Minutes:
Allocations Policy – Mutual Exchange/Local Connection
The Assistant Director (Housing and Investment) sought feedback from the Board regarding a proposal that those who have mutually exchanged into Stevenage, and who do not have the 5 year connection, be allowed to reapply for housing if their circumstances change and they require a different housing solution AND they have been living in Stevenage for twelve months.
Currently the Local Connection rule is five years. Following a recent Allocations Policy review, the Local Connection rule has been amended to five out of the last seven years, with no more than two occasions outside of the Borough.
This Local Connection rule is applied to ALL applicants including those that are Stevenage Borough tenants. Consequently a tenant who has mutually exchanged into a Stevenage Borough Council property from outside the Borough, who has never previously lived in Stevenage, would have to wait five years before meeting the Local Connection rule allowing then to apply for rehousing.
The Board was informed that under the current arrangement, if a couple exchanges into a one bedroom flat and have two children over the next two or three years, they would not be eligible for re-housing for a further two or three years until they have five years local connection. Stevenage Borough Council could therefore be challenged for ‘forcing’ a four-person household to stay in a one-bedroom flat.
This example could also be applied in the case of a household who have mutually exchanged into a second floor flat with no lift and one member develops mobility issues in the first year of mutually exchanging. Under current rules, the household would have to wait four years before being eligible to apply for housing. Again, Stevenage Borough Council could therefore be challenged for ‘forcing’ a disabled person to stay in a second floor flat with no lift.
It was indicated that either case could be brought to the Housing Panel, with it being highly conceivable that the Panel would agree to a move. The Housing Panel decisions set precedent so each case after would automatically be accepted and this justifies enshrining the Mutual Exchange exception in the Allocations Policy.
It was pointed out that Mutual Exchanges are a statutory right open to all permanent social housing tenants and therefore an exchange cannot be declined on the basis of Local Connection.
The Board sought clarification on the current criteria for Mutual Exchange and options available to overcrowded households. Members were informed that cases of overcrowded households were referred to the Housing Panel. It was indicated that:
· Those seeking to exchange need not necessarily have the same landlord
· Parties to a mutual exchange were permitted to have one room than they needed
· The council can refuse a request for a mutual exchange if either party to the proposed exchange has rent arrears or has had action taken against them in respect of anti-social behaviour
The Board indicated that allowing the Mutual Exchange exception could be used to circumvent the Local Connection requirement. Members highlighted the obligation to prioritise local residents and the risk of fuelling perceptions of housing queue jumping.
North Road Update
Members indicated that they were not aware of current developments at the North Road site and had not received any updates in recent months.
It was RESOLVED:
1. That the Assistant Director provides Mutual Exchanges feedback to the Empty Homes Manager
2. That the Assistant Director (Housing Development) be contacted for an update on the North Road site