Monday, 22 September 2014

Money and resources set aside as Welfare Reform Bill receives royal assent

Landlords braced for impact of benefit reform

Social landlords are preparing to commit significant amounts of extra cash and resources to ready themselves for the impact of the Welfare Reform Bill, which was expected to receive royal assent yesterday.

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The legislation was branded a ‘historic step in the biggest welfare revolution in over 60 years’ by prime minister David Cameron, who claimed the government had made ‘work pay, while protecting the vulnerable’.

However, landlords have warned the reforms will lead to displacement of tenants, increase homelessness and rent arrears, and reduce lenders’ confidence in the sector.

The changes, which begin to come into effect from April 2013, include a total household benefit cap of £500 a week and the controversial introduction of under-occupancy penalties for social tenants deemed to have spare bedrooms. Another change will see housing benefit rolled into the universal credit, which will be paid directly to tenants as opposed to landlords.

Providers expect the so-called ‘bedroom tax’ to have a dramatic impact on anticipated levels of arrears and are already diverting resources to mitigate their losses.

Riverside has doubled the amount of money set aside for ‘bad debt’ in its 2013/14 business plan to £5 million after collecting data on the under-occupancy rates of its tenants.

Hugh Owen, director of policy and communication for the 50,000-home, north west-based landlord, said: ‘We’ve doubled the provision but it is money we could have spent on other things, such as new housing.’

In the north east, Gentoo Group has predicted the under-occupancy charges will result in an annual loss of £4 million for its 30,000 tenants.

Affinity Sutton has allocated more than £500,000 for extra staff to handle rent arrears and to run an awareness campaign.

Ruth Cooke, who will take over as chief executive of 32,000-home Midland Heart next month, said the introduction of universal credit was ‘unhelpful’ in attracting funding for new development. She added: ‘The one thing that makes funders most nervous is direct payment.’

Glyn Hall, head of housing at Durham Council, said he expected an increase in people approaching homelessness services and in rent arrears. ‘We haven’t got money or extra staff for mitigating against the changes because of cuts to our budget. But we might have to redirect resources if the problems are worse than we think.’

A spokesperson for the Department for Work and Pensions said it was working with the Chartered Institute of Housing and the Communities and Local Government department on the implications of the changes for local authorities and housing associations.

Inside Housing has been calling for fairer welfare reform through our What’s the Benefit? campaign.

The fallout: how the Welfare Reform Act will affect social landlords and tenants

Universal credit: housing benefit will be combined with other benefits into one monthly payment

Total benefits cap: £500 per week for couples and single parent households and £250 per week for single households, from April 2013

Under-occupation penalty: working age tenants will be hit with a tax of up to 14 per cent of their housing credit if they have a spare room

Direct payments: there are concerns rent arrears will increase and lenders will hike borrowing costs as a result of benefit being paid to tenants rather than to landlords. Pilots begin in June

Single room rate: as of January, people under 35 can only claim benefits for a room in a dwelling, rather than a one-bedroom property

Local housing allowance: from April 2013 LHA will be linked to the consumer price index instead of the higher retail price index, and it will be capped

What the sector thinks

‘We’ve employed a support worker to work with homeless people and we’re reviewing the incentives we can offer to encourage landlords to take people who are on housing benefit.’
Mark Hughes, head of housing, North Somerset Council

‘The main concern is that people don’t understand the changes. There is still lots of confusion over who it will impact and what we can do
about it.’
Michael Hall, coordinator, Leeds Tenants Federation

 

Opinion

Lord Richard Best

Welfare reforms will have a deep impact on social landlords and their tenants

The Welfare Reform Bill will simplify the benefits regime by introducing the universal credit and it will try to make sure ‘work pays’. But it is also about cutting public expenditure, with a special emphasis on cutting the housing benefit bill. That means cutting the incomes of poor tenants. In turn, that has consequences for landlords.

At one extreme - which usually means ‘in London’ - caps on rents to be covered by housing benefit and caps on total benefits paid to tenants, will require possibly some 50,000 household to move. A lot of disruption and upset lies ahead.

Concessions during the bill’s progress have not been dramatic. There is the pot of cash for discretionary housing payments, enabling local authorities in a limited to way to bail out some of those who are hardest hit.

And welfare reform minister Lord David Freud has committed to proper evaluation of the impact of the housing benefit changes.

We all recognise that deficit reduction is the government’s number one priority. But what the House of Lords has been asking is: ‘Is this really the most humane, the most sensible, way to cut the deficit?’

Read this article in full

Readers' comments (26)

  • Good to see that some of the differences between benefits available to social housing and private sector tenants are being equalised i.e. under-occupation. The lucky few in housing need have social housing - the rest have to take their chances in the private rented sector. Why should some people get benefit to under-occupy properties and others in similar financial circumstances cannot? Should be taken further and apply to pensioners who have more than one extra bedroom as well - in many cases it is pensioners who are tying up the 3, 4, 5 bedroom properties - why not limit their benefit entitlement to two bedrooms maximum? They would only be allowed benefit for one bedroom if they were private rented sector tenants. They would not necessarily have to move - they could make choice of paying additional rent (or their relatives could help them) or moving to smaller property e.g. 2 bedrooms which are more readily available. We need some creative thinking to get the churn in the stock that's needed to address housing need given that there's not a lot of development funding available

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  • It's a good policy and there are safeguards in place e.g. discretionary housing benefit in the interim to allow those who are claiming ridiculous amounts of housing benefit more to move to more affordable areas - alternatively they could get a job and pay for the properties they are living in themselves.

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  • munchboss

    on form rick ,well done couldnt say it better , the under - occupancy tax , wil breal down comunities that have been established over several years and have the oposite affect to camerons so called goals of the big sociaty, what happens if you are in a property with the extra room and youre H/A wants to snatch it but doesnt have a void in the same area to put you in , this means you may be put miles away from family friends and the comunities that you just spent 10yrs building , it will destroy these, creat a far higher demand on the housing sector for smaller properties cause lets face it you may cure the need for 3 bed houses but god is the need for 1 and 2 bedrooms gona increase 10 fold we seem to be heading to a state of fix 1 problem to create 5 more , and how come my H/A has already said this will affect anyone on benefits yet i know of 3 people at my H/A whom occupy 3 bedroom places on their own , just cause there working and can pay then rent doesnt mean they shouldnt be forced to move and release the 2 spare bedrooms they have

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  • Chris

    At last, the Tories have achieved growth - in rent arrears officers, debt collectors, and homelessness services - what a wast of resources!

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  • patatwirra

    i have 2 spare bedrooms, children have flew the nest, i want to free up my 3 bedroom house for smaller acc Can anyoneomodation, but alas none available in my local area, i need to stay in area as i have caring responsibilities to my disabled parents. answer my question "will i lose 28% of my housing benefit because i have 2 spare bedrooms

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  • patatwirra

    apologies for mistakes on my previous posting, should read, i have 2 spare bedrooms, children have flew the nest, i want to free up my 3 bedroom house for smaller accomodation , but alas none available in my local area, i need to stay in area as i have caring responsibilities to my disabled parents can anyone answer my question will i lose 28% of my housing benefit because i have 2 spare bedrooms

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  • Rick Campbell

    SLIGHT AMENDMENT TO MY ORIGINAL POSTING WHICH SEEMS TO HAVE VANISHED:-

    Rick Campbell's comment | 09/03/2012 8:23 am

    The Welfare Reform Act is an insidious piece of legislation.

    In order to move forward, Nick Clegg has told his mob to 'move on' after rows on the NHS and tuition fees.

    I would proffer similar advice to them in relation to the Welfare Reform Act except I'd use two different words -- "jog off".

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  • This is the most inhumane piece of Legalisation is nothing but Social Cleansing

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  • So it is not longer Social Inclusion back to Social Exclusion

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  • Also does it mean if you our on JSA, with your Council Tax and Rent its all under the Universal Credit of the single household of £250.00 per week

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