Response to DSD "A Strategy for the Private Rented Sector"
Publication Date: 19 August 2009 (Archive)
Response to the DSD consultation paper "A Strategy for the Private Rented Sector"
1 Introduction
1.1 NIACRO, the Northern Ireland Association for the Care and Resettlement of Offenders, is a voluntary organisation, working for almost 40 years to reduce crime and its impact on people and communities. NIACRO provides services under the headings of; working with children and young people who offend; providing services to families and children of offenders; supporting offenders and ex-prisoners in the community and working with prisoners.
1.2 NIACRO receives funding from, and works in partnership with all the main criminal justice agencies in Northern Ireland.
1.3 We welcome the opportunity to respond to the Department of Social Development's consultation document "A Strategy for the Private Rented Sector".
1.4 NIACRO has lengthy experience in dealing with issues concerning
accommodation for offenders and ex-prisoners and for many, this is the
only accommodation available to them. Key issues include:
- Being able to afford a deposit in addition to a month's rent in advance
- Paying the rent differential when in receipt of housing benefit
- Uncertainty about rights as tenants
- Experiencing poor standard of accommodation, particularly in regard to the carrying out of repairs
1.5 NIACRO provides an Advice Service in each of the three prisons in
Northern Ireland - working with over 900 people in prison every year. We do this in close co-operation with the Housing Rights Service in respect of housing issues.
Through our Family Links Service, NIACRO also offers support to the families of people in prison. Our APAC (Assisting People and Communities) projects provide an individual needs-led approach to integration and in particular, work with the Housing Executive to assist people who risk losing their tenancy as a result of anti-social or offending behaviour.
1.6 This Strategy presents opportunity to improve the regulatory framework for this increasingly significant part of the accommodation sector. Tenants and landlords each need to be made aware of their rights and responsibilities under the current Private Tenancies Order. Councils also require good advice and guidance in respect of their responsibility to enforce regulations. NIACRO concurs with the response to this consultation submitted by the Housing Rights Service, and wishes to emphasise a number of key points, as follows.
1.7 The proposed registration of landlords is necessary to facilitate communication between landlords and tenants. A Register would allow for the dissemination of information to landlords and ensure they are properly aware of their responsibilities. In addition, as the dependency on the private sector grows, private landlords may benefit from having information and access to services which can assist people meet the requirements of their tenancy.
NIACRO believes the alternative proposal to register each tenancy is impractical given the high level of tenant turnover, which would make the register impossible to keep current.
NIACRO supports the mandatory registration of landlords.
1.8 The issue of affordability is critical, as a significant number of ex-
offenders are not entitled to social housing. The figures presented support our own, extensive experience with this group. Clients tell us where the shortfall to be paid in addition to Housing Benefit, it is proving difficult to sustain this on a low income. The payment of a full month's rent as a deposit is prohibitive and can cause delays in securing suitable accommodation. Suitable and stable accommodation for ex-offenders is fundamental for any progress to be made to reduce re-offending and encourage them to become active citizens in the community.
NIACRO favours the extension of the 'Smartmove' rent guarantee scheme - or a revised model - across Northern Ireland to improve access to private sector accommodation
1.9 NIACRO supports the proposed initiatives designed to raise awareness
and make more information available to tenants. Establishing an independent third party service for the resolution of disputes between tenants and landlords would be valuable mechanism for making determinations in respect of those rights and responsibilities.
A dispute resolution service should be made available for tenants and registered landlords.
1.10 We recognise some tenants do not meet their responsibilities and that this can lead to difficulties with neighbours and disputes with landlords. In 2005, following discussions with the Community Safety Department of the Northern Ireland and the Housing Executive, arrangements were put in place to offer services to people who were identified as causing difficulties in the community as a result of their antisocial behaviour and who could be at risk of losing their entitlement to tenancy.
APAC, (Assisting People and Communities), is a diversionary service for individuals offered on a contractual, voluntary basis. It is an early-intervention approach which may also be offered alongside an Acceptable Behaviour Contract. In 2008/ 2009 we successfully dealt with 46 cases.
APAC was also funded by the Belfast CSP to target young people under 21 years. 23 referrals were received in this way.
NIACRO believes services to address problem behaviour should be made available within the private rented sector to be accessed by landlords through Council authorities. Our APAC team would be happy to offer any advice or assistance on this issue and we can be contacted on 028 9032 0157.
1.11 It is our experience that the current fitness standards in the private sector are inadequate and contribute in some cases to increased levels of poverty eg fuel costs. We share the concerns expressed by the Housing Rights Service in regard to the proposal to link the level of Housing Benefit payable to the condition of the property, in case this results in landlords being discouraged from letting to housing benefit claimants.
The current level of fitness standards are inadequate and arrangements for enforcement by Councils should be strengthened.
NIACRO RECOMMENDATIONS
- NIACRO supports the mandatory registration of landlords.
- NIACRO favours the extension of the 'Smartmove' rent guarantee scheme - or a revised model - across Northern Ireland to improve access to private sector accommodation.
- A dispute resolution service should be made available for tenants and registered landlords.
- NIACRO believes services to address problem behaviour should be made available within the private rented sector, to be accessed by landlords through Council authorities
- The current level of fitness standards are inadequate and arrangements for enforcement by Councils should be strengthened.
August 2009