Transcript PRS evidence pack

Accreditation: right for the times
A&List NW Regional Convention 2009
Chair - Paul Beardmore
Director of Housing – Manchester City Council
The private rented sector:
professionalism and quality
The government response to Rugg
Simon Llewellyn
Communities and Local Government
The government response to the Rugg
Review
•
Background
• facts and figures
• why a review now?
•
The Rugg Review
• findings
• policy directions of travel
•
Government response
• headlines
• regulatory proposals
• fiscal measures
• local authority engagement
•
Next steps
Background – facts and figures
•
In 1939, 55% of households rented; late 1980’s down to 8%; in 2007 the sector
had grown to 12%; and in 2008 levels were 14% - much higher proportions in
London
•
Not a homogenous sector - fulfils a wide range of needs, from high end luxury
property, to young professionals, to households on Housing Benefit.
•
Renting has been relatively more affordable than buying, with rents increasing
broadly in line with earnings whilst house prices doubled over the period 1997
to 2007
•
Satisfaction levels in the sector are good – in 2006 75% of private tenants
either very or fairly satisfied with their landlord - and highest for those on
higher incomes – 22% of tenants could afford to buy and chose not to
•
Flexible – with far greater movement than other tenures, and high levels of long
distance and job related moves.
•
More stable than often suggested – average tenancy length is 12-18 months
and 21% of tenants have been living at their current address for 5+ years
Background – why a review now?
•
The Hills Review of the Social Rented Sector
•
The Law Commission reviews
•
Reviews commissioned by RICS, Shelter, Grainger, BERR
•
CAB campaign on retaliatory eviction
•
Independent review of the PRS commissioned from Julie Rugg
and David Rhodes on 23 January 2008
•
Findings published 23 October 2008
The Rugg Review - findings
Both landlords and tenants should be encouraged to view letting
and renting as a less risky activity. The vast majority of
tenancies begin and end in good faith and with no issues
arising for either party
•
Sector performing an important and flexible role
•
Offers quality and choice alongside a safety net
But weaknesses identified
•
Most landlords well-intentioned. But some do not have
sufficient expertise and a minority are ill-intentioned
•
Local authorities not always able to focus enforcement effort to
best effect
The Rugg Review – policy directions of
travel
•
Developing a sound evidence base
•
Promoting housing management
(including regulation of letting and managing agents and improved training)
•
“growing” the business of letting
(measures to acknowledge letting as a business rather than investment)
•
Equalising the rental choices
•
Light-touch licensing with effective redress
(including proposals for local authority-led “social letting agencies”)
(no hurdle, mandatory and linked to improved enforcement activity)
•
Tenancy frameworks
Government response - headlines
•
We (and our stakeholders) recognise the picture in the Rugg
Review
•
Value the sector and its contribution to people’s housing
profiles – but also conscious of weaknesses
•
Response endorses the overall approach put forward in the
review – aims to support good landlordism but also to increase
professionalism and tackle poor performers
•
3-pronged approach: the right regulatory approach; more
support for investment; and improved engagement with the
sector
Government response – regulatory
proposals
•
A national register for landlords
(no hurdle, annual registration, persistently poor landlords to be removed)
•
Written tenancy agreements
(mandatory, minimum requirements to be set out in legislation)
•
Increasing the threshold for ASTs
(upgrading from £25k to £100k)
•
Exploring changes to selective licensing criteria
•
Regulation of letting and managing agents
(full, mandatory, independently-led and linked to complaints and redress)
Government response – support for
investment
•
An improved regulatory framework
(reducing actual and reputational risks for potential landlords)
•
Private rented housing investment fund (PRSI)
(HCA actively working with the potential large-scale investors)
•
Mortgages for the private rented sector
(improved protection for tenants, better understanding by lenders)
•
Fiscal framework for landlords
(continuing work to explore options)
Government response – local authority
engagement
•
An improved conversation
(viewing landlords as businesses, training, better evidence)
•
Making the right links
(joining up different departments to produce the maximum impact)
•
Local lettings agencies
(optimising the way in which housing needs are met in the PRS)
•
Improved access to accreditation
(access to an accreditation scheme for all landlords)
Next steps
•
Proposals are for consultation – responses due 7 August
•
Ongoing engagement with key stakeholders through task and
finish groups and one-to-one discussions
•
Will report on consultation outcomes in November
•
This is the beginning of a process – we don’t have all the
answers
•
An opportunity to all stakeholders to engage in the shaping of
government policy
Accreditation
- right for the times!
Caren Green – Salford City Council
Babette Howard – Bury Council
 A&List
regional network sub-areas
Greater Manchester
 Merseyside
 Cheshire (East, West and Chester)
 Lancashire (East and West)

 Activity
of the network
Covers 33 authority areas (mergers)
 Steering group regular meeting
 Live action plan to drive forward
 Code of Standards agreed and produced

 Activity
of the network
Terms of reference for the network
 Annual General Meetings (AGM)
 Presence at conferences and events
 Articles in magazines and trade journals

 Working
positively with Landlords
Consistence of scheme standards
 Reasonable and proportionate action
 Opening dialogue and engagement
 Promoting training and development

 Partnership
working for success
Landlord organisations on network
 Improving landlord and authority relations
 Joint training events with support
 Valuable advice and insight


Scheme requirements and declaration

Smart regulation with limited resources
Enforcement action targeted
 Investment in the private rented sector
 Improved landlord – tenant relations
 Longer term tenancy sustainment

 The
North West leading the way
33 authority areas in region
 23 authorities operating scheme
 3 authorities actively working up schemes
 7 authorities without schemes

 Strategic
thinking works
Empty Properties
 Affordable Warmth
 Enforcement
 BME Housing

 Wider
strategic links
Homelessness & Housing Options
 Pinpoint
 Local CBL Schemes
 Myth busting & education

 Accreditation
Plus
Healthier, safer homes
 Area regeneration
 Crime reduction
 A vehicle for consultation

 Accreditation
Plus
Mediation
 Engaging with private tenants
 Work with managing agents
 Rent deposit schemes

 And
More…
Engaging with new & reluctant landlords
 Forums & training events (again!)
 Raising the profile of the PRS
 Publicise what we do

 Regional
movement…
The network in not funded
 Request support from Government Office
 Possible bid for funding from CLG
 Strategic importance – statutory function?

Smart regulation - added value for all
Accreditation: right for the times
To protect and promote the private residential landlord
Accreditation:
Working Together
Paul Gott
Regional Organiser
Yorkshire and the Humber
www.landlords.org.uk
To protect and promote the private residential landlord
NLA view on Accreditation
• 3 main areas:
• Property Accreditation
• Landlord & Agent Accreditation
• Tenant Accreditation
www.landlords.org.uk
To protect and promote the private residential landlord
NLA view on Accreditation
• Support all Accreditation; property, landlord, tenant
• Advocate landlord-based scheme
• Focus should be on improving property management –
raising awareness of landlord legal obligations.
• Increasing the professionalism of landlords will improve
the quality of rented properties
www.landlords.org.uk
To protect and promote the private residential landlord
NLA vision for Landlord Accreditation
• To recognise landlords who provide a good service to their tenants
and act in a responsible manner.
• To provide tenants with assurance that landlords will act fairly and
provide good quality accommodation.
• To promote good practice in the letting and
management of accommodation.
• To assist regulators in concentrating their
resources on rogue landlords.
www.landlords.org.uk
To protect and promote the private residential landlord
Advantages for Landlords
• Status of being publicly identified as a good landlord
• Driving out the ‘rogues’
• Business advantages
• Information and development
www.landlords.org.uk
To protect and promote the private residential landlord
Advantages for Tenants
• Knowledge that their landlord has attained
a recognised quality mark.
• Higher property management standards.
• Properties at or above a defined condition.
www.landlords.org.uk
To protect and promote the private residential landlord
Advantages for Local Authorities
• Accreditation schemes can increase the supply
of good quality accommodation.
• Provide local authorities with access
to professional landlords.
• They foster better landlord-tenants relationships.
www.landlords.org.uk
To protect and promote the private residential landlord
Making Accreditation Work
• Current over-reliance on regulation & enforcement.
• Need to incentivise - only accredited landlords:
 Tax breaks to bring property up to standard. Expand LESA etc.
 Tax breaks for landlord & tenant training
 Local authority practical help & support
• Need to promote awareness.
www.landlords.org.uk
To protect and promote the private residential landlord
Accreditation and Grants
• Accreditation should incorporate grant or loan schemes
• Would provide an added incentive for landlords to join
• Could assist pending applicants achieve the required
standards
• Should also be made available for general repairs
www.landlords.org.uk
To protect and promote the private residential landlord
Fit and Proper Person
• Criminal Records Bureau (CRB) checks should not form
part of the accreditation process.
• Landlords are not one of the required professionals
under a statutory obligation to provide details of any
spent criminal convictions
www.landlords.org.uk
To protect and promote the private residential landlord
NLA involvement with Accreditation Schemes
• Provide training courses for:
 London landlord Accreditation Scheme (LLAS)
 Landlord Accreditation Wales (LAW)
• NLA on Steering Group for LLAS
• Consulted on composition of:
 Carmarthenshire Accommodation Accreditation Scheme
 Gravesham Borough Council Landlord Accreditation Scheme
www.landlords.org.uk
To protect and promote the private residential landlord
NLA Accreditation
• NLA are developing a national accreditation scheme which will
incorporate:
 Code of Practice
 Landlord Development (CPD)
 Alternative Dispute Resolution (ADR)
• Would be available for all landlords not just NLA members.
• Local authorities could use it for free as all or
part of their own schemes.
www.landlords.org.uk
To protect and promote the private residential landlord
Any questions?
National Landlords Association
Tel: 020 7840 8900
Email: [email protected]
www.landlords.org.uk
www.landlords.org.uk
Promoting regulation: supporting
accreditation
LACORS helping councils help landlords
A&LIST Convention
19 June 2009
Ruth Hammond-Laing
Policy Officer (Housing)
LACORS
Aim of Presentation
• To explain role of Local Authority Co-ordinators of
Regulatory Services, and highlight some achievements.
• Consider how we carry on in a changing world.
• Examine the two government consultations in light of
our contribution on accreditation to the Rugg Review.
• Emphasise what LACORS can do.
LACORS’ Mission
• LACORS’ mission is to enhance the reputation of
local government by informing policy
development, as well as guiding, supporting and
improving the delivery, co-ordination and
consistency of local authority regulatory
services.
Achievements
• Guidance on tackling unlicensed HMOs;
• Publication of National Fire Safety Guidance;
• Publication of National Guidance on regulation of
overcrowded accommodation;
• A coherent contribution to the Rugg Review;
• Working with councils to promote the benefits of
landlord accreditation.
• Reluctant landlord leaflet – for those thinking of
renting out their home;
Regulation in a changing world
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LACORS doing what’s required.
Endorsed by government.
Expectations of councils still high.
And demand for the PRS grows!
Continue the support, but how?
Consulting with councils
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Responding to sector and planning changes.
26 June deadline of comments to LACORS.
Consultation arrangements.
Implementing the Rugg proposals?
Background to the ECOTEC report.
The Rugg Review and accreditation
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LACORS’ contribution.
Some survey findings.
Call for a network of schemes.
Responsible landlords and partnership working.
But only enforcement for some.
Consultation proposals on accreditation
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Improved professionalism and availability.
What about a kitemark?
Or a national standard?
To charge or not to charge a fee?
We all need more training!
Implementing the proposals
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Consider proposals carefully.
A landlord register.
Universal availability.
Tenants and accredited landlords.
A national standard.
Resourcing schemes.
Sharing good practice.
What can LACORS do?
• Continue discussions on accreditation.
• Promote good practice.
• Encourage inclusion of PSH issues in corporate
housing strategies.
• Carry on working with ANUK and others.
• Support licensing of letting and managing agents.
• Communicate via LACORS specialist emails.
• Make your voice heard.
Contact Details
• Send comments on the consultations:
• By email to [email protected]
• By post using the addresses:
•
1. Rugg Review Consultation
•
2. Use Classes Consultation 2009
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LACORS, Local Government House, Smith
Square, London SW1P 3HZ.
The Regional Housing
Strategy 2009.
Paul Hegarty
Regional Housing Officer
June 2009
Why Review the 2005 RHS?
• Markets and demographics
• Structures - Sub-national Economic Review,
creation of HCA and Local Government White
Paper
• Opportunities to strengthen links between
housing and economic growth & inclusion
• Inform Regional Strategy 2010
What is the Strategy for?
•
•
•
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Set out the housing issues facing the North West
Inform the Integrated Regional Strategy
Strengthen alignment with RSS
Establish a set of principles for the regional housing
roles of the key agencies, sub-regions and districts
• Provide a signal for all housing, planning and
regeneration spend in the region
• To make the case to Government, supported through
the Regional Funding Advice (RFA) process, to
support real long term investment commitments to
meet the regions housing priorities.
The RHS vision:
•"to create balanced housing markets across
the North West that support economic growth,
strengthen economic and social inclusion and
ensure that everyone has access to
appropriate, well-designed high quality,
affordable housing in sustainable, mixed and
vibrant communities."
The Three Themes of the RHS 2009:
• To achieve this vision there are three equally
important and connected objectives for the
Strategy:
• Achieving the right quantity of housing
• Continuing to raise the quality of the existing
housing stock
• Connecting people to the improved housing offer
The RHG response to the Rugg Review:
• Acknowledge the important role the PRS plays in the regions
housing market.
• Highlighted the significant problems that LAs have with
meeting the Decent Homes Standard in the PRS.
• Support the growth of the PRS in line with local regeneration
plans and local strategic housing aims… crucial growth is
monitored to ensure it does not destabilise existing
neighbourhoods.
• Support A&List and look to develop work.
• Increasing problems with leasehold and freehold management
of apartment blocks and flats in the region.
• Support national work to identify potential to provide longer
term, more secure tenancies.
RHS Action Plan
• RHS Action Plan has been developed in
accordance with the three integrated
objectives set out in RHS 2009.
• The Action Plan makes specific reference to
the Private Rented Sector.
• However, we would welcome your input and
acknowledge the need to engage with experts
around the region to identify the future
priorities for the RHG
The RHS is available from:
www.nwrpb.org.uk/regionalhousingstrategy09
once the action plan is signed off by the RHB this will
also be available online.
Thank you
Panel Session
A&List NW Regional Convention 2009
Chair - Paul Beardmore
Director of Housing – Manchester City Council
Closing remarks
A&List NW Regional Convention 2009
Chair - Paul Beardmore
Director of Housing – Manchester City Council
Exhibition
Local authorities will be showcasing work in the following
areas;
Area 1: Accreditation: right for the times
Area 2: Providing support, advice and guidance for our landlords
Area 3: Increasing housing choice and promoting tenancy sustainment
Area 4: Health & Safety in the Home
Area 5: Working with external professional partners