This will be a verbal presentation delivered by Rafiqul Hoque (Head of Housing Options).

The Committee received the presentation of Rafiqul Hoque (Head of Housing Options) on proposed amendments to the Housing Allocations Policy. It was noted that proposal 1 and 5 required further refinement before formal consultation took place.

Key proposals included:

1. A private rented sector offer to prevent homelessness. Applicants threatened or actually homeless could be rehoused in the private rented sector with assistance from the council to be allowed to join or remain on the housing list for 3 years. 
2. To release larger size units - offer ground floor properties to under occupying social housing tenants on first floor or above. This would free up much needed larger sized properties.
3. Ground floor ‘flats’ prioritised to applicants recommended a flat by a health advisor. Officers to be given ‘discretion’ to do this where appropriate.
4. Reduce residential condition of three years for victims of domestic abuse.
5. Remove existing applicants in band 3 that are adequately housed, with some exceptions.

Summary of discussions:

Medical assessments and officer discretion

It was clarified that Medical assessments were used to help inform the suitability of placements. The medical consultant NowMedical was not involved in the appeals process.

It was noted that there was a backlog in occupational therapist (OT) assessments.  Officers explained that in order to alleviate the backlog, they would recruit two additional housing officers, enable housing officers to conduct basic OT inspections and standardise referral processes such as the autism referral process. 

Officers explained that there were no specific guidelines for making discretionary decisions and due to the complexity of some cases, officers needed to be provided with the flexibility to make judgements especially in emergency situations. For example, if someone couldn’t manage stairs but later inform the council they could, their priority would be lowered and it would be at the officer’s discretion to allocate the space to another resident in need. A note containing reasons for the decision would be made by the officer on the system.

Officers acknowledged that there was sometimes a long wait for diagnosis due to further medical consultation, for example in cases of depression or PTSD. However, they explained that in order to ensure equity, they could only take into account the medical facts to date. Whether someone was confirmed a diagnosis was not what took precedence, it was whether that person’s diagnosis had impacted their life to the extent that their accommodation was unsuitable to live in.

It was clarified that a GP’s assessment did carry weight but it was Now Medical’s responsibility to approach the GP independently, not for the resident to approach their GP for a letter. Members were assured that the authority to rehouse was a council officer decision, not Now Medical’s.

Band 3

Members queried why a band 3 was introduced. Officers explained that choice based lettings came into effect under the old housing legislation which meant anyone could register onto the housing list, even owner occupiers. There was also no restriction on the number of bedrooms a person could bid on. Those with a low priority were put onto band 3.  As of the 2013 Localism Act, many local authorities discouraged this practice and removed the band 3.

Officers advised that those on band 3 who had experienced a significant change in circumstance should make an application from the start. Applications could be completed online. There was a cut-off point to report a change of circumstance and at that point a review would take place. 

Members advised that the council should write to all those on currently on band 3 to ensure any notifications of change were noted. Officers said they could do this.

Housing Management Panel

Officers explained that the Housing Management Panel only received a small number of exceptional cases not covered by the allocations policy.  It was not designed for residents to self-refer. The panel convened monthly to provide solutions to challenging situations, such as an ex-partner being released from prison. In such a circumstance, the panel would convene early on to look into a safer housing situation for the at-risk individual.

Officers clarified that there was no limit to the number of allocations the Panel could make a month.

Members recommended that information about the Housing Panel should be put on the website, including clarification that only landlords could refer to the Panel.

With regard to refuges, the waiting time would be reduced from six months to three months, though it was up to the refuge to decide who to put forward.

Making a complaint

Members queried what residents could do if they were unhappy with their landlord and approaching the Housing Management Panel was not an option. Sandra Fawcett (Chair of THHF) explained that there was a clear allocations and lettings policy. If a resident felt their case had not been assessed in line with the criteria they could make a complaint. Most landlords had a three stage complaints process and the opportunity to contact the Ombudsman. If someone made a medical claim the landlord would work with the council to review the claim.

In order to improve communications between housing officers and tenants, officers said they were planning to source the support of an additional team to help answer phone calls and set up an email contact box to help resolve issues.

On the whole Members did not object to the proposed amendments to the Housing Allocations Policy, though they shared concerns regarding the medical assessment procedure and Housing Management Panel and therefore recommended officers take the actions listed below.

RESOLVED:

1. To note the presentation.

ACTIONS:

1. For the Chair to share concerns about the medical assessment process with the Health and Adults Scrutiny Sub-Committee.
2. For the Committee to receive a copy of the medical assessment criteria policy for further scrutiny.
3. Housing officers to write to those on Band 3 to note any change in circumstances.
4. Information about the Housing Panel to be put on the council website, including clarification that only landlords’ could refer to the Panel.