Housing NSW has sent a comprehensive response to my questions (which I reproduce below, for the sake of reference). It makes interesting reading …
- Is there a policy to place Housing NSW and rent-assisted tenants in privately owned strata developments?
- If so, does Housing NSW consider the suitability of the individual strata developments for its tenants?
- Does Housing NSW consider the suitability of individual tenants for strata developments?
- How many families does Housing NSW currently have in strata developments?
- To what lengths does Housing NSW go to make tenants aware of the by-laws (and their enforcement) in the buildings where they are placed?
- Does Housing NSW have a policy related to complaints and Notices To Comply issued by Executive Committees in strata developments?
From a Housing NSW spokeman – Background:
- There are many types of ways in which governments in Australia assist people on low incomes to rent private properties. In the vast majority of cases, the individual receiving rent assistance rents the property directly from a real estate agent and government has no involvement in their tenancy.
- 1.1 million Australians receive rent assistance from the Australian Government to rent privately and they are no different to any other renter.
- Approximately 20,000 people per year are assisted by the NSW Government with a loan for a rental bond for a private rental property. These people also make their own arrangements to lease properties directly with real estate agents.
- Housing NSW also leases properties in the private market for periods of time to provide additional housing for people on low incomes.
Q1: Does Housing NSW have a policy of placing public housing tenants and rent-assisted tenants in strata development?
& Q4: How many families does Housing NSW currently have in strata developments?
- Most public housing tenants are placed in the 115,000 properties owned by Housing NSW.
- Housing NSW also currently leases around 3,000 properties in the private market. In over 90% of these cases, Housing NSW leases an entire block of units or individual properties which are not part of a block of units. Many of these are strata developments, but Housing NSW leases the whole block so the issue of private neighbours in the same block does not arise.
- Housing NSW has a policy of avoiding leasing individual properties in strata developments.
- In exceptional circumstances a tenant may be placed in an individual property in a strata development, but this applies in less than 200 cases across NSW – 0.2% of its total number of tenants.
- Individuals who receive rent assistance who are not tenants of Housing NSW (and this is the large majority of cases) determine for themselves where they live and their tenancies are not managed by Housing NSW.
Q2: Does Housing NSW consider the suitability of individual strata development for its tenants?
As above, Housing NSW makes no significant use of this arrangement.
- In exceptional cases, usually where a tenant needs to be close to family or social supports, the arrangement may be considered.
- The suitability of the arrangement would be considered on an individual basis.
Q5: To what lengths does Housing NSW go to make tenants aware of the by-laws
- In the rare case of a Housing NSW tenant being placed in an individual property in a strata development, the tenant will be informed of the arrangements which apply to that property.
- Most rent-assisted tenants are not Housing NSW tenants and sign a lease with the landlord, whose responsibility it is to make them aware of the local conditions of tenancy.
Q6: Does Housing NSW have a policy related to complaints issued by Executive Committees?
- Housing NSW has a complaints procedure and a complaints telephone line for any type of complaint. Complaints in relation to an individual tenant are investigated and action taken if there is a need for this.
- It should be borne in mind that there are additional elements of the Residential Tenancies Act which apply only to social housing tenants. This means stronger action can be taken in relation to tenants who breach their agreement, for example for anti-social behaviour, than apply to private tenants.
Restoring properties to their original standard
- Most Housing NSW leasing agreements require Housing NSW to restore properties to their original standard at the end of the leasing period, excepting for fair wear and tear.
- Housing NSW consults owners about this and agrees on a schedule of works.
- In a very small number of cases, it is not possible to reach full agreement with owners who may require works over and above what Housing NSW thinks is reasonable, and these matters can be resolved in the Tribunal.
- We are not aware of a case in which Housing NSW used its standard colours to redecorate a leased property. Housing NSW uses a wide range of colours across its 115,000 properties and precisely seeks to avoid them all having the same colours.
- We value the leasing arrangements we have with private owners. Housing NSW successfully leases 3,000 properties. Many hundreds of landlords are delighted with this arrangement and are keen to renew their leases with us and we in turn are keen to have a mutually beneficial arrangement with them.