1. GENERAL
1.1 Introduction
1.2 Strategic Content
1.3 Consultation
1.4 Housing Priorities
1.5 Equality of Opportunity and Access
1.6 Complaints Policy
2. TYPES OF ASSISTANCE
2.1 Discretionary Renovation Grant (DRG)
2.1.1 Owner Occupiers
2.1.2 The Private Rented Sector
2.1.3 Residential Sprinklers
2.1.4 Homes Above Retail Premises (HARPS)
2.2 Adaptations
2.2.1 Disabled Facilities Grant (DFG)
2.2.2 Discretionary (Top up) DFG
2.2.3 Minor Adaptations Assistance
2. TYPES OF ASSISTANCE
2.3 Repairs
2.3.1 Home Repair Assistance (HRA)
2.3.2 Emergency Repair Grant (ERG) (Care and Repair)
2.4 Housing and Health Grants (HHG)
2.4.1 Children with asthma scheme
2.4.2 Technology with support in the community
2.4.3 Safe in the home scheme
2.4.4 Home safety scheme
2.4.5 Keep safe injury prevention
2.5 Energy Efficiency
2.5.1 Wrexham Warm Wales Initiative
2.6 Housing Renewal Areas
2.6.1 Group Repair Schemes
2.6.2 Conversion Grants
2.6.3 Commercial Grants
2. TYPES OF ASSISTANCE
2.7 Other Forms of Assistance
2.7.1 Houseproud
2.7.2 In House Agency
2.7.2 External Agents
2.7.2 Administrative Agency
3. APPENDIX - DEFINITIONS
1
1.1 Introduction
This document details Wrexham County Borough Council’s policy in relation to private sector housing renewal. It indicates what financial assistance and other forms of assistance the Council is able to offer following the introduction of the Regulatory Reform (Housing Assistance) (England and Wales) Order 2002.
This is the first revision of the original policy which was first approved by Wrexham County Borough Council in June 2003.
1.1.1 Legislative Background
Regulatory Reform Order 2002
The Regulatory Reform (Housing Assistance )(England and Wales) Order 2002 (RRO), came into effect on 18th July 2002. The RRO repealed and replaced Part I of the Housing Grants, Construction and Regeneration Act 1996. The RRO permits Local Authorities in England and Wales to offer varying forms of assistance to help residents with the repair, adaptation and improvement of their homes.
One of the fundamental changes that has been brought about by the introduction of the RRO is the replacement of the prescriptive Housing Grant regime with a set of policy tools that allow Local
Authorities to develop their own forms of assistance based upon local needs and circumstances.
This devolved power enables Authorities to develop their own forms of assistance and to target resources in accordance with local priorities. Additionally, Authorities are able to set qualifying
criteria and financial limits for the various types of assistance made available.
It is commonly acknowledged that poor-quality housing can have a detrimental effect on the health of its occupants, and more generally on the quality of life in an area. Whilst it is primarily the
responsibility of homeowners to maintain their own properties, it is recognised that some homeowners, particularly the elderly and vulnerable, do not have the necessary resources to keep their homes in good repair. Local Authorities have a duty to review and address housing standards in their area and they have a significant role to play in helping homeowners to meet this responsibility.
This document sets out Wrexham’s policies in relation to the forms of assistance it is currently able to offer, and forms the basis for revising the policies as circumstances and priorities change in the future.
1.2 Strategic Context
All Local Authorities have a statutory duty to review and address housing standards in their area and they have been empowered to do so through a series of Housing Acts.
The Regulatory Reform (Housing Assistance) (England and Wales) Order 2002. Order provides Councils with a much greater degree of flexibility in devising a strategy to deal with private sector
housing in poor condition, both in terms of the policy tools available to it, and in terms of its ability to work in partnership with others. It therefore gives us an opportunity to contribute further towards the Government’s overall strategies which aim to tackle poverty and social exclusion, health inequalities and neighbourhood decline.
Under the terms of Regulatory Reform, Authorities must also align their housing policies with wider national strategic objectives, which in Wales refers to the National Housing Strategy ‘Better Homes for People in Wales’, the ‘Plan for Wales 2002’, Community Strategies, and the UK Fuel Poverty Strategy.
1.2.1 Local Housing Strategy
The Private Sector Housing Renewal Strategy is a significant contributor to Wrexham’s overall Local Housing Strategy document.
The vision of the Local Housing Strategy 2007-2012 is “for Wrexham to see a future housing market which enables residents to meet their housing needs and aspirations”. Housing renewal work is particular relevant to the 3 of the strategic aims contained within this document and the future actions required:
Strategic Aim / Plans for future action:To improve the quality and sustainability of existing homes and neighbourhoods / - making the links between housing and health through housing renewal services
- maximising the benefits of renewal
To ensure that appropriate housing is available for all, particularly the vulnerable and those with special housing requirements / - ensuring that there are a range of accommodation and support options for older people
To provide effective housing advice and promote the full range of housing options available / - improving the accessibility and provision of advice
The Local Housing Strategy draws upon the objectives of wider corporate documents to which this document also contributes.
1.2.2 Health, Social Care and Well Being Strategy
Wrexham County Borough Council and its the Local Health Board have jointly produced a Health, Social Care and Well Being Strategy.
This strategy sets out the action required by the Local Authority, the Local Health Board and a variety of other organisations to improve the overall health and social well-being of Wrexham’s residents.
There is well-documented evidence of the link between ill health and poor housing standards, and the policies contained within this document will, through the provision of adaptations and financial assistance improve the conditions of homes contribute to health improvement.
National policy reflects the importance of enabling people to stay in their own homes wherever possible. Poor housing can be a barrier for older and disabled people, often contributing to immobility, social exclusion, ill health and depression.
This policy aims to play a part in facilitating hospital discharge and preventing hospitalisation, by providing financial or practical assistance to enable people to live in secure, well-maintained, warm and suitable housing.
1.2.3 Accommodation and Housing Support Strategy for Older People
The strategy sets the vision to enable older people to:
- remain in their home for as long as possible
- make active and informed choices for suitable housing, care and support whilst maximising independence and quality of life
- have access to a wider variety of quality accommodation, care and support services.
Services and policies provided for within this document greatly assist in achieving this through adaptation and home assistance schemes.
1.2.4 Community Safety Strategy
With the Private Sector Housing involvement in the Volume Crime-Working Group, the strategy, intends to reduce burglaries and the fear of crime giving assistance via the “Safety in the Home Scheme” to vulnerable owner/occupiers and tenants.
The door specification has been upgraded for Discretionary Renovation Grant to make them more secure. In addition Grant officers have received training from North Wales Police so that they can give advice to householders on crime prevention measures.
1.2.5 Rural Development Plan
The strategy links into this plan through the assistance proposed in both Chirk and Cefn Mawr. We will continue to work with colleagues in the Economic Development Department and the Welsh Assembly Government in further development of schemes.
1.2.6 Wrexham Partnership
The Council and the Welsh Assembly Government has formed a successful partnership in regenerating commercial areas. The Strategy supports into this with our HARPS (Housing Above Retail Premises) programme and grants from the WAG in the form of a Town Improvement Grants.
1.2.7 Best Value Review
The Private Sector Housing function was inspected under a Best Value review by the Audit Commission in 2002/2003. They found that the service was ‘good with promising prospects for improvement’. The Inspectors particularly commented that the service had:-
* a clear and consistent focus on the needs of the service
* a well-developed targeted approach to prioritising grant funding to ensure it goes to people and properties that are in the greatest need.
* a good track record of attracting and spending resources in innovative ways
* a good record of addressing area based problems through the declaration of Renewal Areas.
1.3 Consultation
As part of the development of the original strategy a consultation exercise was undertaken between November 2002 and May 2003 which included the following:-
* As part of a Private Sector Housing Best Value Review which was inspected by the Audit Commission in July 2002, various elements of consultation took place.
* By individual interview which included the Council’s Public Sector Housing Department, Social Services Department, Economic Development Department, Financial Services Department, Planning and Wrexham’s Care and Repair etc.
* The following organisations were consulted via a questionnaire ‘Health Through Warmth’ with N Power, Shelter Cymru, North East Wales Institute, Citizens Advice Bureau, Health and Safety Executive, Estate Agents, Local Landlords and the Private Landlords Association.
* Publicity within a Local Newspaper Supplement where interested parties were encouraged to participate in the development of the Strategy.
A further consultation event on took place on 15th March 2007. This has held jointly with the Local Housing Strategy development and included Elected Members, Local Health Groups, Private Sector Landlords, AVOW, Over 50s Forum and Housing Associations.
1.3.1 Research
Private Sector Stock Condition Survey
A Private Sector Stock Condition Stock Condition Survey was conducted in March 2006, examining a sample of properties across the Borough to estimate standards of housing stock condition in terms of disrepair, unfitness, energy efficiency, decency and severity of hazards.
This revealed that repair costs from owner-occupied properties in particular in Wrexham are significant and just under a quarter are likely to have serious health and safety hazards. Properties with no outstanding mortgage are generally less energy efficient.
Housing Need Assessment
A Housing Need Assessment carried out at the time added that just over 50% of owners with no mortgage are pensioners, who are likely to be capital rich but case poor. 23% of this group also have special needs, for example being frail elderly or having a disability or mental health problem.
Area Based Research
Prior to the declaration of individual housing renewal areas neighbourhood renewal assessment exercises are undertaken to ensure that the declaration of an area is the best way to deal with improving housing stock and preserving existing communities.
The neighbourhood renewal assessment exercise comprises of a twelve month public consultation involving social surveys, physical surveys , public meetings and the publication of newsletters.
1.3.2 Key Messages
* Links between Housing and Health should be strengthened.
Poor housing conditions have a detrimental effect on the health and quality of life of people living in them.
Presently there are links notably with Social Services and Wrexham Care and Repair Improvement Agency regarding this issue and the Council has been working with the Local Health Board, Local Health Alliance, North East Wales NHS Trust, North Wales Police and the Fire Service in developing new initiatives.
* More emphasis should be given to a more flexible approach to the occupier than the property
Legislation is likely to be introduced to replace the current fitness standard in the form of a health and safety rating system that will include both the occupier and the property in assessing risk. This is likely to be introduced by 2005 and until then the fitness standard as described in the 1985 Housing Act will be the benchmark for assessing housing conditions.
* Consideration should be given to the range of services being provided
Consultation indicated that owner/occupiers, landlords and Private Sector tenants would be prepared to pay for services that were not presently being provided, these services included the following:-
· A guidance booklet on Home Maintenance
· Provision of drawings and specifications
· Appointing suitable builders
· Supervising building work
1.4 Housing Priorities
Various forms of assistance are provided under a series of themes and initiatives.
1.4.1 Vulnerable People
To assist elderly and disabled members of the community with adaptations, alterations and improvements to their homes which are considered necessary to enable them to remain living
independently in comparative comfort.
1.4.2 Area Based initiatives
Housing Renewal Areas – The Council have been at the forefront Area based housing renewal in Wales since 1992 when the Rhoslannerchrugog Housing Renewal area was declared. It was the first area to be declared within the County Borough and the second in Wales.
A further three Housing Renewal areas have since been declared at Smithfield / Hightown, Brymbo / Broughton and South West Wrexham demonstrating the Councils commitment to such initiatives.
1.4.3 Property based priorities
Energy Efficiency - measures are installed into domestic property within the County Borough by
virtue of funding allocated by the Welsh Assembly Government through the Home Energy Efficiency Scheme (HEES) Wales and HEES Plus, and through funding provided
by utility companies under the EEC Programme (Energy Efficiency Commitment).
1.4.4 Safety and Security
Housing Improvement - Legislation came into force on 1st July 2006 which replaced
the housing fitness standard set out in the Housing Act 1985, with a “Housing Health and Safety Rating System”. The purpose of the new rating system is to identify hazards and potential hazards to persons living in property across all tenures, and takes into consideration the occupiers, the
physical condition, and the characteristics of the property.
However, for the purposes of assessing Home Improvement Assistance (as set out within these policies), a standard similar to the housing fitness standard as previously set out in section 604 (1) and (2) of the Housing Act 1985 (as amended) will continue to be used.