Issue:

The government published the social housing green paper (A new deal for social housing) on the 14th August 2018. A consultation was launched alongside the paper and will run until the 6th November 2018. This briefing note summarises the paper.

Although the proposals in the paper will only affect registered providers, there may be implications for the wider membership – for example the proposed review of the Decent Homes Standard and the development of affordable homes.

Background:

The government defines social housing as housing to rent below market level rents or,  to buy through schemes, such as shared ownership. Around 3.9 million households, approximately 9 million people, live in the social rented sector in England, just under a fifth of all households. It is estimated that around 14 per cent of social housing is supported housing. Supported housing is accommodation provided alongside support, to help people live independently.

The Government defines affordable housing as housing for sale or rent, including social housing, for those whose needs are not met by the market.

The green paper contains five principles:

1. Ensuring homes are safe and decent.
   • Reviewing the Decent Homes Standard. This has not been reviewed since 2006 and will be reviewed to consider whether it is demanding enough and delivers the right standards.
2. Effective resolution of complaints.
   • Residents should have a stronger voice to influence decisions and challenge their landlord to improve performance
   • Strengthen the mediation opportunities available for landlords and residents to resolve disputes locally
   • Review the ‘designated person’ arrangements
   • Residents should be aware of all routes open to them to raise concerns and feel confident using them
   • Ensure that landlords’ processes for dealing with complaints are fast and effective
3. Empowering residents and strengthening the Regulator
   • Arming residents with information on landlord performance
   • Key performance indicators should be focused on issues of key importance to residents
   • Consider a new stock transfer programme to promote the transfer of local authority housing particularly to community-based housing associations
   • Helping housing associations and others develop more affordable homes
4. Tackling stigma and celebrating thriving communities
   • The design and quality of homes and their surrounding area is important to wellbeing, integration, tackling stigma and encouraging existing communities to accept new homes in their area.
5. Expanding supply and supporting home ownership
   • The level of new housing delivery from the community-led housing sector in England is much lower than in comparable countries
   • Helping housing associations and others develop more affordable homes

Alongside the Green Paper, a Call for Evidence which seeks views on how the current regulatory framework is operating was published.

https://www.gov.uk/government/news/social-housing-green-paper-a-new-deal-for-social-housing

Next Steps

The Almshouse Association will respond to the consultation and will consult with members as appropriate.

For further information please contact Chris Targowski, Assistant Director (Policy),
Tel: 01344 452922 email: christargowski@almshouses.org

24 Sept 18

Nick Phillips has been forging a relationship with the National Association of Local Councils and writes to Ben Murray, Policy and Projects Officer:

I am delighted to have been offered the post as Chief Executive of the Almshouse Association – an organisation steeped in history, supporting 1600 member almshouse charities housing 35,000 residents.

One of my priorities has been to get in touch with NALC. I have always seen Town and Parish Councils as the main link to community led housing and often it’s the same people giving up their time to make things happen. The Almshouse Association is here to help promote the great value of almshouses, to encourage more to be built, to support those trustees and clerks who are running them and to gain recognition as the exemplar model for local housing in perpetuity.

I have always known almshouses for their architectural value and often distinctive design, but I have very quickly come to realise that they are more about people, local community and a proud history, than bricks and mortar. A recent study by one almshouse (Whitely Village), even suggests people can live years longer in almshouses. (The Almshouse Association is commissioning further research to find out more.)

If, like me, you listen to the radio in the morning, you may feel that there is a national crisis of affordable housing and loneliness having a real life impact on so many people. I can’t help feeling that almshouses are part of the solution.  Whilst the origins of  almshouse charities goes back in some cases to the Middle Ages, funded often through true philanthropy and enterprise, there is something in the spirit of almshouses that captures the best in community and localism today.

I hope to work with parish councils and town councils over the years supporting these great assets to our community and seeking opportunities for more to be built where there is a local need and interest.

 

Nick Phillips, CEO and Chris Targowski, Assistant Director (Policy) met with the Ministry of Housing Communities and Local Government (MHCLG) on 5th September 2018. The purpose of the meeting was  to highlight the need for greater recognition of the value our members deliver to the community. Specific topics discussed were:

• The difficulties almshouse charities face in being classed as affordable housing in relation to S106 agreements.
• The government’s review into the Selective Licensing regime. https://www.almshouses.org/news/selective-licencing/
• The Social Housing Green paper and associated consultation. https://www.gov.uk/government/news/social-housing-green-paper-a-new-deal-for-social-housing
• A future consultation on the Rent Standard (only applicable to those Almshouse Charities that are registered providers).

The Almshouse Association will be responding  directly to the consultations above and will be asking for members views in due course. If any members have preliminary views please email: christargowski@almshouses.org

National Housing Federation Policy Meeting

 The Almshouse Association has regular policy discussions with the National Housing Federation. On 5th September 2018, Chris Targowski, Assistant Director (Policy) met with the National Housing Federation to discuss some of the regulatory challenges facing the housing sector. Agenda items included:

• The Social Housing Green paper and associated consultation. https://www.gov.uk/government/news/social-housing-green-paper-a-new-deal-for-social-housing
• Supported and Sheltered Housing

Nick Phillips has joined The Almshouse Association as Chief Executive.

Nick has worked in the Charity Sector for the last 20 years and joins us from Community Impact Bucks, where he was Group Chief Executive. Prior to his last appointment, Nick’s career includes 8 years with the National Trust as a Property Manager, leading and evaluating European grant programmes supporting charities and rural businesses, as well as a selling and letting property, training property companies and setting up a property investment service for banks and pension funds in the commercial sector.

Nick was invited to a Question and Answer session with The Almshouse Association and we have a snippet below:

‘What will you bring to The Almshouse Association?’

“The first and most important aspect for me is to really understand what we do for our members. The Association is there to deliver support to the charities that have the challenging task of running these great communities. I intend to raise the profile of the Association but predominantly raise the profile of the almshouse charities that we are there to support. I do not think nearly enough is known about the value almshouses make to society. With 35,000 people being part of that community, it is a great force and I intend to raise the flag. I feel that the value of almshouses has never been higher with an ageing population, lack of affordability of housing and financial pressures on people that we have yet to see the impact. It is my sense that almshouse charities are leading the way in terms of developing sustainable, healthy communities.”

The full interview will be published in the Almshouses Gazette this Autumn.

See also: Meet the Team

The Almshouse Association is currently in discussions with the TV Licensing Authority regarding the interpretation of the legislation with respect to almshouse accommodation that qualifies for a concessionary licence for their residents under the ARC (Accommodation for Residential Licences) Scheme.

The Communications (Television Licensing) Regulations 2004 state that the following types of accommodation are able to apply for an ARC Licences:

A. A care home or care hospital (Registered under the Care Standards Act 2000)

Or

B. An almshouse (Established before 1 November 1949)

Or

C. Sheltered/supported accommodation that is:

housed in a building that has been erected or converted for the purposes of occupation by residents that are retired and over 60, or disabled and form part of a group of at least four dwellings within a common and exclusive boundary and with a person whose function is to care for the needs of the residents (e.g. a warden) and who either lives on site or works there for at least 30 hours a week, excluding on-call hours.

In addition, in order for the residents to qualify, they must be:

• Retired (they must be 60 years old or over. If they’re in paid work, this must be for no more than 15 hours per week. They can only work for more than 15 hours per week if they’ve had an ARC Concessionary TV Licence since 31 March 2004.)

Or

• Disabled (They must have substantially impaired sight, hearing or speech, a mental disorder or be substantially physically disabled by illness, any impairment present from birth or otherwise)

Confusion has arisen from the wording ‘Established before 1 November 1949’ (see Point B above). Assistant Director, Sue Turner is continuing discussions with TV Licensing and would advise the current situation is as follows:

1. The TV Licensing Authority will only consider an application from an almshouse charity if the building for which the concessionary licence is to apply, is built on land that was endowed (or gifted) to the charity prior to 1 Nov 1949. They insist that if the charity has moved to another parcel of land they will not consider it complies with the regulation. They do, however, state that if new almshouses were built (after 1 Nov 1949) on the same land, they are eligible – they do not consider the age of the property or the age of the charity – only the original site of the dwellings.  . . . . . . .  . . . . . . .     . ……………            ……………………..    . . . . ……………………………………..                    ………………………………………….                          ……………………………….                          …  . .
   The Almshouse Association is going to take this further with the Licensing Authority to see if they can be persuaded that the word “established” should equate to when the charity was founded – at present they will not accept this. … . . . . . . . . . . . . . ……………………..  . . . ..  .. . . . .  . .. . . .. . . . . … . .. . . . .. .. . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . ..  . . . . . . . ..  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2. The TV Licensing Authority has accepted that applications from almshouse charities under the clause that they are “sheltered accommodation”  are acceptable. This means any almshouse charity that provides more than 4 dwellings within a common and exclusive boundary and fulfils the criteria as stated in Point C above

For those charities that have been refused concessionary licences, as their properties were built after 1949 or are now on land not part of the original endowment, please re-submit your application and state clearly that ‘the charity is an almshouse charity providing sheltered accommodation’.

We will keep you posted with any further developments.