The meeting discussed the adoption of a new Vulnerability and Domestic Abuse Policy and associated procedures by Westminster City Council's Housing Service, and agreed to consult the public on the introduction of a selective licensing scheme for private rented properties in the borough. The Committee made four recommendations about the Vulnerability and Domestic Abuse Policy, and three recommendations about the selective licensing proposals.

Vulnerability and Domestic Abuse Policy

Westminster City Council Housing Service is implementing a new Vulnerability and Domestic Abuse Policy designed to improve how it interacts with vulnerable tenants. The policy aims to provide a consistent and equitable service, and has been prompted by the recommendations of a recent report on vulnerability in social housing by the Housing Ombudsman Service.

As part of the changes, the Service has introduced a new “Getting to Know You” tenant census, designed to gather data about the demographics of tenants, and whether they have any vulnerabilities or require the service to make any adjustments. This census will help the Council to understand the needs of its tenants, and to tailor its services accordingly.

The Housing Ombudsman has emphasised the importance of recognising a broad range of vulnerabilities and accurately recording vulnerabilities and reasonable adjustments to ensure landlords not only offer support to vulnerable residents but to also recognise when its services should be tailored to meet their specific needs.

The policy will be underpinned by joint working protocols between Housing and Adult Social Care, Housing and Children’s Services and Housing and Public Protection, as well as the establishment of a new Housing Social Worker post.

The policy will also address how the service responds to domestic abuse, drawing on existing frameworks such as the Multi-Agency Risk Assessment Conference (MARAC), the Domestic Abuse, Stalking and Honour based violence risk identification checklist (DASH), and the Angelou Integrated Support Service, while also seeking accreditation from the Domestic Abuse Housing Alliance.

The Committee made four recommendations about the Vulnerability and Domestic Abuse Policy:

• Cohort 3 of the “Getting to Know You” campaign: The Committee recommended that Westminster City Council focus on improving the engagement rate of tenants living in Community Sheltered Housing Schemes.
• Shelter: The Committee recommended that Westminster City Council consider extending its early intervention and prevention offer with Shelter to include drop-in sessions at Housing Service centres.
• Adult education service: The Committee recommended that Westminster City Council proactively offer the services of its Adult Education Service where appropriate.
• Urgent repairs: The Committee recommended that Westminster City Council continue to meet its target of responding to urgent repair requests for vulnerable and non-vulnerable tenants within the target timeframe.

Scrutiny of HMO Licensing (Three-Years On) and the Proposal for a Public Consultation on Selective Property Licensing

Westminster City Council is preparing to consult the public on the introduction of a selective property licensing scheme for private rented properties in the borough. The scheme would require landlords to obtain a license from the Council in order to let their properties, and would enable the Council to enforce certain minimum standards for rented accommodation.

The Council already requires landlords to obtain licenses for Houses in Multiple Occupation (HMOs), and this licensing scheme will continue to operate. The new selective property licensing scheme would apply to all private rented properties that are not already licensed as HMOs. The proposal is being prompted by a belief that a significant proportion of private rented properties in Westminster are being managed poorly, and are in poor condition. The council's Private Sector Housing Team, led by Geraint Maddocks, estimates that as many as 2,500 HMOs in the borough may be operating without a license, and a recent study has indicated that as many as 6,764 private rented properties in the borough may have serious housing hazards.

The scheme would operate across two designations covering 15 of Westminster’s 18 wards.

Designation 1 would consist of eight wards: Abbey Road, Bayswater, Church Street, Harrow Road, Hyde Park, Knightsbridge and Belgravia, Lancaster Gate, and West End. This designation would be based on evidence that these wards have a high rate of serious housing hazards in private rented accommodation.

Designation 2 would consist of seven wards: Little Venice, Maida Vale, Marylebone, Pimlico North, Regent’s Park, St James’s and Vincent Square. This designation would be based on evidence that these wards have a high rate of serious housing hazards and anti-social behaviour associated with private rented accommodation.

The three wards that would not be included in the scheme are Queen’s Park, Westbourne, and Pimlico South, on the grounds that these wards have lower numbers of properties with serious housing hazards and anti-social behaviour.

The report argues that a licensing scheme would protect private renters from poor housing conditions by setting minimum standards, ensuring landlords are “fit and proper persons”, and enabling the Council to better enforce those standards. The scheme would also aim to tackle anti-social behaviour, waste disposal issues, and other problems that are prevalent in the private rented sector.

It is important that existing licensing schemes are robustly enforced to ensure compliance and to improve the overall quality of the private rented sector. Government guidance has emphasised that it would be expected that a local housing authority is able to demonstrate evidence of robust enforcement and a clear approach to ensuring compliance in its application in relation to any proposed Selective licensing schemes.

The cost of the licenses would be met by landlords. The proposed fee for a five-year selective property license would be £995. The report proposes a number of discounts for landlords who meet certain criteria, such as being a member of an accreditation scheme, or achieving a high energy performance rating on their properties.

By improving housing standards and ensuring well managed private rented properties, there are likely to be wider social benefits. It is also envisaged that our rates of residential burglary can be reduced though improving the security of private rented accommodation and removing any entry by intruder hazards identified.

The Committee made three recommendations about the selective licensing proposals:

• Public consultation: The Committee recommended that, subject to public consultation, Westminster City Council progress with the introduction of a selective property licensing scheme.
• Cost of licences: The Committee recommended that Westminster City Council consider increasing the cost of licenses to meet the costs of providing additional staff to better monitor poor housing conditions and enforce malpractice.
• Unlicensed HMOs: The Committee recommended that Westminster City Council continue to find properties that might be operating as HMOs without a license.