How many private renters are there in Haringey?
In 2020, the Office for National Statistics found 86,900 private renters in the borough- that’s 13,000 more private renters than in 2016. Current post pandemic figures are possibly higher. If you’re looking to campaign with other private renters, you could start here with Haringey Housing Action Group.
Why don’t private renters opt towards buying a house?
In Haringey, the average house now costs a whopping 15.33 times more than average resident-based earnings. Unfortunately, this means home ownership is unattainable for many private renters.
What about getting a council house in Haringey?
There were 11,640 households waiting for a council property in 2021- that’s around 3,500 more applicants than there was 6 years ago. Demand outweighs housing supply in Haringey, so you could be waiting years before receiving a council home.
Looks like we’re stuck in the private rented sector then. What’s it going to cost?
In the 12 months leading up to April 2016, according to Valuation Office Agency, median (average) monthly rents in Haringey were:
Room in a shared house: £625
Studio flat: £862
One bedroom flat: £1,235
Two-bedroom flat: £1, 495
Three-bedroom flat: £1,879
House with four or more bedrooms: £2,500
The private rental market crisis has intensified since 2016, impacting rent prices across the country but more so within London boroughs.
In the 12 months leading up to September 2022, according to the Office for National Statistics, median (average) monthly rents for Haringey were:
Room in a shared house: £725
One bedroom flat: £1,300
Two bedroom flat: £1,578
Three bedroom property: £1,850
Four bedroom property: £2,330
Covering the costs
Considering the figures above exclude bills and council tax, the costs for private renters in Haringey are high. Findings from the English Housing Survey (2019-2020) indicate that private renters in London spend an average of 42% of their household income on rent.
The figures are staggering. That means a lot of private renters will have to rely on Housing Benefits to cover the costs right?
Yes –13,605 private renters needed housing benefits in this borough to cover their rent in 2015.
Unfortunately, the data hasn’t been updated to reflect more recent times but considering the rising cost of living and exponential rents, this figure is expected to be higher.
And does housing benefit cover it?
No. The Local Housing Allowance (LHA) is the maximum amount of housing benefit you can get, regardless of whether you’re a private renter (renting from a private landlord) or a social renter (renting from the council or a housing association). The monthly LHA in Haringey depends on which part of the borough you live in. From 1 April 2024, the two different rates are:
Inner North London (e.g. Hornsey)
Shared Accommodation Rate: £706.33
One Bedroom Rate: £1436.02
Two Bedrooms Rate: £1789.06
Three Bedrooms Rate: £2154.10
Four Bedrooms Rate: £3051.62
Outer North London (e.g. Wood Green)
Shared Accommodation Rate: £593.36
One Bedroom Rate: £1146.86
Two Bedrooms Rate: £1396.16
Three Bedrooms Rate: £1690.35
Four Bedrooms Rate: £2193.97
Can I talk to someone at the council about problems with my private landlord?
Yes. Haringey runs a housing advice service, here or on 020 8489 1000. Haringey doesn’t have a specific team for private renters; the housing advice service is for all types of housing.
Haringey council supports the London Landlord Accreditation Scheme (recently renamed the London Rental Standard). Unfortunately, this is only a voluntary scheme, so most landlords don’t sign up to it. Those that do sign up don’t face very many checks – and besides, private renters are rarely in a position to choose between an accredited landlord and a non-accredited one.
Do private landlords in Haringey have to get a licence?
All houses in multiple occupation (HMOs) in Haringey must be licensed by the council. HMOs are houses or flats which are home to three or more people who are not all members of the same family.
To ensure that many more rental properties meet at least basic, legal standards, Haringey Council would like to extend property licensing. The proposed selective licensing scheme would cover all privately rented homes in Bounds Green, Bruce Grove, Harringay, Hornsey, Noel Park, Northumberland Park, Seven Sisters, St Ann’s, Stroud Green, Tottenham Hale, Tottenham Green, West Green, White Hart Lane and Woodside Wards (but not Alexandra, Crouch End, Fortis Green, Muswell Hill or Highgate Wards, in the West of the borough).
The inspection and enforcement regime in place is key to the efficacy of any licensing scheme but this proposal looks like a good start on driving up standards in Haringey. Final approval for a scheme of this size has to come from Michael Gove, currently the Secretary of State for The Department for Levelling Up, Housing and Communities. If approved, the scheme should be introduced in 2022.
Does Haringey Council run a non-profit letting agency for private renters?
Some councils are starting to run non-profit letting agencies for private renters, to help private renters avoid the extortionate fees and bad practices of high street letting agents. Haringey Council has now followed suit and runs its own Home Finder Scheme, although this is mainly for those most at risk of homelessness or those in vulnerable positions. To find out if you may qualify for the scheme and to read more, click here.
Does Haringey Council give cash incentives to private landlords just to behave decently?
Unfortunately, yes. The council gives private landlords cash incentives of around £3,000 just to behave decently – when they should be doing that anyway!
Is there a stand alone PRS strategy as part of Haringey Council’s Housing Strategy?
The PRS is mentioned in Haringey council’s housing strategy 2017-22, yes, and the council’s plan to improve life for private renters includes working with landlords to make sure their properties are up to standard. The council also wants to see an improvement in energy efficiency in private rented homes.
There are also plans to increase the amount of purpose built, affordable private rented homes.
Does Haringey Council have a Private Rented Sector (PRS) forum, where private renters can discuss ways to make private renting better?
Unfortunately, Haringey Council only consults landlords at a regular forum – not renters. Perhaps local campaigners for better renting should tell the council what’s going on in their local PRS – from a renter’s point of view.
Not many people know that councils have the power to prosecute private landlords who break the law. Unfortunately, in the current system it takes lots of time and money to do this using the criminal courts, so some councils don’t do it. Licensing would allow councils to use civil rather than criminal courts, which would make it easier to hold bad landlords to account.
Does the council tell the public about these prosecutions?
Yes, some of them. And of course, Haringey participates in the Mayor of London’s Rogue Landlord and Agent Checker.
Every council is divided between Councillors, who are elected politicians, and non-political officers, who are appointed to do a particular job. In Haringey, these people might be useful to talk to:
Councillor Dana Carlin
Cabinet Member for Housing Services, Private Renters, and Planning
email:
mob.: 07976 977 711
Correspondence address:
River Park House
225 High Road
Wood Green
London N22 8HQ
Councillor Lucia Das Neves
Cabinet Member for Health, Social Care and Wellbeing (including violence against women & girls, services for adults with disabilities and additional needs)
Correspondence address: as above
email:
mob.: 07976 977 297