Bed and Breakfast accommodation (B&B)
Approach
The council aims to minimise the use of emergency accommodation but works with a limited number of trusted providers, some of whom offer entire buildings for council temporary accommodation use.
Where appropriate block booking arrangements may be utilised to achieve cost efficiencies. Where contracted providers are unable to meet demand alternative nightly paid accommodation, including hotel chains may be secured through spot purchasing.
Regard will be had with regards to the regulations governing the required standards for properties that fall within the definition of House of Multiple Occupation (HMO).
Location
Preference will be given to accommodation within the Dorset Council area. However out -of-area placements may be made where: No suitable in are accommodation is available; or A specific placement requirement has been identified based on household needs.
Usage restrictions
B&B accommodation will only be used for households with dependent children where no alterative is available and must not exceed 6 weeks.
B&B accommodation will not be offered to applicants under 18 years of age.
The council will avoid the use of B&B for care leavers wherever possible. Where this is unavoidable, the placement must be for the shortest period possible, be subject to a documented risk and suitability assessment, and include appropriate support arrangements.
Private sector leased accommodation
Approach
Private Sector Leasing (PSL) forms the primary source of longer-term temporary accommodation. These properties are secured from private landlords and managed as part of the council’s temporary accommodation portfolio. In addition, the council is considering the development and operating of a leasing model through investment partnership arrangements. The aim of both models is to reduce reliance on emergency 7 accommodation by increasing the supply of longer-term temporary accommodation. However accommodation sourced through the investment route will be subject to separate business case approval, governance and operational procedures.
The Council will maintain a mix of property sizes to meet varying household needs. It may:
- prioritise two-bedroom properties where this supports efficient portfolio management and value for money. Two-bedroom homes generally offer the greatest flexibility across a range of household sizes. However accommodation will only be used where it is suitable for the household concerned and consistent with statutory requirements
- source properties with more than four bedrooms where a specific need is identified
Affordability and value
The council will seek to source temporary accommodation at rates that are aligned to or as close reasonably achievable to the applicable Local Housing Allowance (LHA). Where accommodation costs exceed LHA levels, the council must be satisfied that the accommodation represents best value, meets identified housing need and that alternative suitable accommodation at a lower cost is not reasonably available.
It will use LHA levels as the primary benchmark against which value for money is assessed.
Consider incentives above these levels where there is clear evidence of longer term financial benefit.
Location criteria
Properties will normally be sourced within the Dorset Council area.
Location selection will be made considering:
- existing concentrations of temporary accommodation;
- access to transport links and support services
- demand patterns based on applicants’ origin postcode
Out-of-area sourcing will only be considered in exceptional or urgent circumstances.
Registered providers
Approach
The Council will continue to work with a small number of Registered Providers (RPs) to access social housing stock for use as temporary accommodation. However as the Council’s preferred approach is to discharge its duty into permanent housing offers under Part 6 of the Housing Act, use of RP stock for temporary accommodation will be limited.
Agreements
Formal agreements will be established with Registered Providers. These will:
- consider the requirements of this policy
- define roles and responsibilities
- set quality and performance expectations
- ensure compliance with statutory and contractual requirements
Acquisition of property by Dorset Council
Approach
The purchase of units for use as TA will help the Council to meet demand from homeless households by providing a ready supply accommodation. Purchasing homes provides a secure base for residents during their time in TA. In terms of the cost of this provision, by investing in assets, the Council is less exposed to shortages and fluctuations in rent costs in the private market and the use of expensive hotel provision.
The Council has and will continue to make use of MHCLG and Homes England funding such as Rough Sleeper Accommodation Programme ( RSAP), Single Homeless Accommodation Programme (SHAP) and Local Authority Housing Fund Round LAHF grant programmes to facilitate these acquisitions. Applying for funds in future programmes will be considered when they can assist in supporting the Council to meet an identified need.
Funding will often be targeted to help specific groups, if there are gaps in provisions that this funding can help to meet then applications will be considered. Funding programmes can cater for single person, self- contained provision whilst other rounds result in medium-sized family homes (2 to 3 beds) and larger settled units (4 bed or more).
It is anticipated that most purchases will be simple transactional purchases made on the open market.
It is anticipated that most purchases will be simple transactional purchases made on the open market.
Location criteria
Properties will normally be sourced within the Dorset Council area. Location selection will be made considering:
- existing concentrations of temporary accommodation
- access to transport links and support services
- demand patterns based on applicants origin postcode
Out of area sourcing will not be considered except in exceptional circumstances.
