Strategic Housing Market Assessment - North Devon District Council

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SHMA: Torridge and North Devon Update also have had the impact of reducing the supply of financially accessible homes for first time buyers. However, the private rented sector has and will continue to have a major role in the supply of housing and especially affordable housing. Close co-operation with landlords is essential in securing and steering the pattern of supply and existing landlord fora could form the basis for developing a more strategic approach to investment by client group and location. This is particularly necessary for younger single people where there is a need to develop suitable shared accommodation options, to monitor supply and to reassess attitudes towards tenants in receipt of Housing Benefit. The alternative might be an increase in poorly managed, poor condition, houses in multiple occupation. Measures to increase supply from the existing stock Dealing with under-occupation and overcrowding 7.22 Under-occupation and overcrowding are 2 sides of the same coin, a reduction in under-occupation may have the effect of tackling overcrowding by increasing the supply of family homes. 7.23 In the affordable sector, it may be appropriate to develop with registered providers a flexible under-occupation policy which provides a personalised approach to reviewing housing issues and possible responses, and which includes the options of both staying in existing or moving to another home. Further market testing would be required to ‘fine tune’ an ‘under-occupation’ policy. Options might include: • making use of in-house data and information to identify households who may benefit from advice, guidance and support (both over crowded and under-occupying households); and • developing a comprehensive home-mover package that provides advice and information, practical support and financial assistance in relation to moving and replacement costs of new carpets and curtains and the cost of minor improvements to the new home. A cash payment to move to a home with fewer bedrooms tends to have a lesser priority for movers. Dealing with empty homes 7.24 Both districts have established or emerging Empty Homes Strategies which are essential to bring into use the empty housing identified from Council Tax records. Options available include: • Developing an Empty Homes Strategy and Action Plan: a robust strategy underpinned by an action plan setting out clear targets. It is good practice to review and refresh these annually. 255
SHMA: Torridge and North Devon Update • Employing a dedicated Empty Homes Officer or Coordinator specialising in empty homes: they are then able to offer advice and assistance and individually tailored solutions. • Maximise awareness of empty homes through the local authority’s website, information leaflets, press releases and community forums. • Encouraging community-led initiatives: local community and voluntary organisations can play a key role in bringing empty houses back into use with the support of their Local Authority. • Making use of landlords’ forum: regular meetings with landlords, some of whom may own empty homes, to raise awareness, distribute information and provide assistance. • Landlord accreditation scheme: a local authority scheme which encourages good practice and recognises and rewards landlords who manage their properties to a good standard. • Develop clear enforcement procedures: these can improve the efficiency of enforcement action by understanding the relevant processes. • Empty Dwelling Management Order and Final Management Orders: the Residential Property Tribunal can authorise local authorities to take over the management of an empty property on a temporary basis to have it renovated and reoccupied, where the owner has no plans to bring that property back into use. The cost of the works is then recovered via rent. • Delegated officer powers to serve notices: legislation allows local authorities to require repairs to a property to improve its appearance and condition including the Building Act 1984, Town and Country Planning Act 1990 and Environmental Protection Act 1990. • Compulsory Purchase Order (CPO) and Enforced Sales: local authorities can use CPOs or apply to the Land Registry or magistrate’s court to force the sale of empty homes with a condition to bring them back into use or recover debt (e.g. land charges for the cost of repair works carried out). • Consider the use of Demolition Orders: legislation allows Local Authorities to issue an order where the owner is required to demolish a property that is beyond repair at their own expense. • Bid for funding from the Affordable Homes Programme: £100m capital funding was available from April 2012 through the HCA's Empty Homes 2012-15 programme to target long term empty properties. 256
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Strategic Housing Market Assessment - North Devon District Council

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