Wales needs a well-functioning PRS

In its most recent seminar, Tai Pawb examined how access to the private rented sector (PRS) in Wales can be improved. The location of the session – Merthyr Tydfil – was proof of the scale of the challenge ahead of us, where only 32% of properties in the area are affordable to people in receipt of Universal Credit.

Attendees spanned the breadth of the housing sector and further, with representation from RSLs, local authorities, third sector agencies and private landlords.

Reflecting on some of Welsh Government’s existing and newly-emerging priorities, key points were raised on:

• homelessness cross-cutting all public service areas, not just housing
• progress made by local authorities in tackling homelessness and the increasing focus on prevention
• a need to provide a wider access to PRS for diverse groups, matched with resource and supportive approach from WG
• recognising that the lack of security of tenure is a potential catalyst to homelessness
• welcoming Rent Smart Wales’ remit to professionalise the private rented sector
• how the Renting Homes (Fees) Act will improve conditions, including ‘fitness for human habitation’, enhanced succession rights and protection for carers for e.g.
• exploring the development of a leasing scheme , including support for local authorities leasing properties from private landlords to house homeless people
• ongoing discussions with UK Government around ‘No DSS’ and the need to remove the stigma
• rolling out mental health training for landlords through Rent Smart Wales (following on from the Tyfu Tai/Tai Pawb report)
• a commitment to ensuring support for vulnerable people in the PRS through the Housing Support Grant
  Matthew Hall (Welsh Government):

“Without a well-functioning PRS in Wales, it will be incredibly difficult to meet the housing challenges ahead of us.”

The session also looked at Housing First, where projects in Anglesey and Cardiff are working with the private rented sector to address local need. Given the size of the private rented sector in Wales, it potentially presents a wide range of choice and flexibility for clients and some landlords have been actively engaging with agencies to enable a ready source of supply.

However, there remain significant barriers, for example it is still the case that many private landlords are unwilling to rent properties to people who are deemed a ‘risk’; rent prices are often too high; and housing stock being generally older and in a poorer condition.

Exploring some good practice in the sector, Caerphilly County Borough Council in its presentation highlighted its ‘Caerphilly Keys’ project. While not a leasing scheme per se, the authority funds a PRS Officer and Support Officer to match landlords with tenants, helping to discharge its homelessness duty. As at October 2019, the project has 45 tenanted properties.

An underlying lesson in this particular project has been the need for support at the outset of someone’s tenancy, for example in attending Universal Credit verification meetings for alternative pay arrangements (APA). Crucially, its success has been borne out of a ‘common outlook’ between local landlords and the project’s lead officer.

Our panel session debated tenancy security, with contributions from RLA Wales, Shelter Cymru and Rent Smart Wales.

Though there were some (unsurprisingly) marked disagreements on how to address the issue, especially around rent arrears, there were shared concerns around the inadequacy of the current welfare system, access to social housing and retaliatory evictions.

Ultimately, the seminar provided food for thought as to how statutory bodies – Welsh Government and local authorities – can better engage with landlords to ensure that the private rented sector is a safe, secure and good quality offer for the growing numbers of people who are looking to access it.