Housing Options for Refugee Integration
23rd March 2005
Transcript of a seminar run by the London Asylum Seekers’ Consortium
And the Empty Homes Agency
Introduction
Jonathan Ellis (EHA) welcomed all the delegates and set out a summary of the conference.
The initial idea came from the ‘Home Conference’ in 2002, looking at refugee housing options. The importance of housing came out of this conference although it was felt further discussion was needed on the options, particularly in London. There are currently around 100,000 empty homes in London, could the two problems become part of a solution?
There are already a few unregistered refugee community housing associations (RCHAs), which aim to use empty properties, the use of empty properties can also help with integration. Many of these associations encounter problems because they are not registered and do not own property.
With Jon Rouse’s speech last year moving refugee housing to the top of the agenda, a further review of housing options for refugees is much needed.
Implications for Refugee Integration
Grace Ashaye (LASC)
A high number of asylum seekers receiving refugee status have experienced problems accessing services due to short time they have in familiarising themselves with the customs and cultures of society. Also because they have been previously supported by local authority this has resulted in institutionalism. Language and culture barriers can also contribute to the difficulties. LASC set up sub groups for the 5 main focus areas of integration to look at the needs and issues surrounding refugees. A strategy was devised from these five main areas, which focused on: Accommodation, Education, Benefits, Health and Social Inclusion. A workshop was also held as a consultation and networking exercise to draw upon experiences and expertise of those providing integration related services and assist in the 2nd draft of the strategy, which is available from LASC. A survey was also done in the London boroughs asylum teams to identify what they were doing to assist refugee integration, as well as looking at good practice in refugee organisations.
Affordable homes of a good standard are needed for refugees and looking at alternative housing options could help find ways to move forward in the provision of housing for refugees.
An Overview of Refugee Housing in London
Vaughan Jones (Praxis)
Refugees are often blamed for the sudden increase in demand in the housing market and the inflation of prices for B & B accommodation in the capital. In fact Asylum Seekers are being pushed out of London by the Government, as they now only think of accommodating refugees in terms of dispersal out of London The fault really lies with poor bureaucracy not dealing with refugees cases and leaving them in temporary accommodation indefinitely.
There is still a vast amount of work to be done in this area, partly due to a number of issues. First, the culture of the housing world, which tends to concentrate on issues they are comfortable with and ignore the unknown. The combination of Housing Authorities as both businesses and social enterprises can cause problems, and it can be easy for refugees’ housing need to be lumped in with many other issues surrounding them, such as healthcare and education.
In general, the voluntary sector is weak. Despite much battling the sector has very little real funding power.
The recent Integration Strategy brought out by the Home Office has many positives; it is particularly strong on refugee employment. However, it is rather general, and even deceitful, on the housing issue. The Government is currently restricting the movement and choice of refugees, resulting in them not being able to follow up employment opportunities or be able to meet up with fellow refugees.
The Asylum Seekers’ Policy sets out three main objectives, the prevention of homelessness (but are they really providing the opportunities?), suitable accommodation and sustainability and development. These objectives do not seem to match up with the Integration Strategy while refugee movement is restricted. Family connections need to be considered if a sustainable solution is to be built, along with a way out of poor housing and further consideration for young refugees.
The recognition of refugee community housing associations could be a vital part of these steps forward. The Government also needs to hear that the strategies outlined in the recent documents are inadequate.
The Housing Corporation perspective
Julia Atkins (Housing Corporation)
The Housing Corporation was pleased to be invited to the event. Although funding for projects of this nature had been turned down in the past Julia stressed that organisations should not give up on a good idea. Whilst there is very little funding for Innovation and Good Practice this year it is still worth continuing applications.
The Housing Corporation has the Government’s affordable housing budget to spend throughout the country and is involved in the development of housing strategy throughout London. They are currently halfway through an investment programme worth 1.5 billion pounds. This includes the provision of 20,000 homes for rent, 55% for BME groups.
The next housing strategy (up to 2008) is currently being planned, along with much consultation, and should be published by May or June this year. The aims are to increase affordable housing, maximise the use of existing stock and to create mixed and sustainable communities in London.
In responding to earlier comments by Vaughan Jones, Julia pointed out that the strategy was, by its nature, vague and would only contain a few brief sentences on each group.
It is also important to consider people’s housing aspirations as well as their needs and looking at communities’ own solutions (e.g. the following case studies) can be vital. The Corporation is currently investigating how to strengthen the BME housing sector, the Refugee Community Housing Associations can help in delivering culturally sensitive services. Housing can be a focus for community development and cohesion and a key stage for integration.
A lot of work still needs to be done on this issue, including research defining the different groups in more detail. The voice of the community itself, through RCHAs, needs to be heard.
Jonathan Ellis asked about the support available for unregistered Refugee Community Housing Associations.
Julia responded that it was a big hurdle to jump and it is very hard for these organisations to get recognition. One solution is partnership with other larger organisations. Only those groups, which are judged to be going to deliver will receive funding and whilst it is the smaller agencies which often are the most successful at knowing and serving the needs of their community, it is often hard for them to be taken seriously. Partnerships can help overcome this problem.
John Adesulure commented that there appears to be no strategy form the Housing Corporation for the unregistered BME groups.
Julia responded that there will be work in the new document on building the strength of these groups.
Martin David (Barking Council) said that, from a local authority point of view, it feels like there is no need for any further housing associations to be formed. The problem is really one of a lack of affordable housing. Housing is a means to an end, that of enabling people to live quality lives. A shift towards longer term leases, perhaps with these associations as the managing agents could be part of the solution.
Another question was asked concerning the low number of refugees housed by RSLs (2000 last year) and wondered what was being done by the Housing Corporation as part of the housing strategy to increase this figure?
Julia first clarified that the Strategy itself involved all the key agencies in London and not solely the Housing Corporation. The figure of 2000 was just new lettings, although she recognised that this did still seem very low. The Corporation itself is not in charge of allocating housing, only of ensuring there is a suitable supply, however it is in charge of regulating the associations to ensure that they are working efficiently.
Case Study One
Erskine Odongo (Afro-Caribbean Housing Association)
The Afro Caribbean Housing Association was founded in 1994, mainly for refugees and asylum seekers. They now provide emergency accommodation for many groups, including those with special needs, as well as general advice.
They currently manage 100 properties from private landlords and work in 9 different London boroughs. Currently an average of 2 properties a week are being offered to the organisation and they are successfully tapping into channels that more traditional routes have not explored. Last year they had a turnover of a million pounds.
Local Authorities can make use of the ACHA as they have the advantage of local knowledge.
Martin Davis (Barking Council) asked about the length of the lease and the standard of the property.
Erskine responded that the leases were for between one and ten years and all the relevant health and safety checks were carried out on any new property.
90% of the properties are used by families. The decision over who is allocated housing is taken working with the criteria given by NASS, who also refer asylum seekers on to the association.
Neil (Kinston Council) asked about the provision for unaccompanied minors with leave to remain.
LASC are currently in the process of working with Erskine over the issue of 18 - 24 year-olds. Currently accommodation is provided but no extra financial assistance, which can cause problems. Often difficulties arise because local authorities have different teams dealing with young people and asylum seekers.
Case Study Two
John Adesulure (West Coast Housing Association, formerly Eloha)
The association mainly provides for Africans from the West Coast. As well as rent support, they also help with educational and health support. They are unregistered and, at three years old, a fairly young organisation. They manage 69 units across Hackney, Haringey and Newham (with whom they are Landlord Accredited).
They are trying to minimise disruption from the Home Office in terms of moving refugees as this leads to the break up of families and communities as well as empty houses and lost rent. They also help in negotiating an affordable rent with the landlords. Many landlords are unwilling to work with local authorities due to the level of bureaucracy.
There are currently 35 families on the waiting list. Private landlords only are used. The association ensures that it always works within its means to ensure a good reputation and always ensure that legal aspects are clarified.
They help provide training (e.g. in English speaking) for their tenants, as well as having links with a local construction company which has already provided jobs for some tenants. The association has recently been offered the opportunity to manage 25 short-life units for Newham Council.
A budget of up to £10,000 per house is allocated for the development of empty houses by the association, but of course more funds are needed.
Long term accommodation is preferable as it is good to discourage transience, for the community as well as for the sake of the individual.
Case Study Three
Luis Maya (Latin American Housing Co-op)
The Latin American Housing Co-op is based in Lambeth. They currently manage ten properties, nine from Lambeth Council and one from Riverhaven Council. They are all short-life properties. They also help with English education in the community as well as sponsoring education back in the Latin American countries. They increasingly encounter difficulties, as the Latin American group is not viewed as a priority group.
This is a slightly different model from the previous two case studies as they are concentrating fully on risky short-life properties. Lambeth recently threatened to withdraw the properties from their control, although the latest news from them has been more positive. Longer lease properties make an even more marked difference in smaller organisations such as this as it allows them to financially plan ahead more effectively.
The association’s clients are mainly families; they currently have 50 people on their waiting list.
Another question was asked - whether they were planning to acquire more properties?
Luis responded that they need to establish a better relationship with the council before they can start planning to get more properties.
Partnership with the Council was suggested as a way forward but first they would need to convince the housing associations that their plan will come to fruition as well as proving that they have a service that it cannot provide itself. LASC offered to assist with the development of these partnerships.
Ambrose Mann asked whether the three case studies felt they were competing with each other and also whether there was a need for more organisations like theirs.
John answered that yes to both questions. Erskine, however, said that they were not competing as all the organisations were needed to help with different communication and cultural barriers. They should complement each other rather than compete.
Martin Davis said that it was hard for the local authorities to understand the need for these organisations. In many ways they appear more like bodies which would be funded by the ‘Supporting People’ funds rather than the Housing Associations. There is a need for refugee housing associations but they need to ensure that they are clear on how local authorities work and that they are pitching their funding applications in the right direction. Grass roots organisations such as these are vital to the communities they serve and do need to be supported. However it should be the local authorities who are approached rather than the housing associations. The Housing Corporation can also help with advice on who to approach.
Conclusion
Jonathan Ellis hoped that everyone had been inspired by the practical solutions on show. Communication was needed with the refugee groups. More housing available on longer leases would make a significant difference in helping these organisations with their invaluable work.
The next steps for this work was to disseminate these successful RCHA case studies and ensure greater support from the Housing Corporation and local authorities for the work of RCHAs.
Diane Jackson noted that London has a high number of people in temporary accommodation, the problem being particularly acute for refugees. LA’s should consider using Housing Options rather than historically sending refugees through the homeless person’s route once they receive their immigration status. Diane would like to look at two housing options for refugees.
Indefinite Leave to Remain Project