London Councils fears benefit cap will impact on housing for homeless
Providers warned over temporary housing plan
Housing associations pulling out of managing temporary accommodation due to benefit caps risk reducing the amount of available stock for homeless households, London Councils has warned.
It emerged this week that some associations in London are issuing pre-emptive eviction warning notices to people in temporary accommodation who are likely to be hit by the £26,000-a-year benefit cap.
Associations are doing this where they manage properties used by local authorities for temporary accommodation which are owned by private landlords. Under private sector lease arrangements associations have to guarantee a level of rental income to the landlord, and will be out of pocket if the tenant falls into arrears.
A number of associations are serving notices warning tenants could be evicted and are considering terminating leases early and returning the properties to the private landlords.
Nigel Minto, head of housing at umbrella group London Councils, said he ‘appreciates the challenges’ associations are facing. But he added: ‘We would be concerned if there were significant hand-backs of properties as this would further reduce the amount of stock available to house homeless households.’
Mr Minto estimated associations manage around 2,000 homes used as temporary accommodation in the capital.
This week it emerged that at least three associations - Genesis, Newlon Housing Trust and A2 Dominion - are issuing notices to tenants warning them they could be evicted due to welfare reforms.
Newlon Housing Trust is pulling out of managing temporary accommodation due to fears of shortfalls in rent. It has sent a letter to tenants saying: ‘We are in the process of preparing the court papers for all temporary housing tenants so that if we need to return the property to the owner we will be in a position to do so.’
Giles Peaker, partner at Anthony Gold solicitors, warned tenants could have a defence under article 8 of the Human Rights Act on the grounds Newlon’s actions are not proportionate. He said: ‘These are pre-emptive and speculative proceedings.’
Genesis last month sent letters to 57 families in temporary accommodation in the north London borough of Haringey which, along with Enfield, Bromley and Croydon, has been trialling the benefit cap since 15 April. The cap
will be extended across Britain by the end of September.
The Genesis letter said: ‘In view of the [welfare] changes, Genesis will now need to start legal proceedings… as we may need to terminate our lease with the property owner early.’
The organisation has since apologised for the tone of the letters, which did not make it clear that tenants who pay their rent will not be evicted.
Teresa Richardson, assistant director at the National Housing Federation, said associations have to subsidise private landlords if tenants fall behind with rent payments. However, she added: ‘Evicting people is the last
thing housing associations want to do.’
weekly cap for couples and lone parents
weekly cap for single person households
estimated annual saving to the taxpayer by 2014/15
start of national roll-out of benefit cap