Questions from Landlord meeting (26 November 2024)
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Not enough discussion improving the areas our tenants live in. What are you doing? Filthy roads, fly tipping, drugs, anti social behaviour. We need improvements.
The state of our town and the environment our residents live in is a high priority for the Council, we continue to work with resident's landlords and others to ensure waste is managed as effectively as possible, keeping our streets clean. We have a a dedicated environmental ranger team who will enforce the legislation around littering, flytipping and waste, we have deployed additional CCTV in hotspot locations and are looking to see if we can increase the resource for this area of work and really make a difference across the town as we have been able to achieve in areas such as Cobholm and the Churchill passages in Northern Yarmouth.
Why are tenants in receipt of a Section 21 told to wait until a court order and the bailiffs instead of dealing with the issue like Breckland council does?
Housing staff provide all residents who are at risk of being homeless with independent advice about their situation. In relation to those who make a homeless application due to a Section 21 notice being served by their landlord, the Council will check the notice to ensure it is valid (the dates are correct and in line with the landlord's legal obligations). If the notice is not valid, the Council will advise the landlord. The Council is also available to landlords seeking advice. Tenants with a valid notice are provided with advice and support to find alternative accommodation before the expiry of the notice, this includes requesting them to actively seek private rented accommodation and apply to join the housing register. The Council is required to advise homeless applicants as to their legal rights relating to remaining in the property on expiry of the notice, this includes advising them that they would be liable for court costs. In all cases, the Council strives to ensure tenants understand they 'can' remain as opposed to 'should'.
Can the planning application process be sped up?
The Council is currently in the process of recruiting planners to fill vacancies. We are also implementing a new IT system which will help streamline processing of planning applications. We have also recently commissioned a company called Terraquest to help speed up the validation of planning applications. These actions will help speed up the determination of applications.
Landlords needs more support if the Council wants them to take nominations.
The Borough Council notes this feedback. We are keen to work with private landlords to have to nomination agreements. Please do get in touch.
Why have you made a conscious decision not to invite either the Great Yarmouth and Gorleston Landlords Association (GYGLA) or the Eastern Landlords Association (ELA) to take part in this event and address the landlords present?
The event was open to all Landlords and prospective landlords.
Great Yarmouth Borough Council Housing Benefit and Housing Options are an amazing supportive team.
Thank you.
A borough wide Public Spaces Protection Order (PSPO) is a good idea.
This is out to consultation at present and we would welcome your views, the consultation closes on 8th December.
Have you considered students for HMO accommodation? That is, the new Learning Hub in town centre
This is a long term ambition and we will monitor demand, reflected in future planning policy.
Where does your strategic housing policy fit in with the proposed high needs send school at Newtown end of Great Yarmouth?
There is an increased need for Special Educational Needs provision as a result of new housing developments. As part of the Local Plan making process, the Council works closely with Norfolk County Council to determine needs. Planning applications for new schools are often determined by the County Council rather than the Borough Council.
As over 30% of private rented properties (PRS) doesn't meet decent homes standard, why did the Council step away from Selective Licensing?
The Council is not stepping away from Selective Licensing, the previous scheme expired, and we will shortly be consulting on new scheme covering a wider area in the Borough.
Is there pre-application advice for HMOs?
Yes, there is pre-application advice on our website; these are charged at the same rate as dwellings.
Inequality of GY6 - empty B&Bs could be used as HMOs?
The change of use from a bed and breakfast to an HMO would not be supported by Policy GY6. Our ambition is to have good quality accommodation supporting an all year round tourism economy.
Not just about housing - the selective scheme has not had an impact on environment outside of the property - landlords met their commitment ?
The selective licensing scheme alone was never going to solve all the environmental problems within the Nelson Ward. The Environmental Rangers and wider Environmental Health team work tirelessly to solve these issues using a range for enforcement powers and do make a difference. We know we still have lots to do on this issue and this will be a priority for the Council moving forward.
Good quality housing is a laudable aim but what assistance will the Council offer to help with viability for new and existing landlords?
The Council used to offer a 50% discount for properties that were empty and undergoing major repair. This discount was removed by the Council from April 2017 meaning the council tax charged would be 100%. At the same time the Council reduced the discount for vacant dwellings from 100% discount for a period of 3 months to a 100% discount for 1 month. From April 2024, the Council removed the 100% discount for 1 month meaning the council tax charged for a vacant property under 2 years is currently 100%.
Loan scheme - does it apply to landlords as well as homeowners?
Currently the Council's loan schemes are for owner-occupiers or private tenants responsible for repairs under their tenancy agreement. However, we intending to review the schemes in the next few months and recognise the need to support private landlords. In addition, the Council has put in an expression of interest for the Warm Homes: local grant, the details were shared in the meeting, we are looking to pull together a seminar for landlords based on this and other energy efficiency schemes early in 2025.
Where is the multi-agency approach to improve particularly Nelson Ward?
The Council continues to prioritise areas like the Nelson Ward across multiple service areas. We work closely with partner agencies such as the Police and Fire Service as well a wide range of community groups and voluntary organisations working on tackling the issues within the area and ensuring community cohesion. This work is ongoing and we will continue to work across all agencies to address issues around street scene, crime and safety within the Nelson Ward.
Instead of turning down applications for HMO, should condition their operation, for example training courses
Each application will be considered on its own merit against the policies in the Local Plan. Outside of the areas covered by Policy GY6 and GY7 and Hall Quay, there is scope for new HMO development subject to the detailed requirements of the policy and providing there is not an overconcentration in the immediate area.. Further information can be found in the current Local Plan on our website.
If you build on a flood plain where will the surface water go and will this result in flooding in another location?
Most types of development are not permitted within the functional flood plain (Flood Zone 3b). The Council will only permit developments in areas at risk of flooding where it can be demonstrated the development is safe, there is no increase in flooding elsewhere and there are no suitable sites at a lower risk of flooding.
If all the building of new properties - what is the impact on the countryside, such as farms?
The Council's existing and emerging Local Plan seek to promote development on brownfield land. However, to meet housing needs it is necessary from development to be built on greenfield land. The amount of development planned in the emerging Local Plan will only take up 1.5% of the available agricultural land in the Borough.
Is there an assumption within the Local Plan that a HMO tenure does not offer a long term housing solution (we have tenants 7 years into their HMO AST)
No there is no such assumption.
Would like to consider smaller forums to discuss issues in detail?
Yes - this is something we would be very happy to arrange and would welcome landlords ideas on what subjects could be covered.
Why does the National Residential Landlords Association (NRLA) support Selective Licensing?
The NRLA were supportive of the previous selective Licensing scheme, however, a new scheme will be out to consultation in new year and we will seek NRLA views as well as those of all landlords in Borough.
Are the same fines and expectations exacted on social housing and associations?
The Council is a Registered Provider of social housing like housing associations and is required to ensure its homes meet the Decent Homes Standard as well as other legislation relating to the safety of homes. In addition, the Council is regulated by the Regulator of Social Housing. The Safety and Quality Standard, sets out the requirements which must be met, please see Safety and Quality Standard - GOV.UK.
Why is the Council promoting NRLA instead of local landlords associations?
NRLA is a recognised national body and is absolutely appropriate to invite them to such an event, GYBC were not promoting them over other landlord associations.
Does the Housing Options team inform tenants that they could be liable for court costs if they go to Court?
Yes, the Housing Options Team advises tenants served with notices that if they choose to remain in the property post the expiry of the notice, they would be liable for court costs.
Under Selective Licensing, how many landlords were fined in the nelson Ward?
26 Civil Penalties were issued for failure to licence, 258 Late Application Fees.
Will there be a local Selective Licensing scheme running in parallel to the proposed national scheme?
There is a proposal in the Renters Rights Bill for a national landlord database but there are no proposals for a national licensing scheme. The proposed Selective Licensing Scheme has not yet been decided upon. But if the Selective Licensing Scheme is confirmed then it would operate alongside the National Landlord Database whenever that is introduced.
Does the ombudsman have powers regarding possession orders?
The courts are responsible, although the final details of the Renters Reform Bill have yet to be confirmed.
Are there concerns that private sector landlords are selling up in Great Yarmouth?
We recognise that this is a national concern for councils and private tenants themselves and as a council we welcome Landlords providing good quality accommodation in the Borough
Does the new Bill only affect the private rented sector?
Yes.
If we have Selective Licensing I may have to sell my portfolio, why do I have to have several licences can just have one as a landlord?
This is a good point and one which we understand to be frustrating for landlords providing quality housing, however Selective Licensing is a property licensing scheme not a landlord licensing scheme; this is something we can explore further through the consultation on selective licensing.
Tenants need educating in expectations of a good tenant and their responsibilities - life skill taught at school level and age
We note your comment. This is something we recognise and have implemented as part of our homeless pathway, where we provide supported housing to ensure people are tenancy ready. However, we need to lobby the DfE to ensure the curriculum contains life skills including budgeting and cooking.
We need to rethink HMOs
HMOs are an important part of the housing mix. However careful consideration needs to given in areas they are sited and number of HMOs in each area.
Will you have to pay per property on the new portal under the Renters Reform Bill?
This is unknown as we are waiting for the details on this bill.
Introduce mandatory training for landlords to educate them on the 29 hazards - HHSRS. Derby Council runs an effective course
Moving forward we are keen to facilitate training on the HHSRS and other areas, e.g. homelessness legislation.
How is the decent homes act going to relate to historical properties and listed buildings? We are not aware that these are defined differently
There will be certain exemptions for listed buildings, however, the detail is awaited.
There is a view that the Renters Reform Bill will result in landlords selling up their housing stock and this could result in more pressure on local authority.
We note your comments. This is National Legislation and we are also eager to understand the impact this new legislation will have on local housing markets.
Why can't we ask a question verbally?
Slido is a modern and effective way to ensure everyone gets the opportunity to ask they questions they wish to ask.
How many houses in Great Yarmouth get affected by the production of cannabis each year?
Over a 12 month period there has been approximately 19 offences of Producing or being Concerned in the supply of Cannabis recorded on Norfolk Constabulary systems across the district.
How can Envrionmental Health (EH) help areas like King Street with rubbish management and pest control? There has been a dramatic influx of rats in this area and flytip.
We are not aware of any specific issue with increased number of rats in this area. The team can work with businesses and residents to ensure they are managing their waste effectively and we have enforcement powers where this is not working, and we get enough evidence to progress. We can also serve notice to ensure businesses have an appropriate waste contract in place. This in turn would lead to some control of the rat population although due to the nature of the area there will always be an inherent base rat population.
Where is IMD 1 and 2?
IMD Maps can be found via the IoD2019 Interactive Dashboard.
What about the poor council housing?
The Council has an annual programme of capital expenditure. This year the Council is undertaking kitchen, bathroom, window and door replacements. These programmes are designed to ensure homes meet the Decent Homes Standard. Other works include energy efficiency improvements and cyclical redecoration works to communal areas. This investment is in addition to the day-to-day expenditure on repairs.
You keep saying we need to improve housing but you do nothing to improve the area. What did you spend my licensing fee on? The environment has not improved?
The licensing fee was spent on the inspection and administration of the scheme. As answered in above questions the Selective Licensing Scheme was never going to solve all the environmental problems within the Nelson Ward and its primary objective was to improve the quality of the private rented sector housing in the ward, which it achieved.
Doing the Maths 8000 properties need help aiming to help 300 a year I think that's going to take thirty years.
This is all subject to government funding. We can only act with the funding we have been allocated.
Selective Licensing only applies to private landlords, not social or council.
That is correct.
Let's really alienate landlords, let introduce Selective Licensing again.
There will be a full consultation in the New Year, and we'll welcome your input and views.
Surely the proposed National Register of LL (portal) will be nationally (strictly) enforced and therefore renders Selective Licencing a superfluous duplication?
The National Landlord Registration Scheme is not a Licensing Scheme. The intention of the government currently appears to be to keeping Selective Licensing Schemes as an option in addition to the National Register, as this is a proactive inspection-based scheme, unlike the proposals in the Renters Reform Bill.
Last time landlords were consulted on SL it was ignored.
Consultation comments were factored into the last scheme, and we will ensure all comments and opinions are put before Council as part of the new proposals before any final decision is made.
Clear up, what about scaffolding and closed road on fire damaged pub near haven bridge?
This is separate legal matter.
Selective Licencing stopped very soon after inspections?
The Selective Licensing Scheme ran for 5 years and did not stop after inspections.
If Nelson ward was successful why is it being done again?
Significant improvements were made to housing in the area under the last Selective Licensing Scheme. We still have concerns however regarding ongoing management. We are currently awaiting the results of a stock condition report, and that information will assist us in deciding on the scope of a future Selective Licensing Scheme. Factored into any new Scheme will be consultation with landlords.
Telling me what I know - Talking Shop - No opportunity to voice - feel its a tick in the box exercise not listening to what the Landlords need, want or support.
Table discussions were fed back by facilitators in addition to the questions asked via Slido.
Standards need to apply to council stock not be excluded
The Quality and Safety Standard details the standards which apply to Council housing which includes a mixture of legislative and other requirements. For more information, please see Safety and Quality Standard - GOV.UK.
Had dealings with EH - Steven in particular very positive and listened to Landlord and not just the tenant.
Thank you for your comments.
Not feeling safe is a massive concern in Great Yarmouth.
Please email us directly for this to be discussed further. We also have a PSPO consultation running at present and would appreciate your feedback. [this consultation has now closed] We work closely with Norfolk Police and the local community to ensure people feel safe when visiting or walking around Great Yarmouth.
I don't feel that the Nelson Ward should be subject to another 5 year Selective Licencing Scheme. Issues should be ironed out. Other areas should be subject.
We are looking at expanding the Selective Licencing Scheme, and not just focusing on Nelson Ward. This will be part of the consultation for selective licencing.
Additional sources of information for local landlords:
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