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Welfare Reform Welfare Reform The biggest challenge to housingThe biggest challenge to housing
Brendan Sarsfield
Group Chief Executive
Family Mosaic
Family MosaicFamily Mosaic
23,000 Homes
1,000 New Homes per annum
Large Supported Housing Service
London & Essex focus
80% of new tenants on benefits
50% of all tenants on benefits
Housing PolicyHousing Policy
Higher Rents / Less Grant
Less Security
More Homes needed especially larger ones
Welfare PolicyWelfare Policy
Lower Cost
Personal Responsibility
Challenge Dependency Culture
Welfare ReformWelfare Reform
£26k Benefit Cap
Universal Credit
Non-dependent charges
Under-occupation penalties (but not for pensioners)
Moving people off Incapacity Benefits
Mirror, Signal, ManoeuvreMirror, Signal, Manoeuvre
Independent Research from Resident Perspective
Looked at 50 lettings in November 2010
Calculated Affordable Rent and affect on Resident & Family Mosaic
Also looked at 60% Market Rent
80% Weekly Market Rent80% Weekly Market Rent
One Bed= £163
Two Bed = £210
Three Bed = £256
Four Bed = £374
Average = £239
Current = £96
Mirror, Signal, ManoeuvreMirror, Signal, ManoeuvreResidents MessagesResidents Messages
Neither 60% or 80% market rent are affordable to most of our tenants
Can work outside London and in some low value areas in London
Creates a significant poverty trap and major disincentives to work
Mirror, Signal, ManoeuvreMirror, Signal, ManoeuvreFamily Mosaic Messages Family Mosaic Messages
Family Mosaic increases income
But more dependent on benefit income
Quickly uses up capacity to borrow
Mirror, Signal, ManoeuvreMirror, Signal, ManoeuvreGovernment MessagesGovernment Messages
Housing Benefit bill increases
Works against Welfare Reform goals
The Benefit Cap stops larger homes being provided
Where will homeless live in London?
Not sustainable
Family Mosaic Response Family Mosaic Response DevelopmentDevelopment
Retain focus on existing client groups
Still develop but smaller programme; and
Lower rents
Family Mosaic Response Family Mosaic Response ManagementManagement
Better data collection
More Front Line Staff
Publicity for Changes
Borough Liaison
Probationary Tenancies
Housing PolicyHousing Policy
Affordable Rent Model was response to cuts not a strategic move
Housing Policy evolving – Hand up not Hand out
Housing Organisations need to review social purpose