Agenda item

11.1

The Executive Director, Communities submitted a report proposing to introduce a Voluntary Registration Scheme in a defined geographical area of Page Hall to the north of the City. The scheme would run alongside a Selective Licensing scheme in another part of Page Hall that was the subject of an additional report to Cabinet.

11.2

RESOLVED: That

(a)

the Voluntary Registration Scheme detailed in the report be approved;

(b)

the fee structure set out in paragraph 6.8 of the report and the scheme standards set out in Appendix D be approved; and

(c)

delegated authority be given to the Director of Commissioning to amend the scheme standards and fee structure as appropriate.

11.3

Reasons for Decision

11.3.1

There is a high demand for private rented accommodation in Page Hall from new arrivals. This has led to some landlords letting their properties irresponsibly – e.g. not carrying out adequate tenancy management to support new arrivals to use local facilities appropriately and understand local cultural norms. We believe that better tenancy management support would help to tackle the related issues of anti-social behaviour and market weakness, and, most importantly, improve the lives of local residents.

11.3.2

Council officers in many departments are experiencing referrals to streets and properties where there are large numbers of residents congregating, properties that have large numbers of people living in them and associated noise nuisance, unsanitary conditions, property disrepair or lack of general maintenance, fly tipping and general household rubbish piled in yards.

11.3.3

The condition of properties and the local street scene is making the area less desirable. House prices are falling despite high demand for rental properties and most of the homes in the area are now privately rented. We believe that this imbalance in tenure, coupled with irresponsible letting practices, is making the area a worse place to live.

11.3.4

We met some private landlords operating in the area that were experienced, professional and responsible. They co-operate and respond to the advice of housing and environmental officers, but again, there were some that were reluctant to accept full landlord responsibilities and continue to refuse to meet their obligations to tenants and the local community.

11.3.5

During the consultation we learned a lot about the local area and we listened carefully to the views of landlords and residents. It became clear there was a smaller defined area that had the most concentrated problems, but some streets in the surrounding area also had issues – although less serious and not so highly concentrated. At Appendix E of the report, the map of interventions by the Private Housing Standards team shows the levels of activity in the Selective Licensing area, and the voluntary scheme area. For this reason our response is a twin track approach that proposes, alongside the legally enforceable Selective Licensing scheme proposed in another report on the agenda for this meeting, a Voluntary Registration Scheme in the remainder of the defined area.

11.3.6

The Voluntary Scheme was suggested by a number of landlords who were open to receiving education and advice about landlord responsibilities. This is an opportunity to deliver widespread training and advice programmes so that landlords build up a more open dialogue with the Council’s housing inspection officers to improve their asset and their management abilities. It is anticipated that this will also help to drive up standards and improve the housing market in the whole of the area.

11.4

Alternatives Considered and Rejected

11.4.1

Stay as we are.

11.4.2

We could continue with the current regulatory approach and address a limited number of service requests on that basis. The approach would have some impact, but not in a forceful and targeted way.

11.4.3

Over the last decade there has been significant investment in the area, which has included Housing Market Renewal funding.  However, despite this, the area has failed to see any improvements in the housing market in terms of demand and house prices.  The Migration Impact Funding did have limited positive effect, although this was not provided for long enough to establish sustainable changes.

11.4.4

Our current reactive approach cannot focus enough on developing effective partnerships with other services, the voluntary sector and landlords. The investment in ‘on the ground’ support as a result of the scheme will help us take a more proactive approach.

11.4.5

Introduce Selective Licensing within the whole of the designated area of Page Hall where consultation took place

There is the option and general support from the community to introduce Selective Licensing across the whole area.  This would result in around 900 private rented properties being required to licence.

11.4.6

But it was also clear throughout the consultation that landlords and residents felt that the majority of the problems occurred in the roads in the grid to the left hand side of Page Hall Road.  This is backed up by the higher level of interventions from Private Housing Standards than anywhere else in the consultation area.

11.4.7

Demand for properties and house prices are also slightly better in the area outside the proposed Scheme area.  It is anticipated that the proposed Voluntary Registration Scheme for this area will see further improvements.  It will be reviewed and may be considered for Selective Licensing at some point in the future. The housing market will also be monitored to establish if prices are falling compared with other areas in the City.

11.5

Any Interest Declared or Dispensation Granted

None

11.6

Reason for Exemption if Public/Press Excluded During Consideration

None

11.7

Respective Director Responsible for Implementation

Richard Webb, Executive Director, Communities

11.8

Relevant Scrutiny and Policy Development Committee If Decision Called In

Safer and Stronger Communities

11.1

The Executive Director, Communities submitted a report proposing to introduce a Voluntary Registration Scheme in a defined geographical area of Page Hall to the north of the City. The scheme would run alongside a Selective Licensing scheme in another part of Page Hall that was the subject of an additional report to Cabinet.

11.2

RESOLVED: That

(a)

the Voluntary Registration Scheme detailed in the report be approved;

(b)

the fee structure set out in paragraph 6.8 of the report and the scheme standards set out in Appendix D of the report be approved; and

(c)

delegated authority be given to the Director of Commissioning to amend the scheme standards and fee structure as appropriate.

11.3

Reasons for Decision

11.3.1

There is a high demand for private rented accommodation in Page Hall from new arrivals. This has led to some landlords letting their properties irresponsibly – e.g. not carrying out adequate tenancy management to support new arrivals to use local facilities appropriately and understand local cultural norms. We believe that better tenancy management support would help to tackle the related issues of anti-social behaviour and market weakness, and, most importantly, improve the lives of local residents.

11.3.2

Council officers in many departments are experiencing referrals to streets and properties where there are large numbers of residents congregating, properties that have large numbers of people living in them and associated noise nuisance, unsanitary conditions, property disrepair or lack of general maintenance, fly tipping and general household rubbish piled in yards.

11.3.3

The condition of properties and the local street scene is making the area less desirable. House prices are falling despite high demand for rental properties and most of the homes in the area are now privately rented. We believe that this imbalance in tenure, coupled with irresponsible letting practices, is making the area a worse place to live.

11.3.4

We met some private landlords operating in the area that were experienced, professional and responsible. They co-operate and respond to the advice of housing and environmental officers, but again, there were some that were reluctant to accept full landlord responsibilities and continue to refuse to meet their obligations to tenants and the local community.

11.3.5

During the consultation we learned a lot about the local area and we listened carefully to the views of landlords and residents. It became clear there was a smaller defined area that had the most concentrated problems, but some streets in the surrounding area also had issues – although less serious and not so highly concentrated. At Appendix E of the report, the map of interventions by the Private Housing Standards team shows the levels of activity in the Selective Licensing area, and the voluntary scheme area. For this reason our response is a twin track approach that proposes, alongside the legally enforceable Selective Licensing scheme proposed in another report on the agenda for this meeting, a Voluntary Registration Scheme in the remainder of the defined area.

11.3.6

The Voluntary Scheme was suggested by a number of landlords who were open to receiving education and advice about landlord responsibilities. This is an opportunity to deliver widespread training and advice programmes so that landlords build up a more open dialogue with the Council’s housing inspection officers to improve their asset and their management abilities. It is anticipated that this will also help to drive up standards and improve the housing market in the whole of the area.

11.4

Alternatives Considered and Rejected

11.4.1

Stay as we are.

11.4.2

We could continue with the current regulatory approach and address a limited number of service requests on that basis. The approach would have some impact, but not in a forceful and targeted way.

11.4.3

Over the last decade there has been significant investment in the area, which has included Housing Market Renewal funding.  However, despite this, the area has failed to see any improvements in the housing market in terms of demand and house prices.  The Migration Impact Funding did have limited positive effect, although this was not provided for long enough to establish sustainable changes.

11.4.4

Our current reactive approach cannot focus enough on developing effective partnerships with other services, the voluntary sector and landlords. The investment in ‘on the ground’ support as a result of the scheme will help us take a more proactive approach.

11.4.5

Introduce Selective Licensing within the whole of the designated area of Page Hall where consultation took place

There is the option and general support from the community to introduce Selective Licensing across the whole area.  This would result in around 900 private rented properties being required to licence.

11.4.6

But it was also clear throughout the consultation that landlords and residents felt that the majority of the problems occurred in the roads in the grid to the left hand side of Page Hall Road.  This is backed up by the higher level of interventions from Private Housing Standards than anywhere else in the consultation area.

11.4.7

Demand for properties and house prices are also slightly better in the area outside the proposed Scheme area.  It is anticipated that the proposed Voluntary Registration Scheme for this area will see further improvements.  It will be reviewed and may be considered for Selective Licensing at some point in the future. The housing market will also be monitored to establish if prices are falling compared with other areas in the City.