Issue - meetings

(a)       That the Committee notes the measures outlined in the report that are being implemented to help address the impact of the Welfare Reforms;

(b)       That Flintshire County Council establish either their own social lettings agency or employ the services of an established agency;

(c)        That Flintshire County Council enter into discussion with housing construction companies to push for more investment in affordable housing;

(d)       That Council owned housing be allocated on the basis of need and not means to pay; and

(e)       That the Homelessness and Welfare Reform Report be sent to all elected Members for comment.

The Supporting People Manager introduced the report about the Welfare Reform Act 2012 and its implications for benefit recipients and Flintshire County Council.

The purpose of the report was two-fold in that it informed Members of the current work being undertaken to mitigate the effects of Welfare Reform and it sought comments from the Committee to key questions that would be used to develop policies within the Neighbourhood Housing Service for presentation at Cabinet.

The Advice and Homelessness Team Manager explained that in response to the Welfare Reform Act 2012, a Welfare Reform Programme Board had been established.  He highlighted the changes to housing benefit, work undertaken by the Council and recent trends in homelessness.

·                     The changes to the social security system would have the potential to reduce benefit income in households across all of Flintshire’s economies.

It had been assumed by the government that the majority of households would replace lost benefit income.

·                     The Council expected that some of the more vulnerable households in the county would experience the most severe financial pressures and would be unable to secure employment which in turn would affect a household’s ability to pay their contractual housing costs and increase the threat of homelessness.

·                     The Council’s Advice and Homelessness Team had already seen an increase in enquiries from residents.  During the period October to December 2012, 54 formal homeless applications had been made in contrast to 34 applications made in the period October to December 2011.  This represented a 58% increase in formal homeless applications.

·                     Council tenants identified as under occupying their home had been contacted and offered the opportunity of meeting with a member of the housing team to discuss the Housing Benefit reforms with them.

·                     1152 tenants had been contacted. 78% of these tenants had responded and were engaged with the Housing Team.  32% indicated they would pay the shortfall whilst 10% stated that they wished to move.

The Advice and Homelessness Team Manager said that Neighbourhood Housing teams were offering 12 week money management courses to those tenants already in arrears.  An increase in homeless applications was anticipated and new provision was being developed such as the lease of 17 bed sits and organised house-shares for groups of three or more young people.  Flintshire was looking at official property lettings agencies, in order that more private landlords could be engaged with the council to provide affordable homes.

A series of eight key questions outlined in paragraph 3.07 of the report were posed which related to the duty to collect rent and the duty of care as a landlord.  The Committee was asked to quantify the level of arrears that would result in legal proceedings and the financial position for bad debt over the next three years.

Councillor R. Dolphin said that council tenants in her area had received letters from the council which wrongly claimed that they were in arrears with rent payments.  She asked if future letters could be sent out two weeks after a non payment of rent,  ...  view the full minutes text for item 43