20 07 2004

5.

APOLOGY

An apology for inability to attend the meeting was submitted on behalf of The Mayor.

6.

DECLARATIONS OF INTEREST

There were no declarations of interest.

7.

MINUTES

RESOLVED: That the Minutes of the Board meeting held on 3 March 2004 and 1 July 2004 be approved and signed by the Chairman as true and correct records.

PART II

8.

TEMPORARY ACCOMMODATION UPDATE

Consideration was given to a report by the Housing Services Manager (a copy of which is affixed in the Minute Book as Appendix “A”).

Members were informed that the report effectively set the scene for the ‘Housing Options Model’ report (item 9 below). It was reported that aspects of the temporary accommodation strategy for homeless customers were reviewed in the report, while the developments over the last year and future predicted trends were also looked at. Members were also informed that the Housing Services Manager would be reporting on the future provision of temporary accommodation at a subsequent Board meeting.

Although the development of initiatives to meet the Council’s temporary accommodation duties was commended, some concern was expressed over the Council’s ability to continue to generate sufficient units of temporary accommodation ‘year on year’. Members were informed that it was virtually impossible to predict the housing need for the future and that while it was hoped that this could be achieved, it was impossible to be certain about this. It was further reported that due to the rise in demand for temporary accommodation the private sector accommodation initiatives devised by the Council had become the key element of the Council’s temporary accommodation strategy.

RESOLVED: That the content of the report be noted.

9.

RECEPTION AND ASSESSMENT OF HOMELESS HOUSEHOLDS – THE “HOUSING OPTIONS MODEL”

Consideration was given to a report by the Housing Services Manager (a copy of which is affixed in the Minute Book as Appendix “B”).

It was reported that the “Housing Options Model” related to how the homelessness and housing advice service was delivered. The report outlined alterations made to existing service delivery and further planned changes. When read in conjunction with the Temporary Accommodation Update report (item 8 above), the report brought together the variety of initiatives and complex factors influencing the Council’s preventative homelessness role.

Members expressed concern about proposals to use a credit reference service to check customer addresses and credit history. Reassurance was sought that the information gathered from this company would come from legitimate sources and would not leave the Council open to prosecution. Members were informed that many financial institutions used this company’s service and that as the provisions of the Data Protection Act covered the service provided, the service could be safely used.

Members were informed that arguably the most profound effect of the Housing Options model was that Officers needed more time to assess and intervene in a potentially homeless household’s circumstances. It was reported that this could be done in two ways:

• By opening up a customer’s case much earlier: The homelessness duty requires Councils to consider a customer’s case only 28 days prior to the date of legal homelessness which is often insufficient time to achieve any practical intervention other than to pick up a duty to secure alternative accommodation; and

• By delaying the date the Council accepts as the date of legal homelessness: In simple terms, it was recommended that the Council view is that the date of legal homelessness is the date of expiry of a valid notice to get out from the landlord.

Generally, it was not considered desirable for this Council to adopt an approach that views the point of homelessness as the eviction date. This meant that the only option open to the Council was to do more in-depth preventative work earlier in the process. This measure was implemented on a trial basis at the end of December 2003. Although homelessness presentations have significantly reduced since this process began, it has approximately doubled the casework undertaken by the Housing Advice Team and has had a marked effect on the time taken to make statutory homeless decisions. The Housing Services Manager is continuing to review the staffing implications of this necessary approach.

RESOLVED:  That –

1.

The use of savings identified by the re-negotiation of the Deed of Nomination Rights between Gosport Borough Council and Southlands Housing Association (estimated to be £20,000 annually) be used to fund the following:

• The extra funding bid by the Gosport Citizens Advice Bureau of  £4,622.44 to fund an extra adviser for one year at 7.5 hours per week;

• Expenditure estimated at an annual cost of £3,000 for access to the Experian IT internet service (customer address history and credit checks service)

• Funding of £5,000 to cover the costs of a temporary variation to the contract of an existing team member, to enable 10 extra hours of Housing Advice Officer time;

2.

That the use of the balance of these annual savings facilitated by the re-negotiation of the deed referred to above, for initiatives designed to prevent homelessness;

3.

That the Allocations Policy be amended to adjust the planned lettings approach for general needs stock as follows:

• Transfers (except new developments and Sheltered schemes) = 25%

• Waiting List  = 35%

• Homeless     = 45%; and

4.

That the Allocations Policy be amended to delete restrictions on homeless customers choice for permanent re-housing and that the planned quota for sheltered scheme allocations be amended so that 70% of lettings are made to existing transfer applicants.

10.

DISABLED AIDS & ADAPTATIONS: POLICY & PROCEDURE

Consideration was given to a report by the Housing Services Manager (a copy of which is affixed in the Minute Book as Appendix “C”).

Members were informed that there were a number of statutory duties to make assessments of need and to deliver services to disabled people. Local housing authorities had other wide discretionary powers to provide financial assistance for repairs, improvements and adaptations of living accommodation. The Council’s Housing Service and Hampshire County Council Social Services administer a disabled adaptations service for Council tenants in need of these services. Policies and procedures for the administration of the service have developed over recent years and these had now been collated together, in liaison with Social Services, to produce guidance for the administration of the service.

Members expressed the view that the draft guidance offered clarity to a complex area of service.  

The report and associated guidance was commended by the Board but a concern was raised over the length of time it could take the Social Services Occupational Therapy Team to carry out an assessment of a clients needs (four months) and reassurance was sought that in extreme cases this process would happen much faster. Members were informed that the Council’s Housing Service was working with Social Services to reduce the overall waiting time for an assessment, and that new reporting initiatives Social Services had themselves introduced were anticipated to reduce waiting times. It was also confirmed that in extreme circumstances clients were prioritised by Social Services and moved forward.

RESOLVED: That the Board confirmed the contents of the Council’s current disabled aids and adaptations policy and procedures as detailed in Appendix One of the report.

11.

PROGRESS REPORT ON REVIEW OF RESIDENT ASSOCIATION CONSTITUTIONS

Consideration was given to a report by the Housing Services Manager (a copy of which is affixed in the Minute Book as Appendix “D”).

It was reported that in March 2003 the Housing Board had requested a review of local Resident Association Constitutions in order to bring them into line with the good practice model.

Members were informed that the Council had received a number of ‘best practice’ commendations for the resident involvement service and Members expressed their appreciation for the hard work and commitment given by the Housing Officers in this area.

RESOLVED: That the Board approve –

1.

The adoption of the Tenant Participation Advisory Service (TPAS) good practice model constitution for Resident Associations, where those clauses are applicable;

2.

The procedure for nominating representatives to the Council’s Housing Forum;

3.

The introduction of Resident Association annual reports; and

4.

Access to support and training for Resident Associations who fulfil the criteria in the model constitution, where applicable.