Purpose

To request authority to use empty properties at both Bernard Shaw House (x3 homes) and Granville (x2 homes) for Temporary Accommodation whilst future works are finalised.

Decision

That the Corporate Director Resident Services (Corporate Director Partnerships, Housing and Residents Services as of 1 April 2024):

i)             Approves the use of vacant homes for Temporary Accommodation at Bernard Shaw House for a period of 12 months whilst development plans for the block are finalised.

ii)            Approve the use of vacant homes in Granville for Temporary Accommodation for a period of 12 months.

Reasons for the decision

Bernard Shaw House is one of the blocks identified for the New Council Homes Programme, however, the decanting of residents started ahead of contracts being commissioned. As a result, there are currently three void properties in the block. It is not in the Council’s interest to relet these homes to those on the Social Housing Waiting List as if the development proceeds then a decant of all homes would need to resume.

Similarly, the Council has several blocks known as Granville Homes which were transferred to the Council following the requirement of building safety works. Due to the level of works, it is not in the Council’s nor residents’ interest to re-let the void homes on a permanent basis. There are currently two empty properties.

There is a growing pressure on the Housing Needs Service, specifically for self-contained Temporary Accommodation. The lack of availability is a financial risk to the Council due to the inability to claim full housing benefit when in non-self-contained B&B, leaving any shortfall to the Council to fund in fulfilling its statutory homeless duty.

Whilst the Council reviews development plans for this site, these homes can be used for Temporary Accommodation. These homes currently sit within the Housing Revenue Account.

This proposal seeks to use these homes for 12 months whilst a review of the development viability takes place. If the development does not proceed as planned, then a report will go to Cabinet to seek formal authority to change the use of these homes or the Council may consider re-letting these homes for social rent to households on the Housing Waiting List.

Management of these homes if converted to Temporary Accommodation would be carried out by Brent Housing Management on behalf of the General Fund. Brent Housing Management already has an established team responsible for managing Council owned Temporary Accommodation and the same model would be adopted for these homes.

Alternative options considered

Alternative options for these properties were considered, specifically re-letting them to households on the Social Housing Waiting List.

Due to the uncertainty around the development and level of works required for Bernard Shaw House and Granville Homes, alternative options were deemed not suitable, as there would be a need to embark on a second decant programme should the works progress and compensate households that had been placed there, and it was unlikely households would bid for homes where there were ongoing works.

Additionally, when assessing options for the use of the void homes, the Council must consider where assets can have the greatest impact. Due to pressures being experienced by Housing Needs Services to find suitable Temporary Accommodation, the use of these homes for Temporary Accommodation will mitigate both legal and financial risks to the Council, i.e. the legal risk of failing to meet statutory duty for homelessness and the financial risk of excessive spend on Temporary Accommodation.