PRIVATE SECTOR HOUSING STRATEGY

DRAFT







PRIVATE SECTOR HOUSING STRATEGY







AND









POLICY FOR GIVING FINANCIAL ASSISTANCE

Introduction



This strategy and the accompanying policies map out the way forward for the renewal of privately

owned housing in Chiltern District. It contributes to the Community Plan and overall Housing

Strategy, prepared over a year ago. It also takes account of the Crime Safety Strategy

(addressing crime and the fear of crime), the Home Energy Conservation Plan, (improving

domestic energy efficiency) and contributes to the Health Improvement Plan published by the

Primary Care Trust and the Community Development and Revitalisation Action Plan (helping to

improve the social, economic and environment wellbeing of the area).



The Strategy is divided into several parts:

 Firstly a consideration of the local and national needs and the policies designed to improve

private sector housing,

 Secondly a consideration of how public and private resources can be used to secure private

sector renewal by the provision of advice, loans, grants, and other assistance,

 Thirdly the consultation involved in developing the policy, the partnerships required to deliver

the improvements to private sector housing, the level of the available resources and how the

policy will be monitored and reviewed.

 Appendix 1 details the annual Action Plan 2003/4 designed to implement the strategy

 Appendix 2 details the policy for giving grant assistance



If you would like to know more about this strategy and the accompanying policies contribute to its

ongoing development or help monitor its implementation, please contact



Louise Quinn

Private Sector Housing Officer

Chiltern District Council

King George V Road

Amersham

Buckinghamshire

HP6 5AW



Tel: 01494 732209

Fax: 01494 586504



Email: lquinn@chiltern.gov.uk



This strategy can be viewed free of charge at the Council Offices. It is also available on the

Internet at www.chiltern.gov.uk were it can be downloaded in .pdf (Acrobat) format or in

word(for people with sight problems to enlarge) and can be made available in Braille, on tape, in

large print and a variety of minority community languages on request.

1. Background

It is known that poor quality housing can have an impact on the health of the occupants and on

the quality of life in an area. Some home owners, particularly the elderly and most vulnerable, do

not have access to the necessary resources to keep their homes in good repair.



Furthermore, the private rented sector plays an important role in providing housing for those who

cannot afford to buy in the area but do not qualify for social housing. Accordingly, a safe and

healthy private rented sector is a fundamental element in developing balanced housing markets

which meet the housing needs of the district.



Local Authorities have an important role to provide assistance in these areas. To this effect Local

Authorities already have a statutory duty to regularly review the condition of the housing stock in

their area and develop appropriate interventions.



Local authorities have extensive powers to intervene where they consider housing conditions are

unacceptable. The options are mostly contained in the Housing Act 1985 (as amended) and the

Housing Grants, Construction and Regeneration Act 1996 (as amended). These interventions

include:



 enforcement activity (eg serving notices on owners to defer action, repair,

demolish or close unfit dwellings);

 slum clearance;

 compulsory purchase orders (eg for empty homes);

 renewal areas;

 disabled facilities grants; and

 house (renovation) grants.



From 18 July 2002, the Regulatory Reform (Housing Assistance) Order 2002 and the associated

government guidance (“Housing Renewal Guidance”, 2002) repeals much of the existing

legislation governing the provision of housing grants and replaces it with a new wide-ranging

power to provide assistance for Housing Renewal. In order to provide assistance, authorities

must prepare and publish a policy for giving housing assistance.



The purpose of this document is to set out the authority‟s private sector housing strategy and

policy for giving assistance, recognising the confines within which we have to operate.



2. The Local Context

In order to assess the priorities for action and to target resources effectively, a clear

understanding of local housing conditions and needs is required. This section sets out the

district‟s private sector housing position. Information has been drawn from a number of sources

including:



 Chiltern House Condition Survey and Energy Audit 2003

 Chiltern and South Bucks Housing Needs Survey 2002

 Census 2001 and Indices of Multiple Deprivation 2000

 Consultation and focus groups

 Routine housing inspections



2.1 Chiltern District



Chiltern District is located approximately 25 miles north west of London and covers approximately

19,635 hectares, much of which is countryside falling within the London greenbelt and the

Chilterns Area of Outstanding Natural Beauty.



There are approximately 36,000 dwellings in the district, 4,916 of which are owned by Chiltern

Hundreds Housing Association. Of the remainder, 80.9% of the stock is owner occupied, 4.3%

are private rented. The predominant build type is detached, semi-detached or terraced with 15%

being built pre-1919.

At the time of completing the Housing Needs Survey in 2001, average house prices for a one

bedroom property in the district ranged from £99,000 to £127,000 and the average rent ranged

from £550 to £650 per month (range depending upon sub area of the district). Since that time,

average property prices are considerable higher with the Land Registry indicating the average

price for a terraced property to be £192,347 and a semi to be £242,000. Average prices across

the district are £363,000.





2.2 Population/Demographics



The overall population in the district is approximately 89,300. Around one third of the population

live in the main towns of Chesham and Amersham, with the other main settlements being the

Chalfonts (Chalfont St Peter, Chalfont St Giles and Little Chalfont), Prestwood, Great Missenden,

Holmer Green and Seer Green.



Census 2001 indicates that 4.5% of the population is made up of black and minority ethnic

groups, largely from Pakistan, India and Asia.



The Census 2001 indicates that 22.3% of the population in the district are over 60, and

projections indicate that numbers of people aged over 65 are set to rise by 4000 in the next 5

years. 7.6% of the population are over 75.





2.3 Socio-Economic Factors



National wealth indicators confirm that Chiltern District is a very affluent area. Average gross

income in the district is £38,105 per annum (Housing Needs Survey), though this varies

considerably across tenures. The average level of saving is £6500, although 28% of people have

savings of less than £1000.



Owner-occupiers with no mortgages have significantly lower incomes than those with a mortgage

although savings levels tended to be higher. Pensioners and lone parent households have

income and savings levels significantly below the district average. The House Condition Survey

identified, however, that 26% of households had combined incomes of less than £10,000. 4.5%

were claiming income support and 11.8% received Council Tax Benefit.



The House Condition Survey also identified that the majority of respondents (87.8%) had equity

levels in excess of £100,000, indicating that substantial levels of finance were trapped in the

housing market.



The DETR Index of Deprivation for 2000 highlighted that only 1 ward in the local authority was in

the top third of the most deprived wards in the country. However, these figures mask the fact that

there are also several pockets of deprivation amongst the more affluent areas. Nearly one in six

children are living in families which received the minimum income guarantee. However in the

most deprived ward that figure is nearer 45% of children in child poverty. In respect of housing

deprivation Ashridge Vale, Newtown, Townsend and Pond Park are amongst the worst 25% in the

country



2.4 Housing Needs



The Housing Needs Survey identified a need for 610 affordable housing units each year. The

lack of affordable housing in the district is of particular concern for local people, key workers,

young people and first time buyers. The private rented sector is the main option to those who

cannot afford to buy in the area but do not qualify for social housing.



2.5 Unfitness and Disrepair



The 2003 House Condition Survey estimates that 3.9% of dwellings are unfit. The main cause of

unfitness is considered to be serious disrepair and dampness. Inadequate food preparation or

bath/wc facilities are also causes of unfitness, but to a much lesser extent. The highest levels of

unfitness were found in the private rented sector (11.9%). No properties owned by Registered

Social Landlords were found to be unfit.

The level of unfitness is lower than the national figure of 7.5%, but is greater than that previously

reported. This indicates that even in a buoyant housing market people can be placed at risk of ill

health through inadequate housing provision.



Serious disrepair is considerably more widespread than unfitness at 10.8%. This includes items

such as defective gutters, rotten windows, defective rendering, and chimney repairs, without

attention they will over time contribute to the level of unfitness.



The majority of the unfitness was identified in the pre-1944 stock, with the highest concentrations

in Chesham and The Chalfonts area.



The survey also estimates that the cost to tackle unfitness and the most urgent repairs is in the

region of £56 million. The estimated average cost to make an unfit dwelling fit for habitation is

£9820.



The research also revealed that there is a link between older people on low incomes and unfit or

defective housing. People living in unfit housing are more likely to have lower levels of savings,

although the vast majority, especially the over 60s, have high equity levels.



2.6 Energy-Efficiency and Fuel Poverty



The House Condition Survey estimates that the average energy rating of dwellings in the district

is slightly better than the UK average (SAP of 52, NHER of 5.8). 5.2% of dwellings were

assessed as having poor energy efficiency rating, the majority of these being in the private rented

sector. The analysis also shows that 38% of properties with a poor energy rating are occupied by

people over 60.



Almost 70% of homes require cavity wall insulation and loft insulation tops ups. Further

substantial energy efficiency improvements could also be achieved in 87% of properties by

installing a new combi or condensing boiler.



Fuel poverty arises when households need to spend more than 10% of their income to achieve a

satisfactory heating regime. The House Condition Survey estimates that 14% households in

Chiltern are likely to be at risk of fuel poverty. The Housing Needs survey indicated that the

average income of lone parents and single pensioner households in the district was such that

they were more likely to experience fuel poverty.



The survey also identified residents with cold related illness, such as heart disease (8.9%),

respiratory illness (14.5%) and stroke (2.07%), which can make people more vulnerable to cold

and damp conditions, are more likely to be housed in properties which are unfit or in disrepair.



2.7 Health and Disability



The 2001 Housing Needs survey estimated that 3846 households in the district include one or

more persons with special needs (mostly frail elderly and/or physically disabled). The House

Condition Survey identified that 31.8% of household contained at least one person who classed

him/herself as disabled or infirm. Such households were found to have a much lower gross

income compared to non-special needs households and were much less likely to be able to afford

required adaptations. Health and mobility problems were identified as one of the most common

reasons why existing housing was unsuitable and can lead to residents facing homelessness.



The House Condition Survey identified that there is a potential demand for adaptations from 1,100

households. The majority of improvements needed are small adaptations such as handrails,

shallow steps, and showers. The estimated cost of providing these adaptations is £4 million. The

properties requiring improvement are generally occupied by residents aged over 60 and were

required as a result of general frailty rather than any specific medical condition or disability.



2.8 Empty Property



The House Condition Survey did not identify a serious problem with vacant dwellings, with long

term empty homes accounting for only 0.26% of dwellings in the district. The Council‟s Empty

Property Strategy identifies that at any one time there are around 250 long term empty homes

which could be used to provide much needed accommodation in the area. The authority had 255

long term empty properties as at 1 April 2003.

2.9 Crime and Security



The Housing Needs survey identified security improvements as one of the most commonly

required improvements. 4.2% of residents have been burgled and 18.1% of properties do not

have secure windows, according to the House Condition Survey.





3. The Wider Context

The Private Sector Housing Strategy must reflect the national and regional housing priorities,

taking account of links to other local and corporate strategies, as well as addressing the specific

local issues evidenced by the House Condition Survey and other information sources. This

section outlines the key national and local strategies to which this strategy will contribute.



3.1 National and Regional Housing Policy



The Private Sector Housing Strategy forms an integral part of the Council‟s wider Housing

Strategy which in turn has links to national and regional housing priorities.



The private sector housing service is committed to responding to wider government policy

developments including health, Agenda 21, social exclusion, Supporting People, equal

opportunities, human rights, the Enforcement Concordat, Best Value and Comprehensive

Performance Assessment. These are reflected in the strategy.



3.2 Local Strategies and Corporate Priorities



The Housing Strategy Statement sets out eight strategic housing priorities for the period 2002-05.

The key priorities which relate specifically to private sector housing activities are as follows:



 Aim to ensure that all residential accommodation is in good repair and promote the

provision of good quality private rented accommodation.



 Promote housing related schemes that target improvements to the health and well-being

of local communities.



 Aim to ensure that adequate housing and support services are provided for persons with

support needs



The Private Sector Housing Strategy aims to reflect all of these priorities.



The Housing Strategy Statement and consequently the Private Sector Housing Strategy link to a

number of local strategies within the District and across the County as a whole, which have a

direct impact on housing issues in the area. These include



 The Chiltern Community Plan and CDC Key Aims and Objectives

 The Community Development and Revitalisation Plan

 The Affordable Warmth Policy

 Empty Homes Strategy Statement

 Chiltern Community Safety Strategy 2003-05

 Health Improvement and Modernisation Plan 2002-05 (to be replaced by the Local

Delivery Plan)



Among the key priorities are tackling crime reduction, protecting the environment and providing

affordable housing (The Chiltern Community Plan 2002). This strategy will contribute to all these

objectives whilst targeting vulnerable groups with health related schemes e.g. older and younger

people.





4. Setting the Policy Priorities for Private Sector Housing

Based on the evidence about local house conditions and the priorities identified in national and

local policy, the Council has selected five key objectives for the Private Sector Housing Strategy

for the period 2003- 2005 (subject to annual review). This section sets out the objectives and

gives brief details of why each issue has been selected and how the objective will contribute to

related Corporate and local strategies.



4.1 Objective 1: To ensure private sector housing meets basic standards of fitness and is

maintained in good repair, in order to reduce accidents and ill health



The House Condition Survey has identified that 3.9% of dwellings are unfit, and elements of

disrepair affect a further 11% of the private sector housing stock. Whilst unfitness levels are low,

and the majority of disrepair is not serious, Chiltern District Council considers that it is

unacceptable for residents to occupy poor housing. Unfit or defective housing conditions can

have a major impact on health and wellbeing. Disrepair such as uneven floor surfaces,

dangerous electrical wiring can lead to accident or injury. Cold and damp housing can have a

major impact on illness such as heart disease, stroke and respiratory illness.



The Housing Strategy identifies that housing has a key part to play in helping to promote health

and well-being of residents, both young and old. These links are also reflected in the Community

Plan, the HIMP, and the CDRAP.



This objective also contributes to one of Chiltern‟s key aims and objectives of promoting a Vital

and Healthy Community.



4.2 Objective 2: To ensure the housing stock is suitable to meet the needs of disabled and

older residents.



In Chiltern District, 1,100 households are living in unsuitable housing as a result of health or

mobility problems. People are at risk of accidents if they are living in unsuitable housing which

needs adaptation, for example, where ramps, a stairlift or level access bathing facilities are

needed. The provision of small improvements and adaptation can reduce the risk of accidents

and long term illness and prevent the risk of homelessness.



This objective contributes directly to the key aims of the Housing Strategy, as well as addressing

a key cross cutting theme of the Community Plan. It will also assist in meeting the targets set out

in the HIMP to speed up hospital discharges and to enable people to remain in their own homes

for as long as possible.



4.3 Objective 3: To promote and encourage the provision of good quality private rented

accommodation and to maximise the use of existing accommodation, including empty

properties.



The Housing Needs Survey highlights the lack of affordable housing in the district, particularly for

local people, key workers, young people and first time buyers. The provision of safe and

affordable private rented housing is essential for those unable to access either social housing or

owner-occupied accommodation. The House Condition Survey indicated that private rented

housing was more likely to be unfit or in disrepair and have poorer energy efficiency rating.



The provision of low cost private rented accommodation may involve the use of shared houses or

Houses in Multiple Occupation. Whilst providing a valuable source of accommodation for young

people, as they are most likely to be in need of affordable private rented housing, such properties

may put their occupants at greatest risk of fire. Actions to ensure adequate fire precautions are

maintained will be a key feature of enforcement and financial activity



Whilst vacant dwellings have not been identified as a major concern in Chiltern, given the demand

for accommodation, it is important that empty homes are brought back into use as quickly as

possible.



This objective reflects one of the key aims in the Housing Strategy; it also reflects national policy

to promote a healthy private rented sector and links directly to the Council‟s Empty Property

Strategy.

4.4 Objective 4: To improve energy efficiency of dwellings in the district, and ensure

affordable warmth is available to all residents.



Energy efficiency is not only of concern from an environmental point of view, but cold homes can

also have a major detrimental impact on health. The House Condition Survey has identified that

70% dwellings require energy efficiency improvements and that 14% residents are likely to be

experiencing fuel poverty.







The government‟s Fuel Poverty Strategy includes a commitment to end fuel poverty by 2010. The

Home Energy Conservation Act strategy requires that Chiltern returns a 30% improvement in

domestic energy efficiency by 2006. Whilst targeting activity at those at risk of fuel poverty one of

the key aims of the Council‟s Affordable Warmth Strategy is to raise energy efficiency standards

across the district as a whole. This objective reflects these targets.



The 2002 Spending Review aims to “increase the proportion of private housing in decent

condition occupied by vulnerable groups” by 2010. As the private rented sector has been shown

to have the poorest energy efficiency standards, intervention may be required to ensure this

sector in particular meets decent home standards.



4.5 Objective 5: To promote and support housing related schemes that target reduction in

crime levels and fear of crime



The fear of crime and distraction burglary in properties occupied by older people is a concern of

residents as well as a recognised risk within the Crime Safety Strategies.



Whilst not a serious problem in Chiltern District insecure and empty properties can often be a

target for vandalism or drug taking.



This objective will assist in meeting the targets set down in the Community Safety Strategy, and

the Community Plan.





5.0 How are these Objectives to be Met?

The Government recognises that public funds cannot improve the majority of private sector

housing. The Regulatory Reform Order requires local authorities to consider how private funds

can be accessed to improve dwellings.



The nature of the housing market in Chiltern means that unfit housing is likely to be repaired over

time, as mortgage lenders will require new purchasers to complete essential works and those who

buy property as an investment will inevitably carry out repairs. In such cases, the Council‟s role

will be limited to that of enabler, by providing advice on maintenance, employing builders, ways of

raising funding etc.



Furthermore, the council‟s policy of encouraging purchase and repair by RSLs of private sector

housing stock will further assist in renovating some of the poorest housing without using its own

resources. Over the last few years at least twenty-five dwellings per year have been purchased

and improved in this manner, although the changes to the way that affordable housing is financed

nationally may severely affect our ability to continue to deliver this extensive programme .



The House Condition Survey identified that owners of defective properties often had high levels of

equity in their own homes. Owners with significant capital available in their property should

generally be expected to make use of it to fund work. There are, however, a number of areas

where this approach will not always be appropriate and where more direct intervention and

assistance from the Council will be essential.



More vulnerable groups especially older people or those with disabilities will require greater levels

of assistance in undertaking repairs and adaptations. This could include assessing income levels

to maximise benefit uptake, providing support during the building work or identifying the source of

funding. The level of assistance will vary depending on ability but will range from providing

advice to full support, including funding, through all stages of the improvement work.

The Council‟s role in the private rented sector will range from advice and encouragement to

enforcement. Direct financial assistance may also be appropriate where this will address health

and safety issues or lead to the provision of additional units of affordable accommodation.



This section sets out the range of policy tools and targets for action, which the Council will

undertake during the period 2003/05 in order to meet the objectives set out in Section 4.0 above.

The targets for 2003/04 are summarised in the Action Plan in Appendix 1





5.1 Provision of Home Maintenance Advice and Assistance



Alongside initiatives to provide financial and practical assistance, schemes to encourage

maintenance are required to raise awareness of maintenance issues and to help overcome the

difficulties people experience in carrying out home maintenance. The government is keen for local

authorities to promote and reinforce the message that owner-occupiers are responsible for the

maintenance of their homes.



The following initiatives will be available for all residents and will be targeted at grant enquirers

who do not qualify for assistance and at specific communities in the areas where the House

Condition Survey indicates maintenance is required. An information pack including these details

will be developed for distribution to people making land charge searches.



Maintenance Guide. Thousands of pounds are spend on home improvements yet basis

maintenance tasks are often neglected. A booklet „Guidelines for Looking after your Home‟ has

been produced in partnership with the other district councils in Bucks. This will be reviewed and

reproduced in a more comprehensive form for promotion and distribution to all enquirers.



Web Links. www.chiltern.gov.uk is linked to the DIY multiple sites allowing access to on line

maintenance guides, assistance and ordering services.



List of Builders: One of the perceived difficulties in undertaking maintenance work is finding a

reliable and competent builder. The Council is often asked to make recommendations. A list of

local builders has been prepared which will be issued to general enquirers together with more

general information and advice on choosing a builder. Development and extension of this list of

builders will be investigated in conjunction with Building Control.



Funding Advice: A leaflet providing some basic advice and information on the possible sources

of raising funds to pay for repairs will be produced and distributed to all grant and general

enquirers. The leaflet will include contact details of independent financial advisors and local

financial institutions.



Anticipated Outcomes: Improved awareness of maintenance issues and increased

performance of maintenance tasks. This will directly assist in meeting objectives 1 and 4.



5.2 Establish a Home Improvement Agency



A Home Improvement Agency (HIA) will be able to assist people of all income levels who are over

60 or disabled, through the process of having works carried out to their home. This may include

finding a suitable builder or an architect to prepare drawings, or help with completing loan or grant

application forms. The role of an HIA could also be extended to include home maintenance

checks, energy audits and welfare benefit checks. A HIA may also be able to access other

sources of funding such as Supporting People



A Home Improvement Agency is considered essential in supporting the authority in meeting its

objectives in relation to private sector housing and it is proposed that a Home Improvement

Agency is established in Chiltern District. A countywide project group has been established to

help develop a Home Improvement Agency service to be provided in 2003/04.



Provision of a HIA service will have cost implications for the Council, which will be drawn down

from the capital resources allocated for housing renewal. ODPM funding is available to assist in

implementing HIA service during the next two years and the authority intends to explore the

possibility of accessing this funding to develop a county-wide agency, in partnership with the

other authorities in Bucks.

Anticipated Outcomes: Improved access to house repairs, adaptations and improvements for

the over 60s and disabled. Assists in meeting objectives 1, 2, 4 and 5





5.3 Southern Bucks Handy Van Scheme



A pilot handy van scheme, run by Help the Aged targeting older persons, providing small DIY

repairs, door security and smoke detectors has operated in Chiltern and South Bucks District

Councils since July 2000 and is due to cease in July 2003. Consultation with customers and

voluntary and statutory agencies has demonstrated the need to further develop the project to

other risk groups.



Anchor Trust have been selected to operate a new scheme to carry out minor repairs, install

security improvements, handrails, stair gates and smoke detectors in the homes of those most at

risk from accident, fire, crime or the fear of crime. Works will be carried out at a subsidised cost of

£10 per hour plus materials. The scheme will commence soon as funding has now been

finalised.



Help the Aged will continue to operate a security based Handy Van scheme in Chiltern District

providing security improvements and smoke detectors, free of charge, to persons aged 60 and

over and on a limited income.



Anticipated Outcomes: Reduced risk of death and injury from fire and falls and reduce risk of

becoming a victim of crime. Will assist in meeting objectives 1,4 and 5.



5.4 Loans



This authority is committed to encouraging home owners to take responsibility for maintenance by

investing their own capital in improving the physical structure of their property. As outlined

previously, many residents have access to savings and equity in their homes, and as the council‟s

resources to assist with housing renewal are limited, the possibility of raising private finance

through loans or equity release must be considered for all persons in the first instance.



The provision of loans is a highly specialised area, and the authority does not intend to provide

loans or financial advice directly, but will suggest residents contact their normal lender or another

agency that can provide independent financial advice. Whilst this will be appropriate for most

people, the vulnerable will require additional support and advice in raising funding. Furthermore,

the ability to access a loan will depend on income levels and is only likely to be feasible for certain

client groups.



Provision of a secure equity release scheme and/or a low cost loan product available is required

for those who are unable to access grant funding or require a top up to grant funding but who are

excluded from commercial lenders. There will be a cost implication for Council to make this

service available through a third party.



House Proud, provided by the Home Improvement Trust, is one such loan scheme known to be

available for older people and supported by Help the Aged and Age Concern. This scheme allows

residents to access either equity release or secured loans tied to the property. This scheme

recognises the difficulties faced by older persons and protects the property from repossession

whilst the person is living in it.



The authority intends to continue to research the availability and demand for loans for repair and

adaptation works, and evaluate a range of loan providers, including House Proud. It is not

anticipated that loans will be available until after 1 April 2004 and in the meantime, grants will be

continue to be provided to those who meet the eligibility criteria, irrespective of equity levels.



Anticipated Outcome: Encourage owner‟s to take responsibility for home maintenance and

increase the success of schemes which may otherwise have faltered due to lack of funding and

helps to lever in private funding for housing renewal. Assists in meeting objectives 1, 2 and 3.

5.5 Grant Assistance



To provide a safety net for those most in need, grants will continue to be available for the most

vulnerable people to assist with works of essential repair and the provision of energy efficiency

measures. The offer of a grant will only be made, however, following an options appraisal which

will consider individual circumstances to ensure that is it the best course of action. Grants will

also be offered for landlords in limited circumstances, to assist in securing and improving low cost

private rented accommodation.



Chiltern already makes full use of the existing range of grants and assistance. We have

developed a policy that is highly focused and that has proved very effective. The recent stock

condition survey confirms that people aged over 60 and or on low incomes are most likely to

occupy unsatisfactory housing. As such, the new general renewal powers offer a chance to fine

tune and build upon existing approaches, where we have previously been hampered by

prescriptive legislation, rather than a wholesale change.



As resources are limited, grants will only be approved where financial resources permit. Where

resources have been fully committed in any one year, a waiting list will need to be set up. A

priority system is to be developed, in the event that a waiting list is required.



The full policy for giving grant assistance is contained in Appendix 2, which also contains

transitional arrangements in respect of grant enquiries and applications submitted under the

current grant system. The availability and maximum amounts will be reviewed annually.



The type of grant assistance is summarised below



Home Fitness Grant: A grant of up to £20,000 available for works to make an unfit property fit

for habitation. The grant is means tested in accordance with the Housing Renewal Grants

Regulation 1996 (although persons on means-tested benefits will automatically qualify). This

grant will be repayable on sale of the property.



Minor Works Grant: A grant of up to £5000 for essential repairs, security or safety measures or

energy efficiency works, available to persons on income related benefits. This grant will be

repayable on sale of the property.



Mobile Home Grant A grant of up to £10,000 for works of insulation, heating and essential

repairs to a mobile home/caravan, available to persons on income related benefits.



Urgent Works Grant A one-off payment of up to £500 for works of emergency repair and

security, available to persons in receipt of income related benefit.



Landlords Grant. A grant of up to £10,000 for works of essential repair, energy efficiency and

fire precautions (HMOs only). Conditions will apply in respect of rent levels and the authority will

reserve the right for a nomination agreement to house persons off the housing register for a

period of five years. The grant will be repayable, on sale of the property.



Disabled Facilities Grant. A means tested mandatory grant of up to £25,000 for essential

adaptations to the home to give a disabled person better freedom of movement into and around

the home and access to essential facilities with it. From 18 July 2003, residents of mobile homes

will for the first time be eligible to apply for a DFG. Applications are processed in accordance with

existing legislation and government guidance.



Anticipated Outcomes: The provision of grant assistance will assist in improving house

conditions and providing affordable warmth and thereby reducing accidents, ill health and the risk

of crime. The Options Appraisal process will ensure that the use of accommodation is

maximised. Accordingly, the grant policy will contribute to meeting all objectives above.





5.6 Raising Energy Efficiency Standards



The Council has published a Home Energy Efficiency Report which sets down the strategy for

improving domestic energy efficiency in the district by 30% by 2006. In addition the Council has

prepared an Affordable Warmth Policy which aims to reduce fuel poverty in the district by raising

energy efficiency standards and maximising the funding available for energy efficiency

improvements and fuel.



The activities to be undertaken to raise energy efficiency standards include:



Energy Advice. The Beech Campaign (Better Energy Efficient Chiltern Homes) will continue to

offer advice on energy efficiency and how to obtain discounts or grants for energy saving

measures, for example using the Big Green Boiler Scheme or Fuel Supplier (EEC) schemes.

Specialist advice is provided directly to residents by Milton Keynes Energy Agency.



Better Homes Better Health. This scheme was set up in partnership with South Bucks and

Wycombe District Councils and the PCT using HECAction funding to deliver heating and

insulation improvements into the homes of those who are most at risk from illness associated with

cold and damp homes. The project is managed by Anchor Trust who give advice to clients on the

improvements needed and offer financial assistance though grants or loans. The scheme also

includes promotion to raise awareness amongst health professional of fuel poverty issues.



Grant Assistance. As outlined above, grants are available for energy efficiency improvements

for people on low incomes and some landlords.



Education and Publicity. Articles on climate change and energy efficiency are published on a

regular basis in the Chiltern Chronicle. The Council also participates in national promotional

events such as Energy Efficiency Week and Warm Homes Week. Milton Keynes Energy Agency

assist in providing presentations each year to various groups. The Website is kept updated with

information on energy efficiency and current offers and grants available to residents.



Anticipated Outcomes: Improvements in the SAP ratings of dwellings in the district and

reduction in the number of households living in fuel poverty. Meets objectives 1 and 4.





5.7 Enforcement



The authority will undertake routine inspections of all HMOs in accordance with their risk rating

assessment and continue to be proactive in the identification of HMOs. Other private rented

properties will be inspected on request, referral or complaint and action taken as appropriate.

The authorities will carry out enforcement in accordance with the General Environmental Health

Enforcement Policy where informal action is not effective. A specific housing enforcement policy

is being developed this will consider all aspects of enforcement including the approach to be

taken regarding owner- occupiers.



Anticipated Outcomes: Ensure the provision of minimum standards in the private rented sector.

Meets objective 3.



5.8 Landlord Forum



The Council has recently established a Landlord‟s Forum to encourage the development of the

private rented sector. The Forum will meet quarterly to discuss issues of concern to private

sector landlords, to disseminate information and to share good practice.



Anticipated Outcomes: Assist in the provision of good quality housing in the private rented

sector. Meets objective 3.



5.9 Other Assistance



Assistance in the form of advice and information is available to owners of empty properties, to

encourage them to bring them back into use. The Council is currently finalising an agreement

with Frays Housing Association to lease and manage empty properties where the new tenant is

nominated from the Council‟s Housing Register.



6.0 Consultation

The strategy has been influenced by consultation with both statutory agencies and residents. The

consultation consisted of the identification of need and available resources through the House

Condition and Housing Need Surveys incorporating a social-economic assessment, a mail-out to

the Local Strategic Partnership and 1500 residents (with 260 replies), and the use of a focus

group involving 12 residents. Feedback from existing customers, of housing grants, the Better

Homes Better Health scheme and Chiltern and South Bucks Handy Van has been used to

develop this policy. Future consultation will include the use of the web forum and customer

feedback.



Findings from public consultation indicate that there is general support for the proposed objectives

of the Private Sector Housing strategy. The majority of respondents agree that grant assistance

should only be provided if it is means tested, and that it should be repayable. There was less

consensus on whether interest should be charged, or whether grant should only be available as a

top-up to private finance. On the question of private funding, the majority of respondents were

strongly in favour of providing information on loans and the development of secure equity release

schemes. Most agreed that prior advice from an Independent Financial Advisor would be

required in conjunction with this service.



On other issues, most respondents were in favour of encouraging and developing home

maintenance, and supported the idea of a Home Improvement Agency. With regards to

enforcement, while the majority on the whole agreed that the Council should take enforcement

action, there was a mixed response as to whether this should apply to owner-occupiers.



A focus group drawn from a random sample of residents identified three top priorities for private

sector housing – the Handy Van, Home Maintenance and Grant Assistance. One of the key

messages arising from the discussions was that publicity and promotion of services needs to be

improved.



The table below summarises the main outcomes of the consultation and the actions taken or

proposed in response.





Outcomes of Consultation Actions Taken/Proposed

1. Home maintenance should be encouraged  Guidelines to be reviewed and promoted

 Internet links made to DIY websites

 List of Builders has been reviewed and

updated

2. Support for Home Improvement Agency  Considering bid to be made for ODPM

funding



3. Handy Van should be promoted  Team meetings with referral agencies

 Promotion at older persons groups

 Local media campaigns

 Internet and leaflet distribution



4. Grant assistance should be provided after a  Grants to be targeted at people on low

means test and repayable on death/sale incomes

 Repayment conditions under

consideration

5. Information on loans, secure equity release  Loan provider to be investigated

and independent financial advice  Contact list of Financial Advisors to be

developed

6. Improve publicity of all types of assistance  Information on website to be altered and

extended









7.0 Resources



7.1 Capital



The Councils own Capital Programme funds both Disabled Facilities Grants (DFG‟s) and the

house repair grant programmes (although the Council does receive a Government contribution

towards the cost of DFGs). For the period 2003 to 2006 it is estimated that the capital expenditure

for these programmes will be:



2003/04 2004/05 2005/06

Housing Renewal* 145,000 145,000 145,000

Disabled Facilities Grants** 225,000 225,000 225,000

* Figures include support provided to agencies to deliver financial or other housing assistance

**Figures include £135,000 government contribution. Consideration is being given to requesting

increased funding for disabled facilities from government



The level of financial and other assistance for housing in future years will be subject to an annual

review of the Council‟s overall capital programme. Should the demand for expenditure for

Housing Renewal or Disabled facilities Grants be greater than the above level, a waiting list will

be applied.



A proportion of the Housing Renewal capital will be used to support core costs of agencies

providing assistance under this policy e.g. a Home Improvement Agency and a loan provider.

Such support will allow additional private resources to be used to deliver private sector renewal.



As a specific measure to lever in private funding it is estimated the grant repayment condition will

attract approximately £25,000 per annum in grant repayments. In addition the other activities are

estimated to result in residents investing approximately £45,000 of their own money into the

renewal of the private sector housing stock. However these are estimates and will be reviewed on

an annual basis. For example the measures installed by owner-occupiers in energy efficiency

improvements in one year may significantly exceed this initial estimate. The potential for

encouraging owner- occupiers to invest their own finances in the maintenance of their own homes

is likely to increase if a Home Improvement Agency and loan scheme is set up.



7.2 Partner Organisation and other Resources



A key aspect of the private sector housing activities will include the levering in private funding

towards house repairs and adaptations. In many occasions this will be undertaken in partnership

for example, works undertaken by the new Handy Van scheme will represent private and public

investment in housing condition. Private funds will be used to undertake some chargeable repairs.



The Southern Buckinghamshire Handy Van Scheme will provide a range of DIY repairs, access to

security and call aid schemes to all vulnerable groups. The scheme will operate on a partly self

funding basis with the work charged at £10/hr plus materials. Contributions of £75,000/year to

support the core cost of the scheme are being provided by a wide range of partners from

voluntary groups, fire service, police, social services, health care and the district councils.



Private finance is also contributed in to maintaining and improving the housing stock by the

provision of energy efficiency advice and residents accessing discount schemes operated by

contractors.



To promote energy efficiency the authority works with partners such as Milton Keynes Energy

Agency, Thames Valley Energy Advice Centre, the Association of Building Control Officers, utility

suppliers, to offer a range of advice and discount schemes targeted at improving insulation and

efficient appliances. Additionally Better Homes Better Health operated by Anchor and funded by a

£30,000 grant from the Partnership Development Grant from the Primary Care Trust assists in the

delivery of loans and grant assistance and advice to reduce fuel poverty.







8.0 Partnership Working

The above activities will involve partnership working with the following agencies and

organisations:



 Chiltern Hundreds Housing Association

 Other Buckinghamshire councils

 Anchor Trust

 Police and Fire Authorities

 Chiltern and South Bucks PCT

 Milton Keynes Energy Advice Centre

 Help the Aged

 Anchor





9.0 Monitoring and Review

This strategy and policy for giving grant assistance will come into force on DATE FULL COUNCIL

APPROVE and will remain in effect for the period 2003/05.



The strategy will be reviewed annually to consider how well targets have been achieved, whether

any amendments are required and to set targets for the coming year. The Home Energy

Conservation Act report will also be considered as part of this review.



Any revisions shall be agreed by the Council and published in advance of any such revisions

coming into force. The Council shall also utilise consultation with users of the service to identify

needs and expectations for future services.



It is recognised that regular stock condition and housing needs surveys, in addition to ongoing

research into the circumstances of local housing markets, demographic trends and socio-

economic factors, will be necessary to effectively monitor the outcomes of the policy. To assist the

review of the strategy a stock condition survey will be undertaken every five years.



Progress in meeting the stated objectives will be assessed with reference to the Action Plan in

Appendix 1 and the following Performance Indicators and targets:



Indicator Target

No. Of unfit properties made fit (BV62) 1%

No of empty properties brought back into use (BV64) 10

No of Completed adaptations for disabled people 45

Grant Customer satisfaction 95%

Annual % improvement in energy efficiency (LBVPI) 2%

Handy Van security works completed 200

No of residents advised on energy efficiency 1000



Grant applications and housing complaints are also subject to performance monitoring criteria and

citizen‟s charter targets which are monitored and reviewed annually.



Detailed information on housing renewal activity and performance is prepared and published

annually through a report to Council‟s Executive.



10.0 Complaints or comments about this strategy

To continually improve this strategy, we welcome any queries, complaints or suggestions. You

should set out any comments in writing and send it to the Director of Planning and the

Environment, Chiltern District Council, Council Offices, King George V Road, Amersham, Bucks

HP6 5AW. All comments will be carefully considered and we will also give a written reply. Where

appropriate, we will also contact you to discuss the views that you have put forward.

APPENDIX 1



ACTION PLAN July 2003- August 04





Respon Target

Service Area Action

sible Completion Date

Encouraging Home  Review Guidelines for Looking after your home. LQ March 04

Maintenance  Prepare funding advice leaflet

 Develop means of issuing information pack to all

land charge searches



Home Improvement  Prepare bid to ODPM for funding countywide MH October 03

Agency agency.

st

Southern Bucks  Finalise funding arrangements and implement MH 1 August 03 (Help

Handy Van Scheme scheme the Aged aspects)

 Promote scheme using leaflets and posters,

st

website and existing Council publications 31 July 04

 Complete 200 security jobs Help the

Aged

Loans  Evaluate operation of House Proud in other local LQ July 04

authority areas

 Investigate other loan providers

 Work with other Bucks council to consider

possibility of joint loan provision



Raising Energy  Publish Beech Questionnaire and associated LQ Ongoing

Efficiency articles in each edition of the Chronicle, and

Standards provide advice to at least 1000 households.

 Provide energy advice as part of grant and other

housing visits

 Arrange five promotion/presentation events with

Milton Keynes Energy Agency

 Explore potential for new projects though the

Sustainable Energy Partnership



Grant Assistance  Promote and publicise grants using leaflet points, LQ Sept 03

benefit letters, website.

 Administer and approve grants in accordance with

agreed policy and performance standards.

 Ensure capital is fully spent

 Develop a waiting list Priority system LQ March 04

 On line application form to be developed



Enforcement  Develop and consult on an enforcement policy. LQ March 04

 Develop programme to contact private tenants to

raise awareness of private sector housing and

enforcement policies.



Landlord Forum  Hold a landlords forum in September 2003 and LQ September 03

February 2004

 Develop database of landlords using information

from grants and other enquires.



Other Assistance  Contact owners of long term empty properties (via NJ August 03

Council Tax) to offer advice on bringing back into

use.

APPENDIX 2





POLICY FOR GIVING GRANT ASSISTANCE





1.0 General Eligibility Conditions

(a) Grant will not be given where works have commenced before the Council give their approval

in writing.



(b) Grant applications will not normally be considered for works, which fall outside the policy

below. However, exceptional cases will be considered on an individual basis in accordance

with section 11 below.



(c) The amount of funding available to pay for grants is strictly limited and grants can only be

approved where financial resources permit. The level of available funding is detailed in the

Financial Capital programme. A waiting list may therefore be operated from time to time.



(d) “Dwelling” means a building or part of a building occupied or intended to be occupied as a

separate dwelling.



(e) Mobile home means a caravan within the meaning of Part 1 of the Caravan Sites and Control

of Development Act 1960.



(f) “private tenant” does not include tenant of a registered social landlord, a health authority,

NHS Trust, or police authority.





2.0 Disabled Facilities Grant ( DFG)

2.1 Purpose of Grant



This is a mandatory grant available to provide essential adaptations to the homes (including

Mobile Homes) of disabled people to ensure they have reasonable access into and around their

home and to essential facilities within it. DFGs are administered under the detailed provisions of

the Housing Grants, Construction and Regeneration Act 1996. This section gives an overview.



2.2 Eligibility Criteria



A person is eligible to apply for a DFG in the following circumstances



 The applicant is either an owner, a tenant or a landlord.

 The applicant intends for the disabled person to live in the property as his/her

only or main residence for a period of five years.



Additionally, the general eligibility conditions in Section 1 apply.



2.3 Eligible Works



The need for adaptation is determined by an Occupational Therapist from the Wycombe Primary

Care Trust, who act on behalf of Bucks County Council Social Services. The Council will only act

on recommendations made by the Occupational Therapist, where the work is



 mandatory under the Housing Grants, Construction and Regeneration act 1996,

and

 confirmed by Social Services as being necessary and appropriate, and

 considered reasonable and practicable.



Grant is also available for certain fees and charges you may incur in connection with the

application. See Section 8 below.

2.4 Amount of Grant



The Council has to carry out a test of the financial resources of the disabled person (or parents in

the case of a child) to assess how much they have to pay towards the work. Where the applicant

is an owner or a tenant, the test of resources set out in the Housing Renewal Grants Regulations

1996 will be applied. Where a landlord applies for a Disabled Facilities Grant for works for their

tenant, their contribution will be assessed based on the Rent Office‟s assessment of the increase

in rental value arising from the proposed works, using the formula in paragraph 6.4 below.



The amount of grant is equivalent to the reasonable cost of the work (or the maximum grant of

£25,000, where the cost of work exceeds this) minus the applicant‟s contribution.



2.5 Application Procedure



Enquirers will be firstly asked to complete an informal test of resources form to assess whether

they are likely to qualify financially for assistance. An inspection of the property will then be

carried out to determine which works, if any, are eligible for grant. The applicant will be required to

submit an application form and certify their intention to for the disabled person to occupy the

dwelling for a period of at least five years occupy the dwelling as their main residence, in

accordance with the above. They must also provide proof of ownership or their landlord‟s consent

for carrying out the works. At least two estimates for the eligible works are required to be

submitted together with details of any fees to enable the Council to decide on the reasonable cost

of the work. Proof of income and/or benefit will also be required.



2.6 Conditions



Grant conditions set out in section 10 will apply. However, after a DFG has been completed there

is no requirement to repay the grant if the house is sold or if the disabled person ceases to live

there.



2.7 How to Apply



To enquire about a DFG you should contact the Housing and Community Section at Chiltern

District Council, Council Offices, King George V Road, Amersham, Bucks HP6 5AW, Telephone

01494 732016. Alternatively, complete the Enquiry form online at www.chiltern.gov.uk.





3.0 Home Fitness Grant



3.1 Purpose of Grant



This is a discretionary grant, which is available for works to a dwelling, which is in disrepair or

unfit for habitation. (Fitness is defined in s604 of Housing Act 1985 and will be determined by an

officer from the Council.)



3.2 Eligibility Criteria



Grant will normally only be available where



 The applicant is an owner or a private tenant with a repairing obligation, and intends

to occupy the property as their main residence for at least five years.

 The applicant has lived in the dwelling for at least three years, and

 The house is assessed as unfit for habitation or is a significant risk to the occupant‟s

health and safety, and

 Carrying out the works is the best course of action, having considered all options

available to the applicant.



Additionally, the general eligibility conditions in Section 1 apply.



3.3 Eligible Work



Eligible works will include works to make the property fit for habitation, energy efficiency works,

and works to put the property in reasonable repair, based on a 10 year life. The grant will also

cover certain fees and charges you may incur in connection with your application. Further details

are given in section 8.



3.4 Amount of Grant



The maximum grant which may be paid is £20,000. An application cannot be made for the same

measure during the 10-year period. The amount of grant payable is subject to a test of resources

in accordance with the Housing Renewal Grants Regulations 1996. The amount of grant will be

assessed based on reasonable costs of carrying out the eligible works less the applicant‟s

contribution, subject to a maximum of £20,000. Persons claiming and eligible to claim income

related benefit will automatically qualify for a full grant of up to £20,000.



3.5 Application Procedure



Enquirers will be firstly asked to complete a preliminary enquiry form to assess whether they are

likely to qualify for assistance. An inspection of the property will then be carried out to determine

which works, if any, are eligible for grant, having regard to all of the issues outlined in section 9

below. If eligible, the applicant will be required to submit an application form, proof of ownership

and certify their intention to occupy the dwelling as their main residence, in accordance with the

above. Two estimates for the eligible works and full details of any fees will be required to be

submitted to enable the council to decide on the eligible costs. Proof of income and/or benefit will

be also be required.



3.6 Grant Conditions



The grant will be subject to the conditions detailed in section 10, and will be repayable with

interest on sale of the property within x years from completion of the works.



The applicant must undertake to carry out such routine maintenance as necessary to ensure that

the repairs/improvements made are fit for a 10-year period. Multiple applications cannot be made

for the same measure during the 10-year period



3.7 How to apply



To enquire about a House Fitness Grant, contact Housing and Community Section at Chiltern

District Council, Council Offices, King George V Road, Amersham, Bucks HP6 5AW, Telephone

01494 732016. Alternatively, complete the Enquiry form online at www.chiltern.gov.uk.





4.0 Minor Works Grant

4.1 Purpose of Grant



This is a discretionary grant, which is available for small essential repairs to dwellings and the

common parts of leasehold flats.



4.2 Eligibility Criteria



Grant will normally only be available where



 The applicant is an owner or a private tenant, and intends to occupy the property as their

main residence for at least five years

 The applicant has lived in the dwelling for at least three years

 Carrying out the works is the best course of action, having considered all options

available to the applicant, and

 The applicant (and every joint owner who lives at the property) is claiming at least one of

the following benefits: income support, income based job-seekers allowance, council tax

benefit, housing benefit or working tax credit/child tax credit where annual income is

below £14,200.



Additionally, the general eligibility conditions in Section 1 apply.

4.3 Eligible Works



Eligible works will include



 works of essential repair or renewal which address a potential health and safety risk to

the occupant

 works of disrepair which are likely to cause serious deterioration to the fabric of the

dwelling likely to cause unfitness

 Works to improve the energy efficiency of the dwelling



The grant will also cover certain fees and charges you may incur in connection with your

application. Further details are given in section 8.



4.4 Amount of Grant



The maximum grant, which may be paid, is £5,000. More than one application may be made for a

Minor Works Grant but no more than £5,000 will be paid in any one year, and no more than

£10,000 will be paid over a three year period. Home Repair Assistance (approved under the

Housing Grants Construction and Regeneration Act 1996) will be taken into account when

calculating the amount of grant received in the previous three-year period. The amount of grant

will be assessed based on reasonable costs of carrying out the eligible works.



4.5 Application Procedure



Where an enquirer appears to meet the eligibility criteria set out above, an inspection of the

property will be undertaken to determine which works, if any, are eligible for grant, having regard

to all of the issues outlined in section 9 below. The applicant will be required to submit an

application form and certify their intention to occupy the dwelling as their main residence. Two

estimates for the eligible works and full details of any fees will be required to enable the council to

decide on the eligible costs. Proof of benefit will also be required.



4.6 Conditions



The grant will be subject to the conditions outlined in section 10, and will be repayable with

interest on sale of the property within x years of completion of the work. The disposal condition

does not apply to a tenants application.



4.7 How to Apply



To enquire about a Minor Works Grant, contact Housing and Community Section at Chiltern

District Council, Council Offices, King George V Road, Amersham, Bucks HP6 5AW, Telephone

01494 732016. Alternatively, complete the Enquiry form online at www.chiltern.gov.uk.





5.0 Mobile Home Grant

5.1 Purpose of Grant



This is a discretionary grant, which is available for occupants of permanent mobile homes or

permanent residential caravans, to carry out repairs and energy efficiency improvements.



5.2 Eligibility Criteria



Grant will normally only be available where



 The mobile home is classed as a dwelling for the purposes of Council Tax

 The applicant has lived in the dwelling for at least three years and intends to occupy

the property for at least three years.

 The applicant is the owner or a tenant of the land on which the mobile home is

stationed or the mobile home is occupied under an agreement to which the Mobile

Homes Act 1983 applies or under a gratuitous licence and has been sited for a period

of at least three year on land forming the part of the same protected site within the

meaning of that Act.

 Carrying out the works is the best course of action, having considered all options

available to the applicant, and

 The applicant (and every joint owner who is living at the property) is claiming at least

one of the following benefits: income support, income based job-seekers allowance,

council tax benefit, housing benefit or working tax credit/child tax credit where annual

income is below £14,200.



Additionally, the general eligibility conditions in Section 1 apply.



5.3 Eligible Works



Eligible works include works of essential repairs, insulation and/or heating improvements to an

individual dwelling. Grants are not available to maintain, repair or improve site services. The

grant will also cover certain fees and charges you may incur in connection with your application.

Further details of allowable fees are given in section 8.



5.4 Amount of Grant



The maximum grant, which may be paid, is £10,000. More than one application may be made for

a Mobile Home Grant but no more than £10,000 will be paid in any three-year period. Home

Repair Assistance (approved under the Housing Grants Construction and Regeneration Act 1996)

will be taken into account when calculating the amount of grant received in the previous three-

year period. The amount of grant will be assessed based on reasonable costs of carrying out

the eligible works.



5.5 Application Procedure



Where an enquirer appears to meet the eligibility criteria set out above, an inspection of the

property will be undertaken to determine which works, if any, are eligible for grant, having regard

to all of the issues outlined in section 9 below. The applicant will be required to submit an

application form and certify their intention to occupy the dwelling as their main residence. Two

estimates of the eligible works and details of fees will be required to enable the council to decide

on the eligible costs. Proof of benefit will also be required.



5.6 Conditions



The grant will be subject to the conditions outlined in section 10 but the grant is not repayable on

disposal of the property.



5.7 How to Apply



To enquire about a Mobile Home Grant, contact Housing and Community Section at Chiltern

District Council, Council Offices, King George V Road, Amersham, Bucks HP6 5AW, Telephone

01494 732016. Alternatively, complete the Enquiry form online at www.chiltern.gov.uk.





6.0 Landlord’s Grant

6.1 Purpose of Grant



This is a discretionary grant, which is available to private and RSL landlords for works to dwellings

and Houses in Multiple Occupation for essential repairs, energy efficiency and fire precautions.

Landlords can also make an application for a Disabled Facilities Grant (see Section 2 above) for

works of adaptation for a disabled tenant.



6.2 Eligibility Criteria



Grant will normally only be available where



 The landlord has a duty or power to carry out the proposed works

 The landlord intends to let the dwelling for a period of at least five years to a person

who is not a member of their family and not on a holiday let

 Carrying out of the work is the best course of action, having considered all the options

open to the applicant

 The application is received no later than the commencement date set out in any

enforcement notice under s189 or s352 Housing Act 1985 (See 6.5 below)



Additionally, the general eligibility conditions in Section 1 apply.



6.3 Eligible Works



Eligible works include



 works to make an unfit dwelling fit for habitation

 works to improve the energy efficiency of a dwelling

 works of repair, improvement or conversion to bring an empty property back into use

 works to provide fire precautions in Houses in Multiple Occupation.



The grant will also cover certain fees and charges you may incur in connection with your

application. Further details of allowable fees are given in section 8.00.



6.4 Amount of Grant



The maximum grant which may be paid is £10,000, and the landlord will be expected to make a

contribution towards the cost of the works, based on the expected rental increase resulting from

the proposed works. A landlord‟s assessed contribution will be calculated as the sum which

could be raised by a loan over a ten year repayment period at an interest rate of 3% above the

bank base rate serviced by the additional rent payable as a result of carrying out the proposed

works.



The notional increase in rent will be assessed by the Rent Service and the notional loan amount

will be calculated using the following formula:

10

Notional Loan (Contribution) = Z (1/1+ x) (1- 1/1 + x)

1 - (1/1 + x)



Where Z = notional increase in rent

X = bank base rate plus 3%





Alternatively, no landlord‟s contribution will be required where rent levels are fixed at agreed

levels for a period of five years. In this case, an additional condition of the grant will apply giving

the authority a right to nominate a tenant throughout the grant condition period.



The grant will be calculated as the reasonable cost of the works less the landlord‟s contribution,

subject to a maximum of £10,000.



6.5 Application Procedure



Where an enquirer appears to meet the eligibility criteria set out above, an inspection of the

property will be undertaken to determine which works, if any, are eligible for grant, having regard

to all of the issues outlined in section 9 below. The applicant will be required to submit an

application form, proof of ownership and certify their intention to let the property for a period of at

least five years to a person(s) who is not a member of their family and not as a holiday let. Two

estimates of the eligible works will be required together will full details of any fees to enable the

council to decide on the eligible costs.



Where the property is assessed as unfit under s604 or s352 of the Housing Act 1985, the Council

will issue a notice undertaking enforcement action. Application for grant assistance can be made

at any time up the proposed date of commencement of the work set out in the enforcement

notice. Should a full application not be received by this date, the offer of grant will cease.



6.6 Grant Conditions



The grant will be subject to the conditions outlined in section 10, and will be repayable on disposal

of the property within x years of completion of the works.

Where the property is assessed as unfit under s604 or s352 of the Housing Act 1985, the Council

will issue a notice undertaking enforcement action. Application for grant assistance can be made

at any time up the proposed date of commencement of the work set out in the enforcement

notice. Should a full application not be received by this date, the offer of grant will cease.



6.7 How to Apply



To enquire about a Landlord‟s Grant, contact Housing and Community Section at Chiltern District

Council, Council Offices, King George V Road, Amersham, Bucks HP6 5AW, Telephone 01494

732016. Alternatively, complete the Enquiry form online at www.chiltern.gov.uk.





7.0 Urgent Works Grant

7.1 Purpose of Grant



This is a discretionary grant, which is available for urgent works to dwellings.



7.2 Eligibility Criteria



Grant will normally only be available where



 The applicant is an owner or a private tenant.

 Repair or security/safety works are urgently required.

 The applicant (and every joint owner who lives at the property) is claiming at least one of

the following benefits: income support, income based job-seekers allowance, council tax

benefit, housing benefit or working tax credit/child tax credit where annual income is

below £14,200.



Additionally, the general eligibility conditions in Section 1 apply.



7.3 Eligible Works



Eligible works are limited to



 Emergency repair works

 Security locks to doors and windows including key safe

 Provision of safety equipment and smoke alarms

 Provision and installation of call assistance equipment (excluding any monthly rental)

where it is required for the personal safety of the applicant.



The grant will also cover certain fees and charges you may incur in connection with your

application. Further details of allowable fees are given in section 8.00.



7.4 Amount of Grant



The maximum of only £500 is available to an applicant in any year under this grant. The amount

of grant will be assessed based on reasonable costs of carrying out the eligible works.



7.5 Application Procedure



Where an enquirer appears to meet the eligibility criteria set out above, an inspection of the

property will be undertaken to determine which works, if any, are eligible for grant. The applicant

will be required to submit an application form and one estimate for the eligible works. Details of

any fees and proof of benefit will also need to be provided.



7.6 Conditions



The grant will be subject to the conditions outlined in section 10, but is not repayable on disposal

of the property.



7.7 How to Apply

To enquire about a Urgent Works Grant, contact Housing and Community Section at Chiltern

District Council, Council Offices, King George V Road, Amersham, Bucks HP6 5AW, Telephone

01494 732016 Alternatively, complete the Enquiry form online at www.chiltern.gov.uk.





8. Fees and Charges

The fees and charges which are eligible for grant assistance are as follows:



 Solicitors fees in connection with provision of Proof of Title

 Specialist contractor‟s fees in relation to information required in support of your application.

This may include CORGI or Electrical Contractors report fee, a structural Engineer‟s fee etc

 The fees of a Home Improvement Agency in connection with assistance provided in

submitting a grant application.

 The fees of an architect or surveyor for preparing drawings, detailed specification and

overseeing the works

 Fees of an Occupational Therapist in connection with an application for a DFG

 Charges of the Handy Van service.

 Building and planning application fees where appropriate





9.0 Best Course of Action



There will be no automatic availability of grant assistance for works to properties. The offer of a

grant may be only one of a number of options suggested to the enquirer, or it may be decided that

the giving of a grant is not appropriate having regard to all of the circumstances.



At the initial inspection, the following questions will be considered to establish a range of options

which are open to the enquirer.



 If the property is unfit, is repair the best course of action having regard to the Code of

Guidance in Annex B of Circular 17/96?

 What works of repair/adaptation are required to the dwelling?

 Is this work essential to safeguard the health and safety of the occupant?

 Will the work improve the energy efficiency of the dwelling?

 Will the works reduce the risk of crime?

 Is the property currently under-occupied?

 Is the dwelling suitable for conversion to more than one dwelling with the provision of fire

precautions?

 Does the property in its existing condition have a detrimental effect on the neighbouring

locality

 Is the site suitable for re-development?

 Would moving to a different property be a better solution to repairing/adapting the existing

property?

 Would the applicant consider moving to another property?

 Is the applicant‟s able to meet the assessed level of contribution?

 Would the applicant qualify for a commercial loan or other loan scheme (eg equity release)

 What is the level of equity in the property?

 Is the applicant physically and mentally capable of arranging the work and having it carried

out?



The available options which may be considered are:



 Grant

 Move to another property

 Loan

 Enforcement

 Re-development of site

 Purchase by RSL

 Compulsory purchase by CDC

 Demolition or closure

 Deferred action (ie no action taken immediately but reviewed in a specified time period)

The offer of grant or other assistance provided by the Council will only be made were this is

considered to be the best course of action.





10. Grant Conditions



10.1 General Conditions



(a) It is a condition of payment of all housing assistance grants that the eligible works are carried

out within 12 months from the date of approval of the application concerned, or such further

period as the Authority (Chiltern District Council) may allow.



(b) It is a condition of payment that the eligible works are carried out in accordance with the

Chiltern District Council‟s Schedule of Works and any other detailed specification issued by

the Council with respect to the application concerned.



(c) The payment or part payment of housing assistance grant is conditional upon the eligible

works or corresponding part of the works being executed to the satisfaction of the Authority.



(d) The payment or part payment of housing assistance is conditional upon the authority being

provided with an acceptable invoice, demand or receipt for payment for the works and any

preliminary or ancillary services or charges in respect of which the grant or part of the grant is

to be paid. For this purpose on invoice, demand or receipt is acceptable if it satisfies the

Authority and is not given by the applicant or a member of his family.



(e) It is a condition of payment that the eligible works are carried out by the contractor whose

estimate accompanied the application or, where two or more estimates were submitted, by

one of those contractors.



(f) It is a condition of housing assistance that the applicant takes reasonable steps to pursue any

relevant insurance or legal claim applies and to repay the housing assistance, so far as

appropriate, out of the proceeds of such a claim.



The claim to which this section applies are:



(i) an insurance claim, or legal claim against another person, in respect of damage

to the premises to which housing assistance relates, or



(ii) a legal claim for damages in which the cost of the works to premises to which

housing assistance relates is part of the claim.



A claim is a relevant claim to the extent that the works to make good the damage

mentioned in paragraph (i), or the cost of which is claimed s mentioned in paragraph (ii),

are works to which housing assistance relates.



(g) It is a condition of housing assistance that where the applicant has an insurable interest in

the grant-aided property, he shall arrange and maintain in effect adequate insurance for

the property, subject to and with the benefit of the completed works, from the date of

approval throughout a ten year period from the certified date.



(h) It is a condition of housing assistance that where the applicant has a duty or power to

carry out works of repair to the house assisted property, he shall ensure that, to the

extent that his duty or power allows, the property remains fit for human habitation

throughout a period of ten years from the certified date.



(i) Except in the case of Mobile Home Grant and Urgent Works Grants, is a condition of

housing assistance that all grant conditions become registered as a local land. This

charge will not be removed until either the conditions expire (see 10.3 d below) or until

the grant is repaid, together with any interest or additional charges that may apply.



(j) Where any condition is in force, the Council may require the person responsible to

provide any information to satisfy the Council that the conditions are being complied with.

It is a condition of the grant that this information is provided in the form required and

within the time period specified by the Council.



(k) In the event of a breach of any of the conditions set out in paragraphs (a) to ( j ), the

Authority may demand repayment from the applicant of a sum equal to the amount of the

housing assistance paid together with any interest which may have accrued. The

Authority may agree to payment by instalments.







10.2 Occupation and Repayment Conditions



(a) It is a condition of the housing assistance that, throughout a period of five years from the

certified date, the property will be occupied or available for occupation in accordance with the

Certificate of Occupation submitted with the grant application.



(b) In the event of a breach of the occupation condition within five years from the certified date,

the Council may demand repayment of grant with interest. This condition does not apply to a

Disabled Facilities Grant, an Urgent Works Grant or a tenant‟s application for a Minor Works

Grant.



(c) It is a condition of the grant that in the event of a relevant disposal of the dwelling within

twenty years of the certified date, the grant is repayable to Chiltern District Council by. Where

the disposal is an exempt disposal, there will be no requirement to repay the grant, but all the

grant conditions will continue to apply and are binding upon the person or persons to whom

the exempt disposal is made. This condition does not apply to Disabled Facilities Grants,

Mobile Home Grants or Urgent Works Grant, nor does it apply to a tenant‟s application for

Minor Works Grants.



(d) It is a condition of the housing assistance that the applicant shall notify the authority of his

intention to make a relevant disposal of any dwelling, building or house in multiple occupation

with respect to which there is in force housing assistance conditions, and shall give the

Authority any information reasonably requested by them in connection with such notification.



(e) The authority intends to enforce the occupation and disposal conditions in all cases in

accordance with the above. However, the requirement to repay may be waived where a

disposal is made in the following circumstances:



 the property is no longer reasonable to occupy by the applicant on medical grounds

 the proceeds from disposal after deduction of any relevant amount are less than the

amount of grant which an applicant would be liable to repay. Relevant amount means

any expenses incurred in connection with the disposal and the amount of any advance

secured by a charge on the premises.





10.3 Grant conditions – notes and definitions



(a) “Housing Assistance” means any financial assistance provided by the Authority under

article 3 of the Regulatory Reform (Housing Assistance) Order 2002 including any grant or

loan or a combination grant/loan.



(b) “Certified Date” means the date certified by the Authority as the date on which the

execution of the eligible works is completed to their satisfaction.



(c) Grant conditions come into force from the date the grant or relevant scheme is approved

and remain in force for the following periods:



General Conditions - A period of ten years from the certified date.

Occupation Conditions - A period of five years from the certified date.

Disposal Condition – A period of xx years from the certified date.



In the case of a DFG, all conditions expire on the certified date.



(d) A local land charge is binding on any person who is for the time being an owner of the

premises concerned. Where a grant condition is broken, the Council has all the usual

powers and remedies in law to enforce the local land charge and secure payment of any

amount due.



(e) Any reference to a „person responsible‟ or to „the owner‟ in this section, or in relation to

grant conditions generally, is to be taken to mean any owner or other person who is

responsible for the relevant grant condition or conditions, either singly or jointly. This

includes the original person(s) who applied for and/or received the assistance, as well as

any other person(s) who has subsequently become responsible for any condition as a

result of acquiring the property or an interest in it.



(f) Any reference to a member of a person‟s family is to be taken to mean someone who is

their parent, grandparent, child – including an illegitimate child, grandchild, brother, sister,

uncle, aunt, nephew or niece. A relationship by marriage is treated as if it were a

relationship by blood. A half-blood relationship is treated as a full blood relationship.



(g) Any reference to a relevant disposal of a property means:



 a conveyance or transfer of the freehold

 an assignment of the lease, where the lease was used to qualify for the grant (for

example a long lease that was treated as effective „ownership‟)

 the grant of a lease, other than a mortgage term, for a term of more than 21 years

otherwise than at a rack rent.



(h) A reference to an "Exempt disposal" means a disposal which is :



 of the whole of the dwelling to the owner or one of the joint owners of the dwelling or

to a wife or husband or former wife or husband of one of the joint owners, or a

member of that person‟s family, or, in the case of a company, to an associated

company;

 of the whole of the dwelling by Court order in the course of a domestic breakdown;

 compulsorily, or by agreement, to a public body with compulsory purchase powers;

 of land which is "included land" under section 184 of the Housing Act 1985; or

 of a defective house under part XVI of the Housing Act 1985 and the owner is

exercising his entitlement to assistance by way of repurchase.

 by way of enfranchisement or lease extension under Part 1 of the Leasehold Reform

Act 1967.

 in pursuance of an obligation arising under Chapter I or II of Part 1 of the Leasehold

Reform, Housing and Urban Development Act 1993.

 on the exercise of a right of first refusal under Part 1 of the Landlord and Tenant Act

1987 or in accordance with an acquisition under Part III of that Act.

 on the exercise of the right to acquire the dwelling under Part V of the Housing Act

1985 (right to buy) or Section 16 of the Housing Act 1996.

 of the freehold/conveyance of the lease where the disposal is made in order to

provide an annuity income by a person aged at least 70 and that person is entitled to

continue to occupy the premises as their only or main residence.



(i) Money repaid or recovered will be recycled into the Council‟s capital programme for

private sector housing renewal, so that additional people can benefit.



(j) It is the responsibility of the person responsible for any grant condition to demonstrate to

the Council‟s satisfaction that the condition is being complied with. Failure to do so will

be treated as failure to comply with the condition. The Council does not have the burden

of having to prove that the condition is not being complied with.





11. Appeals about decisions in individual cases

Appeals about how the policy is operated in individual cases, for example, where an enquiry or

application for assistance is refused, will be considered by the Assistant Director – Housing and

Advice Services.



Appeals must be set out in writing and sent to the Director of Planning and the Environment,

Chiltern District Council, Council Offices, King George V Road, Amersham, Bucks HP6 5AW.

The appeal submission must include the specific grounds on which the appeal is based. Appeals

will be considered only on the following grounds:

 that the policy has not been applied correctly in the case in question, for example there has

been a mistake, or



 that the case in question is exceptional in some way that justifies and exception to the general

policy.



Appeals will not be considered on the grounds that the appellant simply disagrees with the policy.

However, any written comments and complaints about the policy will also be considered by the

Director, as described above.



A written response to an appeal will be given. If the Director believes that the case is exceptional,

or at least merits further consideration, it will be referred to the Executive along with

recommendation and options where appropriate. The Executive in consultation with the Director

of Corporate Services may then authorise a grant or other assistance as an exception to general

policy.





12. 0 Transitional Arrangements

Applicants who have registered a grant enquiry prior to the commencement of this policy, and

who submit a full application for a Renovation Grant, a Home Repair Assistance or a HMO Grant

before 31 December 2003 will automatically be considered for Home Fitness Grant, a Minor

Works Grant or a Landlords Grant respectively, but the grant be assessed on the eligibility

criteria, grant maximum amounts and conditions which were in force at the time they made their

enquiry.

CUSTOMER CHARTER



HOUSING ASSISTANCE POLICY



Chiltern District Council Health and Housing is committed to providing a fair responsive and cost effective

service. The service that you receive will be monitored against a number of challenging performance

standards.



 Housing Assistance Enquiry



Enquiries will normally be processed and acknowledged within 10 working days.



 Schedules of Works



Schedules will normally be issued within 10 working days from date of inspection.



 Grant Approvals



Approvals for all grants (except Urgent Works Grants) will normally be processed and issued within 30

working days of receipt of a full application*.



Approvals for Urgent Works Grants will normally be issued within 7 days of receipt of full application*.



 Customer Satisfaction



Target: 95% of customers to be satisfied with the level of service provided.



All applicants to be aware of the Appeal Procedure and the Council Complaint Procedure and how they

can be accessed.





* A full application means that the Council has received all information required to enable it to consider an

application. This includes a completed application form, builder‟s estimates, details of any fees, proof of

income and/or benefits, proof of title and/or landlord‟s consent.





(Note: Subject to review and amendment)