The Options and Prevention Tool Kit

Andy GaleAndy Gale

Prevention What Councils say

There has been a culture change; homelessness can be prevented by early intervention

Staff “preventing” homelessness now outnumber those “processing” homelessness

Each household’s circumstance is different – and calls for a different response

Most Councils now have a Toolkit of Housing Options and Prevention measures which also reach beyond the statutory homeless and are available to help more people

Virtually all Welsh and English Councils have set up options teams

There has been a culture change; homelessness can be prevented by early intervention

Staff “preventing” homelessness now outnumber those “processing” homelessness

Each household’s circumstance is different – and calls for a different response

Most Councils now have a Toolkit of Housing Options and Prevention measures which also reach beyond the statutory homeless and are available to help more people

Virtually all Welsh and English Councils have set up options teams

Key Messages from English Councils

Get your allocations schemes right

Take a critical look at your structure and first contact processes

Home Visits backed with options

Use HB Better

Have responses for each of your main causes

Have a Prevention Fund

Get your allocations schemes right

Take a critical look at your structure and first contact processes

Home Visits backed with options

Use HB Better

Have responses for each of your main causes

Have a Prevention Fund

Homeless Acceptances England

30,000

50,000

70,000

90,000

110,000

130,000

150,000

Homeless Acceptances Temporary Accommodation (snapshot)

Administer Homelessness Differently…Stop Fire fighting

Understand causes of local homelessness

Understand where the front line in prevention really is – it’s not the Town Hall

Have the right people in the right place doing the right things at the right time

To be able do the right things calls for a comprehensive Options and Prevention Toolkit

Understand causes of local homelessness

Understand where the front line in prevention really is – it’s not the Town Hall

Have the right people in the right place doing the right things at the right time

To be able do the right things calls for a comprehensive Options and Prevention Toolkit

1.5

8

6

24

Reception, Advice, Rent Deposits, Prevention, Landlord Liaison Housing Options

Homelessness InvestigationAcceptance and Placement

Symptoms; Regular user of B&B; Homelessness budget out of control; High caseloads (probably backlogs);Stress, Too busy for home visits; defensive approach, poor decision making; regular use of unsuitable TA

Staffing Levels………..and responsibilities

1.5

8

6

24

Reception, Advice, Rent Deposits, Prevention, Landlord Liaison Housing Options

Homelessness InvestigationAcceptance and Placement

Symptoms; Regular user of B&B; Homelessness budget out of control; High caseloads (probably backlogs);Stress, Too busy for home visits; defensive approach, poor decision making; regular use of unsuitable TA

Staffing Levels………..and responsibilities

Fire-fighting Council Structure

310

312

28

Reception, first line Advice, filtering

Prevention, Home Visits, Options

Homelessness Investigation and Assessment

Not a user of B&B; Caseloads 15-20; No backlog; Flexible use of budgets; Capacity to intervene early; Little fire-fighting; Capacity to help those not owed a duty; Little use of unsuitable TA, Able to innovate

Responsibilities……………and staffing levels

310

312

28

Reception, first line Advice, filtering

Prevention, Home Visits, Options

Homelessness Investigation and Assessment

Not a user of B&B; Caseloads 15-20; No backlog; Flexible use of budgets; Capacity to intervene early; Little fire-fighting; Capacity to help those not owed a duty; Little use of unsuitable TA, Able to innovate

Responsibilities……………and staffing levels

A Prevention and Options Council Structure

Structure of Service

Initial Options and Prevention Interview (45 minutes?)

Backed up by Home Visit (within 48 hours) and Options and Preventions Interviews

Homelessness Assessment

Minimum Service Standards

Initial Options and Prevention Interview (45 minutes?)

Backed up by Home Visit (within 48 hours) and Options and Preventions Interviews

Homelessness Assessment

Minimum Service Standards

Service is geared to early intervention and a personal options/prevention response with staff at all three levels having access to a Toolkit

Local Authority Survey of Homelessness Prevention 2007

71% of Local authorities have more staff preventing homelessness than in 2006

Less than 4% have more staff processing

Total number of preventions was 49,227 for 2005/6

Projected increase to 71,903 in 2006/7

32% increase

71% of Local authorities have more staff preventing homelessness than in 2006

Less than 4% have more staff processing

Total number of preventions was 49,227 for 2005/6

Projected increase to 71,903 in 2006/7

32% increase

Most successful prevention measure key findings from Councils

52% say rent deposit schemes

41% mediation

32% advice on housing options

30% dialogue with landlords

32% local authorities have more staff preventing homelessness (65% 2005)

30% home visits

52% say rent deposit schemes

41% mediation

32% advice on housing options

30% dialogue with landlords

32% local authorities have more staff preventing homelessness (65% 2005)

30% home visits

Getting a new Structure RightLessons Learnt

Inexperienced Options Officers

Poor Filtering

Lack of clarity of Roles

Generic options/prevention/Assessment or individual roles

Role of Admin support

Links between Homeless team and allocations especially in stock transfer LAs

Some areas need dedicated resources such as rent deposit schemes and temporary accommodation.

Lack of processes and procedures

Inexperienced Options Officers

Poor Filtering

Lack of clarity of Roles

Generic options/prevention/Assessment or individual roles

Role of Admin support

Links between Homeless team and allocations especially in stock transfer LAs

Some areas need dedicated resources such as rent deposit schemes and temporary accommodation.

Lack of processes and procedures

Get in EarlyUse the time line to

prevent homelessness

Incident 1 Incident 2 Notice Notice ends Court Bailiff

I________________I____________ I____________________I_______________I_____________I

? weeks 2 weeks 8 weeks 4 weeks 4 weeks

You can prevent homelessness here Too late now

Incident 1 Incident 2 Notice Notice ends Court Bailiff

I________________I____________ I____________________I_______________I_____________I

? weeks 2 weeks 8 weeks 4 weeks 4 weeks

You can prevent homelessness here Too late now

How is homelessness being prevented by Councils

Cause of homelessness Action to prevent homelessness

Parents, relatives or friends exclusions, relationship breakdown

Mediation/counselling, home visits

Violent relationship breakdown Sanctuary schemes

End of assured shorthold tenancy Advice, landlord mediation/ negotiation, rent deposit/bond

Mortgage or rent arrears Debt counselling, advocacy in court, resolving HB problems

Person poorly-equipped to sustain tenancy Advice and support (Supporting People), life skills, budgeting

Lack of information Early, proactive intervention, advice and good range of options

They have looked at the main causes of Homelessness and devised bespoke prevention and options schemes to tackle these.

The Prevention and Options Toolkit

Who needs and should understand the Toolkit?

Using the Basic Toolkit on your home visit?

What is in your full Toolkit? (A response to all the local causes of homelessness)

Who needs and should understand the Toolkit?

Using the Basic Toolkit on your home visit?

What is in your full Toolkit? (A response to all the local causes of homelessness)

The Prevention and Options ToolkitWho needs to know what?

Basic knowledge

Your own Reception or Call Centre Staff (Switchboard?)

Housing Register staff

Estate Office (including RSL) Reception staff

Housing Benefits Staff

Local Lettings Agents and key landlords

Relevant voluntary agencies

Members

Basic knowledge

Your own Reception or Call Centre Staff (Switchboard?)

Housing Register staff

Estate Office (including RSL) Reception staff

Housing Benefits Staff

Local Lettings Agents and key landlords

Relevant voluntary agencies

Members

Comprehensive knowledge

Housing Advisers

Prevention Officers

Visiting Officers and Estate Managers (local Lettings Agents and Key Landlords?)

Visiting Officers from Housing Benefits

Assessment Officers

CAB or other relevant Voluntary Agencies

Comprehensive knowledge

Housing Advisers

Prevention Officers

Visiting Officers and Estate Managers (local Lettings Agents and Key Landlords?)

Visiting Officers from Housing Benefits

Assessment Officers

CAB or other relevant Voluntary Agencies

The Full Toolkit Who needs to know?

The following will need comprehensive knowledge of the full Toolkit

Housing Advisers

Prevention Officers

Visiting Officers; housing needs and estate managers for RSLs or Council

Assessment Officers

CAB or other relevant Voluntary Organisations (Shelter , BOND) supporting your prevention work

The following will need comprehensive knowledge of the full Toolkit

Housing Advisers

Prevention Officers

Visiting Officers; housing needs and estate managers for RSLs or Council

Assessment Officers

CAB or other relevant Voluntary Organisations (Shelter , BOND) supporting your prevention work

The Basic Toolkit for the Home Visit

Home Visits are Essential

Family or Friend Exclusions

End of Tenancy (Social and AST) where Tenant’s acts or omissions are cause of homelessness

All cases where homelessness is not threatened within 28 days

For other potential Exclusions where there are vulnerable members of the household

Home Visits are Essential

Family or Friend Exclusions

End of Tenancy (Social and AST) where Tenant’s acts or omissions are cause of homelessness

All cases where homelessness is not threatened within 28 days

For other potential Exclusions where there are vulnerable members of the household

Home Visits are Essential

For any potential Exclusions where it is uncertain if applicant can sustain a tenancy

Landlord/Agent Visits

Also desirable where it is believed Landlord is selling, converting or moving in

NB Prior risk assessment needed for all home visits even to landlords

Home Visits are Essential

For any potential Exclusions where it is uncertain if applicant can sustain a tenancy

Landlord/Agent Visits

Also desirable where it is believed Landlord is selling, converting or moving in

NB Prior risk assessment needed for all home visits even to landlords

The Case for Home Visits

A replacement kitchen sink with earth bonding, tiling costs less than £400

No landlord would remove and replace a kitchen sink on the basis of a letter, a phone call or an interview

Do potentially homeless households deserve a lesser response?

A replacement kitchen sink with earth bonding, tiling costs less than £400

No landlord would remove and replace a kitchen sink on the basis of a letter, a phone call or an interview

Do potentially homeless households deserve a lesser response?

Home Visits key issues

PURPOSE

Verification of client’s household and circumstances

Understanding applicant and excluder needs and expectations

Explanation of relevant housing options and outcomes

Negotiation/Agreement on personal re-housing plan or tenancy sustainment

Agreement on who does what and by when

Giving clients confidence

PURPOSE

Verification of client’s household and circumstances

Understanding applicant and excluder needs and expectations

Explanation of relevant housing options and outcomes

Negotiation/Agreement on personal re-housing plan or tenancy sustainment

Agreement on who does what and by when

Giving clients confidence

QUESTIONS FOR VISITOR

“Is there risk or benefit in trying to sustain present arrangements?”

“Can the applicant manage their own tenancy?”

“What can I do to prevent homelessness re-occurring?”

“Is there any value in professional mediation?”

“What have I got in my Toolkit to help this situation?” (prevention fund?)

QUESTIONS FOR VISITOR

“Is there risk or benefit in trying to sustain present arrangements?”

“Can the applicant manage their own tenancy?”

“What can I do to prevent homelessness re-occurring?”

“Is there any value in professional mediation?”

“What have I got in my Toolkit to help this situation?” (prevention fund?)

Essential Toolkit for home visits“The Knowledge”

Knowledge

of Allocations Scheme and waiting times for lettings

of all the local Housing Options Available, Deposits, Direct Lettings

of likely waiting times for Options

of TA options and length of stay in TA

of Housing Benefit rules

Knowledge

of Allocations Scheme and waiting times for lettings

of all the local Housing Options Available, Deposits, Direct Lettings

of likely waiting times for Options

of TA options and length of stay in TA

of Housing Benefit rules

Essential Toolkit for home visits

“Authority”

Authority

to spend Homeless Prevention Fund and DHP

to approve access to Mediation Services

to offer Rent Deposit Schemes

to offer Direct Landlord Lettings

to provide Tenancy Rescue or Support Services

to offer respite housing arrangements

Authority

to spend Homeless Prevention Fund and DHP

to approve access to Mediation Services

to offer Rent Deposit Schemes

to offer Direct Landlord Lettings

to provide Tenancy Rescue or Support Services

to offer respite housing arrangements

Essential Toolkit for home visitsSkills (probably the most

important)

To Listen to the excluder and our client

To Understand their needs and expectations

To verify and assess housing need

To prevent homelessness and offer a personal re-housing plan

To Listen to the excluder and our client

To Understand their needs and expectations

To verify and assess housing need

To prevent homelessness and offer a personal re-housing plan

The Full Toolkitshould support Options and Prevention work in the home or in the office

Responses needed for threat of homelessness caused by

Debt

Problems in the home (people not getting on)

Violence

Discharge from institutions

Responses needed for threat of homelessness caused by

Debt

Problems in the home (people not getting on)

Violence

Discharge from institutions

Full Toolkit – tackling loss of ASTs. Get to the bottom of the problem

I want to put the rent up

I want him out

I don’t want to manage the property any more

I am fed up with his rent being late

My lender has told me to stop letting

I want to put the rent up

I want him out

I don’t want to manage the property any more

I am fed up with his rent being late

My lender has told me to stop letting

Landlord: ‘Well actually, I don’t really want to sell…

The Full Toolkit; Housing Benefits and their

contribution

Strong partnership working with Benefits Do HB notify the Prevention Team of cases where benefits may be stopped or suspended? How do they deal with Regulation 7

Access to DHP Most boroughs don’t spend their allocation

Facility to backdate Arrangements for interruption to tenancy caused by custodial sentence, hospital admission, domestic violence

Strong partnership working with Benefits Do HB notify the Prevention Team of cases where benefits may be stopped or suspended? How do they deal with Regulation 7

Access to DHP Most boroughs don’t spend their allocation

Facility to backdate Arrangements for interruption to tenancy caused by custodial sentence, hospital admission, domestic violence

Do HB train Options Staff on the key HB rules as they impact on homelessness?

Is there access to a fast track HB officer?

Is HB’s performance helping or hindering prevention

Is there a corporate commitment from HB to help prevent homelessness

“

Do HB train Options Staff on the key HB rules as they impact on homelessness?

Is there access to a fast track HB officer?

Is HB’s performance helping or hindering prevention

Is there a corporate commitment from HB to help prevent homelessness

“

The Full Tool Kit Exclusions linked to violence

What responses have you for Domestic Violence? Sanctuary Scheme, Respite housing, Rehousing. Refuges On-Line

Are women given the choice of staying in their home or returning to their home?

Who are your partners? Landlords, Police, Fire Service, Womens Aid, A&E, LSC franchises

Do all social landlords operate a common response?

What responses have you for Domestic Violence? Sanctuary Scheme, Respite housing, Rehousing. Refuges On-Line

Are women given the choice of staying in their home or returning to their home?

Who are your partners? Landlords, Police, Fire Service, Womens Aid, A&E, LSC franchises

Do all social landlords operate a common response?

What Responses do you have for Hate Crime or Neighbour Harassment? Sanctuary Scheme, Respite housing, Rehousing.

Are victims given the choice of staying in their home or returning to their home?

Who are your partners? Landlords, Police, Fire Service, Community Groups LSC franchises?

Do all social landlords operate a common response?

What Responses do you have for Hate Crime or Neighbour Harassment? Sanctuary Scheme, Respite housing, Rehousing.

Are victims given the choice of staying in their home or returning to their home?

Who are your partners? Landlords, Police, Fire Service, Community Groups LSC franchises?

Do all social landlords operate a common response?

The Full Tool KitReponses to Youth Homelessness

Do you know your levels of 16-17 year old acceptances? 9% of all acceptances nationally (ranging from .2% to 30%)

Have you identified schools that “generate” presentations? Estimated that 90% of these young people were previously excluded from school? (Source NCH)

Assessment Arrangements? Do they work? In house? “Protocols”, Contracted out to specialists?

Who are your partners in early intervention? Connexions, Local Youth Agencies (YMCA, Llamau, Centre-point)

Do you know your levels of 16-17 year old acceptances? 9% of all acceptances nationally (ranging from .2% to 30%)

Have you identified schools that “generate” presentations? Estimated that 90% of these young people were previously excluded from school? (Source NCH)

Assessment Arrangements? Do they work? In house? “Protocols”, Contracted out to specialists?

Who are your partners in early intervention? Connexions, Local Youth Agencies (YMCA, Llamau, Centre-point)

What options do you have for 16/17s What do you have - Respite Accommodation, Supported lodgings, NOAH schemes, Foyer

Are options linked to training? Do schools and Connexions support your options?

If you use the worst option of all, B&B –what support is given?

Mediation?

What options do you have for 16/17s What do you have - Respite Accommodation, Supported lodgings, NOAH schemes, Foyer

Are options linked to training? Do schools and Connexions support your options?

If you use the worst option of all, B&B –what support is given?

Mediation?

The Full Toolkit and Young People Mediation or Home Visits?

Unless there is clear history of violence, home visits are crucial to assess need and scope for mediation

Specialist Youth Agencies generally interact better with young people. Do yours visit?

Many Agencies can mediate and have respite or move-on housing options themselves; Llamau, YMCA, Barnardos, Foyer

Unless there is clear history of violence, home visits are crucial to assess need and scope for mediation

Specialist Youth Agencies generally interact better with young people. Do yours visit?

Many Agencies can mediate and have respite or move-on housing options themselves; Llamau, YMCA, Barnardos, Foyer

Tool kit for “institutional homelessness”

Prison Discharges; what arrangements are in place with Solicitors, NOMS and Prisons?

Hospital Discharges; what arrangements are in place with your local PCT?

Care Leavers; what arrangements are in place with Social Services?

When reviewing your Homeless Strategy ensure these agencies are part of your tool kit

Prison Discharges; what arrangements are in place with Solicitors, NOMS and Prisons?

Hospital Discharges; what arrangements are in place with your local PCT?

Care Leavers; what arrangements are in place with Social Services?

When reviewing your Homeless Strategy ensure these agencies are part of your tool kit

We’ll just drop you at the HPU, mate

I mean, they wouldn’t just put me on the street, my Probation Officer knows I need a place

Tool kit for DebtEarly intervention in all Tenures

What response do you (or Benefits) offer for for Council, RSL and Private Landlords orAgents?

Is money advice given at Tenancy start up in all tenures?

At what point does the Options Prevention Service get to hear of potential exclusions from all sectors?

Have you a Prevention Fund to help head off problems?

Do CAB or other voluntary agencies know about your HPF and DHP?

Do the Courts, Lenders, Agents and Landlords know about your Options and Prevention approach?

What response do you (or Benefits) offer for for Council, RSL and Private Landlords orAgents?

Is money advice given at Tenancy start up in all tenures?

At what point does the Options Prevention Service get to hear of potential exclusions from all sectors?

Have you a Prevention Fund to help head off problems?

Do CAB or other voluntary agencies know about your HPF and DHP?

Do the Courts, Lenders, Agents and Landlords know about your Options and Prevention approach?

Don’t worry about this month’s rent, Chantelle. I’m sure the Council will help