cyflwyniadau cynhadledd partneriaeth tai gwynedd 2013 / gwynedd housing partnership conference...

PARTNERIAETH TAI GWYNEDD | CYNHADLEDD 2013

GWYNEDD HOUSING PARTNERSHIP | CONFERENCE 2013

Cefnogi trwy gyfnod anodd

Supporting through tough times

NODDIR GAN / SPONSORED BY



CROESO / WELCOME




Paul Diggory

Cadeirydd / Chairman


Cefnogi trwy gyfnod anodd

SUPPORTING THROUGH Tough times

It’s the economy!

Osborne down

Balls up

YR ECONOMI!

Welfare reform and the economy Diwygio lles a’r economi

The housing market Y FARCHNAD DAI

Our changing population

Age is not a condition or a destination

Nid yw oedran yn gyflwr nac yn gyrchfan

EIN POBLOGAETH SY’N NEWID

Successes 2009-12

WHQS: better homes across GwyneddSATC: cartrefi gwell ledled Gwynedd

Housing Options serviceGwasanaeth Opsiynau Tai

Local Housing Market AssessmentAsesiad o’r Farchnad Dai Leol

Affordable Housing StatementDatganiad Tai Fforddadwy

LLWYDDIANNAU 2009-12

Successes 2009-12

Empty Homes StrategyStrategaeth Tai Gwag

Here to Help SchemeCynllun Yma i Helpu

Extra Care HousingTai Gofal Ychwanegol

Homeless Information Packs for young peoplePecynnau Gwybodaeth am ddigartrefedd i bobl ifanc

LLWYDDIANNAU 2009-12

[email protected] @PaulDiggoryNWH



Judith AskewPennaeth Strategaeth a Rheoli Tai Llywodraeth Cymru

Head of Welsh Government Housing Strategy & Management


Gwynedd Housing Conference

Cynhadledd Tai Gwynedd

19 April 201319 Ebrill 2013

Judith AskewHousing Policy DivisionAdran Polisi Tai

• Cabinet re-shuffle• Ministerial priorities• Housing Bill: principles; timescale; proposed contents• Renting Homes Bill• Mobile Homes Bill

2 Overview Trosolwg

•Carl Sargeant AM, Housing and Regeneration•Planning and Building Regulations also included•Lesley Griffiths AM, Local Government & Govt Business •Heritage gone to John Griffiths AM•Huw Lewis AM, Communities and Tackling Poverty•Sustainable Futures Directorate – Gareth Jones •Supports three Ministers• Five Bills inc two Planning Bills.

3 Re-shuffle Ad-Drefnu

• Housing supply and links with Planning • Housing Improvement agenda for local government• Local Housing Market Assessments • Housing Bill, homelessness prevention and improvements to Private rented sector• Welfare Reform• Empty Homes – Houses into Homes• Anti-social behaviour • Bill Programme

4 New Ministerial Priorities Blaenoriaethau Gweinidogol Newydd

• Published 21 May 2012• Legislative and non-legislative actions• Whole housing system approach• Three strategic priorities• This Government term – and beyond• Consultation closed 17 August 2012• Almost 200 responses• Wide range of respondents• Consultation on private rented sector in parallel

5 Housing White Paper Papur Gwyn i Dai

• Introduction into Assembly in October 2013 • Scrutiny in line with typical timescales (6 – 9 months)• Stakeholders invited to give evidence in Stage 1• Royal Assent – possibly late Spring 2014 • Implementation – late 2014 at the earliest• Some areas in Bill others not• Homelessness, PRS, Council Tax, Gypsies and Travellers, Rents and Service Charges• Other areas still under discussion

6 Housing Bill Mesur Tai

• Majority support for proposals • Support for a separate Bill based on update of Law Commission’s 2006 ‘Renting Homes’ report• Renting Homes White Paper - Summer 2013• Introduction later in Assembly term (2015)• Implementation 16/17• Close involvement of stakeholders and look forward to continued collaboration

7 Renting Homes Bill Mesur Tai Rhentu

• Law Commission Report – reviewing• Up-date of 2006 Report• Collaborative process• Simplified statutory framework• Reduces number of available forms of rental occupation to two• Secure contract – based on secure tenancy• Standard contract – based on current Assured Shorthold Tenancy• Model contracts

8 Renting Homes Bill Mesur Tai Rhentu

• Issues for consideration:• Succession to be standardised

• ASB, Domestic Violence• Supported housing• Implementation – how is the Bill implemented?

• Timescale

• Two Planning Bills – Planning Reform Bill, Draft Bill 2013

9 Renting Homes Bill and others Mesur Tai Rhentu ac eraill

• Private Members Bill (Peter Black AM) introduced to the Assembly in October 2012 • Bill has received widespread support from AMs • Developed into a single comprehensive Bill that consolidates previous legislation for residential mobile homes so that provisions will be all in one place and easier to use.• Up to 5 year licenses, fit and proper person test included and an end to veto on sales in the future.• Royal Assent expected in July 2013, implementation in late 2013.

10 Mobile Homes Bill Mesur Cartrefi Symudol

• Houses into Homes programme• £10m allocated/spent• North Wales, £2.3m, 105 units of accommodation• Welfare Reform• Research projects on Tenant Participation, ASB, aids and adaptations• Social Lettings• ASB Bill and Prevention of Social Housing Tenancy

Fraud Act

11 Policy Division priorities Blaenoriaethau Adran Polisi

• Housing now across two divisions – working together• Homes and Places and Housing Policy• New Regeneration Framework launched• Improving housing supply• WHQS - a priority• Innovative funding models/Housing Bond• Co-ops and Land team• Housing Revenue Account subsidy system • Planning system’s role

12 Homes and Places priorities Blaenoriaethau Cartrefi a Lleoedd

13 Conclusion Casgliad

• Huge programme of work ahead• Welcome support for White Paper in 2012 – whole system approach• Housing Bulletin• Big opportunities to make a difference eg Homelessness• Continued engagement• Importance of joint-working

14 Questions ? Cwestiynau?



Richard Lambert

Cymdeithas Genedlaethol Y Landlordiaid

National Landlords Association


www.landlords.org.uk

Working For A Better Private-Working For A Better Private-Rented SectorRented Sector

Richard LambertChief Executive Officer

National Landlords Association

Partneriaeth Tai Gwynedd Cynhadledd 2013Gwynedd Housing Partnership Conference

19 April 2013


The National Landlords Association

The UK’s leading representative organisation for private residential landlords Over 21,000 members Providing information, advice and services to

support members’ businesses Campaigning to influence policy and to make the

landlords’ voice heard Working to raise standards in the private rented

sector and ensure landlords are aware of their rights and responsibilities


The white paper


The White Paper - Analysis

Tenants are now a more diverse grouping than before

Landlords are also more diverse Institutions/business/sideline/accidental Professional/well-meaning/ignorant/recidivist

Sector needs to grow to help meet housing need Improved image is essential to bring new

landlords and investment


The White Paper - Proposals

Legislate for mandatory registration and accreditation Use accreditation to promote energy efficiency Enforcement informed by accreditation Encourage joint working between landlords, tenants &

agents Social lettings schemes Information sharing between LHAs and other agencies Tenancy Reform


Looking behind The analysis


The PRS houses a more diverse tenant group

Young couples

Young singles

Families with children

White collar / professional

LHA claimants

Blue collar / manual workers

Students

Other benefit claimants

Older couples

Retired

Migrant workers

Executive / company letsSource: NLA Quarterly Survey Q4 2012


Why Do You Rent?

70%

Source: NLA Tenant Index Survey Autumn 2012


What Are Your Long Term Housing Plans?

26.5%



The Average NLA Landlord

10 Properties 12 tenancies

Wales – 6 properties

Combination of owned outright and mortgaged 6.3% rental yield

Wales – 5.4%

2 tenants in arrears, owing ~£2,600 Make some use of an agent, but likely to have some

active involvement in management of portfolioSource: NLA Quarterly Survey Q4 2012


Business Is Good

Definite trend towards more positive sentiment Continuous strengthening rental demand Rents continue to rise

Though some early indications of reaching a plateau

Profitability stronger Reduction in numbers breaking even or making losses Void incidence and average duration reduced in 2012 Rent arrears lowest since Q2 2010 22% intend to add to their portfolio in 2013

Source: NLA Quarterly Survey Q4 2012


The Need For A Growing PRS

Source: Welsh Government


What Is It Really Like Living In The Private Rented Sector In

2013?


Is This Typical …

Source: London Borough of Newham


… Or Is This?

Source: NLA Member, Hertfordshire


Have You Ever Rented From Someone You Considered To Be A Rogue Landlord?


50%?

33%

25%?

20%?

80%?

Someone who has appeared to act in a criminal manner


Have You Ever Rented From Someone You Considered To Be A Rogue Landlord?

Source: NLA Tenant Index Survey Autumn 2012; Sample 599; 512 respondents answered

Someone who has appeared to act in a criminal manner

12.9%


Do You See The Iceberg?

85% of tenants satisfied with accommodation NLA surveys 82%

71% satisfied with quality of repair 66% of PRS tenancies meet Decent

Homes 66% have stayed more than 2 years

in current tenancy 42% have stayed more than 4

years 75% current rent same as 12 months

ago More than half of those who leave

tenancies choose to do so.

Sources: CLG Private Landlords Survey 2010; NLA Tenant Index surveys 2012


How Long Was Your Initial Tenancy Term?

80% happy with initial term – 12% not

39% would have preferred longer – 45% wouldn’t


39%


Have You Ever Asked For A Longer Term?


51%

19%


Tenant Attitudes To Renting

89% see the property they rent as “their home” 73% think they are secure in their home

But 50% worry about their landlord ending their tenancy And 48% do not feel they have control of their home

65% say they are free to personalise their home 57% enjoy the flexibility of renting 63% do not see renting as a barrier to family life



Thinking about the proposals


The Issues We All Face

How do we tackle the criminal element? How to we push those who need to improve to do

so? How do we reinforce good practice?

So it becomes the norm and the expectation?

How do we support and encourage good landlords?


Why Is Licensing The Answer?

Will licensing in itself make a difference? Where is the benefit in alienating the landlord

community? Regulation hits the law-abiding hardest

How will it deal with those already beyond the law?

What practical contribution will it make to improving property management?

Regulation only works if it is properly enforced


There Is a Better Alternative

Build an alliance with the landlord community Work together to identify properties and landlords Education, accreditation, CPD Focus enforcement on those who do not engage Intelligent, targeted, co-ordinated enforcement

Filtering out the good landlords Targeting the criminals Using the powers

LAs to keep proportion of fines to fund enforcement


WORKING WITH THE PRS


Building A Relationship

Talk to landlords, not at them Landlords are entrepreneurs

So be commercially aware Make a business case Understand the local market – and sub-markets

Use staff who can build relationships Reward professionalism The Council is seen as a single unified entity

Think about the impacts of wider policies


Supporting and Sustaining Tenancies

Access schemes Social lettings agency Tenant passporting/referencing Managing arrears Resolving issues Working with the possession process


Summary

Wales needs a growing PRS Does the Government really understand the

sector? Will the White Paper proposals bring the

investment needed? Or does it create additional burdens and new risks?

Landlords and agents want a genuine partnership


National Landlords AssociationNational Landlords Association22-26 Albert Embankment22-26 Albert Embankment

London SE1 7TJLondon SE1 7TJ

Tel: 020 7840 8900Email: [email protected]: www.landlords.org.uk

Twitter: @NationalLandlord

mailto:[email protected]

http://www.landlords.org.uk/



Holi ac Ateb / Q&A




Gweithdai / Workshops




Cwis / Quiz




Elliw Llyr

Strategaeth Partneriaeth Tai Gwynedd

Gwynedd Housing Partnership Strategy




Strategaeth Partneriaeth Tai Gwynedd

Y daith hyd yma

Gwynedd Housing Partnership Strategy

The journey so far





Strategaeth / Strategy




Blaenoriaethau / Priorities

• Cyflenwad a Fforddiadwyedd

• Ansawdd- Effeithlonrwydd a’r Amgylchedd

• Addasrwydd

• Cydlynu rôl Strategol i faterion tai yng Ngwynedd

• Supply and affordability

• Quality- efficiency and environment

• Suitability

• Co-ordinating the role of housing matters in Gwynedd




Cynllun Gwaith / Work Programme

• Grwpiau yn gyrru ar agweddau penodol o waith

• Modelau ariannu tai fforddiadwy

• Cydlynu ceisiadau Arbed

• Groups will drive forward certain work areas

• Financial models of delivering affordable homes

• Co-ordinating applications for Arbed




BWLETIN TAI / HOUSING BULLETIN




Cynllun Strategol y Cyngor / Council’s Strategic Plan

• Hybu cyflenwad addas o dai ar gyfer pobl leol

• Llety addas

• Promoting the supply of suitable homes for local people

• Suitable homes



Gweithdai / Workshops




Adborth Gweithdai,

Holi Ac Ateb

Workshops Feedback,

Q&A




Casgliad A Chloi

Summary And Close


cyflwyniadau cynhadledd partneriaeth tai gwynedd 2013 / gwynedd housing partnership conference...

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