Report of the Strategic Director (Growth and Development).

Changes to Manchester’s current statutory social housing allocations scheme were implemented in November 2020. This report provides an overview of an evaluation of the scheme, which was agreed to be undertaken after 24 months of operation to analyse the scheme’s effectiveness.

The committee considered a report of the Strategic Director (Growth and Development) which outlined an evaluation of the Council’s social housing allocations scheme which had been undertake following 24 months of operation to analyse its effectiveness.

Key points and themes within the report included:

• The scheme was designed to provide priority to rehousing applicants based on housing need, with priority within bands determined by length of time in the band;
• Demand for social housing remained high with over 14,000 households on the register, of which 8,000 were in bands 1-3 and in some form of housing need;
• The evaluation found that the overall objectives for the scheme were being met although there were increasing challenges around temporary and emergency accommodation;
• Allocations to those in priority need accounted for 64.8% of all lettings, compared to 31.6% under the old scheme;
• During the first two years of the new scheme, 40% of all allocations went to applicants on the housing register due to being homeless, compared to 19% in 2019/20;
• One of the main achievements of the scheme was the successful rehousing of a considerable number of young people who were ready to transition out of care;
• The COVID pandemic caused significant challenges with regards to repairing and refurbishing vacant properties but officers were working to make these properties available; and
• It had been necessary to make some minor changes to the process and the scheme to improve the situation around temporary and emergency accommodation. Proposed changes included awarding Band 2 status to prevention duty applicants and to permit those owed the prevention or relief duty to accept a private rented tenancy offer, to discharge either homelessness duty (prevention or relief) and to retain a Band 2 award for rehousing. These changes would encourage people to present at an earlier stage and encourage changes in behaviour to access alternative accommodation rather than temporary accommodation.

Key points and queries that arose from the committee’s discussions included:

• Welcoming the changes and outcomes of the revised Policy;
• How the Council could keep residents experiencing domestic violence safe where they could not be moved straightaway;
• Whether there was an increase in those in band 2 as a result of the changes;
• The wait times for those with band 2 priority; and
• Noting an increase in the number of households in temporary accommodation, which was higher than in other Greater Manchester areas.

The Executive Member for Housing and Development introduced the item and explained that the report formed part of the 2-year evaluation of the revised Housing Allocations Policy which had been subject to extensive consultation. He explained that the changes looked at how the Housing Allocations Policy could help those with the most serious housing need, such as those experiencing domestic abuse and serious violence and those leaving care. He noted a challenge in the amount of housing stock available to allocate and a lack of investment in social housing over the last 13 years by the Conservative and coalition governments. He stated that the Council was working to deliver more social and affordable housing in Manchester and the Housing Strategy set out a target of 10,000 more homes in the next 10 years.

The Executive Member for Housing and Development also stated that the Policy sought to prevent homelessness before it happened, which he felt was a key strategy, and would award band 2 priority to those at risk of homelessness to try and prevent this.

The Head of Housing Access explained that the Council was the largest landlord in the city and let around 2,500 homes of which 90% were let to those in housing need. She reiterated challenges in demand and waiting times but there were a number of strategic priorities around children leaving care, overcrowding, domestic violence and prevention of homelessness. There were also challenges in suitable 4-bedroom and adapted properties within the housing stock. The Council worked with 14 housing provider partners, and she stated that there was a good working relationship with other providers. She also stated that the revised policy would allow more options and choices for those in need and would encourage them to present to the housing service at an earlier stage to prevent and relieve homelessness.

In response to a query regarding what could be done to keep residents experiencing domestic violence safe where they could not be moved straightaway, the Assistant Director of Homelessness stated that this was the third biggest cause of homelessness in Manchester and the majority of domestic violence survivors were helped either when they were already homeless or had made the decision to leave their existing home. He stated that there had been significant feedback from those living in temporary accommodation that wished they had the opportunity to stay in their existing home. He explained that the Council ran a Sanctuary Scheme which provided security measures to create a safer living environment and 30 installation schemes were delivered in 2021/22.  He explained that the Council sought to give residents greater choice and control over the options in front of them.

The Assistant Director of Homelessness expressed his belief that there would not be an increase in the number of people within band 2, as the changes would encourage people to present to the Council earlier and get the same level of help as previously. The changes would also help with housing stock challenges and reduce the need for B&B accommodation. The Deputy Leader of the Council sated that the change was already having a positive impact for frontline staff in the homelessness service as it allowed for a more positive and hopeful experience with those presenting to the Council.

In response to a member’s query regarding why Manchester had a higher number of households in temporary accommodation than other Greater Manchester authorities, the Deputy Leader acknowledged the increase but stated that this needed to be considered in the context of policies implemented by the Conservative-Liberal Democrat coalition government and subsequent Conservative governments since 2010 which had a cumulative impact on the exponential rise of homelessness across the country. She stated that a lack of investment in affordable homes, benefit caps, the ‘Bedroom Tax’, rising rents, lack of increase in housing allowances and other austerity cuts had caused the increase in homelessness and demand for temporary accommodation. She provided assurances that the Council was working to address these issues and reiterated the Chair’s point that a report on the wider Homelessness service had been provided to a recent meeting of the Communities and Equalities Scrutiny Committee.

The Executive Member for Housing and Development highlighted that Manchester was a significantly bigger area compared to other boroughs within Greater Manchester and it would be better to consider temporary accommodation figures per 1000 of the population. The Assistant Director of Homelessness also suggested comparing figures with other core cities to gain a more representative insight.

Decision:

That the committee

1. notes the report, and
2. endorses the changes to the process and the proposed minor amendment to the allocation scheme, to help reduce the numbers of households that require temporary accommodation.