Enfield Council has this week issued a document in which it expresses a concern that poor property and tenancy management by private landlords is a factor behind the increasing frequency of anti-social behaviour. It sees the problem as being so serious that "if the Council does not take decisive action, the indications are that the situation will continue to get worse, with parts of the Borough deteriorating in a negative spiral of poorer conditions - both for private tenants and their neighbours".
The Council notes that over the past ten years the number of properties rented as private sector homes has more than doubled and now totals approximately 27,500 properties, or 20 per cent of all homes in the Borough.
The document states that the Council is already taking some measures designed to improve private sector housing - in particular the introduction of an Article 4 Direction on Houses in Multiple Occupation - but might have to consider stronger measures, such as taking action against negligent or bad landlord practice - though this would only be "as a last resort".
See this page on the Council website to find out how you might be able to contribute to the study.
The full text of the document is reproduced below.
Private Rented Sector and Anti-Social Behaviour – is it a linked problem?
The London Borough of Enfield, like other London authorities, has seen a considerable rise in the number of houses rented out by private landlords as part of the private rented sector in the last decade.
In Enfield the PRS now has approximately 27,500 properties rented as private sector homes, which is approximately 20% of all the homes in the borough. This represents more than double the size of this sector when compared with 10 years ago.
There are emerging concerns regarding a pattern of anti-social behaviour, which is linked to the private rented sector. Enfield Council is extremely concerned about this association of anti-social behaviour with some parts of the private rented sector, as there seems to be no indication that the current arrangements with landlords and tenants to improve the standards of property and tenancy management, are adequately addressing the reduction of levels of unacceptable behaviour. If the Council does not take decisive action, the indications are that the situation will continue to get worse with parts of the borough deteriorating in a negative spiral of poorer conditions - both for private tenants and their neighbours.
As a result of these concerns, the Council commissioned specialist data analysts NKM, to analyse the levels and location of anti-social behaviour, and any correlation with the presence of private rented sector tenancies. This research has provided evidence that there is a link between the two. The Council is now undertaking more work to better understand these early findings. Once this additional analysis is complete and having sought the views of key stakeholders, the Council will consider the options available to it. These options will be considered, with a view to develop solutions that are both effective and practical.
This new approach could include a wide range of potential responses, from the need to review and change strategic policies, to the way that the Council - and its partners - currently work and decide on priorities. The Council could, as other authorities have done, introduce regulation of the private rented sector that will support good landlords, and where necessary take action against negligent or bad landlord practice. However, the Council would only consider this as a last resort if current arrangements were proving to be ineffective.
The main improvement that the Council is seeking is a reduction in anti-social behaviour and an improvement in neighbourhoods, by significantly improving the management of the private rented sector. This would be achieved by clarifying both tenant and landlord responsibilities and the minimum standard of property maintenance. This will lead to better property conditions, improved tenancy management, and improved neighbourhoods.
Enfield Council has a clear ambition that its growing private rented sector should not be associated with anti-social behaviour, but be a positive force in the borough - providing homes and contributing to cohesive neighbourhoods and sense of place.
What’s happening now?
There is already action, on a limited scale, involving both private rented sector landlords and houses in multiple occupation (HMOs) on specific issues. HMOs are typically properties where three or more unrelated tenants share kitchen or bathroom facilities, including some houses that have been split into flats or bedsits. The Council has been running a voluntary accredited landlords scheme covering the whole borough for many years, with the Council facilitating regular meetings with landlords and agents. There are currently around 70 landlords participating.
Using the current law, the Council also regulates HMOs on a borough wide basis. But because most of the properties used as houses in multiple occupation have only two floors, only approximately 40 properties are licensed.
There is also a range of private sector enforcement work and action to combat ASB already in hand.
This includes
- Investigation, notice service and prosecution for noise nuisance
- Bi-monthly proactive patrols, investigation, notice service and prosecution for dumped rubbish, untidy gardens, pest infestations, graffiti and prolonged display of estate agent boards
- Communications with landlords and letting agents regarding disposal of rubbish at the end of tenancies and prolonged display of estate agent boards
- Support for victims of ASB and enforcement action against offenders using measures such as injunctions, Dispersal Orders, Antisocial Behaviour Orders (ASBOs) and Acceptable Behaviour Contracts (ABCs)
- Management of complex cases through Multi Agency Panel (MAP) meetings and ASBAG (AntiSocial Behaviour Action Group) both include work with tenants and landlords in the private sector.
From 23rd October this year, the Planning Department has introduced the Article 4 Direction on Houses in Multiple Occupation. This means that residential houses now require planning permission to be given if they are used as houses in multiple occupation. This regulatory action by the Council ties in with concerns over anti-social behaviour and the private rented sector. The Council will review how these actions are delivering a reduction in ASB, but will also consider the views of those directly involved in the sector – tenants, landlords, support agencies and resident groups.
What’s your view?
At this early stage, the Council is interested to hear the views from those directly involved in the private rented sector, particularly with regard to the levels and types of anti-social behaviour, what might improve the situation and what the community wish to see being done.
This feedback will help shape the Council’s thinking on the options open to it and to how best deal with any problems identified.
