Wolverhampton’s
Approach to tackling
poor housing
Presenter:
Chris Hale
Head of City Housing

wolverhampton.gov.uk
Photo courtesy of Express & Star
Wolverhampton in brief
• Situated to the west of Birmingham,
Wolverhampton is one of the 4 local
authorities in the Black Country sub-region
(see map)
• Amongst the most densely populated local
authority areas in England: 249,470
people (2011 Census) living in its 26.8
square miles.
• Over a third of the population are of non’White British’ ethnicity (35.5% as of the 2011
Census)
• Total population rose by 5.5% between 2001
and 2011 census and continues to grow
• The number of private renters nearly doubled
between 2001 and 2011 census from circa
7,000 to nearly 13,500 and continues to grow
The map shows the location of the Black Country within Great
Britain and is from http://www.bcll.org.uk/
New approach to the Private Rented
Sector – The Issue
• Increase in the level of private renting in the City
• Reduction in the availability of social/affordable housing to rent
• Right To Buy
• Social rent policy
• Starter Homes (affordable housing policy in CSR Nov 2015)
•
Increasing inability to access owner occupation
• Lending policy
• Low wage economy
• Rise of PRS in particular small HMO conversions
wolverhampton.gov.uk
New approach to the Private Rented
Sector – The Knowledge
• Large number of PRS properties being rented
• Impossible to determine the good from not so good/bad
• Market forces approach assumes a well informed consumer
(tenant) with choice – not at the lower end of the market!
• Accreditation limited success
• largely based on self regulation
• Some landlords/agents do not tell the truth!
• Limited opportunity take action and it is retrospective
•
Very limited resources for enforcement action
wolverhampton.gov.uk
“RENT WITH CONFIDENCE”
• To enable anyone seeking accommodation in the City to Rent
with Confidence
• Based around a star rating of landlords/agents/properties
• Zero to 5 Stars based on property and management standards
and support for tenants
• Default rating for landlords not subject to on going engagement
• Based around the “3 Es” approach
• Encourage
• Educate
• Enforce
• Proactive engagement of the PRS and landlords organisations
• Migration of existing accredited landlords
wolverhampton.gov.uk
“RENT WITH CONFIDENCE”
• Proactive engagement of the PRS and landlords organisations
• Migration of existing accredited landlords
• Proactive engagement of partners seeking to use the PRS
• Housing options to discharge homeless duty and prevention
• Social care for temporary and permanent housing solutions
• Voluntary Sector
• Self selection for people seeking accommodation in the City
• Link to a wider health engagement and outcome framework
• £400K public Health Funding secured
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“RENT WITH CONFIDENCE”
• Revised Enforcement approach
• Based around the Star rating system
• Higher rated landlords expected to resolve without council
involvement
• Non- star rated and portfolio landlords subject to legitimate
complaint will be subject to investigation by the “Rogue Landlord
and Licensing Team”
• Operating model to recover all enforcement costs where
possible.
• Income to be used to fund the Education Programme
wolverhampton.gov.uk
Licensing Strategy (1)
• Selective Licensing strategy identified ahead of the Housing Act
2004 being introduced
• Based around a comprehensive approach to the private rented
sector
• Targeted approach based around specific areas where the
impact of the poorly managed PRS is having an adverse impact
on the regeneration of specific areas.
• Supporting other area based initiatives
wolverhampton.gov.uk
Licensing Strategy (2)
• Additional Licensing is a different matter
• on going issue with the growth of the poorer end of the PRS,
specifically HMOs.
• Smaller and smaller properties are converted to multi
occupancy
• Rent to Rent schemes are becoming an issue
• Asylum Seeker and refugee placements are putting further
pressure on housing and local services.
wolverhampton.gov.uk
Wolverhampton’s Selective
Licensing Scheme
• Targeted within the Context of the New Deal
for Communities Programme and Housing
Regeneration
• Was done as part of the £54M + programme
• All Saints – always a difficult private sector area
• Ex Housing Action Area
• Plagued by
 Poor reputation
 Anti social behaviour including “Red Light” activity
 Poor quality Private sector housing
wolverhampton.gov.uk
New
Housing
Development
Block
Improvement
programmes
Specific Interventions
Housing Renewal Area
NDC Programme
Demolition of worst housing
New Housing for social rent and sale as part of
regeneration package
wolverhampton.gov.uk
Area Context
• Area Renewal Focus
• Block and group repair schemes plus targeted loan programmes
for internal works
• Council housing renewal and “eco voids” programmes
• Environmental improvements including sports ground
• Community facilities
• A strong local community based organisation All Saints Action
Network
• Strong Police engagement and presence
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Area Context
wolverhampton.gov.uk
Area Context
wolverhampton.gov.uk
Area Context
wolverhampton.gov.uk
Area Context
wolverhampton.gov.uk
Private Rented Sector
•
Change of profile in the area (along with much of Wolverhampton’s older
private sector housing stock) away from owner occupation to private rent –
Asylum seekers, economic migrants etc.
•
Increase in issues around short term letting
•
Churn and transient nature
•
Low level multi occupancy (small properties)
•
Rising level of anti social behaviour
•
Increasingly the PRS seen as the major problem holding back the impact of
wider regeneration and improvement
•
Accreditation scheme advocated in the area but low take up and ineffective
•
Consultation take on introduction of selective licensing on the ticket of part of a
comprehensive regeneration programme and increasing issues of ASB
wolverhampton.gov.uk
Building the evidence base
• Evidence from Police, ASB unit and local community crucial to
success, along with the New Deal for Communities Team and
Board.
• The SL programme and evidence gathering/consultation was
funded through the NDC programme.
• Local Councillors/MPs and Council executive supportive of the
approach and licensing generally as part of the Council’s
housing Strategy
• Comprehensive and extensive consultation of residents,
interested stakeholders and private sector landlords including
through the landlords forum
• Challenge from a specifically created landlords organisation to
fight the proposal. Lobbied local Councillors/MP and portfolio
holder to discredit the strategy and consultation
wolverhampton.gov.uk
The Challenge -Defending the case
Much of the support for the challenge fell away when the Council
fought back with evidence to support the SL programme
Fought off the challenge – no case to answer as part of the Judicial
review application – not representative of most landlord in the area
There was a fear that the Council would implement a Programme
of SL across the rest of the city. The Council's strategy identified
key inner city areas where the SL approach may be appropriate
Knock on affect of vastly improving engagement with landlords in
those areas and generally.
Although they would never state it publically, local representatives
of the landlords association understood and agreed with the
Council’s licensing approach to tackle the ingrained issues
associated with the PRS in the All Saints area.
wolverhampton.gov.uk
Success - Judicial Review Refused!
wolverhampton.gov.uk
Scheme Implementation
• Scheme went live in January 2012
• Fees set at £525 with discounts
• Accreditation
• Member of professional landlord/agency organisation
• Multiple numbers of properties
• Penalties based on additional cost burden to the Council in
administering the scheme:– “Finders fee”
– Missing appointments
– Additional correspondence etc.
•
wolverhampton.gov.uk
Joined up approach
• Close work with the Housing Standards Teams and
accreditation programmes
• Joint Working through PACT (Police and Communities Together)
• Joint actions on environmental crime
• Joint actions on immigration and Right To Rent
• High profile actions
• High level of failure to provide gas safety certificates
•
High level of failure to provide energy performance certificates
• Warnings and Prosecutions for failure to be licensed
• Management Order following prosecutions and continued failure to apply
for licence
wolverhampton.gov.uk
Outcomes and impact
• Underpins the wider regeneration programme
• Investment in the area consolidated
• Confidence in the area improved
– New Housing development
– Investment in existing homes
• Demonstrates the on going commitment of the Council to
address poor housing and management including the approach
to enforcement
• Impact of the scheme in the wider City
– Improving engagement
– A desire to consider Selective Licensing in other locations
wolverhampton.gov.uk
Lessons Learnt
• Essential to have a well defined and evidenced approach
• Be sure it complies with government requirements
• Careful consideration of the alternative approaches
• Support of local community and partners essential
• Support of local members, portfolio holders and MPs
• Make sure your consultation is extensive and inclusive
• Be prepared to listen to other points of view and respond
appropriately
• Be sure of your final business case for licensing
• Be prepared for challenge on everything – it will come!
wolverhampton.gov.uk
wolverhampton.gov.uk
[email protected]
Tel 01902 551796