The HIA, Grants Adaptations Service

1. The HIA, Grants & Adaptations Service Helps older and vulnerable people and people with disabilities to stay in their own homes Carries out major disabled adaptations for all housing tenures � everything from a stairlift to a level access shower to a back extension Provides repairs, security and insulation work in private sector housing

2. The HIA (cont) Case Managers & Surveyors support clients by: applying for & administering grants loans & benefits (in the private sector) liaising with Community OTs writing specifications & plans finding contactors to tender for the work supervising the work supporting applicants through the process

3. April - December 06 HIA Outputs 74 disabled adaptations completed in Public Sector Housing 50 major disabled adaptations in completed in Private Sector Housing 458 further major adaptations on site/ approved in the Public Sector 112 further major adaptations on site/ approved in the Private Sector Many more in the pipeline (i.e. out to tender or specification being written)

4. Owner Occupiers & Sheltered Housing: Some Facts 76% of older people nationally are owner occupiers At present ex-owner occupiers in Lambeth are not allowed to live in council run sheltered housing, however frail they are, even though they would pay full rent There is only one sheltered housing block for sale in Lambeth Yet older owner occupiers have the same health and care needs as tenants. They too may need to remain living in familiar neighbourhoods, may require floating support or support from a warden, and help with claiming welfare benefits

5. Lambeth�s Elderly Owner Occupiers: Issues and Concerns Poverty � more poverty amongst elderly owner occupiers than any other sector Poor housing � nationally the highest rate of non decency is in the private sector Fuel Poverty (due to disrepair and under occupation) English as a second language more common (due to patterns of immigration & prejudice affecting housing tenure) Social isolation, due to all of the above Independence - a particularly strong desire for it due to years of taking responsibility for their housing

6. Changing Ownership Patterns The new right to buy owner occupier may be less realistic about responsibility for the property Younger older people are more likely to be in debt or to have adult children living at home

7. But owner occupiers can always release the equity from their property can�t they? Many are unable to do so. Reasons include: Large existing mortgages/insufficient equity Applicant does not meet lender�s criteria High street lenders uninterested in small loans to benefit claimants Family members/co owners refusing to agree to loan Mental health issues��..

8. Equity Release: obstacles (continued) Fear of debt, of repossession, of not being able to meet the interest, of loan scandals in the 80s etc The meaning of the property for those who have worked all their lives for very little. It represents everything they have done or earned and they feel that they have to pass it intact to their children Furthermore, even if you can take out a loan, it doesn�t help if you are an octogenarian in need of extra care housing and you find that is none available

9. But Equity Release must work for some people? It does work for a small proportion � mostly those above pension credit level. Nationally the take up of equity release, even in areas with special schemes like House Proud is extremely low (with the exception of Birmingham). In Lambeth and other London Boroughs, take up is poor, despite intensive marketing. Equity release is sometimes used as a get out clause by those who do not want to invest in provision for the client group

10. Areas of Concern & Points to be Noted Most people, especially those in Private Sector Housing, want to remain in their own homes and communities RSL Sheltered Housing is often inadequately designed Adaptations funded by Lambeth for individuals living in RSLs are frequently removed when properties become void Should Lambeth be paying for RSL adaptations? (Some Boroughs do not)

11. Areas of Concern & Points to be Noted, cont. Should there be agreements about maintenance & allocations of adapted RSL property? Should there be an agreement that adapted LBL properties are always allocated to people with disabilities? Allocations of property for people with disabilities � Adult Services perceptions do not match those of housing allocations (i.e. Is there a shortage or an oversupply?) Decent Homes programme is removing adaptations (e.g. wider doorways & lower thresholds)

12. What would help? Greater choice of housing options � here are a few suggestions: Sheltered housing & extra care housing for sale (not just new build � why not invite private developers & Housing Associations to adapt existing blocks?) A choice of localities A Housing Options or Move On service � a caseworker who would help with finding a more suitable home and with the logistics of buying, selling, moving, downsizing the furniture, etc Staying put but getting more support in the home Welfare benefits assistance (NOT signposting) � this is urgently required by older people living in all tenures

13. Other ideas Shared ownership sheltered housing (although most owner occupiers would probably be able to buy outright and those who couldn�t could probably not afford shared ownership) Sheltered housing for specific ethnic minorities A co housing scheme (the Housing Corp may be interested in funding) Lifetime home standards Gardening projects For the full range of options in sheltered housing/housing with care, see the Wokingham Matrix, produced by Nigel Appleton (available on request)