Optional Extra - August 2008

Welcome to Optional Extra. Every two months we'll update you about what's happening in the world of housing and disabled people and, of course, at Ownership Options. We'll be covering subjects such as the changes in legislation affecting adaptations, the roll-out of the LIFT homebuyers' scheme and developments in benefits-based mortgage lending for disabled people. Along the way, we aim to highlight cases of good practice as well as examples of the barriers faced by disabled people in their search for decent housing.

We welcome your comments, and suggestions for subjects to be covered in future issues, which can be emailed to optionalextra@ownershipoptions.org.uk. Feel free to forward the newsletter to your colleagues, who can subscribe by emailing us at the address above quoting "subscribe" in the subject line.

New staff at Ownership Options

Two new members have joined the team this month, and we are happy to welcome Rachel Finlayson back from maternity leave.

We have been fortunate in securing the services of Moira Bayne as Director until August 2009 to oversee the implementation of the recommendations of the Strategic Review recently commissioned from ODS Consulting. Moira has been involved with housing and care in the public and voluntary sectors for many years, and is a former Trustee of Ownership Options.

Robert Jahoda has been appointed as Housing Options Broker, working with disabled people and their families to secure a positive housing solution. Rob is a recent graduate of Edinburgh University and has worked with the Action Group for some time.

Housing and Disabled Children

The Joseph Rowntree Foundation’s recent publication has highlighted the issues surrounding housing and disabled children. The review provides an overview of what is known about the housing circumstances of disabled children and their families. The full document can be viewed here. The key points are:

Families with a disabled child are more likely to be renting their homes than families with non-disabled children. Whilst there has been an increase in the proportion of families as a whole being home-owners, the proportion of families with a disabled child becoming home-owners has remained the same.
Families with a disabled child are less likely to be living in a decent home compared to families with a non-disabled child. Those with a disabled child are 50 per cent more likely than other families to live in overcrowded accommodation, to rate their home as being in a poor state of repair, and to report problems with wiring, draughts and damp in the child’s bedroom.
Compared to other groups of disabled people, disabled children requiring specifically adapted homes are the least likely to be living in suitable accommodation .
The great majority of families with disabled children report that their homes are unsuitable for their child’s needs and the associated needs of other family members. Often the home is unsuitable in a number of ways.
All disabled children and their families, not just children with physical disabilities, are likely to experience difficulties with their housing.
The sorts of problems with housing most frequently reported by families include lack of family space, and lack of space for storing and using therapeutic equipment. Other common problems are difficulties with location and unsuitable or inaccessible kitchens, toilets and bathrooms.
Moving, as opposed to adapting the current home, is the preferred option for dealing with unsuitable housing for around half of families.
Disabled children and young people spend more time at home than non-disabled children, but there is evidence to suggest that their homes are the most restrictive environments in which they spend their time.
Improvements in families’ housing situations can lead to increased independence, more confidence and greater self-reliance among disabled children. However, families can experience significant difficulties accessing support and services to help them address the problems with their housing.
Living in unsuitable housing has been found to be associated with increased levels of parental stress. Parents describe the negative impact living in unsuitable housing has on their child’s well-being and development as well as on their own, and their other children’s, physical and emotional well-being.

LIFT update

The credit crunch seems finally to be hitting parts of Scotland with average house prices falling; perhaps good news for those who want or need to buy - but mortgage lending has also fallen by 40%. This combination is likely to increase demand for Open Market and New Supply shared equity.

The LIFT (formerly Homestake) Open Market Shared Equity Scheme pilot, originally available in Edinburgh and the Lothians only, has now rolled out to several other areas in Scotland. In these areas, applicants who are eligible can purchase a house for sale on the open market through the scheme. This is good news for disabled applicants, as it widens the opportunities for those who have a need to move to a property more suited to their needs due to their impairment. The areas now covered by the Open Market scheme, and the contact details for further information are given below.

Ownership Options has found when advising disabled people on their housing options, that they have often ruled out LIFT because of price and size restrictions. There are maximum price thresholds and property size restrictions set by the Scottish Government, but the LIFT administrative procedures state that if a person is applying to the scheme as a disabled person with particular housing needs, flexibility can be applied with regard to the house price thresholds. The procedures also state that, depending on the disability, the applicant may be able to buy a slightly larger property if they have a need for specialist equipment. Further information can be found at the former Communities Scotland website.

The areas now covered by the scheme, and the contact details for further information, are

Aberdeen City, Aberdeenshire and Moray -

Grampian Housing Association Limited
Freephone: 0800 1214496
www.grampianhousing.org

Highland

Albyn Housing Society Limited
Telephone: 01349 855991
www.albynhousing.org.uk

City of Edinburgh, East Lothian, Midlothian and West Lothian, Perth & Kinross and Stirling

Link Homes
Telephone: 08451 550019
www.linkhousing.co.uk/link_homes

Michael's story

Michael, age 46, lived alone in a four bedroom semi-detached house following his father’s death the previous year. The ground floor of the house had a bedroom and a level access shower room.

Michael has a hearing impairment and learning disability and receives support from a community based organisation as well as from his social worker. Michael was finding it more and more difficult to live in the house as it was crowded with collections of various things which had belonged to his father. The rooms were difficult to heat and his fuel costs were extremely high, and the house required some repairs.

A meeting was arranged by the social worker to discuss housing options with a Housing Adviser from Accessible Housing Solutions who work in the Glasgow area.

Michael had equity of around £100,000 in his home and savings of £1,900

He wanted to move to a two bedroom modern property which would be easier to manage, in an area where he would feel safe and secure.

Michael needed to sell his house but did not feel confident in showing people around the property. Michael would be vulnerable to strangers in his home. Time commitment would be difficult for support staff to meet.

Valuations from three estate agents were requested and a support worker was present when valuations were carried out. Valuations ranged from £90,000 to £110,000 depending on how the property was marketed and the amount individuals would be prepared to pay.

The possibility of selling the property to a housing association was discussed with Michael and this appeared to be a good option. Four bedroom adapted houses are in very short supply in the social rented sector. An independent valuation was carried out by the Council representative and it was suggested the property would be valued at £110,000 after repairs were carried out.

AHS contacted a second housing association with several Homestake properties available. Michael met the criteria and viewed two flats and decided on a first floor flat with open plan kitchen/lounge and two large bedrooms, one with an en-suite shower room.

Michael contacted his family solicitor who had dealt with his father’s estate after his death and the solicitor dealt with the paperwork for the sale and purchase of the properties.

Michael sold his house to the housing association for £110,000 (£10,000 was retained to pay for the repairs and Michael would receive the balance). The Homestake share of the new property could have been 51% of the cost, but Michael invested in a 60% share, which was £87,000 leaving a balance of £13,000 to pay for necessary items such as -

Skip hire to get rid of unwanted items from the house
Removal costs
Flooring
Curtains and blinds
Furnishings
Solicitors costs and survey
Telephone installation

A budget plan was drawn up prior to the transaction to ensure all costs such as gas, electricity, food, TV licence, housing association’s maintenance fee and insurance would be affordable as Michael’s income was benefit based.

Consultation: Scheme of Assistance

The Scottish Government’s Consultation on the draft regulations and guidance on the implementation of the Housing (Scotland) Act 2006 has now closed. Ownership Options’ response to the consultation, with particular reference to the proposed Scheme of Assistance, can be viewed here.

Further information on the Housing (Scotland) Act 2006: Consultation on draft regulations and guidance can be found at www.scotland.gov.uk/Publications/2008/04/07133231/0.

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