All young people should be informed and have a clear understanding of Hammersmith & Fulham’s offer of priority social housing nominations. Some young people may choose not to accept this offer, instead opting to move into a private rental and take on an assured shorthold tenancy (AST).
If this is the young person’s preference, their social worker will refer them to the Care Leavers’ Housing Panel, following the same process as outlined above for social housing nominations, for this to be approved and appropriate support provided. This accommodation option tends to be more suitable for those who have low or no support needs, are independent and capable of dealing with a private landlord directly, as well as those choosing to settle outside of the borough.
The shared accommodation rate (SAR) limits the level of housing costs through Housing Benefit or Universal Credit to the cost of a room in a shared house. From October 2023, care leavers are exempt from SAR until they reach the age of 25 (previously, this was only up until 22), making PRS accommodation more affordable for young people.
Finding a suitable property in the PRS
Care leavers are encouraged to identify potential properties, although support can be provided by their social worker, key worker or foster carer to make sure the property is affordable and meets the young person’s essential needs.
Whilst care leavers can exercise their choice of property and area, this will be determined by what they can afford. Young people often end up living outside of the borough due to the high rental cost of PRS properties in Hammersmith & Fulham.
Social workers can also refer young people to the our Property and Procurement team for support with accessing the PRS, using the AST matching referral form (see Appendix 5) and submitting this alongside a supporting letter vouching for the ability of the young person to sustain their tenancy and a copy of their benefit cap exemption letter.
The team works with private landlords to find properties in the PRS who are willing to accept care leavers, both within and outside of London. They can offer landlords one-off financial incentives to do this for studio or 1 bed flats. Alternatively, if the young person has already identified a suitable property through their own means, the team can support with negotiating the rent and tenancy term with the landlord.
If required, Children’s Services will pay for the deposit and one month’s advance rental payment for each young person accessing private rented accommodation. Children’s Services will also act as the damage and rent guarantor, up to the value of £5,000 for damages, non-payment of rent or costs associated with early surrender of tenancy, if this is required.
The role of ‘guarantor’ will be for a maximum period of 2 years, or for 2 months after the tenancy has ended. An alternative to the guarantor scheme offered to landlords is the transitional insurance scheme which covers:
- the landlord’s contents
- fixtures and fittings up to £20,000
- £5,000 malicious damage by tenants
- and a rent guarantee of £2,000 per month up to £12,000 for 6 months, for a period of two years following tenancy commencement.
If the property has been sourced by the Property and Procurement team, they will undertake visits to inspect the property and check for the necessary health and safety legal compliance, to ensure that the accommodation is suitable for the young person. If the young person has sourced the accommodation themselves, the team will ask for photos, videos and check the legal compliance of the property.
Signing up for a property in the PRS
When a young person is offered a property, their social worker (keyworker or foster carer) should support them with signing up, and ensure that all relevant documentation for example proof of income or benefits, is provided to the property provider.
Their social worker (or keyworker) should support the care leaver to apply for Housing Benefit or the housing element of Universal Credit and any other benefits they are entitled to. The young person should be encouraged to agree for the housing element of Universal Credit to be paid directly to the landlord when they submit their Housing Benefit application.