How many private renters are there in Havering?
In 2020, the Office for National Statistics identified 52,800 private renters living in the borough- that’s approximately 26,800 more private renters than there were in 2016! The current figure (post pandemic) is most likely higher. Guess it won’t be too tricky finding other private renters to campaign with!
Why don’t private renters opt towards buying a house?
Because the average house now costs 11.15 times more than average resident-based earnings in Havering. House prices have increased over the years in Havering, as this figure stood at 9.78 in 2016.
What about getting a council house?
Well, in 2016, there were 2,615 households waiting for a council property in the borough. By 2021, it dropped to 2,148 households but has most likely gone up since then due to increased demand for social housing and the rental market crisis.
Looks like we’re stuck in the private rented sector then. What’s it going to cost?
According to Valuation Office Agency, in the 12 months leading up to March 2016, median (average) monthly rents in Havering were:
Room in a shared house: £433
Studio flat: £675
One-bedroom flat: £800
Two-bedroom flat: £1,000
Three-bedroom flat: £1,250
House with four or more bedrooms: £1,600
The private rental market crisis has intensified since 2016, impacting rent prices across the country but more so within London boroughs.
According to the Office for National Statistics, in the 12 months leading up to September 2022, median (average) monthly rents for Havering were:
Room in a shared house: £700
One bedroom flat: £950
Two bedroom flat: £1,200
Three bedroom property: £1,450
Four bedroom property: £1,800
Covering the costs
Considering the figures above exclude bills and council tax, the costs for private renters in Havering 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.
Are there private renters who rely on housing benefits to stay afloat in Havering?
Yes- 4,917 private renters claimed housing benefits 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 all?
No. The Local Housing Allowance (LHA) is the maximum amount of housing benefit you can receive, 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 Havering depends on whereabouts in the borough you live but from 1 April 2024, the rates are
Outer North East London
Room in a shared house: £548.34
One bedroom rate: £997.27
Two bedroom rate: £1246.57
Three bedroom rate: £1495
Four bedroom rate: £1795.08
South West Essex
Room in a shared house: £475.02
One bedroom rate: £772.89
Two bedroom rate: £947.40
Three bedroom rate: £1196.69
Four bedroom rate: £1495.91
Can I talk to someone at the council about problems with my private landlord?
The Council website has a contact form which is primarily for council tenants but they should still help you.
If you have a problem with disrepair that your landlord won’t address, you should telephone 01708 432 777 or email
Although Havering Council offers advice via their website, Havering is one of the least helpful of all London boroughs. We have not been able to find out any direct contact details and the council does not offer the kind of specialist help that other councils provide private renters
Are there any Tenancy Relations Officers (TROs)?
Not to help private renters, specifically but they really should! Perhaps the council is waiting for a campaigner to contact them and suggest the idea.
Do private landlords in Havering have to get a licence?
The law states that all councils have to licence Houses of Multiple Occupation (HMOs,). That is, homes shared by three or more people who aren’t all members of the same family.
In Summer 2019, Havering Council is consulting with residents on two proposals to extend property licensing, to ensure decent homes across the borough. The consultation closes on 20 September. See more details and contribute a response
Does Havering council run a non-profit letting agency for private renters?
Yes, but as with the case with most councils this scheme is limited in scope. It is only available for those most in need of private housing. However, Liberty Housing has been running for over ten years, and if you think it may be able to help you, then read more about the scheme here.
Havering does not currently host a forum for renters but you can seek advice from your local Councillor in person, at a surgery, or contact them via email. You could suggest a renters’ forum at the same time, too. And these people should be able to help:
Councillor Gillian Ford
Deputy Leader of the Council and Cabinet Member for Adults and Health
email: councillorgillian
tel.: 01708 641317
Councillor Paul McGeary
Cabinet Member for Housing
email:
tel.: 07865062156
How many prosecutions against criminal landlords has Havering Council made?
There’s been a sea change in Havering. In the five years to March 2016, Havering Council did not even attempt any housing prosecutions. However, in the five months to August 2018, Havering Council issued 52 penalty notices to criminal landlords across the borough; that’s £166,000 in fines.
Councillor Damian White is now Leader of Havering Council, having previously served as Cabinet Member for Housing. He promises “the strongest possible action” against landlords who breach regulations. Here at Havering Council, we are targeting those irresponsible landlords who are taking advantage of local families and individuals by providing overcrowded and poorly maintained HMO properties.
Cllr. White says “We won’t tolerate it and neither will we stand for landlords not having the correct licences. This is why we set up our Landlord Licensing Scheme earlier this year, to tackle those landlords who are continually breaching the regulations. We won’t let them get away with it and will continue to be proactive in our work to make sure tenants are living safely in private rented accommodation.”
Who else can I speak to about making private renting fairer in Havering?
Every council is divided between Councillors, who are elected politicians, and non-political officers, who are appointed to do a particular job. In Havering, these people might be useful to speak to:
Councillor Joshua Chapman
Cabinet Member for Housing
Email:
Bus. phone: 01708 432027 (Town Hall)
Members’ Room,
Town Hall,
Main Road,
Romford,
RM1 3BD
Alternatively, you can speak to Havering Council officers in the Private Sector Team on 01708 434667.