Agenda item

Context:

To scrutinise a draft policy for the use of Bed & Breakfast (B & B) for homeless purposes, which will provide a formalised framework within which to work.  Establishing a policy was a recommendation of the Committee on 20th March 2018.

Key Issues:

·         Under the Housing (Wales) Act 2014, the Council has a duty to respond to homelessness. The focus of the Act is homeless prevention.  However, where homelessness cannot be prevented the Council has other duties, including accommodation duties.  In the event of homelessness, the Act requires the Council to:

-       provide interim accommodation for applicants in priority need (S.68).  The definition of priority need includes families with children and 16/17 year olds.

-       help secure (this is not an absolute duty) accommodation and (S.73).

-       undertake a duty to secure accommodation for applicants in priority need (S.75).

·         Nevertheless, accessing an adequate supply of accommodation is an on-going challenge for the Council.  Not only is homeless accommodation itself in short supply together with social housing, but it is a small part of the wider Monmouthshire housing market, which also has an under-supply of affordable accommodation.  The rural nature of the County further compounds the situation.    

·         There are a number of challenges providing homeless accommodation.  This includes there being only one family hostel, which is in Monmouth, the private leasing scheme has contracted over recent years, private sector accommodation is difficult to access and Monmouthshire County Council accommodation is at capacity.  Also, there is a need to have regard to the Homelessness (Suitability of Accommodation) (Wales) Order 2015 and the Council needs to be mindful of safeguarding and community safety issues. 

·         On occasions, therefore, the use of B & B may be necessary.  This, however, is always an absolute last resort and if no other suitable accommodation can be sourced. 

·         The report proposes that the Council adopts a policy for the use of B & B.  The policy will provide a framework and standards within which the Council will work.  It also provides a basis against which the provision of B & B will be monitored. The policy particularly seeks to support the Council’s Safeguarding Policy.

·         Although it is proposed to establish a B & B policy, the on-going focus will continue to avoid the use of B & B and to seek to further strengthen homeless prevention and to identify additional forms of accommodation. 

Options Appraisal:

·         The following options are available:

-        Option 1 – Continue with the status quo and have no B & B policy in place.

-        Option 2 – Establish a B & B policy and take no further action.

-        Option 3 - Establish a B & B policy whilst also seeking to continue to strengthen homeless prevention and introduce new accommodation options, particularly a supported lodgings scheme, that will help to mitigate against B & B use.  Such schemes may not, however, provide provision for applicants assessed as unsuitable through risk assessment processes.

Member Scrutiny:

·         In response to a Member’s question regarding Option 3 of the options appraisal, it was noted that the Directorate has a duty to accommodate.  The policy is aimed at providing the most suitable accommodation, taking into account any risks to other residents whether in house share or B&B.  A Section 115 referral to the Police can be considered before placing in B&B or house share, which comes back outlining any criminal offences, allowing officers to make an informed decision on where is the most suitable place for that individual to be housed.  The more risky client would most likely be placed in a B&B that is known to the Authority and will be suitable for the individual.

·         The Select Committee will receive an annual report providing an update on the B&B Policy.

·         Night Stop is a charity that uses individual households with empty bedrooms that are willing to take a young person into their home, as an alternative to them having to sleep rough.  It provides two to three night’s accommodation.  The Directorate has investigated this as a way of improving the service for young people. However, at this stage the Directorate is not looking to progress this because the model is quite narrow and would have limitations, being only for young people, as well as having cost implications.  The Directorate is investigating a supported lodgings model with one of the local providers and are in the process of developing something that will have a wider remit, which can be shared with the Select Committee in due course.

·         With regard to the hostel discussions, the Directorate has liaised with Monmouthshire Housing Association (MHA). MHA had Identified a property and negotiations were started.  However, MHA had a family that required this accommodation. No further progression has been made, as no alternative property has been identified.

·         The Directorate has negotiated with MHA regarding surplus accommodation which MHA is reviewing. No further progress has been made yet.  Other housing associations have been contacted also, but no progress has been made. However, dialogue will continue in respect of this matter.

·         All accommodation taken on by the Authority needs to be lettable.  The Directorate does not have the funding and resources to undertake extensive work to make properties lettable.  Properties are inspected and assessed by officers prior to being taken on.  The property has to be ready to be let.

·         County Councillors J. Pratt, L. Brown and S. Woodhouse requested that they spend a day in the office with Housing staff in order to gain an understanding and appreciation of the service being provided by officers and the challenges that they face on a daily basis and report back to the Select Committee.

·         There is a need to assess whether the Authority has a duty to accommodate an individual.  Therefore, officers ask for proof of their medication and what support they are receiving, e.g., support via the Mental Health Team, and any other details in order to decide upon the right course of action with regard to providing accommodation. B&B’s are looked at to decide which one would be appropriate for a particular individual. If they are a high risk offender then the Police would be involved in the process. There may be occasions where B&B accommodation is unsuitable and it may fall to the Police to find suitable accommodation, such as half-way houses.

·         With regard to young people who have experienced a breakdown with their families, the Authority’s Young Person Accommodation Officer has been achieving very good results whilst working with these young people with a view to getting them into training, helping them to stay at home, looking at work opportunities, benefits and many other ways of providing support.

·         Two accommodation schemes for young people are run by Solus.

·         The high street is an opportunity to accommodate homeless people.  The Department had undertaken some work in respect of this matter some years ago in which a survey of the high streets was undertaken.  The results had identified what a complex situation this is, such as shared access with the premises downstairs, fire issues, shared services and the cost involved would be significant.  Talks were held with Charter Housing Association a few years ago about undertaking some empty homes investigative work in the town centres, but nothing has come of this. It is known though bringing empty properties above shops back into use is likely to be challenging, due to issues such as shared access (through shops), shared services, remote landlords and fire safety requirements.  It was advised though that it would be fantastic to bring such properties into use as it would deliver a number of benefits over and above meeting housing need.

·         In terms of the town centres, work is about to commence regarding establishing a town centre working group via the Place Board as empty shops is an issue that has been identified that requires attention. In addition to this, there will also be a review of the Local Development Plan (LDP) which ties in with the issues identified in respect of empty shops in Monmouthshire’s towns.

·         Working with the church is an opportunity for further exploration with a view to helping reduce homelessness in Monmouthshire.  The current focus is working with churches in Monmouth which is being developed.  It is hoped that there will be a facility in Monmouth for January and February 2019.  There is a draft written proposal being prepared with a view to implementing from January 2019. This is the church’s proposal which will be supported and part funded by the Housing Department. If the Monmouth model is successful then this could be replicated elsewhere in the County.

·         An additional bullet point to be added to the Policy that the Housing Department liaises with churches to establish areas of joint working regarding reducing homelessness within the County.

·         When someone presents themselves as being homeless officers ask for details of their medical background.  Officers also speak to medical professionals and with MIND if the individual has a metal health issue. Support is established when the individual is placed in accommodation.

·         There are opportunities to work with other local authorities around the Regional Homeless Strategy.  Initial discussions have been mainly process focussed.  A statutory review has been undertaken of homeless services within Monmouthshire.  This is coming to a close with the next stage headed towards joint actions via joint commissioning.

·         A unit of shared accommodation is kept vacant is an experiment. It is in response to the Safeguarding inspection that was held.  One of the measures taken in response to the inspection was to keep a unit of accommodation empty.  However, the Authority is losing income on this unit whilst it is empty.