Mid-term Evaluation Redesignated Area Central Bensham

Contents

Introduction and overview
Working with licence holders
Proactive campaigns
Resident turnover

Download a copy of this evaluation report: Central Area Phase 2 (Redesignated) Licensing Area - year 3/4 summary (PDF, 446 KB)(opens new window)

Introduction and overview

The Redesignated Licensing Scheme is within its final 12 months.

The information below sets out progress over the last two years and sets out our priorities for the remaining time of the scheme.

The figures within this report were gathered up until 28 April 2022. There will be a final evaluation report once the scheme expires.

Working arrangements during the COVID pandemic

The coronavirus pandemic placed significant demands for Council Environmental Health Teams to redeploy resources. This included the Council having to re-prioritise their resource, which was already in limited supply, onto pandemic related compliance and enforcement whilst at the same time continuing to do existing work as far as possible.

Officers from the Private Sector Housing Team carried out additional duties to enforce COVID restrictions and ensure business compliance throughout many different sectors in Gateshead. Officers used their transferable skills as enforcement officers to ensure businesses were complainant with COVID restrictions during these unprecedented times.

During this time the licensing team still responded to complaints regarding property standards and repairs although the response time for routine repairs was negotiated with landlords and managing agents. The national lockdown had a significant impact within the licensing area and the private rented sector as a whole. There was a surge in complaints made to the team from residents reporting noise and anti-social behaviour (ASB) within the area. The increase in complaints placed an additional strain on the licensing team as residents were less tolerant to noise levels during the national COVID lockdowns.

During the COVID pandemic there were a significant number of families and tenants in the private rented sector that were suffering financially. The team received some prepaid cards to distribute to tenants throughout the Borough within the private rented sector, these were distributed to tenants that were most suffering from hardship due to the pandemic. The cards were a one-off payment that could be used to pay for essentials such as buying food or contributing towards a household bill. Officers within the licensing team distributed these cards to families and households in the licensing areas. These were distributed using officer knowledge and information collected from tenants during their original tenant meetings when their homes were inspected under the licensing regime.

During the COVID pandemic officers from the licensing team carried out welfare checks over the telephone to landlords and Licence Holders. This was to provide advice and guidance during times of uncertainty as we all adjusted to the new ways in working.

Number and status of properties in the re-designed area - Central Bensham

Licence Holder facts

In the redesignated area 68% of all Licence Holders (71) hold only 1 licence, representing 32% of properties in the scheme.

7% of Licence Holders hold more than 5 licenses, representing 35% of the properties within the scheme.

The Licence Holder with the most individual licenses holds 21 in total representing 9% of properties within the scheme.

90% of Licence Holders are based in the northeast (72% in Gateshead specifically), with the remaining 10% located elsewhere in the UK.

In the proposal for the licensing scheme, the Council outlined a number of new work areas and approaches to be incorporated into the delivery of future schemes. Updates have been provided previously on some of these workstreams. Further approaches and how they have been implemented to date are described below.

Selective Landlord Licensing Enforcement Policy

The Team pledged a commitment to ensure prompt targeting of the evasive and non-compliant landlords as a priority, and as early on in the scheme's lifespan as possible. We also pledged to take a lighter touch throughout the scheme when working with consistently compliant landlords. The following provides information on how this was initially achieved at scheme commencement and thereafter.

Enforcement action

In 2016, the legislation in relation to the sanctions for failing to apply for a landlord licence (including breach of licence conditions) was updated to allow Local Authorities to issue a financial penalty as an alternative to prosecution. The message from Central Government is that they expect Local Authorities to consider and use this approach. The following table outlines the formal action taken in the redesignated area to date.

Enforcement action taken by the Private Sector Housing Team

Identification of unlicensed properties

The turnover of property tenure is continually monitored by colleagues in Council Tax, to allow the identification of non-licensed homes that now require a licence. As a result of this auditing, five properties have been found to be operating without a licence in place, with full investigations and enforcement action being considered or already taken.

Breaches of licence conditions

Once a licence has been issued, the team monitor for any breach of licence conditions. This information may come to light following receipt of a complaint, a property or area visit, via the annual review of a licence or by other means. In some circumstances the Licence Holder will be issued with a written warning or breach of licence conditions, as well as being provided with advice and training to prevent a recurrence. In other or more severe circumstances, considered to be a serious breach of licence conditions, a licence may be revoked, and formal action considered.

51 Licence Holders and licenses have been informally breached where non serious, non-compliance with licence conditions have been identified totalling 72 conditions. Formal action may be more appropriate in more severe circumstances. Common conditions being breached include failing to undertake satisfactory tenant checks, failure to return the licence annual review, no inventory at tenancy start, not carrying out period property inspections and failing to provide and test smoke alarms.

Formal action for licence condition breaches

Two financial penalties have been issued for serious breaches of licence conditions on one Licence Holder. This agent has now passed on the management of their portfolio in the licensing areas to an alternative agent.

Working with licence holders

Reduced annual licence review requests for consistent returns

Licence Holders who consistently return their annual reviews in a timely manner have benefited from reduced monitoring the following year, and this is because Licence Holders have demonstrated effective compliance. This approach of relaxed monitoring of compliant landlords has reduced administration for both the Licence Holders and the Private Sector Housing Team. This has enabled the team to concentrate on the non-compliant Licence Holders. This approach is not available to Licence Holders that has been subject to formal action or investigation by the Council.

Annual reviews for landlords with multiple licenses have also been requested at the same time to make submitting the information easier.

Less formal approach for follow up for properties with only Cat 2 hazards

Officers from the team have changed their approach when signing off works following the issue of a schedule of works. Where Category 2 hazards have been identified during property inspections, many of these have been followed up without a revisit to the property and on the production of evidence to confirm completion of works e.g. photographs, invoices and property visual visits via Facetime. This approach was adopted for lower-level Category 2 hazards, and Licence Holders who have a good track record for completing schedules of work within the given timescale and demonstrating effective communication with officers in the team.

Development of an online application platform

Throughout 2018/19 the team worked closely with the Council's Digital Team to develop an online portal for licence applications. This was to make the application process easier and more effective for both applicants and back-office processing, where documents and payments can be submitted online. A number of Licence Holders with portfolios spanning from large to small were invited in for testing prior to the online form going live, where feedback was provided, and further tweaks made.

The online application portal went live in 2020 and feedback has been very positive.

Development and introduction of an online platform for licence annual reviews

Further to the success and efficiencies of the online application form, the team have also developed an online platform for the annual review of a licence. Each year we write out to Licence Holder's at around the anniversary of the licence being issued where we request the completion of the annual review form to demonstrate ongoing compliance with licence conditions. This process has been developed and it can now be completed online, and Licence Holders are sent the appropriate web link when the review of their licence is due. The team have recently facilitated two training events to support Licence Holders complete their annual reviews electronically.

Licence Holder training - accredited landlords

The team worked in partnership with the National Residential Landlords Association - NRLA - (previously the RLA and NLA) to deliver a one-day bespoke accreditation/foundation training course to Licence Holders. Attendees who then passed the course assessment and go onto become accredited members with one of the associations for the duration of the licence. All landlords that participated benefitted from a discount per licence fee.

Since April 2018 there have been six training days undertaken. 42 landlords have attended training becoming accredited with either the RLA or NLA - representing 110 out of 224 properties or 49% within the area.

Additional training free to all Licence Holders

Prior to the COVID pandemic the team offered a number of free training courses which were facilitated in person. The training courses enabled Licence Holders to maintain and improve competency in housing management and to assist in licence condition compliance. Subject matters covered in the training sessions since the scheme commencement included dealing with and responding to ASB, safeguarding, domestic abuse and violence in the private rented sector, modern day slavery and human trafficking.

In response to the pandemic the team started to deliver training courses online via Microsoft Teams. 20 training sessions were delivered in person and 11 training sessions have been delivered on-line. In total there have been 478 attendees/Licence Holders cumulatively across all sessions.

The recent training events covered licence condition monitoring, tenant referencing and vetting service, Licence Holder support to completing annual reviews, unlawful eviction and hoarding. The on-line training courses will continue in Spring 2023.

Selective Licensing online content and webpages

A number of documents were developed and made available for Licence Holders to assist in management and condition compliance.

Please visit Landlord Licence Holder - Forms, guidance and documents for more information.

Please contact the team if you have any suggestions for content on the Licence Holder support pages.

Safety certificate reminder service

This service continues. An email will be sent in advance of expiry as a gentle reminder, with a request for the certificate to then be provided once issued.

Closer working with tenants

During scheme consultation the team pledged to work closer with tenants and this has been secured by the following actions:

• police officers from Operation Vienna have increased visibility in the area by regular visits and foot beats in the licensing areas
• officers dedicated to specific streets for property inspections, licence issue and scheme implementation
• the team have carried out tenant meetings at the time of the property inspection or when notified of changes in tenancy

Tenant meetings

An in-depth meeting has been held with each occupier of a licensable home at the time of the property inspection. These meetings are repeated when we learn of a change in tenant. Prior to visiting, background information on that tenant or family is obtained so that Officers are aware of what they are likely to encounter and to make the best use of the contact. In a lot of cases problems within the home and the root cause can affect the local community. During each meeting the following has been discussed with the occupier:

• tenant responsibilities in relation to waste and refuse, confirming the tenant has both a waste and recycling bin at the start of the tenancy and the correct bin is being used. Officers also confirm that tenants know their waste collection day and provide advice on bulky waste collections and advise on waste accumulations. Residents are advised that it is not acceptable for items to be placed in the rear lanes.
• tenancy advice and responsibilities, advice to tenants that if they ever wish to vacate the property e.g. giving the correct notice and rental payment obligations
• tenancy obligations - paying rent, property upkeep, reporting concerns, abiding by the tenancy agreement
• any personal issues in which tenants feel they require advice or support, including officers referring to support agencies

There have been 267 tenant meetings undertaken. Through property inspections and tenants' meetings, Officers have uncovered a wide range of complex social circumstances, that have led to referrals and engagement with a large range of partners and agencies to assist the team in providing suitable support to vulnerable families and individuals. Examples of referrals have been vast over the licensing scheme to date, and include:

• alcohol and substance dependency/misuse
• debt problems - rent, utility bills, cost of living crisis
• parenting concerns/poor school attendance
• mental health issues, depression, stress, anxiety, loneliness
• domestic violence and abuse
• threats to tenancy
• hoarding, filthy and verminous premises or person
• criminal behaviour - drugs, theft, sex work, exploitation
• employability barriers
• safeguarding concerns
• animal welfare concerns
• social exclusion
• energy efficiency/thermal comfort concerns/fuel poverty

Provision of a tenant vetting/reference service

The free tenant vetting service to support Licence Holders comply with their licence condition was reintroduced and remains available. The vetting service is available to help and support landlords with properties in the selective landlord licensing areas to determine the suitability of future tenants, contributing towards area improvements including the prevention of anti-social behaviour and crime. Licence Holders are able to undertake their own checks as long as they are robust, fit for purpose and include details of former housing history as a minimum. Licence Holders have previously been provided with what is accepted as a satisfactory reference check. There have been 46 vetting checks undertaken in the re-designated area alone, the outcomes have been as follows:

Almost one quarter of checks have resulted in a Category D outcome where the applicant failed to meet suitability criteria.

More information on the service and the categories can be found at https://www.gateshead.gov.uk/article/8062/Tenant-vetting-service

The service available from the licensing team is unique in that it has access to Police data via the partnership with Northumbria Police and Operation Vienna. This information is not available to any other referencing service.

The team and officers from Op Vienna are available to provide additional support to Licence Holders if presence is needed at tenancy start up or at property visits.

The vetting checks are now being undertaken in much shorter timescales due to our direct contact with the Police and officers from the Gateshead Housing Company. The average time for a decision is within one working week.

Our regular audits of tenure change confirm where new tenants are moving in and out. Where our tenant vetting service is not being used, we continue to contact Licence Holders to ask for evidence of vetting checks and compliance with this licensing condition.

Licence Holder Steering Group

It has been the intention, since proposal of the scheme, to set up of a Licence Holder forum/steering group. It was proposed that this would be established once the majority of licenses across the schemes were issued. Unfortunately, this was delayed due to the volume of issues uncovered in the licensing area initially and the resulting enforcement work, which became a priority. The purpose of the meetings was to discuss scheme implementation, obtain feedback and share information on scheme delivery and development. The first meeting was organised for the Spring/Summer of 2020. Unfortunately, the meeting was unable to proceed as the UK then entered an 18-month period of regular lock downs and restrictions due to the COVID pandemic.

During the pandemic officers from the Private Sector Housing Team were called upon to provide support in Gateshead's critical response to the pandemic in terms of business compliance with restrictions and overall public protection. During this time, and through the duration of the schemes, Licence Holders have been sent updates and newsletters in relation to the work of the team in the licensing areas, scheme updates as well as information on changes to legal requirements. Licence Holders have also benefitted from an extensive training schedule, which were delivered in person initially and now are delivered online.

Open lines of communication between the team and Licence Holders have continued, whether this be for advice and support or if we are requesting confirmation of compliance and responding to requests for help from tenants. There are open lines of communication for any concerns or comments to be fed in outside of the platform of the proposed stakeholder meetings.

The team remain committed to facilitating a Licence Holder meeting scheme specific. This will be conducted when the current scheme is evaluated, and this will be replicated for all the remaining schemes. In the meantime, Licence Holders are encouraged to discuss any scheme concerns, observations, or other matters with us directly.

Scheme aims and objectives

For the purposes of this update, some of the baseline data provided at the consultation stage has been revisited to see how the scheme is performing against its intended objectives.

Objective - to improve private rented property conditions and increase the number of accredited homes

Objective - to reduce problems with private rented housing that contribute towards high levels of deprivation via improving housing conditions

Property inspections at scheme start

We have reported in previous updates how although not required within the legislation, the team pledged to undertake a property inspection prior to the grant of every licence. All licensable properties were inspected prior to a licence being issued and this was achieved in the first five months of the Re-designated licensing scheme.

Priority was given to inspect the unlicensed properties first and then to those properties where the Licence Holder had chosen not to opt for property accreditation. Properties to be accredited were then subsequently inspected.

Property standards

Licensing has enabled the identification of poor or unsafe housing conditions within the area. In the majority of cases, works have been completed within the requested timescales and hazards removed or reduced.

Inspections have also uncovered issues such as by-passed gas and electrical meters, filthy and/or verminous premises or persons and potential property subsidence.

There have also been cases where it has been necessary to proceed to secure repairs and improvements by use of formal action by use of Part 1 of the Housing Act 2004 and other available powers.

Property accreditation

Licence Holders who were committed to providing accommodation that meets the Councils Accredited standard benefited from a licence fee discount. 102 properties have been inspected for this purpose, with schedules of works produced and advice and recommendations provided by Officers in relation to housing standards over and above the legal minimum.

84 properties have been accredited to above the legal minimum standard, with a further 3 recently licensed properties working towards the standard, representing 40% of licensable homes. The remaining 60% of properties have all been inspected under the Housing Health and Safety Rating System, for Category 1 and 2 hazards and improvements undertaken where required.

Objective - to improve the management of properties in the area

Objective - to increase the number of tenants who manage their tenancy well

Objective - to support the private rented sector in its provision of well managed properties and tenancies

Waste and fly tipping

Although not a specific objective of the licensing scheme, the team are committed to trying to improve the well-known problems of waste and fly tipping in the licensing areas. One way in which we are doing so is by the advice given during the tenant meeting in relation to waste but at the same time we are also actively marking up all household waste and recycling bins with an address label to improve visibility of bin ownership and to try and reduce bin theft. Where multiple bins have been located in yards they have been repatriated to their rightful owner and where bins have been abandoned with no obvious owner, they have been recycled and re-issued where possible to residents without a bin.

Each licensable property yard has also been inspected and direction given to tenants if accumulations are identified. This has resulted in eight enforcement notices being served upon tenants for matters relating to waste and dog fouling.

Officers have also assisted residents in arranging waste related services such as the cleaning of a contaminated bin and bulky waste collections.

Targeted waste campaign - Saltwell Street and Whitehall Road

This rear lane has been of specific concern due to large accumulations of waste and persistent fly tipping. The lane is regularly cleansed and cleared by colleagues in Street Scene Services to try and maintain the area. However, there has still been persistent waste issues and accumulations deposited onto the lane on a weekly basis. Licensing officers regularly find an abundance of fly tipping or large items, strewn rubbish and rubble as well as abandoned and overflowing bins on a weekly basis on the rear lane that divides Saltwell Street and Whitehall Road. Furthermore, there has also been several incidences of arson and bin fires down this particular lane.

Due to these persistent issues the team took the decision to pilot a new approach to combat waste and fly tipping in July 2021, and thereafter. The waste pilot intervention involved serving a Community Protection Warning (CPW) to every household of Saltwell Street (odds 1-47) and Whitehall Road (evens 340-276). This was served to all households that back onto the rear lane in as the team were not entirely sure who was responsible for the fly tipping incidences. The CPW set out the behaviour that was causing the problem and the action that was required to help address these issues. The CPW provides an enforcement tool, that is available to the Council under the Anti-social Behaviour, Crime and Policing Act 2014. If the warning is not complied with then any residents found to be breaching the terms of the CPW will be served a Community Protection Notice (CPN). Failing to comply with a CPN will result in formal action including a fixed penalty fine or a prosecution.

There has been a significant improvement to the rear lane separating Saltwell Street and Whitehall Road, since the service of the CPW. However, there has still been accumulations of waste deposited from time to time, which is disappointing for the team and the local community. Unfortunately, the person/s responsible for the waste have not been identifiable which means the team have not been able to take further action on those responsible. Officers have tried to engage with residents when investigating fly tipping and waste accumulations but with limited success. The licensing team remain committed to tackling fly tipping and will progress enforcement action to any persons found responsible for such behaviours.

Proactive campaigns

Waste campaign March - October 2018

We aim to drive individuals towards taking responsibility for their part in managing waste in the neighbourhood, preventing accumulations of waste in their yards, looking after their bin, accessing recycling advice and participating in the recycling service available. We want to bring these services to people so that they are easy to access, and we want to take action against those that wilfully disregard advice and continue to cause problems.

Between March and October 2018 Licensing Officers, working alongside colleagues from the Environmental Enforcement Team (EET) visited every home in the licensing area. Licensing officers visited the private rented homes and colleagues from EET visited owner occupiers and other tenure homes. During these visits waste issues were identified, advice provided, bins labelled and Council services to resolve the problem then accessed. When required, formal action to deal with waste issues was undertaken.

Summer 2020

Following the lifting of the COVID lockdown restrictions in the Summer of 2020 all properties in the redesignated area were visited by officers and doorstep discussions undertaken with tenants and residents. Coronavirus had such an unprecedented impact on all our lives with many people experiencing job losses, furlough, separation from friends and family, social isolation as well as financial hardship. Therefore, the primary purpose of the campaign was to make face to face contact with residents within the licensing area to see if there were any personal issues that had arisen due to Coronavirus that we could help with directly, or alternatively 'signpost' to other agencies that could offer support. This included putting people in contact with local foodbanks or support hubs, facilitating discussions with landlords about managing arrears and referring to financial or debt support services etc.

In addition, the visits also provided an opportunity for us to remind residents that they were living in a designated selective licensing area and the obligations that this placed on them. We took the opportunity to re-connect with tenants to discuss their tenancies, repairs, community related issues, including waste issues or even neighbourly disputes which had increased as a result of COVID lockdowns.

During the visit, licensing officers visually inspected the exterior of each licensable property which included the condition of roofs, brick and stonework, windows and doors, paintwork, guttering and the appearance of yards and gardens. Following the inspection, both residents and Licence Holders (if appropriate) were given a small amount of time to put right any problems that had been identified. To provide some incentive, residents were advised that a £50 shopping voucher was to be awarded for the most improved property, yard or garden area.

Licence Holders were provided with a full summary of the campaign and its outcomes at the beginning of 2021.

December 2022

The cost-of-living crisis has had a significant impact on households across the United Kingdom. Some tenants within Gateshead's private rented sector have suffered financially and as a result have had to prioritise their finances. This has had a significant impact on households within the licensing areas. In response, the licensing team conducted a proactive tenant support campaign in partnership with Northumbria Police and the Citizens Advice Bureau.

The team carried out welfare visits to all properties within the re-designated licensing area to engage with the occupants. The team attempted to speak to all tenants on their doorstep, to offer advice and support during these challenging times. The Council were accompanied by two officers from the Citizens Advice Bureau who are specifically trained on a number of different issues including debt and money advice, benefit entitlement, fuel poverty, and access to food parcels. In response to information provided from tenants, there were referrals made, some issues were addressed during the doorstep visit but more specialised support was followed up in the coming weeks.

The team also distributed a leaflet to all households providing information and access to support to many other different organisations such as: Talking Therapies, National Debt line, Age UK, Salvation Army, as well as support to access hot meals or food banks. Furthermore, there was a list provided detailing times and days that tenants can access warm spaces in and around the Bensham area.

Objective - to reduce levels of anti-social behaviour linked to private tenants

Northumbria Police - Operation Vienna

The team continue to adopt a multi-agency approach to tackling problems in the area. There are currently three Police Officers embedded in the selective licensing team, working closely with officers for scheme implementation but mainly to responding jointly to criminality and anti-social behaviour.

One of the Police officers is dedicated to gathering intelligence across the Police national database and the differing agencies within the force to identify trends, links, criminality and regular offenders living in or operating within licensing areas. This officer also undertakes Police checks on proposed Licence Holders, agents and tenants going through the vetting's service.

The remaining two Police Officers are dedicated to being on the ground each day accompanying licensing officers if required and responding to and investigating policing and criminal matters within the area, including reports of ASB and noise nuisance.

Some notable areas of success of the operation in the last 4 years have been:

• two campaigns within the re-designated area concentrating specifically on ASB and have resulted in enforcement action being taken against residents
• eviction of two tenants from Saltwell Place known to be the perpetrators of recurrent ASB
• the service of four Community Protection Warnings on tenants for different behaviours all associated with ASB
• an increase by the Police in the use of enforcement powers in place available to deal with ASB and criminality
• accompanying Licence Holders to property visits to communicate with difficult tenants or situations resulting in behaviour moderation
• a number of joint meetings with Licence Holders, residents and tenants in relation to specific issues
• joint interviewing of offenders under the Police and Criminal Evidence Act 1984
• more than 600 Police checks carried out on applicants, residents, and tenants to ensure conformance with scheme requirements
• the regular presence of licensing officers and Police officers working in tandem has increased community confidence
• investigations and action taken in a more timely and robust manner to reduce the impact of ASB on the community
• increased number and regular multi agency meetings between the team, housing providers and external partners
• closer monitoring of known offenders living in the area
• joint working with trading standards and Op Vienna to target other criminal behaviour affecting Bensham including illegal motorbikes and illegal tobacco sales

Rates of ASB in the redesignated area

The bar chart above shows the rate of ASB reported to the Police per 1,000 dwellings covering the licensing area, the rest of Gateshead and England and Wales. The data shows prior to the commencement of the licensing scheme in the re-designated area, the rate of ASB was substantially higher than the Gateshead average and England and Wales. The rate of ASB reported to the Police significantly reduced over 2019 - 2020 and actually fell lower than the rate recorded for the rest of Gateshead. During this period there was an increased presence of Police officers in the area due to the intense work being carried out with the Private Sector Housing Team.

There was a rise in ASB reported to the Police throughout the COVID pandemic and throughout periods of national lockdown, this trend was replicated throughout the country as well as Gateshead. However, the rates are now significantly lower than the rest of the country and Gateshead.

Rates of crime in the redesignated area

The bar chart shows the rate of crime per 1,000 dwellings for the licensing scheme in Central Bensham (re-designated area). The data shows that there was a slight reduction in crime within Central Bensham when licensing was designated in 2018. There was a reduction in crime rates due to the national lockdown as more tenants and occupants were at home during 2020. However, since the lifting of the COVID restrictions it is noticeable that the rate of crime reported to the Police is still significantly greater. This rate could also be increased as officers from the licensing team encourage tenants to report incidences of crime to the Police.

It is noted that crime rates have increased nationally since 2016 when the method of crime reporting changed - now any incident reported to the Police which indicates a crime has occurred then this will be recorded as a crime prior to deployment of an officer. Following an investigation, a decision will be made to determine whether a crime has occurred, so this can skew the data that is available.

The Team was delighted in October 2019 when the positive work of the partnership was recognised, and the team were shortlisted for a Pride in Policing Award within Northumbria Police. In recognition of the on-going positive work a further nomination was received for 2022 for the partnership.

Reducing levels of ASB linked to tenants in the Private Rented Sector

Total incidents

In the first 18 months of the scheme there was a significant reduction in demand of overall reported Police incidents from the year before the licensing scheme was introduced, a 74% reduction. This reduction was far higher than the average reduction compared to the wider Central area command.

During 2020/21 total incidents increased again back to similar levels to pre licensing - which was a trend seen in all areas of reporting to both the Police and Gateshead Council as this period represents the time of initial UK COVID pandemic lockdowns. Patterns of both crime and ASB have been affected by the pandemic. Complaints of ASB, noise and neighbour disputes significantly increased both Borough and nationwide during lockdown as people were forced to spend time at home and indoors. Resident's behaviour and day to day patterns changed and many were faced with behaviour and disturbance from their neighbours and local residents when they would usually be away from home. In addition, there was an increase in reporting of breaches of alleged pandemic restrictions and the new social distancing legislation concerning this from residents.

During 2021/2022 when lockdowns were fewer and restrictions started to ease, total incidents have started to decrease again and are now 24% less than pre licensing. There has been a significant reduction overall in reported incidents of nuisance neighbours and rowdy behaviour to the Police of 79% since licensing was introduced.

Domestic abuse

In the years after licensing was introduced there was an 83% reduction in referrals of domestic abuse made by the Police in the re-designated area. During the initial lockdown period this did not increase and in 2021-2022 there were no referrals reported - representing a 100% reduction since scheme commencement.

Landlord licensing and the partnership with Northumbria Police has played a key role in these reductions and the reduction is representative of all the intensive work with both landlords and residents being undertaken in the areas, not only when problems do arise but in the proactive work being undertaken to try and identify trends, patterns and offenders to try and stop problems before they occur.

Council complaints

To reduce problems with private rented housing, to improve the management of properties and to improve private rented conditions/no of accredited homes.

Looking at raw data there has been a noticeable reduction in the number of tenants complaining to the Council about the condition of their rented home. There have been 75% less complaints made to the Council in the first year of licensing than the same period in the previous year for this purpose. The property inspection regime and offer of discounts for property accreditation has ensured that every home in the area meets the basic minimum housing standard. There has also been more than a 50% reduction of complaints received from residents in relation to issues concerning neighbouring properties complaining about disrepair affecting another property.

Complaints made to the Council

Total Incidents reported to the Council

The table above shows the rate of complaints reported to the Council including property standards and issues, neighbour disputes, noise and ASB collectively. The overall trend shows that the complaints increased following the designation of the licensing scheme and this is a trend that has been replicated in other schemes. This is predominately because tenants are aware how they can complain to the Council. Tenants have been provided with this information during their tenant meeting. The data for total incidences shows that after an initial spike there has been a significant reduction in complaints and even more so since the lifting of all COVID restrictions.

The data recorded in this report was gathered up until 28 April 2022.

Complaints about property standards to the Council

It was noted there was a decline in complaints made to the Council regarding property standards in 2018, which was the year of designation of the licensing scheme in Central Bensham.

It is expected that there would be a reduction in complaints about property standards as the licensing team were carrying out routine property inspections, in a pro-active manner at the start of the licensing scheme. This would have meant that disrepair was being addressed through the inspection regime and repairs had been completed. This trend continued for the next couple of years and complaints about property standards remained lower than the pre-scheme number of complaints previously recorded.

However, it is noted there was a significant increase in complaints in 2021. This could be due to several factors including complaints were being made by existing tenants knowing who to complain to, or also from complaints raised during tenant meetings when there was a change of tenant since the commencement of the scheme.

Another contributing factor could be the additional wear and tear placed on properties as tenants had been housebound for a significant period throughout 2020 and leading into 2021, during the national lockdowns. During this period it was difficult for landlords to carryout routine repairs, this resulted in an increase of tenants complaining directly to the Council in an attempt to have repairs carried out.

The data that is presented is from complaints received up until April 2022 and shows the rate has since reduced substantially.

Complaints about ASB to the Council

The data shows there was an increase in the number of complaints made to the Council in the year that the scheme started in 2018. This trend has been replicated in previous schemes, primarily because the team are engaging with tenants in the licensing area, so tenants know how to complain to the Council about issues of ASB. These are often identified during the tenant meeting that tenants are already suffering from ASB.

The data shows there was a significant spike in 2020. This is a direct result of an increase in the number of complaints made the Council during the national lockdown when people were forced to remain in their homes. Most of the complaints were exacerbated because residents were spending the majority of time in their homes and were being affected by neighbour disputes, shouting and arguments. There was a direct correlation between the Council's data and the Police data regarding ASB, and this trend was replicated throughout Gateshead and not just specific to the licensing area for the same period of time. There was a significant reduction to ASB following the lifting of restrictions lower than pre-pandemic numbers.

Complaints about noise to the Council

The dark blue sections of the bar chart show the number of complaints made to the Private Sector Housing Team since the designation of licensing. There was an increase in complaints made to the Council regarding noise in 2018 at the start of the licensing scheme. This is a trend that has been consistent with previous schemes as tenants have been informed how to report complaints to the Council following tenant meetings.

In the following year 2019, there was a reduction in the number of complaints regarding noise. However, in 2020, this trend did not continue, and the number of complaints increased following the COVID pandemic. This was due to multiple factors including the tolerance levels of tenants and occupants as they were forced to spend more time at home during the national lockdown. As the properties had been previously inspected by the Council and the tenants had received a tenant meeting, this meant tenants were aware who to complain to about noise, ASB and property standards.

The trends identified in the Councils data and that of the Police follow similar patterns. This was expected and has been a trend experienced in former licensing areas. The team are confident that this does not necessarily reflect that more ASB and noise problems are occurring, but more an indication that as relationships are built with residents (via property visits and tenant's meetings) they feel empowered or have the confidence to request services and know where to do so.

Empty properties

Objective - to reduce the number of empty properties and the length of time that they remain unoccupied.

Complaints to PSH about empty properties

Noticeably, since the scheme commenced the team have experienced 2 complaints per year regarding empty properties. There have been no complaints made in 2022. The main complaints in 2018 were about the appearance of the properties from the external elevation.

It is normally considered that 4% of the stock being empty is a healthy sign within the housing market to allow for a changing population and demand within the area.

The current empty property rate across Gateshead is 3.6, which is slightly lower than in 2018 at scheme start. The licensing area has a void rate of 7.1%, almost double that of the wider Borough and so further intervention is required in this area.

There are positive improvements to the long-term empty rate however - those properties that have been vacant for longer than six months. Across Gateshead since 2017 the rate has increased whereas in the redesignated area it has decreased overall from a rate of 5.5. to 3.8 (by 31%). There has been contact made with the owners of the long-term empty properties to establish their intentions for bringing the properties back into use.

Resident turnover

Reducing the turnover of occupants

Multiple turnover rates in the licensing area have followed the same pattern as the rest of Gateshead. Single turnover rates have increased since 2017 and multiple turnover rates decreased in 2018, to increase in 2019.

Like with complaints, this is an expected trend. There were increases in the first few years of a scheme and this is commonly experienced as some owners who do not wish to be regulated or are unable to obtain a licence and may choose to sell their property. Also, as tenants' behaviour is increasingly monitored and regulated, they also sometimes look to secure tenancies with other housing providers who are not as diligent operating outside of the selective licensing area. Increases in turnover were experienced in the former licensing scheme for the first two years before rates plummeted by 56% over the remaining three years.

Slightly higher rates of turnover are to be expected as more than 70% of the private properties are rented compared to the borough average of 18%.

Rental amount/charged

Since the commencement of the re-designated licensing area there has been on average a rent increase of 3.4%, representing the largest annual growth rate since the scheme commenced in 2018.

Priorities for 2023

The remaining few months of the licensing scheme will be used to focus on the long-term empty properties and further communications will be made with the owners to determine if these properties can be brought back into use.

The team are carrying out some targeted work over the coming months in specific streets, this is to understand the root causes behind the most multiple and single turnovers over the course of a year. There will be other work carried out to prioritise our outcomes in the remaining months to benefit the tenants and Licence Holders. They are as follows: 

• increase the use of the vetting's service to ensure all tenants are robustly vetted
• introduce the first Licence Holder forum
• ensure effective licence condition monitoring and compliance
• target postcodes with the highest occupant turnover to understand the root cause and consider solutions
• continue to develop and strengthen the Operation Vienna partnership to continue the trend of reductions in ASB and criminality that affects the community
• inspections for accredited cashback for those properties that have remained accredited throughout the length of the scheme

Accreditation

All properties that were accredited in the re-designated area will be reassessed over the coming months to determine if they have maintained the accreditation status. This will be ranked to ensure that Licence Holders have complied with the scheme over the five years. These properties will be ranked and re-visited over the coming months to award cash back to all properties that have maintained their accreditation status at the end of the scheme.

All accredited landlords will be re-assessed to ensure they have maintained their competency throughout the length of the scheme. All Licence Holders that are still members of the NRLA or equivalent and have maintained their accredited status will benefit from a cash back.