Story: Rohan Francis
Public consultation on Selective Licensing in Page Hall came to an end in September following a 10 week period in which the Council's Private Sector Housing team held community meetings, sent out questionnaires and canvassed local opinion on its proposed scheme.
Council officers outlined the main features of their proposal at consultation meetings explaining that, if the plan went ahead, all landlords in the area would be required to register their properties and pay a fee of between £500-£1000. For each tenant, the landlord would also have to provide a written contract, obtain a reference and make sure their property is maintained to a minimum standard. Failure to meet any of these requirements could mean fines of up to £5,000.
The Council based its reasons for the scheme on ‘low demand’ for housing – which they claim is indicated by increasing levels of private renting and falling house prices – and also a significant problem of anti-social behaviour. However, the Council went on to say that Selective Licensing cannot resolve issues such as congregations of people on streets or nuisance car use.
Council criticised
At several heated meetings, the audience questioned the Council’s scheme and the reasons for proposing its introduction in Page Hall. Landlords, many of whom live locally, voiced their concerns about the effectiveness of the scheme and criticised the Council for not using existing measures:
“The Council already have appropriate powers to stop anti-social behaviour – why can't they use them?”
Several people questioned the Council's interpretation of the rules governing the use of license fees:
“The fee cannot be used to pay for enforcement. It can only be used to administer the scheme, so it won't bring any added benefits.”
Others wondered why, when other Councils had decided against it, Sheffield was pursuing Licensing at all:
“Salford Council's licensing scheme failed to reduce levels of anti-social behaviour and other Councils have rejected it altogether.”
A number of landlords were worried about the effect that enforcing the License conditions would have on tenants:
“Landlords would be forced to pass on license costs to tenants. This could force tenants into poverty.”
Another was concerned that:
“Demanding a reference from tenants would discriminate against migrants who haven’t rented before.”
One of the audience also asked:
“If the problem is only on 4 streets out of 50 in the area, why not just focus on those?”
Landlords were also concerned that they would be forced out of Page Hall as they feared mortgage providers would refuse to provide loans. They would also be forced to deliver services like Social Housing organisations:
“Licensing would mean a huge increase in management time on tenants. We would receive no reward for what would be basically supporting or policing vulnerable people.”
There was overall concern that the process had brought more bad than good:
“The Council's presentation has caused friction. This whole process has put landlords against their tenants. It's not good for the community"
Positive suggestions
Alongside the criticism of Selective Licensing, issues were raised about the large numbers of newly arriving families from Eastern Europe. Landlords and residents put forward positive comments and concerns about the current issues in the area. One commented that the Council need to bring weekly bin collections back and provide better access to large refuse bins.
A landlord of 15 years, explained he had never had problems with any of his tenants and felt the newly arriving community from Eastern Europe were not the problem but that integration would take time. “We need to be patient,” he said. Another suggested the Council help provide a place for local residents and new arrivals to congregate and that “instead of Licensing they should set up youth clubs”. They warned that the Council needs to respond to local concerns.
Residents’ voice
Residents also took part in meetings, although they frequently formed the minority voice. One woman told Councillors, “I've lived here for 25 years. We've paid the mortgage but the house is now only worth £50,000. I can't move. I can't even buy a flat for that”. Another resident remarked that, from what they had seen, “Selective Licensing seems to bring little benefit to Page Hall”.
What next
At times the meetings descended into angry shouting and even violent protest, leading one resident to comment, “I've found today that we've failed. Our Councillors are not our enemy. We need to get tenants, residents and landlords to work together.”
Councillor Tony Damms suggested a group made up of residents and landlords should meet to discuss alternatives to Selective Licensing and report back to the Council as soon as possible. A report on the consultation is being prepared and is due to go to Cabinet in October.