Housing Private Rented Sector Strategy2008 - 2012 Version 2 - Reviewed 1st April 2014

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Housing Private Rented Sector Strategy 2008 - 2012 1.0 Introduction 1.1 National and Regional Context It is only in recent years that Local Authorities’ work with the private rented sector has been acknowledged as being of significant strategic importance. In many areas it has traditionally been considered less important than services such as provision of social housing, tackling homelessness, or development control for new housing. Successful engagement with the private rented sector can often be difficult, time consuming and with variable results. The national policy framework on housing is increasingly informed by affordability issues and also by the ‘place-shaping’ role of Local Authorities (The Lyons Report). The importance of a strong sense of place and supporting housing and planning policies is seen as essential in order to deliver the sustainable communities agenda. Councils are increasingly tasked with moving away from direct service provision to addressing wider social issues such as health inequalities and the quality of the private rented sector has a key role in this agenda. With regard to housing quality and enforcement, the Housing Act 2004 increased attention on the private rented sector, providing Local Authorities with extended responsibilities and powers. The introduction of the Housing Health and Safety Rating System also focuses attention on the health outcomes of poor quality housing stock and allows for more effective targeting of interventions to assist the most vulnerable of householders, many of whom privately rent their home. As ease of access to owner occupation and social renting has reduced in recent years, the role of the private rented sector in providing accommodation to many households has become more widely recognised and valued. In particular it has been seen as a major contributor to the resolution of homelessness. It is also helping to stimulate local economies by providing short-term accommodation for people in peripatetic or temporary employment. The sector has also recently met investment needs, particularly of individuals who want to make financial provision for later life. However, short term investments are particularly affected by economic downturn and the recent ‘Credit Crunch’ whereby the financial market has increasingly restricted or removed access to certain mortgage products. From a consumer perspective, the sector has the challenge of ensuring it offers a quality product that ensures its tenants enjoy a decent home where both the landlord and tenant can exercise their legal rights in a responsible manner. It is against this background that the Minister for Housing and Planning commissioned a wide ranging review of the private rented sector. The results of the review by Julie Rugg and David Rhodes (known as the Rugg Report) were reported in October 2008 and raise a number of issues with potential for future Government intervention. Local

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Authorities will need to be ready to incorporate any resulting regulations/ guidance into their strategies and working procedures as necessary. Private rented housing needs to be considered separately from the rest of the private housing sector because its role, management, and impacts on the housing market and economy are significantly different from owner occupied housing. Incorporating the private rented sector fully into a strategic approach to housing across an area can maximise the sector’s contribution to achieving local priorities and the vision for a local area. These outcomes include delivery of required housing targets, such as decent homes, but also link to the part housing plays in delivering health, education and employment goals for an area. Some of the housing related outcomes include:

• increasing the number of decent homes • tackling homelessness • reducing the number of empty or ‘blighted’ properties • improving choices in housing type and tenure • delivery of affordable housing • reducing social exclusion • improving energy efficiency/reducing fuel poverty • reducing crime and anti-social behaviour • reduction of falls and emergency hospital admissions • reducing health inequalities • provision of sufficient staff for local employers • area-based regeneration • improving household warmth • improving fire safety • improving educational attainment • reduction in fly-tipping/dumped rubbish.

Whilst not the sole contributor, the private rented sector is a significant influencing factor on attainment of these objectives. A strategy that focuses on the private rented sector allows Local Authorities to:

• assess the past and present private rented sector • create a vision for the sector • set out the approach it will take to working with the sector • set out priorities, detailed objectives and a detailed action plan • ensure that work with the sector meets the principles of better

regulation • make explicit links to departmental, corporate and regional

strategies and to national policies. The challenge is for local authorities to actively engage with this bigger framework and ensure that the contribution of housing, including the

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private rented sector, is recognised. This is particularly important as funding streams are pooled through the LAA, enabling the Council to focus more on locally driven priorities. In addition, St Helens Council is currently working with other Merseyside Local Authorities on the development of a ‘housing strand’ within an economic focused Multi Area Agreement. This will lead to joint working within the sub region to address common issues with the private rented sector. Establishing the benefit and solutions that housing can bring to the wider wellbeing agenda will encourage support by partners for continued investment in housing including giving priority for ongoing work with the private rented sector. 1.2 Local Context St Helens Council recognises that the outcomes of work within the private rented sector go beyond provision of housing, regulation and enforcement. This strategy therefore specifically integrates the private rented sector within the strategic housing function and should be read in conjunction with the St Helens Housing Strategy 2008 – 2012, with regards to the delivery of key objectives. A healthy private rented sector will contribute towards key areas contained within the St Helens Local Area Agreement (as identified in bold text throughout this document).

1.2.1 The Private Rented Sector Within St Helens MBC

In 2006, the Council commissioned a House Condition Survey to update its intelligence on the state of all private housing stock in the Borough and also to inform future investment and policy decisions. The survey reported the following:

• 23% of all private sector dwellings in the Borough were constructed pre 1919

• The private sector stock profile of the Borough is 34% terraced properties, 47% semidetached and 15% flat type accommodation

• 8.3% of these properties contained ‘Category 1’ hazards, as compared to 3% using the former fitness standard

• 13% of these properties are in serious disrepair • 50.5% of vulnerable households live in a non decent home • 34.3% of occupied private sector dwellings fail the Decent Homes

Standard compared to 28.7% nationally • 56.5% of occupied dwellings which are privately rented fail the

Decent Homes Standard compared to 42.6% nationally. St Helens has a relatively small private rented sector, this being 7.2 % of the total stock (Housing Needs Survey 2006) as compared to the national position of 12% (EHCS 2006). However, the homes available for private rent are concentrated in the Borough’s older, terraced stock, which is of poorer quality. The St Helens House Condition Survey reported that the incidence of Category One Hazards (i.e. hazards that were an unacceptable health and safety risk to their occupants) were at twice the level of other sectors.

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The problems experienced within the private rented sector are exacerbated by the very high levels of vulnerability (in receipt of at least one of the principal means tested benefits) experienced by tenants renting privately. The level of vulnerability in the private rented sector in St Helens is 53.2%, compared to 26% for St Helens owner occupiers, or 29.5% for private renters nationally. The high prevalence of benefit dependency within this tenure effectively restricts the choice of occupants to move between tenures and is also likely to restrict the ability of tenants to choose better quality (and better managed) accommodation. As a result, 66.6% of vulnerable households in the private rented sector still live in a non decent home. This is in contrast to the Government targets for decency in the private sector (previously PSA7, now absorbed into DSO2) whereby it is expected that;

• By 2006, 65% of all vulnerable households in the private sector live in decent housing

• By 2010, 70% of all vulnerable households in the private sector live in decent housing

• By 2020, 75% of all vulnerable households in the private sector live in decent housing.

Clearly, if the Council is to make any inroads to achieving future targets, it makes sense to concentrate activity towards the private rented sector, which, although having relatively low numbers in the Borough, has by far the worst housing conditions and vulnerability. St Helens has approximately 50 Houses in Multiple Occupation (HMOs) of which no more than 12 require licensing under Part 2 of the Housing Act 2004 – the Borough has extremely low numbers of three storey properties, this being a key requirement of statutory licensing. HMOs can cause particular problems due to the increased risk of fire, poor amenities and heating provision, and consequences of poor management. By their nature these properties, usually rented on an individual room basis, provide an important type of accommodation for some of the most vulnerable members of society. St Helens has historically always had a relatively low number of HMOs mainly due to low student numbers and young professionals who elsewhere often ‘share’ houses. Demand is lead mostly by single persons (often male) in receipt of means tested benefit who can afford nothing else. At the bottom end of the market, HMOs are sometimes only one step away from a person being homeless and given the potential vulnerability of some of these tenants, intervention in this area requires particular attention from the Local Authority in terms of homelessness prevention and housing standards.

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2.0 Health Inequalities in the Private Rented Sector

St Helens suffers from considerable health inequalities. In a recent report (St Helens Health Profile) the NHS documented that out of 26 health related measures, St Helens scored worse than England averages on 19 of these indicators. Life expectancy is also below the national average. Raising the health of the community is a major corporate objective that is supported by this strategy and by the St Helens Housing Strategy. There is a strong inter-relationship between health and housing, especially in relation to housing condition. This has been recognised through the Housing Act 2004 and the move away from the old ‘fitness’ standard which looked solely at material defects, to its replacement with the Housing, Health and Safety Rating System, which provides a statistically quantifiable method for assessing the likelihood of hazards within the home causing a range of health outcomes. Current Government Guidance expects that Local authorities will take a view of the spread of hazards in the local housing stock and prioritise action on those with the most serious impact on health and safety. An effect of this would be that a Local Authority’s housing powers are used so that health problems are mitigated at an early stage. Key causes of housing-related health problems that can be tackled through the private rented sector are:

• Overcrowding

Overcrowding can lead to accidents and spread of disease. It can also affect mental health, and cause educational and developmental delay in children. It can occur particularly with families that cannot afford to rent property that is large enough to meet their needs. Housing options and benefits advice can help to tackle such problems. The increased number of migrant workers living in tied accommodation has also led to some of the most severe overcrowding in recent years. Working with landlords to inform of, and enforce, occupancy standards can benefit the health and welfare of occupants and neighbours. Tenants may choose to be overcrowded to minimise their financial costs, but their choices need to be balanced with protection of public health.

• Anxiety

Housing-related problems are known to cause anxiety which can lead to additional health problems. Where tenants are worried about crime, eviction, or how to pay the rent, anxiety can arise. Housing and benefits advice and mediation services can help.

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• Cold/damp

Cold and damp contribute to a range of physical and mental health problems, including respiratory disease, heart attacks and strokes. They may be caused through poor maintenance or simply by ineffective heating systems that are expensive to run. This can be dealt with through enforcement or through provision of grants/loans to fund property improvements. Financial and benefits advice could also benefit the tenants in the short term.

• Accidents, falls and fire

Design and maintenance problems can lead to accidents, falls and fire. The risk of these problems can be identified through HHSRS inspections, and landlords can be advised and helped to reduce these risks. For example, landlords can be offered free fire safety inspections and discounted fire safety equipment to put in their properties. This is one area of risk that it is clearly in property owners’ interests to minimise.

3.0 Private Rented Sector and the Strategic Housing Themes There are four main themes within the St Helens Housing Strategy 2008 – 2012:

• Housing and the Economy • Quality of Place • Including the Excluded • Sustainable Neighbourhoods

The private rented sector has a direct contribution to make within these themes as follows; 3.1 Housing and the Economy Access to good quality housing and a wide range of housing offers are viewed as essential components in the wider economic infrastructure. The Housing Market and Needs Assessment 2006 indicates that there has been a considerable rise in unmet need for affordable housing since 2003. Key findings are :

• 63% of households have incomes below the national average of £27,500;

• 70% of new forming households would be unable to access owner-occupation;

• 24% of new forming households have incomes less than £10,000.

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3.1.1 Contribution of Private Rented Sector to the Economy The private rented sector:

• Offers flexibility for people needing to move quickly, or who may not want to stay long in an area;

• Is the easiest way to move house across longer distances; • Provides accommodation options for a range of people from the

very rich to the very poor; • Enables people to house share more easily than owner occupation

or social renting; • Does not (as a tenure) restrict access to particular groups.

Given the current pressure on availability of affordable housing, together with access to finance, the private rented sector plays an important role in providing a first home for many young people seeking independence from their previous family accommodation. For many people, privately rented accommodation can be perceived as their only choice. This is particularly true for the increasing number of families with changing and diverse needs which may limit access to the social rented sector. Managing the private rented sector strategically within the aim of balancing housing markets can maximise housing’s contribution to economic wellbeing. A significant contribution of a healthy and well managed private rented sector is to encourage mobility amongst workers. Work with the private rented sector in enabling provision and enforcement should be linked into wider understanding of housing markets. This brings greater clarity and robust decision making in long term plans for intervention in housing markets, as well as in local/ neighbourhood areas. Local authorities can shape the way the private rented sector impacts on the housing market by influencing what property comes into the sector as well as working with what is already there. This type of work is contentious because it is seen as serious interference in market-driven activity, but it can make a visible difference to local areas. As investment in rental property increased in attractiveness over recent years, many areas have seen new properties that were expected to be owner occupied going straight to the private rented sector. It is possible (although sometimes challenging) for Local Authorities to negotiate with developers to limit the number of properties in new developments that can be sold to investors. The reasons for this action are threefold:

• Public services provided alongside large amounts of new housing are developed according to the assumed occupancy of the housing. If properties intended for families become occupied by single sharers there can be serious implications for the public services required and likely demand levels;

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• There are concerns that high concentrations of private rented

accommodation do not lead to community stability, because private renters generally move more often and do not participate widely in the communities they live in;

• There is a desire to support the government policy to increase

opportunities for home ownership. The idea that private landlords can outbid first time buyers and access property before them because it is easier for them to access capital (through equity in other properties) has received much media coverage recently.

Whilst in many other areas of the region apartments and town centre living have been a key element to regeneration programmes, the provision of multi-storey apartments is a relatively new experience for St Helens. The success of such provision relies on good freehold and leasehold management together with a mix of tenure types. Whilst still in the very early stages of availability, there is emerging concern that a significant portion of the new units coming on to the market appear to have been sold or provisionally allocated to investment purchasers. This trend will need to be monitored given that enforcing standards in blocks with multiple lease and freehold interests can be a complex and time consuming process. The potential for vacant or poorly managed units with transient populations to adversely impact on neighbouring occupiers and affect future sustainability is greatly increased with this type of accommodation. With this in mind, the Council will also have to monitor and be aware of any emergence of the ‘buy to leave’ phenomenon within St Helens, whereby new build units are bought soley for the purpose of capital appreciation and thereby left vacant. As well as the potential nuisance and sustainability issues that this could pose, such a trend could seriously hamper the Council’s delivery of performance objectives within the Empty Property Strategy. The sustainability of some landlord investments is also of increasing concern in the current ‘Credit Crunch’ financial environment. Whilst the removal of high risk and unsuitable mortgage products is likely to restrict access into this sector of smaller scale ‘first time‘landlords, there are already emerging cases of landlords whose existing portfolios are now at risk through inability to refinance. Those attempting to sell their stock over an increased period of time are often left with vacant properties, again leaving potential nuisance and neighbourhood sustainability issues. Short term investments are at increased risk during an economic downturn, with the private rented sector being particularly effected. Areas of low demand / obsolescence become apparent if relatively high numbers of private sector landlords attempt to withdraw from the market in certain areas in order to reduce their financial risk. Careful monitoring of vacancy rates across the Borough will therefore be required in order to prevent the potential for longterm problems.

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Despite these problems, there are still many landlords with the resources and capacity to invest in the Borough’s housing stock. Establishing strong working relationships, particularly with bigger landlords can help to maximise the accommodation available by supporting investment in certain areas and / or for particular groups. Supply of private rented housing to particular groups can be increased by working to build the confidence of landlords and provide the services they need. For example, the choice of housing available to households claiming local housing allowance with support needs and with no savings, can be increased by the availability of floating support services, robust management services and provision of enhanced and flexible services to deliver deposit bond and advance rent schemes. By 2010 we will:

• Establish protocols with Planning to ensure developers aware of management responsibilities and associated potential problems at planning stage

• Work with developers and housing associations to ensure that new apartments are well managed

• Ensure that any evidence of a ‘buy to leave’ phenomena is acted upon and that the planning pipeline is sensitive to any market change

• Encourage the provision of well managed accommodation by continuing to provide and develop supporting information for landlords via the Landlords Forum.

• Maximise partnership working to ensure landlords benefit from external investment where appropriate

• Encourage maximum use of available accommodation in existing HMOs, including supporting Planning Applications and encouraging eligible HMOs to become licensable.

• Continue to promote energy efficiency products and grants. • Work with the other Merseyside Authorities to complement the

above

We will measure our success by contribution to the following indicators:

• N151- Overall employment rate • PSA 20 - Increase long term housing supply and affordability • N154 - Net additional homes provided • N159 – Supply of ready to develop housing sites • N7 – Environment for a thriving third sector

3.2 Quality of Place Local authorities’ place shaping role is now articulated in government policy, with a renewed emphasis on the importance of the strategic housing function in contributing to the delivery of place shaping. Place shaping, as defined by the Lyons inquiry 2007, is ‘the creative use of

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powers and influence to promote the general wellbeing of a community and its citizens’. The strategic housing role involves local authorities taking a considered approach to housing and making detailed plans which use all resources and powers at their disposal to help achieve specific outcomes across the whole housing market. 3.2.1 Contribution of the Private Rented Sector to the ‘shape of a place’ The nature of the private rented sector at local level and the way it operates (as a sector and as individual properties) can have a significant impact on households, communities, and service providers. It can make a range of contributions, through supply, conditions and management standards, to delivery of economic prosperity and achievement of authorities’ wider social and environmental objectives. Similarly, the way that regulatory and place-shaping agencies interact with the sector can affect its operation and impacts. Although it makes up only about 12% of national housing stock, the private rented sector meets a range of housing needs in a way that is quite distinct from owner occupation and social renting, making it a vital part of most housing markets. As mentioned previously, St Helens experiences extremely high levels of poor quality (non decent) private rented housing, at 56.5% of this tenure. This indicates a restricted ability of tenants to improve their homes through liaison with landlords or by exercising choice to move into better quality homes. A predominance of poor quality housing in any neighbourhood inevitably influences the appearance and ‘feel good’ factor in the community. Also of concern are problems associated with the management of these houses, the transient nature of occupation and higher likelihood of long periods of vacancy between tenancies. These factors can lead to excess levels of anxiety and dissatisfaction with the neighbourhood, with a perception of antisocial behaviour and crime (see Section 3.4). 3.2.2 Enforcement of Housing Standards Standards in the private rented sector can affect neighbouring communities as much as the households living in the accommodation, and the local authority has a responsibility to ensure that appropriate standards of management and physical condition are met. Many standards and procedures required of landlords and their property are set out in law but, due to ignorance, inability, or wilful neglect, they may not be adhered to by landlords. This, however, should not discredit the many good landlords that operate in the Borough. It is recognised that only a minority of landlords come to the Council’s attention through enforcement action and it is our intention to assist all landlords to access advice and

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information regarding appropriate standards and other areas of best practice (see Section 3.2.3) The Council has a legal duty under the Housing Act 2004 to keep housing conditions throughout the Borough under review with a view to identifying any action that may need to be taken. The Council’s Enforcement Policy (appendix1) sets out in detail the Council’s approach to enforcement, this being in accordance with Enforcement Concordat principles. Using the statutory powers available, the Council will seek to ensure that:

• property is managed by people with relevant understanding and skills

• HMOs meet legal standards for amenities and number of occupants

• property does not present a significant threat to health and safety • unlawful eviction is challenged.

Whilst Local authorities have a statutory duty to take action where a Category 1 hazard exists, the Housing Act also confers power to take action in relation to those issues which fail Category 2 standard. In line with the Council’s key priorities and to support the preventative health and social agenda, Enforcement activity to address Category 2 failures will be concentrated on improving standards in four key areas: energy efficiency / excess cold; falls prevention, fire prevention and burglary.

• Improving energy efficiency

The Housing Health and Safety Rating System (HHSRS) empowers local authorities to ensure that properties comply with higher health and safety standards including efficient and economic heating and insulation standards. The HHSRS provides a useful tool to ensure that the standards of homes in the rental sector are maintained at an acceptable level, both in terms of integrity and energy efficiency, and ensures a resident’s health and safety is not put at risk due to excess cold. The HHSRS uses SAP ratings as a proxy measure for thermal comfort and safety.

The minimum energy efficiency standards required under the variety of existing programmes are currently inconsistent. To take insulation standards as an example: under the Thermal Comfort Criteria of the Decent Homes Standard, the minimum level of insulation required varies from 50 mm to 200 mm depending on the type of heating system present. In contrast under Warm Front the recommended level is 270mm. A similar variation can be found with recommended energy efficiency levels; under the Housing Health and Safety Rating System (HHSRS) an energy efficiency SAP rating of 35 or below is considered a level at which action is necessary, whereas the Government’s key fuel poverty programme, Warm Front, requires that properties benefit from a

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SAP of 65 wherever practicable. For heating, the HHSRS recommends whole-house heating, while the thermal comfort criteria of the Decent Homes Standard requires that heat only be provided to two rooms in addition to the room or space including any boiler. There is also a variation in methodologies used by different agencies to assess energy efficiency.

The Government has indicated that SAP 65 represents a standard of heating and insulation that minimises the risk of fuel poverty and the table below provides strong supportive evidence.

Fuel poverty in England by energy efficiency standard (SAP

1 rating) 2004

SAP bands

Number of households in group

% of households in group Total number of households

% of total fuel poor in group

Not fuel poor Fuel poor Not fuel poor Fuel poor

Less than 20

459,000 324,000 58.7% 41.3% 783,000 26.2%

20-30 794,000 184,000 81.2% 18.8% 978,000 14.8% 30-50 6,874,000 462,000 93.7% 6.3% 7.377,000 37.4% 50-65 7,476,000 233,000 97.0% 3.0% 7,709,000 18.8% 65 plus 4,092,000 * 99.2% 0.8% 4,126,000 *

Total 19,695,000 1,236,000 94.1% 5.9% 20,931,000 100.0% Source: English House Condition Survey

The Council believes that an energy efficiency standard should be set for all privately rented homes to ensure that occupants have access to affordable warmth. The standard should be based on a SAP rating of 65 wherever practicable, reflecting space and water heating costs for the dwelling. Enforcement intervention to redress category 2 hazards will be taken Boroughwide. See section 3.4.2 for further detail regarding energy efficiency remit

• Reducing likelihood of Falls Action taken in this area makes a significant contribution towards the preventative health and social care agenda within the Borough. The Stock Condition Survey has identified that hazards linked to falls represent 39.3 % of all hazards identified, by far the greatest potential risk to occupants and their visitors. Enforcement intervention to redress category 2 hazards will be taken Boroughwide.

• Reducing likelihood of Fire/Carbon Monoxide

The occurance of hazards relating to fire and flames / hot surfaces represents 10.3% of all hazards identified by the stock condition

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survey. Although the likelihood of experiencing such incidents is relatively small, the eventual outcomes can be extremely severe, with over 90% risk of severe injury or fatality (HHSRS methodology Class 1 or Class 2 outcome). Likewise with Carbon Monoxide. In St Helens there are many examples of properties with stairs to bedrooms off inner rooms or kitchens and no fire escape windows to upper floor rooms. The preventative measures that can be put in place, i.e smoke alarms, carbon monoxide alarms, correctly fitting doors, advice regarding siting / use of appliances, etc are also relatively low cost. For this reason, enforcement intervention together with fire safety/carbon monoxide advice will be taken Borough wide to redress category 2 hazards in this area. Due to the potentially severe harm outcomes adopted standards will be enforced in Houses in Multiple Occupation (HMOs) following HHSRS inspection for category 1 and 2 hazards.

• Reducing likelihood of Entry by Intruders Whilst the occurance of hazards relating to entry by intruders is relatively low (5.7% of all hazards across the Borough), there are some areas of the Borough where specific intervention may be required in order to address problems identified by the Police and other partners involved in neighbourhood management issues. This issue will therefore be monitored and future option taken to enforce to category 2 standard in specific neighbourhoods, should local intelligence and circumstances demand this. The ‘Secured by Design’ standard will be used as a guide when improvements are necessary.

Whilst response to complaints is an important part of the work carried out in the private rented sector, potential also exists for a more proactive, co-ordinated approach to enforcement whereby a specific area is identified and all properties within that area targeted for inspection, with a resulting range of interventions, including enforcement, as necessary. (see section 3.4.4 for example). Interventions which are planned, targeted and risk based represent a better use of resources in the long-term and can make a greater contribution to a wide range local objectives and outcomes. This approach may also avoid placing unnecessary burdens on landlords who may have several properties in the area. The Housing Act 2004 provides powers for local authorities to selectively licence privately rented properties in designated areas suffering from low demand and/or significant and persistent anti-social behaviour. In effect, landlords operating without a licence will have committed a criminal offence and measures can be taken to ensure those landlords who are unfit to manage rented property can no longer do so. To date only six Local Authorites in the UK have introduced Selective Licensing (Bolton,

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Salford, Middlesborough, Manchester, Gateshead and Sedgefield) Sedgefield.

To enable its introduction into St Helens a specific area would have to be identified based on:

• Problems/demand for services higher that other areas • Local knowledge • % Privately Rented Properties • Current services already in place • Statistics from the police

Once the area has been identified a period of consultation should be pursued with Private Landlords, Businesses, Residents, Merseyside Police and Fire Service and Elected Members followed by a residents survey, a survey of those landlords affected, a landlords working group and landlords events. The next step would be to ensure a minimum of 5 years commitment from partner agencies and to gain approval from elected and executive members. Once approval has been given and the bid has been submitted the conditions of the selective licensing scheme and application procedures could then be developed and agreement reached regarding the fees for licensing each property. Local Authorities can not designate an area for selective licencing without support and final approval from Government Office. Before seeking such designation, any other course of action that might provide an effective method of dealing with the area’s problems, must have been considered 3.2.3 Enabling Quality Management and Self Regulation Whilst successful and consistent enforcement plays a key role in ensuring that landlords are aware of their responsibilities and the housing standards acceptable, enforcement on its own would not maximise potential for improvements in this sector. It would also place the onus on tenants to have the capacity and knowledge to make a complaint against their landlord. Given the prevalence of vulnerability of households within this sector, this cannot always be relied on, particularly as there is currently no statutory safeguard to prevent the ‘retaliatory’ eviction of short term contract tenants following complaints regarding housing standards. Given that landlords are effectively running a business and should therefore be seeking to safeguard their assets, standards in the sector can be improved by helping landlords to self regulate. (Law Commission report – ‘Housing: encouraging responsible letting’)

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The Council has a full time Landlord and Tenant Liaison Officer who takes a central role in the provision of information between landlords, their tenants, the Council and other partner organisations. A successful Landlords Forum has been established which is well attended and takes place approximately twice a year. The Forum provides landlords with a means of accessing current advice and information on a range of issues. For example, previous Forums have covered subjects including the following;

• Housing standards – applying HHSRS • Gas safety • Local Housing Allowance • Tackling Anti-Social Behaviour • Legal Framework & Tenancy Agreements • Energy Efficiency • Enforcement • Licensing of HMO’S • ‘UnderOneRoof’ • Private Landlord Accreditation Scheme • Services for Private Landlords by Helena Housing • Re:new Parr • Tenancy Deposit Bond Scheme

Through attendance at the forums and subsequent liaison with the Council’s Landlord and Tenant Liaison Officer, landlords are encouraged to commit to meeting legal standards and to follow good practice. After looking at best practice in other local authorities and working closely with the Merseyside Accreditation Network the St Helens Private Landlords Accreditation Scheme has been developed. To date 21 properties owned by 6 private landlords have been accredited. Of these properties 2 landlords have received loans to improve their properties and 1 has received an Energy Efficiency Grant. 23 properties, 11 Landlords await accreditation. Private Landlords who own houses in the South Windle Renewal Area and other Housing Strategic areas are being encourage to join the accreditation scheme and are offered 50% interest free loans (maximum £10,000) in an attempt to improve their properties. Whilst take up by landlords has initially been slow, work is ongoing to identify barriers which prevent landlords from joining the scheme and to develop incentives. Information on the accreditation scheme is provided to all landlords with substandard properties identified though enforcement activities, and the enforcement policy allows for accredited landlords to benefit from extended timescales in order to complete essential work. Work is also being carried out in partnership with the other Merseyside Authorities to identify best practice and investigate potential for a sub regional accreditation scheme.

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By 2010 we will:-

• Improve thermal efficiency of housing stock in the private rented sector by targeting a standard SAP rating of 65 through enforcement or grant / loan initiatives

• Continue to address those properties that fail to meet the minimum housing standard under the Housing Health & Safety Rating System

• Ensure that all licensable Houses in Multiple Occupation are licensed

• Reduce falls in / around the home and associated harm outcomes (enforcement to Cat 2)

• Reduce likelihood of domestic fire incidents (enforcement to Cat 2) • Continue to ensure properties do not fail minimum housing

standard due to overcrowding • Work with landlords through the Forum to increase awareness of

standards and to encourage improvements to a higher (Decency) standard

• Work with landlords through the Forum to ensure properties do not become vacant through lack of management knowledge / advice

• Maximise engagement with Lettings and Management Agents to ensure all persons / organisations with a stake in the sector are fully aware of their responsibilities

• Improve security and reduce incidence of entry by intruders in private rented sector.

• Further investigate and develop sub regional accreditation scheme through MAA commission

We will measure our success by contribution to the following indicators:-

• N49 – Number of primary fires and related fatalities and non-fatal casualties

• N50 – Emotional health of children • N70 – Hospital admissions caused by unintentional and deliberate

injuries to children and young people • N120 – All-age all cause mortality rate • N119 – Self-reported measure of people’s overall health and

wellbeing • N121 – Mortality rate from all circulatory diseases at ages under

75 • N134 – The number of emergency bed days per weighted

population • N137 – Healthy life expectancy at age 65 • N138 – Satisfaction of people over 65 with both home and

neighbourhood • N173 – People falling out of work and on to incapacity benefits

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3.3 Including the Excluded A key area of intervention to assist vulnerable people to continue living independently in their own home yet access services is through the Council’s Home Improvement Agency (HIA). This service currently provides a range of housing support, for example, handyperson services, support to access funding in respect of property maintenance, improvements, adaptations for the disabled and energy efficiency measures. The service is offered across all tenures, and is particularly important for the private rented sector in ensuring that landlords are made aware of the importance and benefits that certain improvements, such as adaptatations and energy efficiency measures, could make for their tenants. The recently published document by CLG, ‘Lifetime Homes, Lifetime Neighbourhoods’ confirms the Government’s commitment to extending the role of HIAs to meet the needs of an ageing society. In line with this agenda, during 2008 the Council carried out a full review of the HIA service within the Borough with a view to enabling its effective restructure and development. The resulting HIA now brings together a range of support services including Care and Repair and the Affordable Warmth remit to provide a service hub by which vulnerable clients can exercise their choice about their home environment. The Council’s Landlord and Tenant Liaison Officer also works closely with a range of services and agencies to support vulnerable tenants in the private rented sector to remain in their homes and ensure sustainable tenancies. The potential for vulnerable households to become increasingly transient with frequent moves between properties is of concern given the knock on effect to, family life, including child welfare and a number of services including health and education provision. An example of service support which can have a knock on effect in a number of areas is provision of benefit advice to vulnerable clients. Supporting tenants to take up benefits for which they are eligible is key to reducing the risk of fuel poverty. This also helps households on a low income to maintain their tenancies, preventing the build up of ‘crisis’ events, such as eviction following non payment of rent or increased ill health / hospitalisation through ineffective use of heating systems. One of the most extreme manifestations of vulnerability and exclusion relates to homelessness. Restrictions on bed and breakfast use have led some councils to lease private rented sector properties for use as temporary accommodation. In addition, few areas are now able to house all homeless households in social housing, and so they need to direct more people into the private rented sector. Some households have very little choice in the type, tenure and location of accommodation they can access. Lower income households in particular can struggle to access private rented accommodation through letting agents (due to reluctance to accept local housing allowance

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recipients or requirements for deposits) or to secure good quality accommodation. Choice based lettings (CBL) and community lettings agents can reduce barriers to access and offer guarantees of quality. Therefore they can increase choice in housing to those households whose options are usually limited, improving individuals’ experience of control and self-determination. In addition, they can offer benefits for landlords (such as referencing services and cheaper advertising) and for communities, as difficult tenants may be either filtered through referencing or offered appropriate support. CBL was initially encouraged as a way to give people more control over where they live in social housing. However, it can also be used to give choice over the tenure people live in, fitting in well with the housing options approach and wider government policies around choice and empowerment. Some CBL systems currently in operation do cover low cost home ownership and the private rented sector as well as social rented housing. Inclusion of private rented stock in CBL is still in the early days in those areas that do cover it and has yet to be developed in St Helens. Central to making it work are an effective process for making contact with landlords and offering a service that is attractive. Landlords could be contacted through advertising, but awareness of the scheme is likely to spread well through word of mouth, for example between landlords or through landlord associations, or where landlords are already in regular dialogue with council housing advice teams. Depending on how the landlords already run their business, CBL may be attractive if charges are significantly below those of letting agents, if it improves their existing ways of finding potential tenants, and if it reduces the risk of tenancy breakdown. Discussions are ongoing between the Council and Helena Housing regarding provision of management services to private sector landlords and the potential links with CBL. Ensuring quality standards / management in private rented homes provided by partnership agencies to house vulnerable clients Private rented properties are increasingly being used as supported housing to meet the needs of vulnerable persons via Social Services. In St Helens there are a number of private firms providing houses and other accommodation as Registered Childrens’ Homes and semi-supported living. Private properties are taken to meet the (predicted) need of the Local Authority; some firms take on tenancies for long term periods, others have a more ‘fluid’ approach and rent properties ‘as and when’ depending on the need at that time. Such accommodation is used by St Helens Social Services to place vulnerable children and young adults, but also by other placing Authorities. Up until recently Social Services had assessed whether properties were suitable however this was without specific training or experience of Housing Act provisions.

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In conjunction with St Helens Social Services and the main provider, Officers from Private Housing Initiatives undertook a major project in Spring 2008 to proactively inspect the accommodation provided. To ensure quality standards / management in all private rented homes provided by partnership agencies meeting the needs of vulnerable clients it is intended that the other known providers within the borough will be inspected as a future piece of work. In future, it is intended there will be a protocol agreed between Private Housing Initiatives and Social Services that signs these two Council departments up to work in partnership to ensure agreed standards for property condition and management are achieved. Depending on the number of properties involved this may mean a Service Level Agreement is drawn up to inspect all such properties; it is intended that under such a protocol Social Services would contact Private Housing Initiatives to inspect to ensure standards are satisfactory prior to a property being used for this purpose. In this way standards can be raised across the board and the Local Authority can seek to achieve more than just the minimum standard. The role played by Supported People funding for independently commissioned services will be further investigated with protocol standards introduced as necessary. All properties that meet the necessary standard and where there is clear evidence of satisfactory management by the housing provider will be accredited.

By 2010 we will:-

• Extend the remit of the Home Improvement Agency to ensure that the service meets the Government agenda

• Direct vulnerable tenants towards benefit check service in order to maximise benefit take up

• Examine options for privately owned properties to be included in CBL

• Ensure effective development of CBL and other support services to maximise potential links to Merseywide accreditation scheme and other sub regional initiatives

• Work in partnership with Social Services to ensure all Council funded accommodation in the private rented sector meets acceptable standards

We will measure our success by contribution to the following indicators:-

• N141 - Number of vulnerable people achieving independent living

• N142 – Number of vulnerable people who are supported to maintain independent living

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• N46 – Young offenders access to suitable accommodation • N143 – Offenders under probation living in settled and suitable

accommodation at the end of their order or licence • N147 – Care leavers in suitable accommodation • N136 – People supported to live independently through social

services (all ages) • N131 – Delayed transfers of care from hospitals • N139 – The extent to which older people receive the support they

need to live independently at home • N140 – Fair treatment by local services

3.4 Sustainable Neighbourhoods 3.4.1 Reduction of anti-social behaviour and crime Social landlords are expected to play a significant part in tackling crime and anti-social behaviour. However in the private rented sector activity to tackle problems can take place without the involvement of the landlord. Police, neighbourhood wardens, and noise nuisance teams can of course be effective, but they do not control access to and exit from tenancies. Private landlords can contribute to reduction of crime and anti-social behaviour through the way they manage tenancies. They can take references and demonstrate to tenants that anti-social and criminal behaviour is unacceptable, either through warnings or eviction. As individuals they are more vulnerable and less influencial than providers of social housing, and so they may need support and advice from the Local Authority Private Sector Landlord & Tenant Liaison Officer to do this. From January 2008 – December 2008 the Private Sector Landlord & Tenant Liaison Officer working in partnership with Merseyside Police conducted 98 visits to 46 privately rented properties in St Helens where the tenants had been involved in anti-social behaviour or drugs activity.

Of these:

• 22 tenants stopped acting in an anti-social manner (2 tenants being warned by their landlords)

• 16 tenants were evicted for Anti-Social Behaviour • 8 tenants were evicted following drugs warrants.

As of May 2009, there have been 49 joint visits to 31 privately rented properties where the tenants have been involved in Anti-Social Behaviour or drug activity.

Of these:

• 8 have been evicted or issued eviction notices for anti-social behaviour

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• 3 were evicted following drugs warrants • The remaining 20 properties are being closely monitored.

The referrals for these cases came from many sources:

• Police and PCSO’s • Merseyside Fire & Rescue Service • Safer Communities • Environmental Health • Neighbourhood Action Groups • Local Councillors • Registered Social Landlords • Residents • Private Landlords • Tenant & Resident Groups • Letting Agents • Anonymous Tenants who are involved in Anti-Social Behaviour are initially visited by the Private Sector Landlord and Tenant Liaison Officer and advised that if their behaviour continued to escalate then further action would be necessary. If a further visit is required the landlord is notified and supported, if necessary through the eviction process. Other agencies are notified at this stage eg Social Services, Housing Options, Housing Benefits. In some cases it has been necessary to obtain the opinions of local residents and the information collated is then used to provide a community impact statement to support private landlords with Notice Seeking Possession applications through the County Court. The Police forward monthly reports regarding drugs warrants to the Private Sector Landlord & Tenant Liaison Officer. The private tenants are visited and warned regarding their drug activity. Private Landlords are notified immediately after the tenant has been visited and advised that a warrant for drugs has been executed at their property. Support and advice is given should the landlord wish to evict their tenant. The data for evictions for anti-social behaviour and drugs related evictions is then forwarded to the Police. The evictions for drugs have been very successful in alleviating the need for ‘Crack House Closures’ were a property would be closed by the Police for a period up to 3 months. Where a voluntary approach is not successful, consideration will be given to the use of Anti-Social Behaviour Closure Orders. Section118, Schedule 20 Criminal Justice and Immigration Act 2008, (CJIA) introduces premises closure orders, which allow courts to temporarily close premises associated with significant and persistent disorder or persistent serious nuisance. The CJIA inserted these powers into a new

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Part 1A of the Anti-Social Behaviour Act 2003 which provides for issuing closure notices and making closure orders. This is a Local authority and Police power and commenced on 1st December 2008.

In some communities there are particular premises that are a constant focus for severe anti-social behaviour, making the lives of those living nearby a misery. Premises closure orders are tenure neutral powers that can be used to offer communities immediate respite by temporarily closing premises for three months that are responsible for significant and persistent disorder or persistent serious nuisance to a community.

The purpose of a closure order is to prevent significant and persistent disorder or persistent serious nuisance of certain groups within communities and to act as a neighbourhood management tool. This tool is not to be used as a fast track to eviction or as a first port of call for difficult scenarios.

A closure notice alerts those using the property, resident(s), the owner and any others with an interest who can be identified, of the intention to apply to the court for a closure order. This sends a clear message to the local community that action is being taken against the premises, and it informs those who live in or frequent the premises that their activities will no longer be tolerated. It gives notice that closure of the premises is being sought and provides details of what this entails. A closure notice should not be used as a threat. Once a notice is issued, an order must be sought within 48 hours whether behaviour improves or not. This should not come as a surprise to anyone with an interest in the property, as persons in these premises should have been previously warned of impending action in an attempt to reform their behaviour.

These powers should only be used as a last resort, where other interventions have been used or considered and rejected for good reason, and where implications, for example, for children or vulnerable adults in the premises, have been carefully considered. The decision to use these powers must be taken by a senior police officer of Superintendent rank or above (the authorising officer), or by a Council officer (delegated authority). 3.4.2 Energy efficiency Increasing importance is being placed on state-led programmes to improve the energy efficiency of all housing. Tenants can make some contribution to the energy efficiency of their homes by installing energy efficient electrical and white goods and these have been made available to tenants through the Home Improvement Agency, advice centres and other partnership agencies in past due to the Council’s partnership linkages with local businesses and fuel providers. Landlords have less incentive to improve the energy efficiency of their property than owner occupiers - there appears to be no direct benefit to them and energy performance does not yet give a market advantage in lettings. The

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private rented sector is a difficult one in which to promote energy efficiency measures, mainly because the most tangible benefits of energy efficiency (i.e. reduced energy bills and increased comfort) do not directly affect the landlord(who has to pay for the improvements). The recently introduced Energy Performance of Buildings Directive will require that a valid Energy Performance Certificate (EPC) be produced for all domestic rental properties from October 2008. The EPC enables a prospective tenant to compare the energy efficiency of properties and establishes how standards can be improved in a cost-effective manner. For the first time, prospective tenants will be given an estimate for a property’s energy costs, before they commit to renting it. When renting out a property, the landlord will need to provide an EPC to any prospective tenant. There is no obligation to obtain an Energy Performance Certificate for an existing tenancy. Once obtained, an EPC remains valid for up to 10 years. If a valid EPC still exists when changing tenants no new certificate is required. The EPC will need to be prepared by an accredited Energy Assessor. These will offer opportunities for landlords to differentiate their property from their competitors and gain a distinct marketing advantage. The energy efficiency and environmental impact of the property will be rated on a scale from A-G (where A is the most efficient and G the least efficient). Current running costs for heating, hot water and lighting will also be shown on the certificate, together with a list of recommended energy saving improvements. Although landlords are under no obligation to carry out any recommendations made, prospective tenants could use the EPC as one of the factors to determine which property they choose to rent. Recent government initiatives have focused on improving the energy efficiency of new homes including an aspiration that all new dwellings be carbon neutral by 2016. This is to be welcomed, however Fuel poverty is not an issue generally associated with new housing and this is demonstrated in the linkage between age of dwelling and incidence of fuel poverty. Some 80% of the housing stock standing in 2050 is likely to have been built before 2005’s greener building regulations were introduced. It is therefore essential that the Government has an effective strategy in place for improving the energy efficiency in the existing housing stock.

The causes and evidence of fuel poverty are multi-faceted and range from the energy efficiency of the housing stock, household income levels and the effect of fuel pricing mechanisms, to the extent of excess winter deaths, cold related illness, fuel debt and disconnection from supply.

It is inevitable that the cost of fuel will determine, to some extent, the point at which a household cannot afford to heat their home. Studies have shown that those in fuel poverty tend to have the lowest incomes but also the highest fuel bills. These households also spend a significantly higher proportion of the income on fuel than the average

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household. The reasons for high fuel bills can include inefficient heating systems, low levels of insulation and the need to keep temperatures warmer than average. Those requiring higher temperatures include the infirm, elderly, young children and disabled people. This is further compounded by the ever-spiraling costs of energy to the consumer. Since 2003 domestic energy prices have risen significantly. Every 1% price rise results in an additional 40,000 households being deemed fuel poor. When homes are expensive or difficult to heat to an adequate level, problems can arise for the landlords as well as for the people who live in them. In cold properties, the moisture created by everyday activities such as cooking and washing, condenses on cold surfaces such as uninsulated walls or windows. This dampness causes mould growth and results in damage to the structure of the building, particularly walls and window frames. It also adversely affects the well-being and comfort of the occupants.

The provision of measures and support for greater energy efficiency in the private rented housing stock is a key example of an intervention which cuts across several corporate and strategic objectives. Whilst seen by many as an essential part of the ‘green’ agenda with a major impact on future sustainability, it is recognised that the majority of houses across all tenures fail to meet the current statutory minimum standard by reason of excess cold. The St Helens stock condition survey 2006 also confirmed that, in the private rented sector, over 77% of houses that failed the decency standard did so by reason of Thermal Comfort. Poor thermal efficiency has a direct statistical effect on the likelihood of ill health, and is more likely to contribute to long-term health problems and fatalities that any other defect in the home The 2006 stock condition survey also reported that 20% of the Borough was at risk of fuel poverty and that the SAP rating for the privately rented stock was significantly lower (unacceptable) than other tenures. Those most likely to be affected by fuel poverty are those on the lowest incomes, who are often those with the highest fuel bills. Those requiring higher temperatures include older people, young children and people with disabilities. Whilst the local authority has no control over external influences that affect fuel poverty, e.g. fuel prices, there is scope for intervention in relation to advice and information on grants and other lifestyle measures. Unquestionably there can be tensions between social and environmental objectives, where for example, green taxation is mooted for environmental reasons despite its potentially negative impact on low-income households. However, in the case of energy efficiency improvements to existing housing, social and environmental policies can be completely harmonious. Improving the energy efficiency of existing dwellings can have significant social and economic benefits as well as environmental benefits and can help to deliver neighbourhood renewal.

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3.4.3 Regeneration Regeneration programmes are most often area-based, looking to address physical, economic, and social problems. Aligning the resources and work of private rented sector teams with these areas can help maximise their impact. Poor management and maintenance of rented properties and management of tenants’ anti-social behaviour can contribute to neighbourhood problems that lead to a poor reputation and concentration of deprivation. Landlords can help to address these if they are offered practical help and are included in planning and implementing regeneration strategies. Selective licensing of private rented sector properties can be used to consolidate aspects of the regeneration programmes, where local authorities have done as much as possible to tackle decline using voluntary methods. However, in St Helens there is still scope for maximising opportunities to engage with landlords and a range of other stakeholders through the Neighbourhood Renewal agenda and the neighbourhood management programmes which are currently being developed 3.4.4 The Parr Pilot Enforcement Scheme – An Area Based Example of Proactive Intervention The Scheme targeted the Somerset Park area of Parr, an area which is one of the most deprived in the Borough and is located within the worst 5% Super Output Areas (S.O.As). The area has historically suffered from high levels of worknessness and benefit dependency whilst the private housing stock is predominantly pre 1919 terrace, providing small, poor quality but low cost housing. The neighbouring area is predominantly social rented stock whilst the private stock contains levels of privately rented and vacant housing far higher than the borough average. Parr has been highlighted as the primary ‘hotspot’ for anti-social behaviour in the St Helens Borough. Merseyside Police have adopted a themed approach with the targeting of difficult residents and working with St Helens Council and Helena Housing for better exchange of information and joint action. A hi-visibility operation of the area was carried out in October 2006 and involved multi agency volunteers completing questionnaires with the tenants and residents of the Somerset Park estate. Due to the findings of the survey St Helens Council organised a joint agency meeting in December 2006 with Private Landlords who own properties in the area. A number of presentations were given at the meeting, including:

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• Re:newparr – Parr Neighbourhood Management • Anti-Social Behaviour/Youth Disorder/Drug Dealing • Cleansing, Fly Tipping & Arson Issues • Private Landlord Forum and Accreditation Scheme • HHSRS (Housing Health & Safety Rating System)

In an attempt to address poor property conditions and anti-social behaviour highlighted at the meeting a successful bid for £11,000 was secured from the Renew Parr Leverage fund commencing April 2007 to carry out pro-active inspections of all privately rented properties in the Somerset Park Area of Parr St Helens. A Pilot Pro-Active Enforcement Scheme was undertaken in Somerset Park and 81 privately rented properties in the area were inspected (approx. 20% of properties located in the survey area) The impact of this Pilot is currently being evaluated, with initial findings as follows:

• A significant number of private rented housing within the study area (82% of all properties inspected) did not meet the minimum standards set out by the Housing act 2004

• Category 1 & 2 Hazards were found in almost 71% of the properties – these are now being addressed with legal enforcement action where necessary but mainly with co-operation from landlords

• Three evictions due to anti social behaviour were undertaken in addition to a Suspended Prohibition Order made in relation to an overcrowding issue

• Referrals were made to Warm Front and Merseyside Fire & Rescue Service (MFRS) for all properties inspected.

The pro-active approach has enabled the Council to maximise close working arrangements with other partners, including local Registered Social Landlords, the Environmental Protection Department (re: fly tipping), the Building Control Department (re: unsafe boundary walls), the Affordable Warmth Unit (re: free loft and cavity wall insulation due to properties being in a SOA where external funding was available) and joint anti social behaviour visits with the Merseyside Police and Fire Service. Following this project, feedback from the GAMB Tenants and Residents Association was extremely positive, with reports of a significant reduction in anti-social behaviour. Landlords have also been made increasingly aware of their responsibilities, particularly with regard to management of their tenants’ behaviour. Whilst some enforcement action was necessary, in the main, landlords complied with initial requests to improve their properties, some to a higher standard than legally enforceable.

Following proactive work, It is recommended that the situation in the study area with regard to vacancy rates, anti social behaviour and other neighbourhood nuisance issues be closely monitored as this will inform any decision regarding the need for selective licensing. It is hoped that such an onerous measure as selective licensing will not be necessary

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unless there is a serious deterioration in the range of areas which affect quality of life and satisfaction within the neighbourhood.

In the meantime, the Council will look to maximise the resources and linkages available in order to extend the proactive approach to other areas of the Borough where appropriate.

By 2010 we will:-

• Continue to work with Community Safety partners to promote safe neighbourhoods

• Investigate potential for proactive intervention within neighbourhood management areas and housing strategic areas, subject to available resources

• Carry out further monitoring of the Somerset Park area in order to inform development of any future area action / bid for selective licensing

We will Measure our success by contributing to the following indicators:

• N5 - Overall/general satisfaction with local area • N21- Dealing with local concerns about antisocial behaviour

and crime by the local council and police • N187 – Tackling fuel poverty – people receiving income based

benefits living in homes with a low energy efficiency rating • N195 – Improved street and environmental cleanliness (levels

of graffiti, litter, detritus and fly posting • N116 – Proportion of children in poverty • N1 - % of people who believe people from different backgrounds

get on well together in their local area • N2 - % of people who feel that they belong to their neighbourhood • N4 - % of people who feel they can influence decisions in their

locality • N186 - Per capita reduction in CO2 emissions in the LA area • N188 - Adapting to climate change • N197 - Improved street and environmental cleanliness – fly tipping • N16 – Serious acquisitive crime rate • N17 – Perceptions of anti-social behaviour • N22 – Perceptions of parents taking responsibility for the

behaviour of their children in the area • N23 – Perceptions that people in the area treat one another with

respect and consideration • N24 – Satisfaction with the way the police and local council dealt

with anti-social behaviour • N25 – Satisfaction of different groups with the way the police/local

council dealt with anti-social behaviour

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• N27 – Understanding of local concerns about anti-social behaviour and crime by the local council and police

• N33 – Arson incidents • N41 – Perceptions of drunk or rowdy behaviour as a problem • N42 – Perceptions of drug use or drug dealing as a problem

4.0 Partnership Agencies

St Helens Council already has strong and established working relationships with other agencies both within and outside the borough. Partnership working has been shown to give the greatest outcomes, in Somerset Park for example, and this is set to become increasingly more important as the Council moves forward and tries to reach some of the most vulnerable and hard to reach members of the public. New opportunities for partnership working will be identified and developed and existing relationships will be strengthened in order to ensure the best outcome for residents of St Helens borough. The following is a list of some of the agencies that the Private Housing Initiatives section already works in partnership with but is not exhaustive:

• Primary Care Trust (PCT) • Registered Social Landlords (RSLs) • Citizens Advice Bureau (CAB) • Fire Service • Police • Health Visitors • Community Psychiatric Nurses • Hospital • General Practitioners (GPs) • Warm Front • Health & Safety Executive (HSE) • Private Sector Landlords • Other Council departments • Local Better Regulation Office (LBRO) / Better Regulation

Executive (BRE)

ACTION JUSTIFICATION MILESTONES RESPONSIBLE OFFICER

FUNDING TIMESCALES

BUSINESS PLAN REF NI LINK

Reduce number of vulnerable private rent households living in non decent homes

Existing high non decency rate for this tenure group

Reduce PRS non decency rate to 50% by next Stock Condition Survey (2011)

Private housing Initiatives Manager

Revenue Budget

Reported at completion of SCS (2011)

BP Ref:4.3.4 – Deliver high quality housing in a balanced housing market NIs: 5, 21, 46, 49, 50, 70, 116, 119, 120, 121, 131, 134, 136, 137, 138, 139, 140, 141, 142, 143, 147, 151, 173, 186, 187, 195,

Improve SAP rating of PRS properties, including for enforcement of cat 2 hazards and targeting improvements to reach SAP 65.

Poor thermal efficiency in private rented sector High levels of vulnerability and fuel poverty

Increase PRS SAP rating to 58 by next SCS

Energy Efficiency Officer Principle E.H.O. (Enforcement)

Revenue Budget

Enforcement / interventions throughout the lifetime of the Strategy. Reported at completion of SCS (2011)

BP Ref: 4.3.4 – Deliver high quality housing in a balanced housing market BP Ref:4.3.8 – Reduce levels of fuel poverty NIs: 50, 116, 119, 120, 121, 131, 134, 137, 138, 139, 141, 151, 173, 186, 187, 188

Reduce falls and associated harm outcomes – enforcement of cat 2 hazards

High occurrence of hazards within St Helens housing stock

Contribution to reduction in levels of non decency

Principle E.H.O. (Enforcement)

Revenue Budget

Enforcement / interventions throughout lifetime of the strategy. Reported at completion of SCS (2011)

BP Ref:4.3.4 – Deliver high quality housing in a balanced market. BP Ref:4.3.5 – Deliver housing support to meet the needs of the local population NIs:50, 70, 119, 120, 131, 134, 137, 138, 139, 141, 142, 151, 173

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ACTION JUSTIFICATION MILESTONES RESPONSIBLE OFFICER

FUNDING TIMESCALES

BUSINESS PLAN REF NI LINK

Reduce incidence of fire and carbon monoxide poisoning and associated harm outcomes – enforcement of cat 2 hazards and adopted HMO fire safety standards

Relatively high occurrence of hazards with low / nil cost remedial measures

Contribution to reduction in levels of non decency

Principle E.H.O. (Enforcement)

Revenue Budget

Enforcement / interventions throughout lifetime of the strategy. Reported at completion of SCS(2011)

BP Ref :4.3.4 – Deliver high quality housing in a balanced market. NIs: 33, 49, 50, 70, 119, 120, 131, 134, 137, 138, 139, 141, 142, 173,

Reduce incidence of household burglaries – review Police / Neighbourhood Management intelligence to identify areas where enforcement of cat 2 hazards required - promote ‘Secured by Design’ standard

Potential for high levels dissatisfaction / anxiety within neighbourhoods affected by rising crime levels

Contribution to levels of non decency and stakeholder satisfaction re: anti social behaviour

Landlord and Tenant Liaison Officer Principle E.H.O. (Enforcement)

Revenue Budget Potential WNF

Review throughout lifetime of the strategy Reported on completion of area interventions / annual Place Survey

BP Ref:4.3.4 – Deliver high quality housing in a balanced market BP Ref:1.1.5 – Gather and share information on the social, economic and environmental challenges facing the area ensuring evidence led policy and service development NIs: 5, 16, 17, 21, 24, 25, 27, 33

Continue to organise Information Twice annual Landlord and Revenue July 2008 and BP Ref:4.3.4 – Deliver

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ACTION JUSTIFICATION MILESTONES RESPONSIBLE OFFICER

FUNDING TIMESCALES

BUSINESS PLAN REF NI LINK

and deliver Landlord Forum

provision and networking supports improvements to both stock and management

Forum Meetings Tenant Liaison Officer

Budget throughout lifetime of the strategy

high quality housing in a balanced market BP Ref:1.1.2 – Support community engagement, capacity building and empowerment NIs: 1, 2, 4, 5, 16, 17, 21, 22, 23, 24, 25, 27, 33, 41, 42, 49, 50, 70, 119, 120, 121, 134, 137, 138, 151,154, 159,

Investigate and identify potential to introduce pro active enforcement approach to priority neighbourhoods

Success of Parr Pilot supports extension of scheme subject to resources

Evaluation of Parr Pilot including stakeholder consultation Introduction of further proactive schemes within neighbourhood management and other housing priority areas

Private Housing Initiatives Manager

Revenue resource yet to be identified. Potential exists to link into future WNF, LAA funding streams

Summer 2008 Parr Pilot evaluation Ongoing identification and assessment of future proactive schemes

BP Ref:4.3.4 – Deliver high quality housing in a balanced market BP Ref:1.1.5 – Gather and share information on the social, economic and environmental challenges facing areas ensuring evidence led policy and service development NIs: 1, 2, 4, 5, 16, 17, 21, 22, 23, 24, 25, 27, 33, 41, 42, 49, 50, 70, 116, 119, 120, 134,137,138,173, 186, 187, 188, 195, 197

Identify all licensable HMOs and ensure

Ensure compliance with statutory

July 2008 all eligible HMOs

Principle E.H.O. (enforcement)

Revenue Budget

July 2008 BP Ref:4.3.4 – Deliver high quality housing in a

32

ACTION JUSTIFICATION MILESTONES RESPONSIBLE OFFICER

FUNDING TIMESCALES

BUSINESS PLAN REF NI LINK

licence compliant requirement currently licensed balanced market NIs: 46, 49, 70, 116, 119, 120, 137, 138, 142, 143, 151, 154, 173, 187,

Offer service to provide EPCs to landlords through HIA

Suitably accredited staff employed within Private Housing Initiatives Section Opportunity for provision of impartial advice and fee generation

CRB check for accredited staff Introduce service following landlord statutory requirement October 2008

Manager Private Housing Initiatives

Revenue (Further training of 2 more staff if demand required) Potential fee generation

Commence service April 2009

BP Ref:4.3.8- Reduce levels of fuel poverty NIs: 116, 186, 187, 188

Ongoing development of Home Improvement Agency to ensure HIA developed to meet government agenda and local needs

Requirement to meet Government Agenda and local needs

Development of HIA work plan and reporting mechanism to HIA steering group

Private Housing Initiatives Manager HIA Manager Energy Efficiency Officer

Revenue. Capital, Supporting People, Private funding

July 2009 BP Ref:4.3.4 – Deliver high quality housing in a balanced market BP Ref:4.3.5 – Deliver Housing Support to meet the needs of the local population NIs: 4, 5, 17, 21, 22, 23, 24, 25, 27, 33, 49, 50, 70, 116, 119, 120, 121, 131, 134, 136, 137, 138, 139, 140, 141, 142, 151, 173, 186, 187, 188,

Carry out annual review of enforcement protocols with

Ensure consistency of approach across

Updated partnership approach to

Principle E.H.O. (Enforcement)

Revenue Budget

July 2009 BP Ref:4.3.4 – Deliver high quality housing in a balanced market

33

ACTION JUSTIFICATION MILESTONES RESPONSIBLE OFFICER

FUNDING TIMESCALES

BUSINESS PLAN REF NI LINK

Registered Social Landlords

tenures enforcement in the social rented sector

NIs: 46, 49, 70, 119, 120, 121, 134, 136, 137, 138, 139, 140, 141, 142, 143, 147, 173, 186, 187, 188,

Work with developers and housing associations to ensure that new apartments are well managed.

Concerns relating to buy to leave phenomena and also sub-letting of properties by absent landlords. Need to ensure that properties are well managed and maintained.

Freehold and leasehold management arrangements established during planning process. Evidence of good management of apartments. Fewer complaints/ action required.

Development Services Manager Housing Association Partners/ Private Housing Initiatives Team

Service charges to fund costs. Officer time to arrange provision (Revenue Budget).

Throughout the lifetime of the Strategy.

BP Ref:1.1.2 – Support community engagement, capacity building and empowerment NIs 5, 16, 17, 21, 23, 33, 41, 42, 49, 50, 70, 119, 120, 121, 134, 137, 138, 151,154, 159, 173, 186, 187, 188, 197

Analyse effect of new build vacancy rate on housing offer. 2009 survey

Concern over replication of buy to leave market.

Functioning market with positive relationship

Planning Policy/ Development Services & Housing

Revenue Budget

Throughout the lifetime of the Strategy.

BP Ref:4.3.4 – Deliver high quality housing in a balanced housing market

34

ACTION JUSTIFICATION MILESTONES RESPONSIBLE OFFICER

FUNDING TIMESCALES

BUSINESS PLAN REF NI LINK

Need to keep watching brief on this developing market.

between supply and demand. Ensure survey results fully inform Housing / Planning strategy and policies

Strategy Teams July 2009

NIs 5, 16, 17, 21, 33, 42, 151, 154, 195, 197,

Seek to extend CBL to include Private Rented Sector

Maximise use of PRS stock Brand good quality PRS and provide incentive to landlords

Protocols agreed to include PRS within CBL framework Suitable vacant properties identified and landlords supported to proceed through CBL

Private Housing Initiatives Manager

Revenue Budget

April 2010 BP Ref:4.3.4 – Deliver high quality housing in a balanced housing market NIs: 46, 131, 141, 142, 143, 151, 154,

Establish protocols with Social services and Supporting People to ensure quality of housing for

Vulnerable clients in Council funded accommodation

Awareness raising with Social Services and Supporting People

Manager Private Housing Initiatives Principle E.H.O.

Revenue Budget

April 2009

BP Ref:4.3.5 – Deliver Housing Support to meet the needs of the local population

35

ACTION JUSTIFICATION MILESTONES RESPONSIBLE OFFICER

FUNDING TIMESCALES

BUSINESS PLAN REF NI LINK

vulnerable clients placed by the Council and its partners is protected

Identify potential impact and develop protocols

(Enforcement) July 2009

NIs: 50, 70, 116, 119, 120, 121, 136, 137, 138, 139, 141, 142, 145, 147,

To work to the development and outcomes of the MAA with Merseyside Authorities in relation to PRS

Maximise regional resources to address identified issues affectuing the PRS

Identify impact from agreed MAA

Manager Private Housing Initiatives

Revenue Budget

August 2009 BP Ref:4.3.4 – Deliver high quality housing in a balanced housing market NIs: 46, 131, 141, 142, 143, 151, 154,

To work with the Police to reduce incidences of anti-social behaviour

Need to address neighbourhood concerns regarding inappropriate/disruptive behavior within this tenure

Effective working procedures between LA, Police and partners

Landlord and Tenant Liaison Officer

Revenue Budget

Throughout the life of the strategy

BP Ref:4.3.4 – Deliver high quality housing in a balanced market BP Ref:1.1.5 – Gather and share information on the social, economic and environmental challenges facing the area ensuring evidence led policy and service development NIs: 5, 16, 17, 21, 24, 25, 27, 33

Contact CentreWesley HouseCorporation StreetSt.HelensWA10 1HF

Tel: 01744 676789Minicom: 01744 671671Fax: 01744 676895Email: contactcentre@sthelens.gov.uk➜ www.sthelens.gov.uk

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