Scrutiny Review into Reading's private rented housing sector

As I mentioned in a post in July , as Chair of the Housing, Health and Community Care Scrutiny Panel (I know, a bit of a mouthful!) I have proposed a scrutiny investigation of the private rented sector housing in Reading.

We are still at the scoping stage and it still needs to be formally agreed by Members of HHCC and Environment Panel in December, but with luck it will be taking place in the New Year.

The Review plans to cover the condition, location and impact on communities of private rented housing in the town. It will also look at the Council's policies in this area and if they are effective.

 As you may know, the Lib Dems in Reading have been campaigning to raise the profile of issues around private sector housing (including empty homes) for some considerable time.

So why a Scrutiny Review? Well, according to recent research commissioned by local authorities in the County[1], across Berkshire, the stock of private rented housing in our region has expanded considerably over the last decade.

A significant proportion of this growth has been achieved by new dwellings being bought under Buy-to-Let arrangements or more commercial investors; and through some of the existing owner occupied stock of housing moving into the private rented sector.

 

Research recently commissioned by Reading Borough Council found that the tenure profile in Reading differs from the national average in that there is a smaller number of owner occupied dwellings (62% as opposed to 70% for England), but a larger number of privately rented  dwellings (20% compared to 10% nationally).

 

Houses of multiple occupation (HMOs) comprise a significant part of Reading’s housing stock. There are an estimated 900 licensable HMOs in Reading, according to recent surveys undertaken by the authority[3], with around 2,620 properties being used as HMOs which are not currently licensable.

The study also found that:

‘A notable feature is the high proportion of private tenants within the Central Area, including substantial numbers of students. This is reflected in high numbers of HMOs in this Area.’

We have seen this locally in Redlands where the high and growing number of student-let HMOs has increased throwing up a range of issues and putting pressure on parking and waste collections in particular.

Myself and my Lib Dem colleagues have long argued that Council policies in respect of waste and recycling need to be flexible to take into account the needs of different types of neighbourhoods. In our view, charging for bulky waste collection in areas with large numbers of absentee landlords (such as around the University) is a bad idea. Similarly,increased kerbside recycling is needed in these neighbourhoods where public space is limited.

As such, this review will be cross-cutting, covering environmental impacts as well as housing-related issues and will be held jointly with the Environment Scrutiny Panel. I'm hoping the Review will also cover planning issues which crop up where properties are being converted into HMOs, something Kirsten has raised with officers many times.

It's not often as councillors we have time to research issues in any real depth, hence the reason I seized on the opportunity to launch a scrutiny investigation into this area of growing importance.

I feel this type of approach will produce a much more well-thought approach, than the hastily put together response put forward by some Labour activists.

A scrutiny review will allow us to receive evidence submissions from residents, tenants, students and landlords, and other interested stakeholders such as Reading University, Reading University Students Union, and employers who's staff rely on private rented housing, such as the Royal Berkshire Foundation Trust.We are also keen to hear from officers of other Councils about how they have tackled some of these issues.

 

There's a clear public interest to my mind in giving this important subject an airing and getting maximum public involvement in the discussion, so we will be looking at ways of holding at least one meeting in an accessible place, and ideally 'on location' - watch this space!

 

This investigation will not only be about impacts of private rented housing, but also on housing condition.

 

Following a period of significant investment by the authority in its own stock to meet the government’s Decent Homes Standard, the highest proportion of what is defined as ‘non-decent’ homes in the town is currently found in the private sector.

Recent research carried out by the authority found that In Reading non decent dwellings are most associated with pre 1919 properties, the private rented sector and converted flats[4]. Tenants in these properties have been identified as commonly those on low incomes and those in receipt of benefits.The rates of non-decency are highest in properties in the Central and East Central areas[5].

 

On a broader, more strategic level, one of the key aims for this review is for it to feed into the ongoing development and delivery of the Council’s Housing Strategy for 2009-12, in which the private rented sector is likely to play a significant role.

The Council’s Draft Housing Strategy Consultation Document notes that:

‘A recurring theme in recent guidance is the need to invest in  upgrading and maximising the use of private sector stock to reduce the otherwise inevitable impact on housing supply.

 

 

There is still time to comment on the Council's draft housing strategy here.

 

In the meantime, I'll post up full details of this forthcoming review as soon as they are available.

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[1] Berkshire Strategic Housing market assessment, October 2007.

[2] Reading Borough Council Private Sector House Condition Survey,September 2006

[3] Ibid.

[4] Reading Borough Council Private Sector House Condition Survey,September 2006

[5] Ibid.