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Dartford council losing stock of emergency accommodation as landlords sell up or hike rent

Landlords are either selling up or hiking the rent they charge to a Kent council on properties used to provide emergency accommodation.

Dartford council says owners on their books are asking to increase the rent they receive by £500-£600 per month, which it warns - coupled with existing housing pressures - has left it struggling to “proactively prevent homelessness”.

Dartford council says its housing team is struggling to “proactively prevent homelessness”
Dartford council says its housing team is struggling to “proactively prevent homelessness”

Its stock of private rented sector homes for those most in need has shrunk over the last year, exacerbating the already severe shortage.

Meanwhile, an increase in homeless applications, alongside a reduced ability to access family-sized homes in the private rented sector, has seen a rise in the use of nightly paid temporary accommodation, particularly out of the borough.

A report presenting an update on the most recent work undertaken by the Dartford council’s housing service, for the first two quarters of 2024-25 (April to September), has been published.

According to the papers, which went before its overview and scrutiny committee on Tuesday (Jan 28), there has been an increase in the numbers of applicants from “outside of the Dartford borough” applying to join the housing register in the last year.

This is attributed to “high social and welfare needs” such as caring for vulnerable family members or needing support.

People can technically apply to join the housing register of any local authority anywhere in the country, however their chances of actually being added to the waiting list depend on their circumstances and their links to the area.

Figures shared by Dartford council show that from January to December last year the number of people on the housing register increased by almost 32%.

When councils need to house people either temporarily or as long-term social housing tenants, they don’t just use properties that they or housing associations own - they often rent them from private landlords.

The Dartford private short term leasing scheme (DPLS) enables privately owned properties to be rented directly by the council for this purpose for up to two years to help house the homeless.

The use of leased properties rather than nightly-paid accommodation is seen as a more cost-effective solution and ensures a steady supply of accommodation.

However, the council’s report notes the number of such homes has reduced over the last 12 months “due to landlords selling their properties and wanting to increase the rent they receive”.

It states this is often £500 or £600 more per month than “we [the council] are currently offering them.”

Cllr David Mote, cabinet member for housing at Dartford council says it's a "real issue"
Cllr David Mote, cabinet member for housing at Dartford council says it's a "real issue"

Cllr David Mote (Con), Dartford’s cabinet member for housing, told the Local Democracy Reporting Service (LDRS) it’s a “real issue” which the council is trying to work on them with.

He explained: “We don’t necessarily have complete control over landlords in the area who may decide that now is the right time for them sadly to stop that arrangement.

“That could be down to anything from new government legislation to personal situations.

“There is a real issue with this unfortunately, landlords are business people, and they are there to make money.

“And the fact that they feel that they can do that through the council is regrettable.”

Despite this Cllr Mote said the local authority was still trying to work with them to provide a solution.

“What we try to do is establish a relationship with people and get them to recognise the fact that by working closely with us, they have a more guaranteed income than if they would suddenly whack prices up and lose tenants,” he added.

READ MORE: What happened when KentOnline spent a day at Kent’s busiest eviction court

A Dartford council spokesperson confirmed the average they currently pay landlords per property is £1020.

It means some landlords could be asking for almost 60% more money than they already get.

Temporary and social housing owned by councils does not need to be within their own jurisdiction - which has led to authorities from elsewhere in the country looking at buying up properties on new developments in Kent.

In November it was reported how Basildon Council, in Essex, was considering purchasing 150 homes at a Taylor Wimpey development in Stone, near Dartford, to house people from its own housing list.

The authority is also facing a “recruitment burden” after two key staff members left for new roles, costing them money to hire agency staff, the report says.

Dartford council also says it is facing a “notable rise” in the number of rough sleepers in the area.

However its work with the homeless post-pandemic has been praised by some who have previously worked in the sector as “phenomenal”.

Michael Smith (R) and Steve Ives (L), of Dartford Churches Winter Shelter
Michael Smith (R) and Steve Ives (L), of Dartford Churches Winter Shelter

Former homeless helper Michael Smith, who helped run the Dartford Churches Winter Project supporting rough sleepers until the Covid-19 pandemic began, is fully behind the local authority’s work.

He said: “We’re not running a winter shelter this year basically because the council is doing such a good job.

“The council changed how it worked during Covid and they are now incredibly efficient – whereas previously if you were homeless you’d have to get in touch with them for an appointment and wait three or four days before they started something.”

Mr Smith stressed the council now generally finds rough sleepers housing within 24 hours, which he described as “phenomenal.”

On private landlords asking the council for more money, he said it was a difficult situation all round.

He added: “I think it’s probably more a case that private landlords are struggling financially and the council is limited by how much they can pay by how much housing benefit is.

“It’s easy to say it’s the private landlords being difficult, and maybe some of them are, but I think everybody’s struggling.”

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