Housing Benefit NEWSFLASH

Housing Benefit NEWSFLASH

15:56 PM, 20th December 2011, About 12 years ago 18

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For months now, those of us in the housing advice world have been watching the slow motion car crash that is the unfolding housing benefit changes and we are nearly at the point where the airbag fails to deploy.

That’s right folks, the impending changes to the single room rate is just over a week away.

In case you missed it, in it’s rush to save money, the government has decided that the age limit for the housing benefit level for single people under the age of 25 is to be raised to 35. The SRR as it is known pays housing benefit for a single room only. If the claimant wants their own one bed self contained flat, they have to find the rest of the rent themselves. Of course, being on benefits they don’t have the extra money so are destined to only live in shared accommodation for the most part.

The single room rate is what most tenants in HMOs have traditionally been on, but up until now housing benefit claimants over 25 could claim benefit for a self contained property not just a room in a house. This all comes to an end in January 2012.

This means the age of your average HMO tenant on benefits will rise to almost middle age.

But as you would expect things aren’t quite so simple. There are a number of exceptions to the single room rate eligibility. I just received a very useful leaflet that explains how the exemptions work. You may find it useful. You can download a copy here

There has been a last minute flurry of quick training sessions for us all and the circulation of a variety of advice leaflets. Obviously us lot are going to be looking into ways to get tenants around this and into the eligibility criteria. For once we are on the landlord’s side.

We have already started jiggering around with it. I interviewed a guy two weeks ago who turns 35 in September. What we had to do was bust a gut to get him out of his tenancy and into a new one before January 1st. That way he stays on the normal HB rate for a year, during which time he turns 35 and will be safe from the cuts.

All you HMO landlords out there get ready for a lot of confusion and don’t expect consistent advice from HB or other agencies as we all get to grips with the new rules and its exemptions.


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Comments

Ben Reeve-Lewis

10:15 AM, 21st December 2011, About 12 years ago

Those places do exist already, in the form of bail hostels and specialist support hostels run by a variety of chairities, often with funding from the probation service. I trained a bunch of these hostel workers in Maidstone last week, a lovely committed bunch of people who are braver than me. NOt one of them was a pushover, they couldnt do their job if they were bleeding hearts.

The trouble is there isnt the funding for enough of these specialist units.

Journalists witter on about public sector cuts and people have little sympathy presuming they are simply talking about cuts to some loony left fringe group that nobody cares about but the truth is that these cuts affects units like those you suggest and that makes sociaety a far more dangerous place to live.

Back in the 1980s Thatcher ushered in 'Care in the community', a thinly disguised project to chuck people out of mental instituions and cut bills. I was working in a 1,200 bed direct access night shelter at that time and in the course of 6 months from that scheme being introduced I saw a massive demographic change in our centre's users, from cuddly old tramps to people with a disturbing variety of mental illnesses. Violent incidents also rocketed during this time which was largely why I jumped ship and became a homelesness adviser for the council. I was getting too many black eyes for my liking and people were getting stabbed

14:01 PM, 21st December 2011, About 12 years ago

Hi Ben
Due to the "incentive" the government are offering landlords to house ex offenders, they will be introduced into communities. They will be put into houses not just HMO's. We work with charities and one in particular called homes for heroes, they house ex servicemen, some that are damaged, mentally and physically from war. I house around 5 of these guys personally and o e in particular struck a chord when I heard this new change in regulation. Jason was injured in Afghanistan when the helicopter he was in had to take evasive action when it came under fire. He was thrown from the aircraft and broke both his legs, his back and was medically discharged. He's 33 years old and under the new regs would have to go in to a HMO style accommodation that would accept the shared room rate, despite him fighting for a country. Any one tell me that an ex offending murderer or rapist should be given an unfair advantage to get better accommodation that Jason???

Ben Reeve-Lewis

17:20 PM, 21st December 2011, About 12 years ago

Its the same point John that seems to be getting mixed up. Nobody is saying that the HB exemption is a reward for bad behaviour, it is simply an expedient that helps support workers manage a problem. I'm sure the offenders wont see it that way but we need to know where these people, who are still being monitored as a danger to society, can be tracked and controlled.

Bear in mind that for many, particularly predatory peadophiles, it is a condition of their release that cant share a home, cant live within a set distance of a school and for other violent offenders they have to live a certain distance away from their previous victims. The exemption to the new HB SAR rules is how we manage that.

As for your ex army guy. If he makes an application to the housing benefit's Discretionary Housing Payment (DHP) fund he may well find they will cover the difference between the SAR and the self contained rent level.

If you need a hand with the wording of an appeal letter let me know

19:01 PM, 21st December 2011, About 12 years ago

What if we provided
these people with a self-contained detached (for noise control) "home", however
it does not need to be bigger than the space a single bed takes up and a very
basic cooker and toilet plus wash basin.  
This should be able to be a lot smaller than most caravans, but will need to
be a lot better insulted then a caravan. 
(I don’t think there is a need to provide electivity,
as they could use a small touch, if the insulation was good enough and they were
small enough then it may be possible to get away without providing heating)
How cheaply could this be done, how many other
people would rather live in something like this then a room in a HMO?

Mark Alexander - Founder of Property118

19:18 PM, 21st December 2011, About 12 years ago

Caravans, now there's a thought! 😉

19:29 PM, 21st December 2011, About 12 years ago

What I don’t like is that a 30 year old person that has
worked in a basic job for many years and then loses their job
is only allowed to live in a HMO, but a 40 year old person that has chosen to
never work is allowed to live in a 1 bedroom flat at our expense.

I think someone that has worked full time for
more than a given number of years out of the last 5 years should be able to get
more housing benefit.    Likewise people that have done the sensible
thing and saved should not be disqualified from housing benefit.

I have a severely disabled friend that is not
able to save up his mobility benefit for when he needs a new outdoors powered wheelchair,
as that would stop him getting housing benefit – this is just wrong!

What happens to someone in the middle of an
AST as the housing benefit will not cover the rent, but they can’t move
anywhere cheaper until the end of the AST?

I also can’t image how a blind person would
cope in a HMO, as someone will move something in the kitchen!  (I don’t think of a bind person as being severely
disabled, as I know blind people that cope very well with life and professional
jobs with no “care” support.)

I don’t know what we do about the sill high
number of girls that have babies so they can get their own flat, maybe we will
have to do something radical like compulsory adoption when the parents clearly
know they did not have the means to support a child.   I hope
there is a better option, but the present system of rewarding teenage girls for
getting pregnant with a flat (often their mother’s did the same) is not an acceptable
option with other services are having to be cut.

These are all hard problems with no easy options….

19:34 PM, 21st December 2011, About 12 years ago

What I don’t like is that a 30 year old person that has
worked in a basic job for many years and then loses their job
is only allowed to live in a HMO, but a 40 year old person that has chosen to
never work is allowed to live in a 1 bedroom flat at our expense.

I think someone that has worked full time for
more than a given number of years out of the last 5 years should be able to get
more housing benefit.    Likewise people that have done the sensible
thing and saved should not be disqualified from housing benefit.

I have a severely disabled friend that is not
able to save up his mobility benefit for when he needs a new outdoors powered wheelchair,
as that would stop him getting housing benefit – this is just wrong!

What happens to someone in the middle of an
AST as the housing benefit will not cover the rent, but they can’t move
anywhere cheaper until the end of the AST?

I also can’t image how a blind person would
cope in a HMO, as someone will move something in the kitchen!  (I don’t think of a bind person as being severely
disabled, as I know blind people that cope very well with life and professional
jobs with no “care” support.)

I don’t know what we do about the sill high
number of girls that have babies so they can get their own flat, maybe we will
have to do something radical like compulsory adoption when the parents clearly
know they did not have the means to support a child.   I hope
there is a better option, but the present system of rewarding teenage girls for
getting pregnant with a flat (often their mother’s did the same) is not an acceptable
option with other services are having to be cut.

These are all hard problems with no easy options….

Neil Patterson

9:02 AM, 22nd December 2011, About 12 years ago

Now that's a different tangent. Caravan, or "Trailer Parks" are very common in the United states and based on the numbers must significantly cut the level of homeless in the USA by providing an alternative to traditional housing.

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