Worcester City Council

Housing Assistance Policy

October 2011 – September 2013

1.Introduction

In July 2002 the Government issued legislation, the Regulatory Reform (Housing Assistance) (England and Wales) Order 2002, which requires all Councils to adopt and publish a policy as to how they intend to use the powers set out this legislation.

This Housing Assistance Policywill commence on 1st October 2011and be reviewed in September 2013to take into account changing policies at national and regional level and all available information on the condition of private sector housing in the Cit.

This document outlines the basis on which Worcester City Council (WCC) will offer financial assistance (“Housing Assistance”) for works of repair or renewal in the private housing sector. All housing assistance approved under this policy will be discretionary and are subject to WCC having sufficient funds. The policy does not affect the offer of mandatory Disabled Facility Grants.

The Housing Assistance Policy utilises financial assistance funded from the Regional Housing Pot. This funding is specifically aimed at tackling poor housing conditions (i.e. Category 1 hazards under the Housing Health and Ratings System, HHSRS) in the private sector (both owner occupied and private rented sector) where the housing is occupied by vulnerable households (i.e. recipients of benefits).

With the commissioning of the Worcestershire Care & Repair home improvement agency all policies and procedures for Disabled Facilities grants and discretionary financial assistance are being reviewed and amended to achieve a common approach across Worcestershire wherever possible and appropriate.

2. Types of Assistance Available

The types of Housing Assistance offeredand the conditions applicable will remain so until a further Housing Assistance Policy is published in September 2013. All are discretionary, except Disabled Facilities Grant, and are subject to WCC having sufficient resources.

The type of assistance available to home owners and tenants will be based on a mixture of advice and public finance (if available) to priority cases.

The basic information, advice and “sign posting” service will cover repairs, maintenance and improvements including information on builders, energy efficiency, other rehousing options, etc.

A higher level of service, namely grant aided assistance (appendix A) and access to the Agency Service (for which a fee will be charged) for households to whom we have a mandatory duty and where they meet the means testing criteria.

3.The aim of this policy

The key objective is to assist vulnerable people achieve homes that are free from category 1 or a significant category 2 hazard under HHSRS, and that these homes are suitable and affordable in sustainable communities, in particular we will aim to;

  • Reduce the number of people living in homes in the private sector that have category 1hazards.
  • Reduce the number of households in fuel poverty (estimated at around 4356 in 2010) in the city and broadly support wider policy objectives including within the Housing Strategy, Worcestershire Climate Change Strategy etc. around energy efficiency and climate change.
  • Increase the number of people who are able to remain at home.
  • Reduce the number of victims of domestic violence who are forced to leave their own accommodation because of a lack of alternative options.
  • Increase the number of properties that are brought into to use particularly where that accommodation can then be used to reduce homelessness or the use of temporary accommodate.

4.Eligibility

Whilst it is the homeowners primary responsibility for ensuring the upkeep of their home WCC recognises that assistant be made available to support vulnerable homeowners and people living in private rented accommodation to enable them to continue living independently.

5.Value for money

It must be noted that the Councildoes not enter into any form of contract with the contractors carrying out the works required, however we will assess whether prices given by contractors meet value for money and in the absence of any agency agreement with the Council or Worcestershire Care and Repair Agency, the responsibility for supervision of the works rests with the applicant or with any suitably qualified and indemnified building professional or agent acting on the applicant’s behalf and not with the Council

6.Repayment Conditions

Disabled Facility Grants and some assistance attract repayment conditions, in general where these conditions imposes a liability to repay, the condition will be registered by WCC as a local land charge

7.Additional Conditions

The Council reserves the right to impose additional conditions when making a grant approval. These may include but are not restricted to:

(i)A contribution to the cost of the assisted works by the applicant

(ii)The right to nominate tenants to housing accommodation available for rent

(iii)Housing accommodation being maintained in repair after completion of the assisted works.

(iv)The right of the Council to recover specialised equipment when no longer needed.

Breach of any additional conditions gives WCC the rights to seek repayment of the Housing Assistance on demand.

Appendix A

Mandatory Assistance

Disabled Facility Grants(DFG)

These grants are mandatory under the Housing Grants, Construction and Regeneration Act 1996 and are subject to statutory means test. The maximum eligible expense is set by legislation at £30,000.

The Regulatory Reform Order 2002 extends the eligibility to those living in park homes and houseboats.

These grants are awarded to enable applicants to have access to and around their homes, or to use essential facilities in the home to enable them to live independently.

Ongoing maintenance and repair of adaptations and equipment provided under the grant will become the responsibility of the applicant.

No discretionary grant aid is payable towards the cost of aids and adaptations for Registered Disabled Persons.

The administration of the DFG’s is also covered by a Code of Practise signed up to by all districts in the Council and the Occupational Health Service which governs roles and responsibilities and agrees a points system for prioritising cases.

Please note this is a mandatory grant and the Council receives subsidy from the Government up to a specified amount. As and when demand outstrips the budget a prioritised waiting list will be developed in partnership with Occupational Therapy services to ensure that adaptations are provided to those in greatest need.

Whist it is recognised that a DFG is a mandatory grant it is the council’s intention, were possible, to investigate all housing options that may be available to the applicant before awarding a DFG.

A disabled housing need can be meet in a number of different ways and all options will be investigated to identify which will meet the needs of the applicant in the most cost effective and suitable way, whist acknowledging that DFGs are a mandatory grant.

In addition to the statutory set circumstances for waiving of repayment of DFG money, we would waive repayment where the facilities will be used by another person who needs such facilities and we would waive were the facility is recycled into another grant e.g. stairlift

Eligible Applicants

  • Any applicant registered or capable of being registered under the Chronically Sick and Disabled Persons Act 1970 and requires adaptations to be provided.
  • Any disabled person, as described by Housing Grants, Construction and Regeneration Act 1996 s100, applicants can be property owners or tenants, some landlords may apply on behalf of tenants.

Qualifying criteria

  • A referral from the Occupational Therapist (OT) via Social Services confirming that the works are ‘necessary and appropriate’ is required. This referral will specify the works required.
  • Entitlement to a Disabled Facility Grant is mandatory but before approval the Council has to be satisfied that the relevant works are both necessary and appropriate for the Registered Disabled Person, and also that it is reasonable and practicable to carry out the works.
  • A permanent and legal residence including dwellings, mobile homes, caravans and houseboats.

Conditions

  • Works must qualify as described in s23 of the Housing Grants, Construction and Regeneration Act 1996 (as amended).
  • Works must be recommended by an Occupational Therapist and be necessary and appropriate to meet the needs of the disabled occupant.
  • The works must be reasonable and practicable to carry out having regard to the age and condition of the dwelling or building.
  • Subject to a financial assessment of resources (prescribed by statute)
  • There is no age limit for properties and other than the means test there is no prior qualifying.
  • The Council will use its powers to place a limited charge against the property where the DFG grant exceeds £5,000 up to a ceiling of £10,000. Repayment of the grant up to a maximum of £10,000 will be required if the property is sold within 10 years of the grant being awarded. Any request for waiver of repayment should be done also in consultation with the Portfolio Holder.
  • A means test will not be applied to parents where adaptations are required for a disabled child
  • Proof of title required.
  • Landlord consent would be required were applicable
  • Conditions relating to the recovery of equipment in specified circumstances are applied
  • Common parts or group repair- The reasonable sum or proportion relating to the applicants liability. Written permission must be obtained from all parties affected by the adaptation.

Maximum grant

£30,000.00

Discretionary Assistance

Except in the case of a Disabled Facility Grant and a Sanctuary grant no assistance will be given if the applicant or relevant person(s) are tenant(s) or licensee(s) of a Local Authority, or if the applicant or relevant person (s) are tenants(s) or licensee(s) of a Registered Provider.

Home Repair Assistance

This is a discretionary assistance and subject to available resources. A life time charge is placed on a property receiving Home Repair Assistance. If demand for assistance exceeds the budget available, the Council does not undertake to maintain a waiting list.

The aim of providing this discretionary assistance is to ensure that vulnerable people remain safe and healthy in their homes. It is available for households that do not have the financial resources to pay for necessary works to their home. Assistance will be given for works considered to be a serious hazard under the Housing Health and Safety Ratings System (HHSRS) ieCategory 1 Hazard’or a significant ‘Category 2’

Eligible applicants

  • Available to carry out works to allow persons to remain in their home.
  • Owner-occupiers or private tenants with a repairing responsibility having savings of less that £16,000 and in receipt of one or more of the following means tested benefits:-
  • Working Tax Credit (with an income, after tax, of less than £15,460)
  • Income Support
  • Housing/Council Tax Benefit (doesn’t include single person or disabled person discount)
  • Pension Guarantee Credit (not pension saving credit)
  • Jobseekers allowance (JSA) (income based only)
  • Employment Support Allowance (ESA) (income related)
  • disabled persons who are in receipt of attendance allowance or disability living allowance AND have household savings of less than £16,000

Qualifying criteria

  • A permanent and legal residence including dwellings, mobile homes and houseboats.
  • Property in need of essential repairs as determined by the Housing Act 2004 as a ‘Category 1 Hazard’or a significant ‘Category 2’ under the Housing Health and Safety Ratings System in order to make the property healthy, safe, wind and weather-proof.
  • Assistance may be prioritised based upon the hazard score or circumstances of the applicant.
  • The Council will not consider an application for assistance in respect of premises built or converted less than 10 years fromthe date of application.

Conditions

  • Only one application for assistance will be considered up to a maximum of £5,000 within any 5-year period, (this condition is at the discretion of the Strategic Housing Services Manager and only in exceptional circumstances will it be waivered).
  • The assistance is repayable in full to the Council should the property be disposed of or sold. A life time local land charge will be placed on the property.
  • Must have lived at the relevant property for at least 12 months.
  • Once approval has been given, the applicant has until 12 months from the date of approval to complete the works.

Maximum grant

£5,000.00

Home Insulation Grants

This is a discretionary grant and subject to available resources. No charge is placed on a property receiving an Insulation grant. If demand for Insulation grants exceeds the budget available, WCC does not undertake to maintain a waiting list.

This discretionary grant is aimed at improving the energy efficiency of the private housing stock in Worcester, to assist in eradicating fuel poverty and to promote healthy homes.

Eligible applicants

  • Available to landlords accredited by Worcester City Council.
  • For vulnerable households in receipt of one of the following:-
  • Working Tax Credit (with an income, after tax, of less than £15,460)
  • Income Support
  • Housing/Council Tax Benefit (doesn’t include single person or disabled person discount)
  • Pension Guarantee Credit (not pension saving credit)
  • Jobseekers allowance (JSA) (income based only)
  • Employment Support Allowance (ESA) (income related)
  • disabled persons who are in receipt of attendance allowance or disability living allowance AND have household savings of less than £16,000
  • Residents aged 60 and over

Qualifying criteria

  • Loft insulation and cavity wall insulation works where the existing loft insulation is 100mm or less deep. The works will be carried out by the relevant utility company/contractor who will be paid directly by WCC. The work will include energy efficiency measures including the provision of loft insulation and draught proofing and, where are un-insulated cavity walls, cavity wall insulation.
  • Warmfront top-ups will also be available for central heating systems or works outlined above under this insulation grant where applicants have already received a maximum Warmfront grant and are therefore not eligible for further assistance through the scheme

Conditions

A landlord must be accredited by Worcester City Council.

A owner occupier or private rented tenant must be vulnerable households and/or people aged 60 and over

Sanctuary Grant

In certain circumstances the Council will agree to make a payment for this grant retrospectively where this enables the victim to return home and the Council’s administrative processes cannot be delivered within the timescale.

Worcester Community Housing and Nexus Housing have agreed to match 50% of the costs where works takes place in one of their tenancies.

Eligible applicants

  • These grants will be linked into Domestic Violence Unit and Women’s Aid and are specifically used to prevent victims of domestic violence from becoming homeless because of security concerns at their home.
  • The grant will be used to cover items that improve the security of the building including call alarms, security lights, door defenders, internal / external doors and additional door / window locks.

Qualifying criteria

  • This grant will be available to all victims of domestic violence referred to the Council by a relevant organisation, regardless of tenure

Conditions

Applicants should not have access to financial resources above the average household income for the city (£24,248 as at 2010) although the Council will reconsider this in exceptional cases.

Maximum grant

  • The maximum eligible expense available is £1000.00. (A grantabove £1000.00 can be made in exceptional circumstances atthe discretion of the Housing Services Manager).

Notes. This is a discretionary grant and subject to available resources. No charge is placed on a property receiving a Sanctuary grant. If demand for Sanctuary grants exceeds the budget available, the Council does not undertake to maintain a waiting list.

Homes in the City grant

This discretionarygrant is used to bring empty properties back into use within the city and therefore make best use of the existing housing stock in Worcester. It is open to owners of vacant spaces/properties or Registered Providers who wish to purchase an empty property from a private owner to undertake works to bring the property back into use.

This grant is available to carry out works of repair, improvement and adaptation to provide new units of self contained housing accommodation (not bedsits) for rent by the conversion of vacant spaces.

A priority matrix will be developed which will be used to score properties when awarding grants. High priority will be given to applicants who wish to convert empty commercial premises in specific conservation areas and developments of two and three bed accommodation will also attract a high score.

The grant payable is 50% of the cost of the eligible work.

Eligible applicants

The landlord will be required to sign a ‘Fit and Proper Landlords declaration’ as set out in the Housing Act 2004, Part 2, to ensure the owner is a suitable person to be a landlord (or their managing agent if applicable) and join WCC accreditation scheme.

The grant will be used to encourage and assist owners of empty properties or space or Registered Social Landlords purchasing an empty property or space from a private owner to bring it into living accommodation.

The property or space must have been empty for 12 months or more and in the case of spaces which were lasted used as offices must have been empty for more than 2 years.

The grant is awarded to undertake works to the property which would make it free of a serious hazard under the Housing Health and Safety Ratings System (HHSRS) ieCategory 1 Hazard’or a significant ‘Category 2’.

Qualifying criteria

The property must have been empty for a period not less than 12 monthsand in the case of spaces which were lasted used as offices must have been empty for more than 2 years.

Grant funding will only be available for essential works as deemed appropriate by the council, to enable the property to become free of Category 1 Hazard’ or a significant ‘Category 2’ under HHSRS.

The grant payable is 50% of the cost of the eligible work as specified by WCC Property Standards Officer

Conditions

The grant will be registered as a charge against the property and the owner will need to repay the Council in full if the property is disposed of within 10 years or not rented for five years.

Rents will be set at no higher than housing benefit eligibility levels as determined by the Local Housing Allowance for the duration of the grant conditions.