses that

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    generation. The level of affordable new build developments now being

    approved has remained fairly static in recent years but has recently overtakenthe number of approvals in the private sector because of the economicslowdown. Due to the acute pressure on public funding, it is unlikely that thislevel of development will be maintained in the future. Investment will need tobe redirected into new models of affordable housing if it is to have any impactincreasing the supply.

    2.12 Providing houses at rents between Council / housing association levels andprivate rents (mid market rent levels) is an important option for householdspriced out of the private rented sector. It is also an important option to makethe best use of public funding. The Scottish Governments discussion paperFresh Thinking, New Ideas indicates that each traditional social rented homerequires an average of 70,000 Government subsidy. Mid market homes canbe provided with very low subsidy and sometimes with no subsidy at all. It isestimated at least 4,800 households in Edinburgh would be able to resolve

    their housing need through this kind of housing.

    2.13 There is a need to improve access to different tenures of housing and toconsider extending housing options beyond the boundaries of the city. TheCouncil and its EdIndex partners are working on extending the use of EdIndexand Key to Choice for intermediate tenures, including Mid Market Rent (MMR)and Low Cost Home Ownership (LCHO). Further extension is beingconsidered to Key to Choice for it to cover a wider geographical area.

    2.14 Changes to housing benefit will see more people sharing accommodation;and a balance will need to be found between building the right number offamily-sized homes as well as one and two bedroom homes to meet demandfor the increasing number of smaller households. Edinburghs private homesare already well used. The number of homes which have been vacant formore than six months is amongst the lowest in the country. There is a

    perception that Edinburgh has too many flats with two bedrooms; arguably, itwasnt the size of the home that prevented sale but their affordability. Thehousing market will need to meet the needs and demands of a changingpopulation, allowing people to choose between upsizing and downsizing astheir circumstances change.

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    How can we support private developers to build more homes for market rentand sale?

    Can some of the demand for houses in Edinburgh be met by the supply ofnew homes in neighbouring local authorities?

    Should we encourage development of single room / bedsit typeaccommodation to meet the needs of single people?

    How can we change perceptions on housing options and ensure people getaccess to housing advice at the right time?

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    Appendix 1 Meeting the Challenges of Edinburghs City Housing Strategy: A ConsultationPaperHealth, Social Care & Housing Committee 1 March 2011

    3 QUALITY AND MANAGEMENT

    3.1 There are approximately 218,000 homes in Edinburgh, of which 136,000 areflats. 104,000 of Edinburghs homes were built before 1945. Both the age andprofile of the citys housing pose major challenges now and for the future.Repair and maintenance needs to get carried out regularly and effectively.Buildings and places need to be managed appropriately. Quality should notjust be about the condition of homes but also how suitable it is for householdschanging needs.

    Age of Stock

    35

    30

    25

    20

    15

    10

    5

    -

    pre-1919 1919-1944 1945-1964 1965-1982 post-1982

    Edinburgh Scotland

    Age Profile of Edinburghs and Scotlands Homes

    3.2 Homes need to be maintained and repaired regularly to ensure they do not

    pose any safety risks. Tenements and flats have areas that are undercommon ownership needing joint decisions on repairs. Some homes willrequire specialist repairs to ensure the integrity of Edinburghs oldestbuildings. There are currently 40 conservation areas in Edinburgh and over4,500 listed buildings. The wide-ranging age profile of our homes meandifferent sets of skills are needed to carry out repairs and maintenance

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    3.4 The recent Scottish Housing Regulator Inspection awarded the CouncilsHousing Management service an A grade and the Asset Management andRepairs service a B Grade. Alongside the Homelessness services A Grade,this gives Edinburgh the best result of any housing service in Scotland. Itidentified some key recommendations and improvement actions to furtherimprove a variety of business areas within the housing service. Many of theseactions have formed the basis of key projects within the Councils StrategicProjects Programme.

    Private Sector Property Management3.5 Over one third of Edinburghs homes (79,000) are in urgent disrepair; the

    next stage of disrepair being structural damage. A reduction in disposableincome and a shift in peoples priorities will mean owners are less likely tospend their income on property repairs and maintenance. Incentives ordifferent ways to encourage people may have to be considered as a way of

    kick-starting a shift in attitudes.

    3.6 For those willing to invest, the Council has provided practical advice andinformation, to guide people through a range of issues such as carrying outcommon repairs, or setting up owners associations.

    3.7 Recent legislation such as Housing (Scotland) Act 2006 and Tenements(Scotland) Act 2004 have made it easier to get common repairs and

    maintenance carried out. The Council has made good use of the TenementManagement Scheme to carry out repairs and maintenance in blocks jointlyowned with home owners.

    3.8 There is little evidence that private owners have made use of these powers. Ifowners do not invest in homes now to prevent further disrepair, homes couldbecome derelict with significant cost implications.

    3.9 There has been a significant increase in the uptake of enforcement orders toensure essential repair and maintenance is carried out. There are minimalincentives to organise works privately. Under a Statutory Notice works arecarried out VAT free, with the council accepting financial liability if ownersdont pay their share. Many owners now see the last resort statutory function

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    accreditation scheme or a regulation scheme for property managers. The

    Property Factors (Scotland) Bill proposes regulation of property managers.

    3.11 The private rented sector is an essential part of the housing market making up19% of Edinburghs homes. It is important not to discourage landlords byplacing unreasonable burdens on them that dont apply to homeowners.Repairs and maintenance is not only a duty reserved for social landlords andowner occupiers. The council already provides a robust licensing system forHMOs, its Landlord Registration scheme, and a dedicated advice and

    information service. These all help drive up the quality of this sector fortenants and landlords alike. Landlords may generally be in a better position toinvest in property maintenance and repairs but need to be treated in the sameway as any other owner.

    Fuel Poverty & Energy Efficiency3.12 The Scottish Government has set the ambitious target of reducing direct

    carbon emissions by 42% by 2020 and 80% by 2050 across all sectors. It isestimated that an average investment of 7,000 per home across Scotland isrequired to meet the 2020 target. This will include improving hard-to-treathomes. These are homes that are either expensive or technically difficult toinsulate (for example with solid walls, flat roofs or restricted loft space).Significant levels of work and investment will be required to meet thesechallenging targets.

    3.13 As energy prices rise, more families fall into fuel poverty. 22% of householdsin Edinburgh are estimated to be fuel poor. This means that more than 10% oftotal household income is spent on fuel use. The Scottish Government haspledged to eradicate fuel poverty as far as is reasonably practicable by 2016.Fuel prices rose 19.5% between July 2008 and July 2009. With every 5%increase in fuel prices a further 42,000 households in Scotland become fuelpoor.

    3.14 Rising fuel costs and greater numbers of households falling into fuel povertyunderline the need for more work to improve energy efficiency ratings andchange peoples energy use patterns. Approximately 25% of all emissionsderive from domestic households. Buildings will need to be adapted to meetchallenging energy efficiency, carbon emission and energy renewable targets

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    3.16 The Scottish Government has rolled out several housing-related projects to

    help tackle climate change issues:

    A simplified one-stop-shop energy advice service (under EnergySaving Scotland) providing advice on issues such as energy efficiency,microgeneration, personal transport and fuel poverty

    The Energy Assistance Package co-ordinating fuel poverty and energyefficiency programmes, focusing on the least energy efficient homes infuel poor households

    The Home Insulation Scheme improves the energy efficiency ofhouses, promoting and installing insulation and other energy savingmeasures.

    The Climate Challenge Fund helps communities with the developmentof carbon emission reduction projects

    3.17 Another commitment is to have 50% of all electrical energy produced using

    renewable sources by 2020. The Council is investigating the various types ofrenewable energy technology that are suitable for urban areas. A feasibilitystudy is currently underway to determine the cost and carbon impact ofinstalling these measures against perceived benefits. Investment in renewableenergy can be off-set through energy bills.

    3.18 Over half a million new homes could be constructed between now and 2050;this would account for up to 20% of Scotlands housing stock by 2050. Thesehomes need to be as energy efficient and carbon neutral as practical. Newbuilding standards came into force in October 2010. New homes need to bemore energy efficient, emitting approximately 70% less carbon dioxide thanthose built to the 1990 standards. Further enhancements for buildingstandards are proposed for both 2013 and 2016. Local development plansmust offset projected emissions through on-site micro-generation, ensureincreased levels of insulation and improve efficiencies for space heating and

    hot water.

    3.19 These issues bring a whole new set of challenges to housing and propertymanagement. Changes to housing benefit and new energy targets may meanthat those advising on housing will have to be equally adept at dealing withenergy and employment related issues. Local authorities also face the

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    regeneration framework that tackles the key themes of early intervention,

    reducing inequality and improving health and employability is beingdeveloped with partners to deliver a neighbourhood-based integration pilot inNorth Edinburgh.

    3.21 Where there is new development it must add value to the city, contributing toits character, recognising its history and shaping its future. Whilst the strategicallocation of new housing land remains a role of the planning system, the CityHousing Strategy has an important function, encouraging all developers -

    private, public and third sector - to recognise and work together to fulfil thisobligation.

    3.22 Placemaking is at the heart of the Scottish Governments approach to newdevelopment, expressed through its policy statement Designing Places. Itseeks to raise standards and ensure that Scotlands rich tradition ofestablishing unique settlements continues to be reflected in the 21st Century

    and beyond. This placemaking approach to new development is vital.Planning for regeneration and the re-use of land must demonstrate how it tiesback into and improves the city fabric.

    3.23 Successful places do not follow a standard formula. Individual care andthought is required in each and every case. Nevertheless there are severalkey themes which can guide regeneration. Successful urban places areaccessible, connected, welcoming, safe and well managed. They should be

    part of a neighbourhood, appropriately scaled, capable of sustaining differentuses and flexible and adaptable over time. Masterplanning of larger sites andcareful design of smaller ones must take account of location, neighbourhood,facilities and local economy, form and scale, materials and of course, theirpeople. The contribution each makes is equally important in the current periodof development slow down as it will be when the pace of new housingdevelopment and regeneration accelerates.

    3.24 The Council has a suite of policies and guidance to steer and encouragequality in the built environment, including the Edinburgh City Local Plan,Standards for Housing and Sustainable Building and Streets.

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    Should the Council work with owners in privately owned blocks to organise

    repairs with the Council acting as a facilitator but charging for the service?

    How do we prevent older homes from getting beyond viable repair as a resultof long term neglect?

    Energy Efficiency

    How do we ensure that people invest in their homes to reduce carbonemissions by 42% by 2020?

    How do we encourage the private sector to invest in energy efficiencymeasures? Can they be encouraged through incentives, such as financialreturn on investment or tax breaks?

    Should the Scottish Government improve existing powers so that localauthorities can compel owners to improve the thermal efficiency of theirhomes to meet challenging climate change targets?

    How should we encourage innovation in the field of renewable energy andincrease supply of renewable energy in homes across Edinburgh?

    Fuel Poverty

    What would be the most effective way to eradicate fuel poverty?

    How can we convince owners to spend money on energy efficiency to reducefuel poverty?

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    4 INDEPENDENT LIVING

    4.1 The Scottish Government and the Council have both emphasised theimportance of independent living being able to live in the home of your ownchoice for as long as possible. People need good advice, at the right time andmay need additional support to help them do this.

    4.2 There are some groups who have a greater need for advice and support. The

    growing numbers of older people need to plan for their future needs to makesure that they are able to be as independent as possible. Those who becomehomeless often need temporary accommodation, advice and then support toget back on their feet. Others need help for a short period to learn or relearnthe skills which are needed to stay in their own home.

    4.3 The number of people who become homeless in the city has reduced despite

    the economic downturn. This is mainly because the Council has worked hardto provide advice and support to prevent homelessness, not just to deal withthe issue once it happens. Despite this the level of homelessness is still veryhigh. In 2002/03 1667 customers were housed after approaching the councilfor assistance. This figure increased to 2839 during 2009/10, an increase of70% (Annual Homelessness Service Trends, 2010). In 2009/10, 61% of letswent to homeless people up from 48% in 2007/08. The economic downturn,welfare changes and removing the priority need distinction by 2012, so that

    everyone who is assessed as homeless is entitled to secure accommodation,will put further pressure on homelessness services.

    4.4 The major shortage of housing in Edinburgh means that people will generallyneed to find accommodation in the private rented sector. Increasing demandin the private sector, changes to housing benefit and increasing rent levels inthe private rental market will make this more difficult.

    4.5 Services need to prevent people from losing their home, help people stay intheir home and help people deal with any potential housing crisis.

    4.6 Edinburghs population profile is changing. Life expectancy is increasing andthe numbers of older people are increasing, both numerically and as a

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    homes and in specialist accommodation like hostels. It is estimated that the

    number of people requiring support will grow significantly over the next 10years in Edinburgh. The increase will be from a number of factors includingpopulation growth, demographic changes, changes to welfare benefits andchanges in the economy.

    4.9 Changes to legislation could mean individuals and families have more choiceabout the way support is provided to them (such as the Self-directed Support(Scotland) Bill) and local authorities will have a duty to assess and ensure

    support is provided to people who are homeless or threatened withhomelessness, in line with the requirements of The Housing (Scotland) Act2010.

    4.10 Although demand for support is likely to increase, the available resources tofund services is likely to reduce. This means that different ways of providingadvice and support will need to be considered.

    4.11 Support can be used to help people live independently. This support falls intothree main categories:

    Advice and information for example, help with benefit forms andarranging minor repairs. This could be provided as short term help onan as required basis. This flexible approach could be provided byhousing advice staff based in neighbourhoods.

    Independent living skills development for example, helping peoplemove into a home that meets their needs and getting on withneighbours or learning household skills. This could be provided asregular support for a short time. This is aimed at helping people buildthe skills they need to maintain their home and become independent.

    Emotional support for example, help to overcome loneliness. Thisinformal emotional support could be provided through befriending orpositive social networks.

    4.12 A larger number of people will need advice to decide on the best housingoption for them now and in the future. More people might also need supportto become or remain independent in their chosen accommodation. Thissupport can be provided alongside specialist services that can include

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    4.14 Information and advice will be a key element of the City Housing Strategy,

    including the need to find effective ways of helping people to plan better fortheir future, enabling people to make changes before a crisis point in theirlives. This applies particularly to planning for old age, but also to older carersand people with disabilities whose circumstances may change over time.

    4.15 In order to enable people to live independently in their own homes, servicesneed to increasingly be:

    Preventative e.g. information and advice, homeless preventionservices

    Enabling e.g. housing support, promotion of volunteering, befriendingand informal support networks

    Practical e.g. adaptations, Telecare / assistive technology

    4.16 Providing support and skills for people to live independently and maximising

    the number of people who receive support within the context of increasingpressures on budgets will bring challenges but also provides an opportunity tolook at more effective ways of providing housing support. This support needsto be flexible and has clearly defined client outcomes.

    Strategic Links4.17 The focus is on helping people make choices that allow them to get the

    support and skills they need to live independently. This means working even

    more closely with key partners, such as the health sector. The link to otherstrategic plans needs to be strong while being clear on the services andoutcomes which are directly the responsibility of Services for Communities.

    4.18 The Council is developing a five year Commissioning Strategy covering adultsocial care, homelessness and housing support and children and youngpeoples services. The Council is also developing a 5-year Commissioning

    Plan for homeless people and those in housing need that embodies theprinciples of the commissioning strategy.

    4.19 The Homelessness and Housing Support Commissioning Plan will direct threemain commissioning workstreams:

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    2009/10. Given the severe shortage of supply in the social rented sector, the

    private rented sector is a primary housing option for homeless households.

    4.21 Housing advice and preventative support have been instrumental in helping toreduce levels of homelessness. However, levels remain high and more needsto be done to reduce these further.

    4.22 There is a need to ensure that housing advice provides tangible private sectoroptions to households and that advice takes account of welfare changes.

    4.23 The average length of stay in temporary accommodation appears to beincreasing with the average stay being 73 nights for 2010/11 (April November). This compares to approximately 62 nights for the same periodlast year.

    4.24 Further strengthening housing advice, particularly in relation to the use of the

    private rented sector, reducing the length of stay in temporaryaccommodation, addressing the issue of repeat homelessness and increasingaccess to move on accommodation are key priorities.

    Older People4.25 A draft Older Peoples Housing & Support Strategy is being developed which

    will focus on helping older people stay in the home of their choice. It will alsoensure existing housing is used in the most effective way and that services

    focus on improving a persons quality of life to help them to plan for and dealwith change.

    4.26 As people age they are more likely to need higher levels of support and therewill be an increased prevalence of people with greater support needs.According to the Office of Population Censuses and Surveys, disabilityprevalence rates, between the ages of 65 and 69 years, 28% of people needsome kind of support, while for people aged over 85 years, 83% requiresupport.

    Physical Housing Requirements4.27 Although living independently is a key priority, some people will need

    specialist housing. This might be adapted housing or housing with on site

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    4.30 If most support can be individualised, provided in a persons home and is

    based on need rather than location, people may not need to move from theirexisting home, retaining social and community links.

    4.31 The use of technology to provide support has increased substantially in recentyears and will continue to do so. Most of this technology can be used in mosthomes and this will contribute greatly to allowing people to stay in their ownhome.

    Independent Living - Questions

    Housing Support

    There will be a growing demand for support to help people live independently.How do we achieve this with diminishing resources?

    How can we stretch funding for housing support further so that more peoplecan benefit from it?

    Should individuals be asked to pay more for support services where they canafford to do so, to maximise existing resources?

    Informal Support Networks

    How can we increase the use of volunteers, befriending and local communitynetworks to support people live independently?

    What is the main challenge in making greater use of the voluntary sector topromote volunteering opportunities and help build community capacity?

    Information & Advice

    What are the best ways of ensuring access to information and advice?

    How do we engage people in hard to reach groups to help them to liveindependently?

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    How can we get private sector landlords to be better at supporting tenants tolive independently?

    What is the best way to ensure housing support services help peopleovercome crises and hold onto their home?

    Adaptations

    How can we improve management of the allocation of adapted homes toensure they are let to those who need them most?

    Presently, Registered Social Landlords receive a grant to pay for adaptationswhilst Council adaptations are funded through Council rents. ShouldRegistered Social Landlords pay for adaptations through their own rentalincome?

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    5 Edinburghs City Housing Strategy Successes

    5.1 The Council is required to develop a Local Housing Strategy (called the CityHousing Strategy in Edinburgh) and submit it to the Scottish Government. TheCity Housing Strategy identifies the housing need and demand for the areaand informs the development of the South East Scotland StrategicDevelopment Plan (SESplan).

    5.2 The Council published an Interim Housing Statement in May 2010 with anaccompanying Databook. This provided context and information ondemographic change, tenure patterns, housing supply and demand, andhouse condition. The next City Housing Strategy will consider the three keystrategic themes of Supply and Access, Quality and Management, andIndependent Living.

    5.3 Although many challenges remain, much has been achieved in delivering thefirst City Housing Strategy. Some of the key achievements and notablesuccesses are outlined below:

    5.4 Supply and Access

    The Council has:

    a) Introduced the Councils choice based letting system Key to Choice -in 2003 allowing applicants to be actively involved in choosing theirnext homes. 16 housing associations and co-operatives now use Keyto Choice to let their homes giving access to over 90% of social rentedhomes in Edinburgh.

    b) Introduced a common housing register EdIndex - in 2003 to allowapplicants to complete just one application form to register with theCouncil and 20 registered social landlords covering over 90% of socialrented homes.

    c) Introduced the first Private Sector Leasing (PSL) scheme in Scotland in2005. The scheme now manages 1600 homes, which are used as

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    Appendix 1 Meeting the Challenges of Edinburghs City Housing Strategy: A ConsultationPaperHealth, Social Care & Housing Committee 1 March 2011

    f) Achieved an average grant to private finance ratio for affordable

    housing of 59:41 exceeding the Scottish Governments target of 70:30.

    g) Developed the groundbreaking Affordable Housing Policy (AHP),introduced in 2003. All housing applications within the CEC localauthority area containing 12 or more residential homes must nowprovide a 25% affordable housing contribution

    h) Delivered 576 homes through the Affordable Housing Policy. 568

    homes were built using subsidy from the Affordable HousingInvestment Programme and a small number of homes were discountedsale homes, provided without public subsidy.

    i) Developed the 21st Century Homes programme to deliver the firstCouncil houses for a generation building up to 1,300 new homes forsale and rent. The first homes are expected to be complete byNovember 2011.

    j) Helped 1550 households access homeownership since 2005 throughthe Homestake and Lift schemes.

    k) Piloted a Mid Market Rent scheme in 2009 and a Council-backedshared equity scheme in 2010 in Craigmillar to help workinghouseholds access affordable housing and promote other

    intermediate tenures.

    l) Increased the supply of social and mid market rent by buying 160unsold homes and a number of sites from developers during theeconomic downturn. This helped support the construction industry andthe local economy through a difficult time.

    m) Signed up to the National Housing Trust, a new Scottish Governmentinitiative to deliver more new affordable homes. This will providearound 600 new homes in Edinburgh.

    n) Set aside 5 million of Council Tax from empty and second homes inEdinburgh to support investment in new affordable housing.

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    Appendix 1 Meeting the Challenges of Edinburghs City Housing Strategy: A ConsultationPaperHealth, Social Care & Housing Committee 1 March 2011

    r) Introduced the Edinburgh House Exchange with its 20 EdIndex

    partners allowing tenants to advertise their rented homes and toexchange their social rented tenancy for a more suitable one.

    5.5 Quality and Management

    a) Invested 38m in 2010/11 in Council homes; installing modern kitchensand bathrooms, electrical rewiring, energy efficient central heating

    systems, and new windows and doors to make homes more safe andsecure.

    b) Increased the number of homes meeting the Scottish Housing QualityStandard from 14% in 2007 to 53% in 2010.

    c) The Councils Housing Management service was awarded an A Gradeand the Asset Management and Repairs service received a B Gradeby the Scottish Housing Regulator. This sits alongside the A Gradealready gained for Homelessness service giving the Council an overallAAB, the best result of any local authority in Scotland.

    d) Undertaken major regeneration programmes in Gracemount, NorthSighthill and Pennywell & Muirhouse creating a blueprint for new,mixed tenure sustainable communities.

    e) Improved the quality of neighbourhoods across the city by deliveringover 300 projects and investing 12 million.

    f) Delivered successive yearly reductions in tenant arrears.

    g) Provided a Tenement Management Scheme to help homeownersorganise common repairs and regular maintenance of tenementsresulting in an additional investment of approximately 1.4million.

    h) Established the first Scheme of Assistance in Scotland providing awide range of information and assistance for homeowners on repairingand maintaining their homes.

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    Appendix 1 Meeting the Challenges of Edinburghs City Housing Strategy: A ConsultationPaperHealth, Social Care & Housing Committee 1 March 2011

    k) Implemented and managed a robust HMO licensing system, covering

    almost 5,000 homes in the city, to ensuring a consistent level of qualityacross this sector.

    l) Invested 2.5 million in smaller scale urban centres projects to make asignificant contribution to the economic vitality of town, local andneighbourhood centres.

    m) Rolled out the Home Insulation Scheme from October 2009. Since then

    around 14,500 homes have had a home energy check resulting in anestimated saving of 2 million in lifetime fuel bills and 11,000 tonnes ofcarbon emissions.

    n) Introduced Edinburgh Standards for Housing and Edinburgh Standardsfor Sustainable Building to help create high quality, successful andsustainable residential developments and neighbourhoods.

    5.6 Independent Living

    a) Prevented homelessness by the use of good housing advice. In2009/10, an average of 43% of cases was resolved without resorting tohomelessness, up from 34% in 2007/08.

    b) Commissioned a new preventative housing support service to helppeople avoid homelessness.

    c) Commissioned new homelessness and housing advice servicesproviding clearer roles for commissioned partners and saving almost1million.

    d) Strengthened good quality and consistent housing advice throughEdinburghs Housing Advice and Information Strategy

    e) Used the Edinburgh Housing Advice and Homelessness Network toallow a range of statutory and voluntary organisations to work togetherto communicate ideas and share examples of best practice.

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    Appendix 1 Meeting the Challenges of Edinburghs City Housing Strategy: A ConsultationPaperHealth, Social Care & Housing Committee 1 March 2011

    i) Commissioned the Edinburgh Housing Advice Partnership (EHAP) to

    offer advice and representation for tenants of all sectors at EdinburghSheriff court.

    j) Increased use of technology such as Telecare to help people remainindependent in their own home for longer and prevent unnecessaryhospital admission.

    k) Launched the Telecare Falls Initiative in partnership with NHS Lothian

    to provide 300 vulnerable people with Telecare packages preventingfalls and ultimately hospital admission.

    l) Increased advice on adaptations, Telecare or home support to helppeople stay in their own home.

    m) Worked with NHS Lothian to prepare vulnerable patients for dischargefrom hospital.

    n) Worked with victims of domestic abuse to offer improved home securityand technology to help people remain in their homes instead of movingout, where it is safe to do so. This maintains social networks,preventing unnecessary upheaval and avoids the potential socialisolation of moving.

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    Appendix 2 City Housing Strategy DatabookHealth, Social Care & Housing Committee 1 March 2011

    City Housing Strategy

    Databook January 2011

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    Introduction

    Welcome to the City Housing Strategy Databook 2011.

    The purpose of the Databook is to provide some context to theCity Housing Strategy Consultation Document to give a picture

    of the kind of pressures and challenges that the City HousingStrategy needs to address.

    The Databook provides information on demographic change,tenure patterns, housing supply and demand, and housecondition.

    For further information, please contact the Strategy Team [email protected]

    mailto:[email protected]:[email protected]
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    1 Edinburghs population is expected to increase at a faster rate

    than the Scottish average. The highest percentage increase willbe amongst the 75+ age group.

    100.0%

    80.0%

    60.0%

    40.0%

    20.0%

    0.0%

    -20.0%

    Projected Percentage Change of Population

    2008 to 2033

    Scotland

    Edinburgh

    All Ages 0-15 16-29 30-49 50-64 65-74 75+

    The number of people inEdinburgh is projected to increaseby 16.8% from 471,650 in 2008 to550,932 in 2033. The Scottish

    population is projected to increaseby 7.3% over the same period.

    In Edinburgh the number of peoplein all age groups, except the 16-29years old, are projected toincrease.

    Source: General Register Office for Scotland (GROS)

    2 The number of households in Edinburgh is projected to increase

    at a faster rate than any other Scottish city.

    40%

    35%

    30%

    25%

    20%

    15%

    10%

    5%

    0%

    Projected PercentageChange of

    Number of Households 2006 to 2033 Edinburgh is projected to be thefastest growing Scottish city. Thenumber of households is projectedto increase by 35% from 217,650in 2008 to 293,150 in 2033. During

    the same period the number ofhouseholds in Glasgow thelargest Scottish city is projectedto increase by 19% from 281,190to 334,100.

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    Thousands

    3 Edinburghs households have the highest gross disposable

    income when compared to neighbouring local authorities.

    20000

    16000

    12000

    8000

    4000

    0

    Gross Disposable HouseholdIncome

    Per Head (2008)In 2008, Edinburgh householdshad an average gross disposableincome of 16,747.

    The purchasing power ofhouseholds in Edinburgh is higherthan that of its neighbouring localauthorities. This is one of thereasons for higher house prices inthe city. It also explains why manyEdinburgh households migrate toneighbouring local authorities foraffordable housing.

    Source: Office of National Statistics

    4 Jobseekers Allowance claimants in Edinburgh have nearlydoubled in the last 3 years, although there is sign of this

    levelling off.

    Number of Jobseeker's Allowance Claimants

    14 Edinburgh Total claimants

    Edinburgh % of w orking age pop12

    Scotland % of w orking age pop

    10

    8

    6

    4

    2

    6.0

    5.0

    4.0

    3.0

    2.0

    1.0

    The number of people claimingJobseekers Allowance hasincreased from 5,546 in March2008 to 10,232 in December2010.

    The number of claimants inEdinburgh as a proportion ofthe working age populationfollows the same pattern as theScottish average whilst at a

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    5 Since 2005/06, fewer than 2,000 new homes were started each

    year in Edinburgh.

    6,000

    5,000

    4,000

    3,000

    2,000

    1,000

    Housing Starts (AllTenures)

    Aberdeen

    Dundee

    Edinburgh

    Glasgow

    There were fewer than 2,000 newhousing starts in Edinburgh everyyear since 2005/06. This hasdecreased year-on year over thelast 3 years.

    For the first time since 2004/05Edinburgh had more new housingstarts than in Glasgow in 2009/10.

    0

    2004-05 2005-06 2006-07 2007-08 2008-09 2009-10

    Source: Housing Statistics for Scotland

    6 Since 2005/06 fewer than 2,000 new homes were completedeach year in Edinburgh.

    4,000

    3,500

    3,000

    2,500

    2,000

    1,500

    1,000

    Edinburgh Housing Completions (All Tenures) There were 1,118 new housecompletions in Edinburgh during2009/10. This is equivalent to a37% reduction from the previousyear or a 69% reduction from2004/05.

    Lack of new housing supply willcontinue to increase the demandin future years.

    500

    0

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    (millio

    n)

    7 Edinburgh will need approximately 3,600 new homes (both

    affordable and markethomes) every year for the next 10 years.

    4500

    4000

    3500

    3000

    2500

    2000

    1500

    1000

    500

    Projected Housing Need and Demand

    Market Housing

    Af fordable Housing

    The South East Scotland HousingNeed and Demand Assessmentprojects that Edinburgh will require

    and 2,000 private market homesevery year for the next 10 years.

    It assumes those householdscurrently in existing need will beresolved within 10 years. Thereafterit is projected that 2,800 new homeswill be required every year.

    0

    Source: City of Edinburgh Council

    8 Private finance invested into affordable housing projects has

    increased substantially over the last 3 years.

    100

    80

    60

    40

    Investment on AffordableHousingSince 2004/05 nearly 400 millionhas been invested in affordablehousing. In addition to the 236million from public funds (HousingAssociation Grant HAG, CouncilTax Discount Fund, City Growth

    Fund, etc.), there was over 160million in private finance invested inaffordable housing projects.

    20

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    9 2009/10 saw record levels invested in affordable housing,

    however government funding is to reduce significantly in futureyears.

    900

    800

    700

    600

    500

    400

    300

    200

    100

    0

    AHIP Completions andApprovals

    CompletionsApprovals

    In 2009/10 Edinburgh experienced recordlevels of affordable housing investmentsince the management of the AHIP wastransferred to the Council in July 2004.There were 580 new affordable homescompleted, 208 homes rehabilitated inMoredun/Hyvots and 676 homesapproved.

    The year start saw AHIP funding for2010/11 reduced to 36.1 million. 392homes have been approved with no further

    approval expected this year and just over580 homes are expected to be completedin 2010/11.

    The AHIP funding mechanism isundergoing a significant change andapprovals and completions targets for2011/12 is subject to change followingconfirmation from the ScottishGovernment.

    Source: City of Edinburgh Council

    10 The amount of affordable housing delivered through theAffordable Housing Policy has increased.

    300

    250

    Subsidised Housing CompletedthroughAHPThe AHP now requires 25% ofprivate housing developments, with12 homes or more, to be used foraffordable housing.

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    (million)

    11 The Council has invested more than 215 million in maintaining

    and improving its housing stock over the last 4 years.Total PropertyMaintenanceand

    ImprovementExpenditure

    60

    50

    40

    30

    20

    10

    As well as building new homes, theCouncil has also spent around 50million each year maintaining andimproving its own stock.

    This includes daily repairs as well

    as capital programmes such askitchens and bathrooms, windows

    replacements, as well as,

    improvement projects and multi-storey block improvement projects.

    0

    2006/07 2007/08 2008/09 2009/10

    Source: City of Edinburgh Council

    12 Owner occupiers remain the largest tenure in Edinburgh, evenwith a small decrease in recent years.

    100%

    80%

    60%

    40%

    20%

    Edinburgh Tenure Change The owner occupied sector remainsthe major tenure for households inEdinburgh.

    The private rented sector hasrapidly increased from less than 9%in 1991 (Census data) to 19% in2007/08 (Scottish HouseholdSurvey).

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    13 Edinburgh has a much higher proportion of flats than houses

    compared to other neighbouring local authorities.

    100%

    80%

    60%

    40%

    20%

    Housing Types in the Lothians (2007/08)

    Edinburgh

    East Lothian

    Midlothian

    West Lothian

    Only 41% of the homes inEdinburgh are houses orbungalows, compared to 80% ofdwellings in the other Lothianlocal authorities.

    About 58% of homes inEdinburgh are flats. This posessignificant challenges withregards the organization ofcommunal repairs andmaintenance.

    0%Ho use o r bungalo w Flat (tenement/

    4inBlo ck)

    Flat (highrise with 5+

    levels)

    Other

    Source: Scottish Household Survey 2007/08

    14 Edinburgh has less vacant homes than the Scottish average.

    7.0%

    6.0%

    5.0%

    4.0%

    3.0%

    2.0%

    1 0%

    Vacant Dwellings and Second Homes2009

    Scotland

    Aberdeen

    Dundee

    Edinburgh

    Glasgow

    2.4% of Edinburghs homes werevacant in 2009, the samepercentage as 2008. The Scottishaverage has increased from 2.8% in2008 to 2.9% in 2009. Edinburghhas the second lowest percentageof vacant homes amongst the 4Scottish Cities.

    Edinburgh has a relatively highpercentage of second homes

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    City of Edinburgh

    EastLothian

    Midlothian

    WestLothian

    15 Edinburgh has the highest median house price in the Lothian

    area in 2007.

    175,000

    150,000

    125,000

    100,000

    75,000

    50,000

    25,000

    0

    Median House Price

    1997 2002 2007

    All areas have experiencedsharp increases in houseprices of more than 170%between 1997 and 2007.

    Although Edinburgh has the

    highest median house price inthe Lothian area, East Lothianhad the greatest rate ofincrease between 1997 and2007, especially between 2002and 2007.

    Source: Registers of Scotland

    16 The average house price in Edinburgh remains high andunaffordable for many working households.

    250,000

    225,000

    200,000

    175,000

    150,000

    125,000

    100,000

    75,000

    50,000

    Average House Price in Edinburgh

    2005 2006 2007 2008 2009 2010

    Despite the economic downturn,the average house price inEdinburgh remains high andunaffordable to many workinghouseholds.

    The average house price for a 2-

    bedroom property in 2010 was181,000, 20% higher than in2005.

    average ESPC house price for all property average ESPChouse price for 2 bed

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    17 The number of Edinburgh homes sold to Edinburgh residents

    has decreased steadily since 1997.

    100%

    80%

    60%

    40%

    20%

    0%

    Origin of Edinburgh House Buyers (2007)

    OutsideScotland

    Other in Scotland

    ScottishBorders

    Fife, Perth & Kinross

    Lothian

    Edinburgh

    1997 2002 2007

    Nearly 79% of homes in Edinburghwere sold to residents in Edinburghin 1997. This decreased to 76% in2002 and 73% in 2007.

    At the same time, there has been a

    marked increase of homes sold topeople from non-neighbouring localauthorities (Other in Scotland andOutside Scotland).

    This indicates that more Edinburghresidents are buying a new home

    outside Edinburgh, whilst a greaternumber of people from other partsof the country/world are attracted tothe housing market in Edinburgh.

    Source: Registers of Scotland

    18 Job vacancies advertised in Edinburgh Job Centres havesignificantly decreased over the last two years. This trend hasreversed slightly in recent months.

    6,000

    5,000

    4,000

    EdinburghVacanciesThe number of vacanciesadvertised in Edinburgh job centres

    halved since the end of 2008 as theimpact of credit crunch graduallybecame apparent.

    3,000

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    19 Average rent of all private lets has increased by 12% between

    the fourth quarter of2007 and the same quarter in 2010.

    1500

    1350

    1200

    1050

    900

    750

    600

    450

    Rent Levels for Private Renting (6 monthsrollingaverage)

    2007 2008 2008 2008 2008 2009 2009 2009 2009 2010 2010 2010 2010

    The rent levels in private letsremained relatively stable between2007 and 2009, but they haveshown an upward trend in 2010.

    The average rent for all sizes of

    private rented homes in 2010quarter 4 was 772 per month.

    First time buyers who would havebought their own homes can nolonger afford to do so due to thetighter lending controls exercised by

    Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 the banks. This has increased thedemand on the private rentedAll 1 bed 2 bed 3 bed 4bed

    sectors and increased rent levels.

    Source: Citylets

    20 Right to Buy (RTB) sales to sitting Council tenants havedecreased significantly in the last 6 years.

    600

    500

    400

    300

    Right to Buy Sales to Sitting CouncilTenantsThere were only 81 RTB sales tositting Council tenants in 2009-10,compared to 515 sales in 2004-05.

    This is partly due to the lessgenerous discounts under themodernised terms of RTB.

    The Housing (Scotland) Act 2010ill d RTB f ll i l

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    Choice was introduced.

    The small reduction in the number

    of bids received by Council homesin 2009 and 2010 was due to theexpansion of Key to Choice, whichis now used by 16 partner RSLs.Applicants now have more homes

    to choose from e er eek b t still

    21 RSL house numbers have increased gradually since 2005,

    whilst the number of Council homes has reduced.

    40000

    35000

    30000

    25000

    20000

    15000

    10000

    0

    Social Rented Housing in Edinburgh

    Council Normal LettingStocks

    RSL Self ContainedUnits

    Total Social Rented

    2005 2006 2007 2008 2009 2010

    Although the number of RSL homesfor rent has been increasing overthe last 6 years, the number of newhomes hasnt made up for the lossof Council homes.

    This in turn exacerbates theimbalance between the supply anddemand of affordable housing.

    Source: Housing Statistics for Scotland and Scottish Housing Regulator

    22 In 2010 the average bid for a Council home was 140.

    150

    Average Bids per CouncilPropertyThere has been a steady increasein average bids received for Councilhomes since EH Your Key to

    125

    100

    75

    50

    25

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    23 Social lets in Edinburgh decreased from 4,500 to 3,600 between

    2006/07 and 2009/10.

    5,000

    4,000

    3,000

    2,000

    1,000

    -

    Number of Social Lets in Edinburgh

    RSL Re-Lets

    Council Permanent Lets

    2006/07 2007/08 2008/09 2009/10

    There has been a sharp decreasein permanent Council lets from justover 3,000 in 2006/07 to fewer than2,000 in 2009/10. This is partly dueto the loss of Council stock throughRTB sales and demolition for area

    regeneration.

    The number of RSL re-letsincreased slightly from 1,505 to1,662 over the same period.

    Source: Housing Statistics for Scotland and Scottish Housing Regulator

    24 AHIP supported more new intermediate housing, including low-cost homeownership such as new supply shared equity (LIFT)

    and Mid Market Rent (MMR).

    250

    200

    150

    100

    Intermediate Housing Supported byAHIP

    Completions

    Approvals

    The AHIP provided 273 low costhomeownership homes in 2008/09and 2009/10.

    Mid market rent development

    became eligible for AHIP funding in2009/10 resulting in 49 homesbeing approved.

    In addition to these new affordablehomes the Open Market Shared

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    25 Delivering a range of different affordable homes plays an

    increasing role in meeting housing need and demand in thecity.

    800

    700

    600

    Affordable Housing Tenures Approved throughAHIP

    Since the recession, low cost homeownership (LCHO) and Mid Market Renthomes have helped meet a growingdemand for housing for those peoplewho cannot get a mortgage.

    500

    400

    300

    200

    100

    0

    2006/07 2007/08 2008/09 2009/10

    HARent LCHO MMR

    Source: City of Edinburgh Council

    26 The supply of new affordable homes will be increased througha range of funding streams and delivery models.

    800

    700

    600

    500

    400

    300

    200

    Funding Streams for New AffordableHousing

    (2011/16 SHIP TenderApproval)

    Government funding through theAffordable Housing InvestmentProgramme (AHIP) will be reducedconsiderably in the coming yearsdue to the budget pressures across

    the UK and in Scotland.

    Alternative funding streams andinnovative delivery mechanisms willbe required to increase the supply

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    27 Homelessness applications in Edinburgh have reduced since2003/04.

    14,000

    12,000

    10,000

    8,000

    6,000

    4,000

    2,000

    0

    Homelessness Applications

    2003-04 2004-05 2005-06 2006-07 2007-08 2008-09 2009-

    10

    Aberdeen Dundee Edinburgh Glasgow

    The number of homelessnessapplications in Edinburgh has decreasedfrom 5,485 in 2003/04 to 4,781 in2009/10.

    The latest Homelessness Strategyfocuses on preventing homelessnessand helping homeless householdssustain their tenancies once they havebeen re-housed.

    Glasgow saw a reduction inhomelessness applications until

    2007/08; this has since increased overthe last two years. Aberdeen andDundee both saw a decrease inapplications in 2009/10 after years ofupward trend.

    Source: Scottish Government Homelessness Data

    28 Single person and single parent households accounted fornearly 90% of the homeless applications.

    80%

    60%

    40%

    Homelessness Households CompostionsHomelessness applications fromsingle person households havedecreased from 67% in 2005/06 to

    64% in 2009/10, while applicationsfrom single parent households hasincreased from 21% to 25% overthe same period.

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    29 Homeless households sleeping rough the night before

    homelessness presentation has decreased.

    1000

    800

    600

    400

    Households Slept Rough the NightBefore

    HomelessnessPresentationThe number of households whosleeping rough the night beforepresenting as homeless havereduced from over 900 in 2004/05to 468 in 2009/10.

    The percentage of homelessnesspresentations from households whohad slept rough the night beforereduced from 18% in 2004/05 to10% in 2009/10.

    2002004/05 2005/06 2006/07 2007/08 2008/09 2009/10

    Source: Scottish Government Homelessness Data

    30 The number of people who have slept rough in the threemonths before approaching Council commissioned serviceshas decreased since 2007/08.

    1200

    1000

    Number of Users Slept Rough in the 3Months

    Before Approaching SupportServices The Council monitorscommissioned housing supportservices and the outcomes of theservice users through the ECCOdatabase.

    800 The ECCO database found that thenumber of service users who have

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    31 Homeless or threatened with homeless cases assessed as

    being in priority need increased steadily between 2004/05 and2007/08 but has then levelled off.

    Percentage of Homeless Cases Assessed as in

    PriorityNeed

    90Scotland

    85 Edinburgh

    80

    75

    70

    65

    82% of homeless or threatened withhomeless cases in Edinburgh wereassessed as in priority need in2009/10. The Scottish average was85%, up from 75% in 2004/05.

    By 2012 all local authorities willhave a statutory duty to re-house allhouseholds who are unintentionallyhomeless or threatened withhomelessness.

    602004-05 2005-06 2006-07 2007-08 2008-09 2009-10

    Source: Scottish Government Homelessness Data

    32 Repeat homelessness applications have reduced from 12% in2004/05 to 9% in 2009/10.

    Percentage of RepeatHomelessness

    (within previous 12 months)

    14

    2004/05

    12 2005/06

    10 2006/07

    2008/098

    2009/10

    6

    Repeat homelessness has reducedfrom 12% to 9% between 2004/05and 2009/10, while the Scottishaverage has reduced from 8% to

    6% over the same period.

    Edinburgh had the highest level ofrepeat homelessness in 2009/10when compared with other cities.

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    33 Households in temporary accommodation have reduced

    slightly from 691 on 31 March 2008 to 661 on 31 March 2010.

    800

    700

    600

    500

    400

    300

    200

    Number of Households in Different Types of

    Temporary Accommodation

    Bed & Breakf ast

    Social sector

    There has been a slight decrease ofnumber of households in temporaryaccommodation on 31 March 2010.

    The Council is developing ahomelessness accommodation

    strategy, which aims to minimise thetime people spent in temporaryaccommodation and to movepeople into settled accommodation,with support where appropriate, assoon as possible.

    100

    0

    2006 2007 2008 2009 2010

    Source: Scottish Government Homelessness Data

    34 35% of all Edinburghs homes achieved the Scottish HousingQuality Standard (SHQS) in 2007/09, compared to 26% in2004/07.

    100%

    90%

    80%

    70%

    60%

    50%

    SHQS 2004 -09The percentage of Edinburgh homesachieving Scottish Housing QualityStandard has increased from 26% in

    2004/07 to 35% in 2007/09. TheScottish average has also increasedfrom 28% to 35% during the sameperiod.

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    35 Council homes achieving the SHQS have increased from 14% in

    2007 to 53% in 2010.

    60%

    50%

    40%

    30%

    20%

    10%

    SHQS Pass Rate All homes in the social sector arerequired to achieve the SHQS by 2015.The Council has invested an averageof 50 million every year on repairs andmaintenance of its homes so that theyare maintained to a high quality.

    The significant increase in percentageof homes achieving the SHQS between2009 and 2010 was due to a focus onenergy efficiency in Council homes.

    0%

    2007 2008 2009 2010

    Source: City of Edinburgh Council

    36 Edinburgh homes with an adaptation have increased from 16%in 2004/07 to 25% in 2007/09.

    30%

    25%

    20%

    15%

    10%

    Percentage of Homes withAdaptationThe percentage of Edinburghhomes with one or moreadaptations has increased from16% to 25% between 2004/07 and

    has only increased from 18% to20% over the same period.

    More still needs to be done to make

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    37 Households in Edinburgh experiencing fuel poverty have

    increased from 19% to 22% between 2004/07 and 2007/09.

    100%

    90%

    80%

    70%

    60%

    50%

    40%

    30%

    20%

    Fuel Poverty inEdinburghThe percentage of Edinburghhouseholds experiencing fuelpoverty increased by 3% to 22%between 2004/07 and 2007/09.

    The 22% was comprised of 17%

    fuel poor households spendingbetween 10 and 20% of theirincome on fuel, and 5% extremefuel poor households spendingover 20% of their income on fuel.

    10%

    0%

    2004/07 2005/08 2007/09

    Fuel Poor Not Fuel Poor Unobtainable

    Source: Scottish House Condition Survey 2004/07, 2005/08 and 2007/09

    38 69% of private sector homes and 82% of social sector homes inEdinburgh achieved a National Home Energy Rating (NHER)between 6 and 10.

    100

    80

    60

    40

    NHER 2007/09 byTenureThe SHQS sets a minimum NHERrating of 5 or above for all homes.

    Across the Scottish Cities, the

    public sector has a higherpercentage of homes achievingNHER of 6-10 than that of theprivate sector.

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    39 Fuel poor households are concentrated in Tollcross,Gorgie/Dalry and North Edinburgh.

    The most fuel poor households in Edinburgh usually live in tenement flats.

    The Council has been successful in applying funding through the Home InsulationScheme (HIS) and Universal Home Insulation (UHIS) to help improve the insulation ofhomes in Edinburgh. In 2010/11, the Council received 510,000 from UHIS to improvethe energy efficiency of the tenements around the Tollcross / Fountainbridge area.

    Source: City of Edinburgh Council

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    Edinburgh Homeless Strategy: Annual Position Statement 2011

    Context:

    The Homelessness Strategy for Edinburgh: 2008- 2012 was launched in April 2008 following a two-year period of consultation withthe voluntary sector organisation and user groups. It was set out as a five year strategy covering 2008-2012 and replaced theprevious five year Homelessness Strategy 2002-2007.

    In order to be effective the Strategy needs to be regularly reviewed. The Strategy must ensure it can respond accordingly to thechanging economic, financial and political environment and meets the needs of our customers.

    This position statement reviews the policy environment, the performance to date for 2010 and progress against actions. It thenoutlines the key actions for 2011. These have been developed in consultation with providers and other stakeholders through theHomelessness Planning Group (HPG).

    Policy environment

    Severe lack of housing supply, particularly affordable housing

    The abolition of priority need by 2012

    New statutory duty to provide support for homeless households

    Implementation of the Housing Advice and Information Strategy

    Development of a Homeless Accommodation Strategy

    Significant changes in welfare and housing benefit payments

    Successful preventative approach to homelessness through advice and support

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    Economic climate

    Reduced public sector budgets

    Risks of increased unemployment

    Increased difficulty in accessing home ownership

    Potential increases in home repossession

    The UK Government seeking to deliver 10% savings on the Housing Benefit budget by 2014.

    Development of the Annual Position Statement:

    This Annual Position Statement has been developed through consultation with the HPG. Priorities are based on the strategic aimsof the Homelessness Strategy, performance and trend information for the last financial year and the first half of the current financialyear. This work has confirmed that the key strategic aims continue to be appropriate.

    The key strategic aims of the Homelessness Strategy are:

    Preventing homelessness Finding a home

    Keeping a home

    These strategic aims remain the same and will help us achieve best outcomes for those in housing need in Edinburgh.

    Actions Since Last Year

    Over the last year a number of measures have been introduced which were designed to support and take forward thehomelessness strategic key outcomes. These are:

    Implementation and monitoring of the section 11 requirements of the Homelessness (Scotland) Act 2003

    Implementation of the Housing Advice and Information Strategy

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    Establishment of a Housing Options Hub in partnership with the Scottish Government

    Re-commissioning of the PSL contract

    Development of the Homeless Accommodation Strategy

    Establishment of a working group to take forward actions to help meet the 2012 target

    Improvement in outcomes for those receiving housing advice, support and accommodation across a range of indicators

    Continued partnership working has ensured commissioned outputs adequately reflect the aims of the HomelessnessStrategy.

    In addition the Homelessness Accommodation Commissioning Plan is being developed to ensure that accommodation provision

    relates to the delivery of key outcomes identified in the Homeless Strategy.

    Performance

    Prevention

    The percentage of people who receive housing advice and do not go on to present as homeless continues to increase from almost

    42% last year to 43% this year. This is a significant rise from 2007/08 when the figure was 34%.

    While homeless presentations are slowly decreasing, more people are approaching the council for assistance. Housing advice iskey to homeless prevention. The new commissioned services have ensured an additional 2100 have received advice, 900 of whichwere threatened with eviction or repossession. One of the priorities for this year is to ensure that relevant housing advice is given atthe earliest possible time. The implementation of the Housing Advice and Information Strategy 2009-2012 should ensure housingadvice continues to increase through mainstream services.

    Finding a home

    The percentage of homelessness applicants being housed in the private rented sector has increased from just 8.9% in 2007/08 to10.5% in 2008/9 and to 11.7% in 2009/10. This is in line with the objective that the private rented sector becomes a primary

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    housing option for homeless households. However, given the severe shortage of supply in the social rented sector this needs toincrease much more substantially.

    The percentage of homeless people being housed in Council properties has decreased slightly. However, this is the result of thelack of social housing available. An increasing number of people will need to be housed in the private sector.

    A number of significant changes will be made to the Department of Work and Pensions payments during the next few years. Thiswill simplify the system and increase incentives to work. Many client groups will be effected by the changes. In particular, thoseunder 35 years in the private sector will receive housing benefit based on the cost of sharing. Housing benefit will also be reduced

    for those who have been on Job Seekers Allowance for more than 12 months. This increases the importance of accurate advice onall options. Households will have to consider a variety of solutions to housing need including different tenure options and sharingaccommodation.

    We continue to seek ways to avoid using B&B, however the nights used has remained broadly the same as people are spendingmore time in temporary accommodation. This is due to increasing average case lengths (108 days in 2006/07 to 174 days in2009/10) as a result of decreasing numbers of permanent accommodation.

    Keeping a home

    The percentage of people presenting as homeless within the last 5 years has decreased from last year but we still have some wayto go to meet our target. A sample audit showed the vast majority of repeat presentations are due to people presenting ashomeless then finding their own solution to their housing crisis, for example moving in with friends or family. If they later return tothe Council because out of a breakdown in accommodation, this is recorded as a repeat homeless case.

    One of the main priorities this year is to ensure we improve employability outcomes. Employability can help to sustainaccommodation and widen housing options. It will also be vitally important given the welfare changes outlined. While thepercentage of unemployed homeless people moving into employment, training, volunteering or education has increased slightlyfrom last year from 16% to18% we have raised our target to 30% to reflect the need to improve this considerably.

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    ECCO shows that the total number of people moving into and towards employment (homeless and non-homeless cases) hasincreased by 51% in the first quarter of 2010/11, with 1,145 people this year compared to 754 people the same time last year.

    Key Performance Trends

    Preventing Homelessness

    Key Performance Measures Performance2008/9

    Target2009/10

    Performance2009/10

    Target2010/11

    Performance2010/11 (to

    Oct 2010)

    Long termtarget

    (2012)% of housing advice cases who do notgo on to present as homeless

    33.4% 39% 41.8% 45% 43.2% 50%

    % of non-priority assessmentdecisions as a homeless assessmentoutcome

    17.3% 15% 17.2% 15% 18% 0%

    Finding a Home

    Key Performance Measures Performance2008/09

    Target2009/10

    Performance2009/10

    Target2010 -2011

    Performance2010/11(April toSeptember2010)

    Long termtarget(2012)

    % of homelessness assessmentswhere the housing outcome is housedin the private rented sector

    10.5% 10% 11.7% 12% 12.5% 12.5%

    % of homelessness assessmentswhere the housing outcome is housed

    17.2% 17% 21.8% 25% 21.4% 30%

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    Key Performance Measures Performance2008/09

    Target2009/10

    Performance2009/10

    Target2010 -2011

    Performance2010/11(April toSeptember2010)

    Long termtarget(2012)

    in an RSL tenancy

    % of people in Private Sector Leasing

    housing whomove onto a new home in the privaterented sector

    66% 66% 15.5% 50% New provider

    currentlydeveloping amonitoringmechanism

    70%

    Average number of households in B&Baccommodation

    313 300 304 200 307 150

    Keeping a Home

    Key Performance Measures Performance2007/08

    Performance2008/09

    Target2009/10

    Performance2009/10

    Long termtarget(2012)

    % of people presenting as homeless who have

    been homeless in the last 5 years.

    30% 30.6% 18% 23.7% 10%

    % of homeless people who are unemployed whomove into employment, training, volunteering oreducation

    15% 16% 25% 18% 30%

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    Other Key Trends to Consider

    1) The average length of stay in temporary accommodation and increased to 75 days in 2009/10. This compares to 67 days in2007/08.The fact that people are staying longer in temporary accommodation confirms there is a lack of appropriate move onaccommodation.

    2) Of the 4,768 current homeless clients, 3,051 are single people of which 1,880 (39% of all current cases) are under the age of 35years.

    3) Of the 4,768 current homeless clients, 1196 (25%) are single parents and 206 (4.3%) are couples with children.

    4) The overall number of rough sleepers continues to fall as Council services prioritise the provision of accommodation.

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    Priorities for 2011 2012

    The key priority for the Council in 2011-12 is to take actions which will assist it to meet the obligations of the 2012 targetwhen all unintentionally homeless people will be entitled to accommodation. The Council will not meet this obligation byusing its own stock or that of RSLs. The actions set out are essential to help us prepare for the 2012 target. These primarilyfocus on increasing access to move on accommodation, further developments in housing advice and reducing length of stayin temporary accommodation. The HPG have identified priorities for 2010/11 as:

    - Further increase access to the private rented sector: there is an urgent need to increase access to the private rented

    sector. This is because of the shortage of supply, which in turn results in an increased length of stay in temporaryaccommodation.

    - Strengthen housing advice particularly in relation to use of the private sector and welfare changes: There is aneed to ensure that housing advice provides tangible private sector options to households. Advice also needs to be tailoredto take account of welfare changes.

    - Continue effective prevention of homelessness and repeat homelessness: housing advice and preventative supporthas been instrumental in helping to reduce levels of homelessness, this needs to be continued and maximised.

    - Develop commissioning plans for homelessness and housing support: there is a need to ensure that there is aconsistent strategy for housing support, advice and accommodation services and a long term plan for commissioning.

    - Develop the Project Group for 2012: This group will seek to ensure we are on target for 2012 and advise on any furtheractions required.

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    Action Plan 2011-2012

    Outcome 1 - Preventing homelessness wherever possible so that no one need lose their home

    Action Timescale Owner Links Measure Status

    Ensure Council andcommissioned housingadvice and support servicesaddress welfare reform

    changes

    June 2011 CarolPorter

    Commissionedprevention andadvice services,other advice

    services,employabilityservices, TAP.

    Revise advice processesby June 2011

    Working groupconsideringimpacts of welfarereform

    Develop a targeted approachto meeting theaccommodation and supportneeds of people with chaoticlifestyles and complex needs.

    June 2011 GavinSnape &YvonneMcWhirr, A,H & S

    Commissionedservices, S&I, H&SC(Gillian Crosby?)

    . Project to bestarted

    Outcome 2 - Finding a home with a good private landlord is the primary housing option for homeless people

    Action Timescale Owner Links Measure Status

    Increase advice andsupport to take upaccommodation in the

    private rented sector

    Ongoingfrom April2010

    Carol Porter Commissionedadvice andprevention services,

    PSL, Letfirst,Letwise, PrivateLandlords, TAP

    Increased numbersaccessing private rentedsector

    Ongoing

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    Action Timescale Owner Links Measure StatusDevelop (or extendexisting) schemes toincrease the number ofprivate rented sectorproperties available tothose who are homeless orpotentially homeless

    Establishby July2010.

    Sarah Burns,HPS

    Letwise, Revenuesand Benefits, Letfirst,private landlords,PSL

    Report withrecommendations byMay 2011

    Project groupalreadyestablished.

    Develop homelessnessaccommodationcommissioning plan (toinclude increasing turnoverin temporaryaccommodation,examining options forshared accommodation)

    FromAugust2010

    Geoff Brown,S&I

    Accommodationproviders, supportproviders, Letfirst,PSL, potentialproviders, TAP,H&SC, Children andFamilies

    Commissioning Plan Project Groupestablished

    Review role of mid marketrent and extent to which itcould be a housing optionfor homeless households.

    February2011

    Jennifer Hunter A,H&S, S&I,Neighbourhoods,RSLs

    Policy discussionregarding role of MMR totake place, followed byinclusion in the CECAllocations Review ifagreed that MMR shouldbe used as housing

    option for homelesshouseholds.

    Ongoing

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    Outcome 3 - People are supported to keep their home so they need not become homeless again

    Action Timescale Owner Links Measure StatusDevelop commissioningplan for housing supportand homelessness

    May 2011 Bernie Giles Commissionedservices, internalservices, A,H&S,providers, otherstakeholders

    Plan to be produced byautumn 2011

    Project teamestablished

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    Analysis of progress on actions in the last statement

    Strategic Outcome: Preventing Homelessness

    1. Outcome: No-one becomes homeless as a result of being threatened with repossession

    Action: Implementation of the section 11 requirements of the

    Homelessness (Scotland) Act 2003

    Evaluation: % of people who do not present as homeless as a result ofrepossession

    Analysis: Last year (01/04/09 -21/03/10) 1% of all homeless presentationswere due to mortgage default. This has remained the samesince 2007/08.

    2. Outcome: Increased awareness through services whose primary function isnot to deal with homelessness to recognise potential homelessnesstriggers at the earliest stage.

    Action: Implementation of the vulnerability indicators checklist and

    circulation of the Housing Options Guide to external agencies.

    Evaluation: % of housing advice cases who do not go on to present as homeless.

    Analysis: On average 42% of housing advice cases (Council) do not go on to

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    present as homeless (2009-2010). We have recently raised our targetfrom 39% to 45% and we have exceeded this duringJun/July (46.2%) and Aug/Sept (48.2%).

    It was decided that a Vulnerability Checklist would not be helpful toadvisors or cost effective for the Council. This is mainly due tothe fact that information goes out of date so quickly. The HousingOptions Guide is constantly updated and provides good generaladvice. All support services & referral procedures will be listed on

    on the EHAHN Community of Practice.

    3. Outcome: Increase in housing advice provision in Neighbourhoods resultingin prevention of homelessness

    Action: Implementation of the revised Housing Advice and InformationStrategy

    Evaluation: % of housing advice cases who do not go on to present as homeless

    Analysis: As above, housing advice cases that do not go on to present ashomeless are steadily increasing to meet new targets. Theimplementation of the revised HAIS included an extensive internalaudit of the advice given in neighbourhoods by neighbourhood staff.The audit will steer future training to ensure that quality advice is

    consistently given across the neighbourhoods.

    We have increased housing advice in the neighbourhoods bycommissioning an advice service (EHAP). In year 2009/2010 theservice recorded more than 1,000 additional housing advice cases. In