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Legal Implications of Welfare Reforms: Appealing Tenants Jenny Francis, Senior Associate 12 November 2013 Bedroom Tax What is it? The deductions How many bedrooms does a household need? What is a bedroom? Not defined for


  1. Legal Implications of Welfare Reforms: Appealing Tenants Jenny Francis, Senior Associate 12 November 2013

  2. ‘Bedroom Tax’ – What is it? • The deductions • How many bedrooms does a household need?

  3. What is a bedroom? Not defined … for landlords to decide • Conflict with overcrowding legislation •

  4. What is a bedroom? Re-classification? •  Careful consideration Funding covenants • Contractual requirements • Other requirements • Rent level • Lord Freud  Past rent •

  5. Potential challenges • The (mostly) Unknown • High Court cases – discrimination against disabled persons  The facts  The decision  The implications

  6. Potential challenges • Your experiences

  7. Potential challenges • Reasonable to grant possession orders? • Reasonable to suspend possession orders? • Judicial review/public law challenges  Against who?

  8. Our suggested approach • Prepare & equip your housing officers with a standard witness statement which includes:  Steps taken to inform tenant  Steps taken & offers made to tenant  Personal information about the tenant  DHP

  9. Potential challenges Focus on bedroom tax today – but what about Universal credit and end of direct payments? • Use of ground 8? • Policy changes? • Ending starter tenancies for rent arrears? •

  10. Court procedure • Appellants notice • Grounds for appeal • Public funding

  11. What can you do? • Allocations policy  Policies and procedures  Do you allow an extra bedroom?  What priority do you give ‘under - occupation’?  Effect on existing arrangements? If you offer fixed term tenancies, can you be creative?

  12. What can you do? • Tenancy agreements – making changes  New agreements  Existing tenancy agreements • Secure • Assured  By agreement  Unilateral variation provision – the risks

  13. What can you do? • Tenancy agreements  Direct debit/automatic payment/bank account  Former tenancy arrears clause  Frequency of payments?  Ground 8

  14. What can you do? • Tenancy agreements  Bedroom  ‘Disclaimer’  Approach to lodgers and sub-letting?  Services

  15. Things to look out for • Case decisions & patterns  Share information as much as possible  Court users group • Changes to the pre-action protocol • Further Regulations & guidance

  16. If you have any queries or comments in regards to this document please contact Jenny Francis of Anthony Collins Solicitors LLP on 0121 214 3553 or jenny.francis@anthonycollins.com

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