Agenda item

Committee considered a further update on the Overcrowding and Housing Allocations by Islington’s Director Housing Needs and Strategy and the following points were highlighted:

·       15,402 households are presently registered on the Council’s Housing list, that it is anticipated that by September 2023 it will exceed 16,000.

·       Of the 15,402 households, 2,902 are currently in overcrowded accommodation, 4 of which meet the criteria for statutory overcrowding, 551 are severely overcrowded and the remainder are in moderate overcrowding.

·       Meeting was advised that currently 976 homeless households have been placed in temporary accommodation provided by Islington Council.

·       The levels of overcrowding have appeared to rise markedly since the beginning of the covid 19 pandemic, or perhaps more accurately, the numbers of overcrowded households who have decided to register for a social housing move have risen.

·       Cost of living issues and the broader housing crisis are likely to also impact on this issue. The availability of homes at the more affordable end of the private sector is reducing significantly in the last 2 years and reports show that the homes available are up to 17% more expensive. In this context it is likely some households on benefits or low incomes will rent smaller homes that they can afford within local housing allowance levels and this will contribute to rising overcrowding levels.

·       Meeting was advised that currently under-occupying and applicants on the Housing Register are awarded the highest priority for a transfer as an incentive for them to give up large properties and they have to bid for properties of their preferred choice. Successful bids are based on the date they have registered. Significant individual support is required to assist under occupiers to bid. There are currently over 676 under occupying tenants registered for a move.

·       Meeting was advised that there are more under-occupiers in the stock who are not registered for housing and who may be reluctant to consider a move, that work is underway to identify these residents and through the Housing Management Services area teams and through a variety of publicity and campaigns.

·       Meeting was advised that the number of social housings lets has declined year on year, that in 2021/2022 only 1022council and housing association homes were let through the register.

·       The Director reminded the meeting that Covid 19 undoubtedly impacted on the number of social homes that were relet and delayed some new build schemes, however it is unlikely any significant increase in social lettings will be seen in 2023.

·       On Committee’s request for officers to consider options in addressing overcrowding withinthe council housing stock there is focused work underway through the Rightsizing and Under-Occupation work which aims to address levels of under occupation in the council stock and by association support the response to overcrowding.

·       Meeting was reminded that the Draft Housing Allocation scheme was out for public consultation which closed on 17 March, that less than 9% of Partner residents objected and 75% of residents welcomed the proposed changes to the scheme.

·       The Director reiterated that none of the proposed changes will provide new affordable homes but will address accommodation needs for those on the housing register.

·       In response to a question, the Director stated that there is no estimated waiting time for residents on the housing waiting lists as it is a choice based letting system and people tend to bid for a variety type of properties, noting that only 6% on the housing register will be rehoused in the next 12 months.

·       With regard to households seeking larger size accommodation, the Service is exploring with families whether they can move onto one bedroom property so that it can be allocated to such households especially when such families are experiencing damp and mould issues.

·       On whether there is any data about households from neighbouring authorities being placed on the Council’s housing register, Director advised that the information was available, that victims of domestic abuse ranks high on those placed in temporary accommodation.

·       Meeting was advised that there is no scope for private sector in addressing overcrowding, that a 2022 report by the bureau of investigative journalism states that vacancy in the private sector is not available for individuals in Islington. Meeting was advised that there is no prospect of residents on the housing register being placed in private accommodation.

·       On the question of whether the review of the allocation scheme would make a difference, the Director acknowledged that there will be a slight improvement for only those especially experiencing damp and mould as they would receive significant more points due to health hazards.

RESOLVED:
That the update be noted