Agenda item

Resolved: the committee noted the report.

Madeleine Jeffery (Private Sector Housing Agency Manager) introduced the report. The following key points were noted:

4.1       Since 2001 the number of Lewisham households renting privately has doubled. The private rented sector (PRS) now accommodates 23% of all households in Lewisham.

4.2       Private rented sector stock is more likely to be older and considered non-decent than other tenure types. In Lewisham, 27% of PRS dwellings are considered non-decent. PRS homes have nearly double the incidence of dampness compared to the social sector.

4.3       The main way to improve standards in the poor quality private rented sector properties is through landlord licensing schemes. Lewisham operates a “mandatory” licensing scheme (national scheme) and an “additional” licensing scheme (Lewisham only). The number of licensable properties has increased by 73% in one year.

4.4       The council’s target for its “additional” licensing scheme requires it to license 300 new properties a year for the next five years.

4.5       Officers are using an increasing range of data sources to identify areas to target for licensing.

4.6       Officers have carried out 3,064 visits since January 2018. 195 potential houses in multiple occupation (HMO) were found, but 103 are being disputed. Landlords often dispute the number of tenants living in the property so as not to fall within the licensing framework.

4.7       A high number of landlords do not willingly come forward to licence their HMOs, but the council is trying to work with landlords so help them see the benefits of being licensed.

4.8       Officers are also working on developing a business case for an all-borough “selective” licensing scheme in the borough which would apply to all privately rented properties and not just HMOs.

4.9       However, a selective scheme can only be introduced where there are persistent and significant problems of anti-social behaviour (ASB) linked to PRS homes in the area and these can be proven.

4.10    Officers are developing the evidence base and plan to submit an application to the Secretary of State for Housing, Communities and Local Government in early 2020.

4.11    The council has also refreshed its Enforcement Policy, to incorporate changes to the legislative framework such as Civil Penalty Notices, and re-established the rogue landlord team, which is tackling on average 25 illegal evictions/tenant harassment cases each month.

4.12    Officers work with trading standards to enforce energy efficiency standards with landlords.

4.13    The committee queried whether the council could make use of Interim Management Orders as other boroughs do.

4.14    The committee queried whether there were any particular pieces of evidence or data that would jeopardise the borough’s application for an all-borough “selective” licensing scheme if it was not able to provide it.

4.15    Officers explained that the council would not necessarily have to provide every piece of evidence or data set out in the appendix to the report as long as the council is able to demonstrate with the data it does have that a “selective” licensing scheme is necessary.

4.16    One member of the committee noted that they had seen examples of properties being marketed as potential HMOs. Officers asked members to provide them with information on any such examples.

4.17    Officers stressed that their work on rogue landlords was focused on the landlords and not the tenants. No deportations have resulted from any of the council’s work in this area. The council’s housing needs officers will work with tenants when necessary.

4.18    The council will also work with tenants to get Rent Repayment Orders when there is a prosecution against a landlord.

4.19    The committee queried the absence of an equalities implications paragraph in the report. It was agreed that there were equalities implications and reported that a full equalities assessment would form part of the “selective” licensing business case when it is fully developed and brought back to committee.

Resolved: the committee noted the report.