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Welfare Reform - The Impact on Housing

Welfare Reform - The Impact on Housing. Introducing Kettering. Introducing Kettering. 93,800 people live here (+14% in ten years) We own and manage 3,800 homes More than 950 new homes were built by housing associations between 2006/07 and 2010/11

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Welfare Reform - The Impact on Housing

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  1. Welfare Reform - The Impact on Housing

  2. Introducing Kettering

  3. Introducing Kettering • 93,800 people live here (+14% in ten years) • We own and manage 3,800 homes • More than 950 new homes were built by housing associations between 2006/07 and 2010/11 • Private rentals have increased from 6.4% of the housing stock in 2001 to 24.3% today • 2991 households are now registered on Keyways

  4. Welfare Reform: The Emerging Picture

  5. Welfare Reform: The Emerging Picture • Shared accommodation rates for under 35’s – Affected 60 claimants – many are now struggling • Benefit cap – Could affect 50 households – take-up of one-to-one meetings is very, very low • Size criteria – Could affect 35% of working-age council tenants – 455 households • Non-dependent deductions – Higher levels of fraud? • Localisation of Council Tax Benefit – Potentially , a huge impact but little awareness among tenants

  6. Welfare Reform: The Emerging Picture Short term • Raising awareness of welfare reform among tenants • Staff training • Logistical issues - IT, direct debits • Need for more tenancy support • Impact on rent arrears and homelessness • Dealing with under-occupation - spending on voids Longer term • Impact on the private rented sector • Increase in HMOs - quantity and quality

  7. London – Only 55 minutes away!

  8. London – only 55 minutes away! • We are monitoring closely • Impact on private sector rents • Impact on local support services

  9. Our Response to Welfare Reform

  10. Action Plan • Focus on underoccupying council tenants • Identifying resources for more tenancy support • Working with HB to Identify vulnerable private tenants • Housing options interviews at first point of contact

  11. Communication Strategy • Training and information for staff • Consulting stakeholders • Information for tenants and applicants • Target individual tenants • Promote life skills training

  12. Dealing with Underoccupation • HomeMove Advice and practical support for tenants who want to downsize • Mutual Exchanges Advice and information Promotion of House Exchange Incentives for tenants • Lodgers

  13. Move On, Move In Life skills training for young people Life Plan Helping tenants with employment, education and training Tenancy training houses For young people and rough sleepers Life Skills Training

  14. Any questions? John Conway Head of Housing  johnconway@kettering.gov.uk  01536 534288

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