Skip to content

Agenda item

2019/2020 Mini Scrutiny Review ( Private Rented Sector) - Presentation and witness evidence ( To Follow)

Minutes:

Members received a presentation from both Janice Gibbons, Service Manager (Environmental Health) and Karen Lucas (Director Housing Needs and Strategy) on the Private Rented Sector. A copy of both presentations is interleaved with the agenda.

The following main points were raised in the presentation and discussed:

·    Islington presently has over 25,217 privately rented properties which represents 27% of the total housing stock. It is noticeable that since 2011 that the private sector is experiencing the highest level of growth across all housing sectors.

·    Members were advised that in light of the shortage in social rented housing, properties in private accommodation attract rents of about £1752 rent per month and this remains a challenge especially for young private renters as this represents about 34% of their income.

·    The Council through Housing Services provides help and support for people who live in privately rented properties, signposting residents to accredited private landlords and liaises with landlords who provide temporary accommodation for people designated as homeless.

·    Other support includes a phone advice service, a drop in service at 222 Upper Street, funding organisations like the Citizen Advice Bureau which is located at 222 Upper Street and Islington Law centre. The Council offers monthly outreach surgeries for hard to reach communities in children centres, community centres, Finsbury Park Mosque and Job centres

·    Members were informed of the importance of the Trailblazer programme, the Early Homelessness Prevention Service in alleviating homelessness.

·    Meeting was informed that information such as Landlord Accreditation schemes; complaints procedure and a London rents map showing average rents is published on the council website.

·    Meeting was informed that staff are trained in negotiation skills when issues arise with landlords to resolve issues with their tenants.

·    With regard to Landlords forum, the Director acknowledged that in recent year the noticeable drop in attendance the Service will be looking at ways of raising its profile as it recognises their value and contribution in alleviating homelessness. Similarly the Council is keen to hear the views of private sector tenants about the advice and support available to them.

·    Figures provided show that of the 2,488 clients that sought advice from CAB, only 8% were identified as private sector clients. The Director acknowledged that more work will be required in this area as it is obvious that private renters were not accessing this valuable  resource.

·    Members were advised that as many residents were unlikely to be offered social housing, the private sector remains the only option to help prevent homelessness.

·    Islington Lettings and Islington Residential, the two letting schemes run by the Council, work in partnership with approximately 15 private sector landlords across London. The council pays the landlord either an incentive fee or a rent deposit fee. Most of the landlords offer a minimum tenancy term of 12 months with some exceptions of up to 2 years.

·    In response to a question about rents being charged for residents placed in private accommodation by the Council, Members were advised that market rates are being charged.

·   The Director advised that although private accommodation is available for households identified as homeless, the aim of the Council in the last few years has been to reduce the number of households placed in private accommodation. Members were advised that in the last year, Housing Services have acquired properties to ensure that the standard of temporary accommodation is of good standard.

·    The Right to Rent was rolled out across the whole of England on 1 February 2016. In response to a question on refusal rates, meeting was advised that presently there is no data available.

·    The Director in response acknowledged that in cases of refusals, the housing team could make referrals to the No Recourse to Public Funds. Meeting was informed that Islington Law Centre have noticed an increase in the number of refugees experiencing difficulty in assessing housing.

In terms of residential environmental health, a number of issues were highlighted -

·   Environmental Health (EH) investigates over 500 complaints and referrals relating to poor private housing conditions each year and in most cases landlords tend to address the issues raised by private tenants.

·    Islington has over 663 Houses in Multiple Occupation (HMOs) which are licensed and are subject to inspection at least once in 5 years.

·    Net cost of Environmental Health is £500,000, it comprises a small team of 9.5equivalent enforcement officers and receives about £250,000 income from licensing and enforcement fees.

·    Enforcement action taken is proportionate to the issues raised. This could be either verbal or a written notice of intention, formal notices or Financial Penalty Notices.

·    Members were advised that in more serious cases with landlords, Environmental Health will prosecute, issue Rent Repayment Orders, and initiate action under the Proceeds of Crime Act.

·    Mandatory HMO Licensing applies to any rented property that is occupied by five or more people who form more than one household and share basic amenities such as a kitchen, bathroom or toilet. There is an Additional HMO’s Licensing scheme covering HMOs occupied by 3 or 4 people in Holloway Road and Caledonian Road that ends in September 2020.

·    Following consultation in 2019, the meeting was advised that council proposes to roll out a borough wide Additional HMO Licensing Scheme and a Selective Licensing Scheme covering all privately rented accommodation during 2020.

·         In addition to the above, the manager advised that the Councils has a commitment to consult on proposals to introduce selective licensing for all privately rented properties in 6-7 wards.

·    In response to a question on whether EH’s remit extended to privately rented properties owned by leaseholders on council estates, the Manager advised that the Service will only intervene where there are issues that can be dealt with under the Housing Act for example issues such as damp, electrical faults.

·    In response to a question, the Manager advised that the service has powers to investigate Registered Social Landlords (RSL’s). In most instances when issues are brought to EH’s attention, this is raised with RSL managers to resolve.

·   In response to a suggestion on whether Islington letting activities should be discontinued considering that it is not meeting it’s aims, the Director of Housing Needs acknowledged that a further analysis would still need to be carried out, however a decision has been taken pending its review to put a temporary arrangement in place to run both schemes together pending a business assessment. The Director of Housing Needs informed members that a review of the financial model would need to carried out prior to any decision be taken.

·    With regard to private renting concerns on council estate, meeting was informed that colleagues in Homes and Communities would refer any compliant issues to Environmental Health.

·    In light of the initial findings from the review carried out on the Right to Rent about private renters being unfairly discriminated against and whether council staff were prepared to handle enquires, the Director of Housing Needs acknowledged that additional training could be provided in this area. 

·    With regard to the recent refusal by the Secretary of States’ to renew the Liverpool Licensing scheme and its implications with the Finsbury Park Selective Licensing Scheme, the manager advised that Finsbury Park scheme will not require permission from the Secretary of State.

The Chair invited Rowan Milligan of Law for Life, an educational and information charity which provides community based education and training on a range of legal issues. The following points were noted -

A recent survey carried out among private tenants welcomed the proposed extension of the licensing scheme but there were reservations on how it is to be regulated especially as local authorities had limited resources.

Private tenants had concerns with the length of time and processes in resolving complaints about living conditions with Environmental Health and possible repercussions as it does not prevent landlords issuing section 21 no fault evictions. Members were advised that although disrepair complaints remain a major cause of no fault evictions, there is no evidence of increasing tenants protections in the rollout of this policy.

With regards to the Right to Rent policy and evidence that over 44% of landlords refuse to rent to someone without a UK passport, Members were advised that the issue here lies with the landlords refusal and not with council staff not being sufficiently trained. 

The Law for Life welcomes Islington Council’s decision to bring the vulnerability assessments in house with the hope that other authorities will follow suit and noted the roll-out of Housing First accommodation, a stellar success in other places where it has been rolled out effectively.





.