Homeless Bound?
Homeless Bound? B3: Rough sleeping and single homelessness Speakers:
Alex Kennedy Campaign Officer Crisis John Holmstrom Assistant Chief Executive BHT
Chair:
Paul Perkin Deputy Director of Operations Look Ahead Housing and Care
Putting the Housing Back into Homelessness - Brighton, Eastbourne and Hastings John Holmström Assistant Chief Executive BHT Sussex
Problems Brighton, Eastbourne and Hastings share • Seaside towns – limited supply of development land. • Large Private Rented Sector c. 24% of housing but below average size social housing - acute housing need • Most PRS landlords against taking homeless people • Surprising levels of deprivation • Relatively high levels of vulnerable single people in terms of mental health, addictions, offending etc
Brighton and Hove – Economically successful, but very polarised if poor. – PRS highly competitive similar to most pressured parts of London – a landlords market. – Large amount of shared housing but mostly taken up by student population (which exceeds number of households in social housing). – Relatively good range of specialist supported housing by a very well integrated homelessness sector
Eastbourne – Reasonably economically strong – PRS is pressured but more available. – Little shared housing but some studio flats – Over last 10 years big decline in B&B’s who would take single homeless people as HMO’s actively discouraged – Lack of specialist supported housing
Hastings – Economically very deprived and poor prospects of regeneration (despite huge charms!) – PRS quality often very poor – PRS perceived as more accessible and therefore vulnerable to exploitation out of area placements – HMO’s seen as drag on regeneration – Very little shared housing and virtually no studio flats – Shortage of specialist supported housing
Rough Sleeping • Brighton very recently counted 62. Levels went up sharply couple years ago but steady over last year – 50% have local connection – 15 A10 nationals – Alcohol up and drug addiction down
• Eastbourne – recent estimates around 5-10 • Hastings – historically very low levels but recent months as many 15-20 at one time from estimates.
BHT – Joining up the pieces • Social (160 homes) and private sector leased housing (370 homes) • PRS Access Services • Legal Advice (housing, immigration, debt, benefits and community care) • Day Centre • Supported housing – – – – –
Complex needs Addictions Mental Health Accommodation to Work Floating support
• Work and learning
40 year old man from a French dependency. Settled in UK 20 years ago mainly in Brighton. He had been homeless for years, living at various hostels. History of offending and mental health problems. In 2006 he suffered a stroke. Had severe language difficulties. Denied access to benefits because he had no immigration documentation. Made a 'fee paid' application to regularise his situation but 5 years on no decision by UKBA. During this time supported in various hostels funded by the Council. They broke down due to the stress of uncertainty and he became street homeless.
BHT Immigration Legal Service started emergency judicial review proceedings to challenge UKBA's failure to expedite his case in this crisis. UKBA initially defended the case but then conceded and Leave to Remain was granted. He was then able to access mainstream benefits and to get a bedsit of his own. His mental and physical health improved dramatically and he stopped draining Council and police resources.
BHT First Base Place of Change
BHT First Base • Used by 60 rough sleepers in early morning sessions • 259 out 491 rough sleepers assisted into accommodation in 2011/12 • Casework service • Healthy lifestyle (fitness and sexual health) • CV and Employment Service • Dine – social enterprise catering project • Heritage and cultural activities
BHT First Base • Place where services are delivered – – – – –
312 301 227 283 20
visits were made to the Sexual Health Service visits were made to St John Ambulance visits were made to the GP Nurse visits were made to the oral hygienist visits were made to the podiatrist
• Major refurbishment in 2011 has enhanced services and improved facilities
Phase One • 52 bed supported housing scheme for clients with complex support needs in Brighton – often very entrenched and chaotic • Grade 2 listed building which was a rat infested B&B refurbished 2004 so now purpose built – 24/7 cover with 20 staff – Includes 9 beds in pre tenancy flats – Flexible security
• In house life skills course
Alcohol and drug addiction nurses • Working with the absolutely most at risk and challenging clients but with good outcomes • Clinical governance and supervision provided by NHS but managed by BHT • Manage high levels of risk not possible for generic support workers • Brings specialist clinical services into heart of supported housing schemes • Funded by Homelessness Transition Fund and PCT • Contact [email protected] BHT Director of Homelessness and Complex Needs for info
PRS Access Services • Brilliant resources Crisis www.privaterentedsector.org.uk NHAS Working with PRS toolkit • BHT Always tried to work without landlord “incentive” payments – Avoid bidding up market – Preparing clients for long term realities of PRS – Landlords more concerned tenant is reliable than having a deposit
• CRISIS PRS Access Service Funding and Big Lottery allowed to develop Firm Foundations Accommodation Training projects in Brighton, Eastbourne and Hastings
PRS Access Services – the Challenges! • Need to bring back more landlord brokerage and support • Big group of clients not tenancy ready but whose needs are not so great to be in Priority Need or eligible for housing support. • Under 35’s – Tactics to help sharers to team up – Lack of shared housing in Eastbourne and Hastings. How to develop a new market
Transition Housing • Have to be realistic about what landlords will accept and barriers clients experience competing for PRS. • Need to bring more of the PRS into management to provide home during which time tenancy track record can be built up and skills developed to compete for and network way into PRS accommodation • BHT has leased 300 units mainly studio flats over last 2 years • Explored feasibility to develop studio flat schemes without Social Housing Grant – Difficult to do within current size standards – Need new housing management model – it is not a hostel!
Tenancy Centre – An Ethical Letting Agency • Key principles – The housing management experience of social and private sector housing should be the same – Aim is to create successful tenancies and better partnership between landlord and tenants – Most PRS managed by poor quality lettings agencies who load cost onto to tenants with spurious charges – Need to build up landlord confidence to clients on LHA and who have had a history of homelessness
• First stage commenced April 2012 to bring BHT general needs and private sector lease management into one operation within social enterprise subsidiary. • Second stage to offer landlords commercial lettings service for tenants of any background
Where we have struggled • Adapting a housing management system to provide commercial lettings service and meet housing association reporting needs • Rapid growth in leasing in Eastbourne and lack of specialist supported housing services to undertake tenancy preparation for more vulnerable/chaotic clients • Merging culture/policies general needs and private sector leasing in a short period of time
Final thoughts • Homelessness sector must work closely together in a disciplined way. There is opportunity to exercise leadership at time Council’s struggling with cuts • Nurture HMO’s – key resource for single homeless people • Increase new build for single people – consider whether it is right to have lower space standards to make this more achievable • Private Sector Leasing – good interim solution but be aware of HB costs and whether the government will continue to underpin these. Follow closely HB Temporary Accommodation subsidy provisions. • Cannot escape need for specialist supported housing schemes • Promote the development of ethical letting agencies to provide alternative to commercial agents • Support more regulation of agents! • [email protected]
Homeless Bound? Your feedback is important to us! Thank you for attending and please don’t forget to complete your evaluation form and hand it to a member of Federation staff before you leave.
Alex Kennedy Campaign Officer Crisis John Holmstrom Assistant Chief Executive BHT
Chair:
Paul Perkin Deputy Director of Operations Look Ahead Housing and Care
Putting the Housing Back into Homelessness - Brighton, Eastbourne and Hastings John Holmström Assistant Chief Executive BHT Sussex
Problems Brighton, Eastbourne and Hastings share • Seaside towns – limited supply of development land. • Large Private Rented Sector c. 24% of housing but below average size social housing - acute housing need • Most PRS landlords against taking homeless people • Surprising levels of deprivation • Relatively high levels of vulnerable single people in terms of mental health, addictions, offending etc
Brighton and Hove – Economically successful, but very polarised if poor. – PRS highly competitive similar to most pressured parts of London – a landlords market. – Large amount of shared housing but mostly taken up by student population (which exceeds number of households in social housing). – Relatively good range of specialist supported housing by a very well integrated homelessness sector
Eastbourne – Reasonably economically strong – PRS is pressured but more available. – Little shared housing but some studio flats – Over last 10 years big decline in B&B’s who would take single homeless people as HMO’s actively discouraged – Lack of specialist supported housing
Hastings – Economically very deprived and poor prospects of regeneration (despite huge charms!) – PRS quality often very poor – PRS perceived as more accessible and therefore vulnerable to exploitation out of area placements – HMO’s seen as drag on regeneration – Very little shared housing and virtually no studio flats – Shortage of specialist supported housing
Rough Sleeping • Brighton very recently counted 62. Levels went up sharply couple years ago but steady over last year – 50% have local connection – 15 A10 nationals – Alcohol up and drug addiction down
• Eastbourne – recent estimates around 5-10 • Hastings – historically very low levels but recent months as many 15-20 at one time from estimates.
BHT – Joining up the pieces • Social (160 homes) and private sector leased housing (370 homes) • PRS Access Services • Legal Advice (housing, immigration, debt, benefits and community care) • Day Centre • Supported housing – – – – –
Complex needs Addictions Mental Health Accommodation to Work Floating support
• Work and learning
40 year old man from a French dependency. Settled in UK 20 years ago mainly in Brighton. He had been homeless for years, living at various hostels. History of offending and mental health problems. In 2006 he suffered a stroke. Had severe language difficulties. Denied access to benefits because he had no immigration documentation. Made a 'fee paid' application to regularise his situation but 5 years on no decision by UKBA. During this time supported in various hostels funded by the Council. They broke down due to the stress of uncertainty and he became street homeless.
BHT Immigration Legal Service started emergency judicial review proceedings to challenge UKBA's failure to expedite his case in this crisis. UKBA initially defended the case but then conceded and Leave to Remain was granted. He was then able to access mainstream benefits and to get a bedsit of his own. His mental and physical health improved dramatically and he stopped draining Council and police resources.
BHT First Base Place of Change
BHT First Base • Used by 60 rough sleepers in early morning sessions • 259 out 491 rough sleepers assisted into accommodation in 2011/12 • Casework service • Healthy lifestyle (fitness and sexual health) • CV and Employment Service • Dine – social enterprise catering project • Heritage and cultural activities
BHT First Base • Place where services are delivered – – – – –
312 301 227 283 20
visits were made to the Sexual Health Service visits were made to St John Ambulance visits were made to the GP Nurse visits were made to the oral hygienist visits were made to the podiatrist
• Major refurbishment in 2011 has enhanced services and improved facilities
Phase One • 52 bed supported housing scheme for clients with complex support needs in Brighton – often very entrenched and chaotic • Grade 2 listed building which was a rat infested B&B refurbished 2004 so now purpose built – 24/7 cover with 20 staff – Includes 9 beds in pre tenancy flats – Flexible security
• In house life skills course
Alcohol and drug addiction nurses • Working with the absolutely most at risk and challenging clients but with good outcomes • Clinical governance and supervision provided by NHS but managed by BHT • Manage high levels of risk not possible for generic support workers • Brings specialist clinical services into heart of supported housing schemes • Funded by Homelessness Transition Fund and PCT • Contact [email protected] BHT Director of Homelessness and Complex Needs for info
PRS Access Services • Brilliant resources Crisis www.privaterentedsector.org.uk NHAS Working with PRS toolkit • BHT Always tried to work without landlord “incentive” payments – Avoid bidding up market – Preparing clients for long term realities of PRS – Landlords more concerned tenant is reliable than having a deposit
• CRISIS PRS Access Service Funding and Big Lottery allowed to develop Firm Foundations Accommodation Training projects in Brighton, Eastbourne and Hastings
PRS Access Services – the Challenges! • Need to bring back more landlord brokerage and support • Big group of clients not tenancy ready but whose needs are not so great to be in Priority Need or eligible for housing support. • Under 35’s – Tactics to help sharers to team up – Lack of shared housing in Eastbourne and Hastings. How to develop a new market
Transition Housing • Have to be realistic about what landlords will accept and barriers clients experience competing for PRS. • Need to bring more of the PRS into management to provide home during which time tenancy track record can be built up and skills developed to compete for and network way into PRS accommodation • BHT has leased 300 units mainly studio flats over last 2 years • Explored feasibility to develop studio flat schemes without Social Housing Grant – Difficult to do within current size standards – Need new housing management model – it is not a hostel!
Tenancy Centre – An Ethical Letting Agency • Key principles – The housing management experience of social and private sector housing should be the same – Aim is to create successful tenancies and better partnership between landlord and tenants – Most PRS managed by poor quality lettings agencies who load cost onto to tenants with spurious charges – Need to build up landlord confidence to clients on LHA and who have had a history of homelessness
• First stage commenced April 2012 to bring BHT general needs and private sector lease management into one operation within social enterprise subsidiary. • Second stage to offer landlords commercial lettings service for tenants of any background
Where we have struggled • Adapting a housing management system to provide commercial lettings service and meet housing association reporting needs • Rapid growth in leasing in Eastbourne and lack of specialist supported housing services to undertake tenancy preparation for more vulnerable/chaotic clients • Merging culture/policies general needs and private sector leasing in a short period of time
Final thoughts • Homelessness sector must work closely together in a disciplined way. There is opportunity to exercise leadership at time Council’s struggling with cuts • Nurture HMO’s – key resource for single homeless people • Increase new build for single people – consider whether it is right to have lower space standards to make this more achievable • Private Sector Leasing – good interim solution but be aware of HB costs and whether the government will continue to underpin these. Follow closely HB Temporary Accommodation subsidy provisions. • Cannot escape need for specialist supported housing schemes • Promote the development of ethical letting agencies to provide alternative to commercial agents • Support more regulation of agents! • [email protected]
Homeless Bound? Your feedback is important to us! Thank you for attending and please don’t forget to complete your evaluation form and hand it to a member of Federation staff before you leave.
