Cyflwyniadau Cynhadledd Partneriaeth Tai Gwynedd 2013 / Gwynedd Housing Partnership Conference Presentations 2013

PARTNERIAETH TAI GWYNEDD | CYNHADLEDD 2013
GWYNEDD HOUSING PARTNERSHIP | CONFERENCE 2013
Cefnogi trwy gyfnod anodd
Supporting through tough times
NODDIR GAN / SPONSORED BY

CROESO / WELCOME

Paul Diggory
Cadeirydd / Chairman

Cefnogi trwy gyfnod anodd
SUPPORTING THROUGH Tough times

It’s the economy!
Osborne down
Balls up
YR ECONOMI!

Welfare reform and the economy
Diwygio lles a’r economi

The housing market
Y FARCHNAD DAI

Our changing population
Age is not a
condition or a
destination
Nid yw oedran yn
gyflwr nac yn
gyrchfan
EIN POBLOGAETH SY’N NEWID

Successes 2009-12
WHQS: better homes across Gwynedd
SATC: cartrefi gwell ledled Gwynedd
Housing Options service
Gwasanaeth Opsiynau Tai
Local Housing Market Assessment
Asesiad o’r Farchnad Dai Leol
Affordable Housing Statement
Datganiad Tai Fforddadwy
LLWYDDIANNAU 2009-12

Successes 2009-12
Empty Homes Strategy
Strategaeth Tai Gwag
Here to Help Scheme
Cynllun Yma i Helpu
Extra Care Housing
Tai Gofal Ychwanegol
Homeless Information Packs for young people
Pecynnau Gwybodaeth am ddigartrefedd i bobl ifanc
LLWYDDIANNAU 2009-12

paul.diggory@nwha.org.uk
@PaulDiggoryNWH

Judith Askew
Pennaeth Strategaeth a Rheoli Tai Llywodraeth Cymru
Head of Welsh Government Housing Strategy & Management

Gwynedd Housing
Conference
Cynhadledd Tai
Gwynedd
19 April 2013
19 Ebrill 2013
Judith Askew
Housing Policy Division
Adran Polisi Tai

• Cabinet re-shuffle
• Ministerial priorities
• Housing Bill: principles; timescale; proposed contents
• Renting Homes Bill
• Mobile Homes Bill
2 Overview
Trosolwg

•Carl Sargeant AM, Housing and Regeneration
•Planning and Building Regulations also included
•Lesley Griffiths AM, Local Government & Govt Business
•Heritage gone to John Griffiths AM
•Huw Lewis AM, Communities and Tackling Poverty
•Sustainable Futures Directorate – Gareth Jones
•Supports three Ministers
• Five Bills inc two Planning Bills.
3 Re-shuffle
Ad-Drefnu

• Housing supply and links with Planning
• Housing Improvement agenda for local government
• Local Housing Market Assessments
• Housing Bill, homelessness prevention and
improvements to Private rented sector
• Welfare Reform
• Empty Homes – Houses into Homes
• Anti-social behaviour
• Bill Programme
4 New Ministerial Priorities
Blaenoriaethau
Gweinidogol Newydd

• Published 21 May 2012
• Legislative and non-legislative actions
• Whole housing system approach
• Three strategic priorities
• This Government term – and beyond
• Consultation closed 17 August 2012
• Almost 200 responses
• Wide range of respondents
• Consultation on private rented sector in parallel
5 Housing White Paper
Papur Gwyn i Dai

• Introduction into Assembly in October 2013
• Scrutiny in line with typical timescales (6 – 9 months)
• Stakeholders invited to give evidence in Stage 1
• Royal Assent – possibly late Spring 2014
• Implementation – late 2014 at the earliest
• Some areas in Bill others not
• Homelessness, PRS, Council Tax, Gypsies and
Travellers, Rents and Service Charges
• Other areas still under discussion
6 Housing Bill
Mesur Tai

• Majority support for proposals
• Support for a separate Bill based on update of Law
Commission’s 2006 ‘Renting Homes’ report
• Renting Homes White Paper - Summer 2013
• Introduction later in Assembly term (2015)
• Implementation 16/17
• Close involvement of stakeholders and look forward
to continued collaboration
7 Renting Homes Bill
Mesur Tai Rhentu

• Law Commission Report – reviewing
• Up-date of 2006 Report
• Collaborative process
• Simplified statutory framework
• Reduces number of available forms of rental occupation to two
• Secure contract – based on secure tenancy
• Standard contract – based on current Assured Shorthold
Tenancy
• Model contracts
Mesur Tai Rhentu

• Issues for consideration:
• Succession to be standardised
• ASB, Domestic Violence
• Supported housing
• Implementation – how is the Bill implemented?
• Timescale
• Two Planning Bills – Planning Reform Bill, Draft Bill
2013
and others
Mesur Tai Rhentu ac eraill

• Private Members Bill (Peter Black AM) introduced to the
Assembly in October 2012
• Bill has received widespread support from AMs
• Developed into a single comprehensive Bill that
consolidates previous legislation for residential mobile
homes so that provisions will be all in one place and easier
to use.
• Up to 5 year licenses, fit and proper person test included
and an end to veto on sales in the future.
• Royal Assent expected in July 2013, implementation in late
2013.
10 Mobile Homes Bill
Mesur Cartrefi Symudol

• Houses into Homes programme
• £10m allocated/spent
• North Wales, £2.3m, 105 units of accommodation
• Welfare Reform
• Research projects on Tenant Participation, ASB, aids
and adaptations
• Social Lettings
• ASB Bill and Prevention of Social Housing Tenancy
Fraud Act
11 Policy Division priorities
Blaenoriaethau Adran Polisi

• Housing now across two divisions – working together
• Homes and Places and Housing Policy
• New Regeneration Framework launched
• Improving housing supply
• WHQS - a priority
• Innovative funding models/Housing Bond
• Co-ops and Land team
• Housing Revenue Account subsidy system
• Planning system’s role
12 Homes and Places priorities
Blaenoriaethau Cartrefi a
Lleoedd

13 Conclusion
Casgliad
• Huge programme of work ahead
• Welcome support for White Paper in 2012 – whole
system approach
• Housing Bulletin
• Big opportunities to make a difference eg
Homelessness
• Continued engagement
• Importance of joint-working

Richard Lambert
Cymdeithas Genedlaethol Y Landlordiaid
National Landlords Association

www.landlords.org.uk
Working For A Better Private-RentedWorking For A Better Private-Rented
SectorSector
Richard Lambert
Chief Executive Officer
National Landlords Association
Partneriaeth Tai Gwynedd Cynhadledd 2013
Gwynedd Housing Partnership Conference
19 April 2013

The National Landlords Association
The UK’s leading representative organisation for
private residential landlords
 Over 21,000 members
 Providing information, advice and services to support
members’ businesses
 Campaigning to influence policy and to make the
landlords’ voice heard
 Working to raise standards in the private rented sector and
ensure landlords are aware of their rights and
responsibilities

The white paper

The White Paper - Analysis
 Tenants are now a more diverse grouping than before
 Landlords are also more diverse
 Institutions/business/sideline/accidental
 Professional/well-meaning/ignorant/recidivist
 Sector needs to grow to help meet housing need
 Improved image is essential to bring new landlords and
investment

The White Paper - Proposals
 Legislate for mandatory registration and accreditation
 Use accreditation to promote energy efficiency
 Enforcement informed by accreditation
 Encourage joint working between landlords, tenants &
agents
 Social lettings schemes
 Information sharing between LHAs and other agencies
 Tenancy Reform

Looking behind The analysis

The PRS houses a more diverse tenant group
Young couples
Young singles
Families with children
White collar / professional
LHA claimants
Blue collar / manual workers
Students
Other benefit claimants
Older couples
Retired
Migrant workers
Executive / company lets
Source: NLA Quarterly Survey Q4 2012

Why Do You Rent?
70%
Source: NLA Tenant Index Survey Autumn 2012

What Are Your Long Term Housing
Plans?
26.5%

The Average NLA Landlord
 10 Properties
 12 tenancies
 Wales – 6 properties
 Combination of owned outright and mortgaged
 6.3% rental yield
 Wales – 5.4%
 2 tenants in arrears, owing ~£2,600
 Make some use of an agent, but likely to have some
active involvement in management of portfolio

Business Is Good
 Definite trend towards more positive sentiment
 Continuous strengthening rental demand
 Rents continue to rise
 Though some early indications of reaching a plateau
 Profitability stronger
 Reduction in numbers breaking even or making losses
 Void incidence and average duration reduced in 2012
 Rent arrears lowest since Q2 2010
 22% intend to add to their portfolio in 2013

The Need For A Growing PRS
Source: Welsh Government

What Is It Really Like Living In
The Private Rented Sector In
2013?

Is This Typical …
Source: London Borough of Newham

… Or Is This?
Source: NLA Member, Hertfordshire

Have You Ever Rented From Someone You
Considered To Be A Rogue Landlord?
50%?
33%
25%?
20%?
80%?
Someone who has appeared to act in a criminal manner

Have You Ever Rented From Someone You
Considered To Be A Rogue Landlord?
Source: NLA Tenant Index Survey Autumn 2012; Sample 599; 512 respondents answered
Someone who has appeared to act in a criminal manner
12.9%

Do You See The Iceberg?
 85% of tenants satisfied with
accommodation
 NLA surveys 82%
 71% satisfied with quality of repair
 66% of PRS tenancies meet Decent
Homes
 66% have stayed more than 2 years in
current tenancy
 42% have stayed more than 4 years
 75% current rent same as 12 months ago
 More than half of those who leave
tenancies choose to do so.Sources: CLG Private Landlords Survey 2010;
NLA Tenant Index surveys 2012

How Long Was Your Initial Tenancy
Term?
80% happy with initial term – 12% not
39% would have preferred
longer – 45% wouldn’t
39%

Have You Ever Asked For A Longer
Term?
51%
19%

Tenant Attitudes To Renting
 89% see the property they rent as “their home”
 73% think they are secure in their home
 But 50% worry about their landlord ending their tenancy
 And 48% do not feel they have control of their home
 65% say they are free to personalise their home
 57% enjoy the flexibility of renting
 63% do not see renting as a barrier to family life

Thinking about the
proposals

The Issues We All Face
 How do we tackle the criminal element?
 How to we push those who need to improve to do so?
 How do we reinforce good practice?
 So it becomes the norm and the expectation?
 How do we support and encourage good landlords?

Why Is Licensing The Answer?
 Will licensing in itself make a difference?
 Where is the benefit in alienating the landlord
community?
 Regulation hits the law-abiding hardest
 How will it deal with those already beyond the law?
 What practical contribution will it make to improving
property management?
 Regulation only works if it is properly enforced

There Is a Better Alternative
 Build an alliance with the landlord community
 Work together to identify properties and landlords
 Education, accreditation, CPD
 Focus enforcement on those who do not engage
 Intelligent, targeted, co-ordinated enforcement
 Filtering out the good landlords
 Targeting the criminals
 Using the powers
 LAs to keep proportion of fines to fund enforcement

WORKING WITH THE PRS

Building A Relationship
 Talk to landlords, not at them
 Landlords are entrepreneurs
 So be commercially aware
 Make a business case
 Understand the local market – and sub-markets
 Use staff who can build relationships
 Reward professionalism
 The Council is seen as a single unified entity
 Think about the impacts of wider policies

Supporting and Sustaining Tenancies
 Access schemes
 Social lettings agency
 Tenant passporting/referencing
 Managing arrears
 Resolving issues
 Working with the possession process

Summary
 Wales needs a growing PRS
 Does the Government really understand the sector?
 Will the White Paper proposals bring the investment
needed?
 Or does it create additional burdens and new risks?
 Landlords and agents want a genuine partnership

National Landlords AssociationNational Landlords Association
22-26 Albert Embankment22-26 Albert Embankment
London SE1 7TJLondon SE1 7TJ
Tel: 020 7840 8900
Email: info@landlords.org.uk
Web: www.landlords.org.uk
Twitter: @NationalLandlord

Holi ac Ateb / Q&A

Gweithdai / Workshops

Cwis / Quiz

Elliw Llyr
Strategaeth Partneriaeth Tai Gwynedd
Gwynedd Housing Partnership Strategy

Strategaeth Partneriaeth Tai Gwynedd
Y daith hyd yma
Gwynedd Housing Partnership Strategy
The journey so far

Strategaeth / Strategy

Blaenoriaethau / Priorities
• Cyflenwad a Fforddiadwyedd
• Ansawdd- Effeithlonrwydd a’r
Amgylchedd
• Addasrwydd
• Cydlynu rôl Strategol i faterion tai
yng Ngwynedd
• Supply and affordability
• Quality- efficiency and
environment
• Suitability
• Co-ordinating the role of housing
matters in Gwynedd

Cynllun Gwaith / Work Programme
• Grwpiau yn gyrru ar agweddau
penodol o waith
• Modelau ariannu tai fforddiadwy
• Cydlynu ceisiadau Arbed
• Groups will drive forward certain
work areas
• Financial models of delivering
affordable homes
• Co-ordinating applications for
Arbed

BWLETIN TAI / HOUSING BULLETIN

Cynllun Strategol y Cyngor / Council’s Strategic Plan
• Hybu cyflenwad addas o dai ar
gyfer pobl leol
• Llety addas
• Promoting the supply of suitable
homes for local people
• Suitable homes

Adborth Gweithdai,
Holi Ac Ateb
Workshops Feedback,

Casgliad A Chloi
Summary And Close

Cyflwyniadau Cynhadledd Partneriaeth Tai Gwynedd 2013 / Gwynedd Housing Partnership Conference Presentations 2013

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