1. Welfare Reform The biggest challenge to housing Brendan Sarsfield Group Chief Executive Family Mosaic

2.  23,000 Homes  1,000 New Homes per annum  Large Supported Housing Service  London & Essex focus  80% of new tenants on benefits  50% of all tenants on benefits

3. Housing Policy  Higher Rents / Less Grant  Less Security  More Homes needed especially larger ones

4. Welfare Policy  Lower Cost  Personal Responsibility  Challenge Dependency Culture

5. Welfare Reform  £26k Benefit Cap  Universal Credit  Non-dependent charges  Under-occupation penalties (but not for pensioners)  Moving people off Incapacity Benefits

6. Mirror, Signal, Manoeuvre  Independent Research from Resident Perspective  Looked at 50 lettings in November 2010  Calculated Affordable Rent and affect on Resident & Family Mosaic  Also looked at 60% Market Rent

7. 80% Weekly Market Rent One Bed=£163 Two Bed=£210 Three Bed=£256 Four Bed=£374 Average=£239 Current= £96

8. Mirror, Signal, Manoeuvre Residents Messages  Neither 60% or 80% market rent are affordable to most of our tenants  Can work outside London and in some low value areas in London  Creates a significant poverty trap and major disincentives to work

9. Mirror, Signal, Manoeuvre Family Mosaic Messages  Family Mosaic increases income  But more dependent on benefit income  Quickly uses up capacity to borrow

10. Mirror, Signal, Manoeuvre Government Messages  Housing Benefit bill increases  Works against Welfare Reform goals  The Benefit Cap stops larger homes being provided  Where will homeless live in London?  Not sustainable

11. Family Mosaic Response Development  Retain focus on existing client groups  Still develop but smaller programme; and  Lower rents

12. Family Mosaic Response Management  Better data collection  More Front Line Staff  Publicity for Changes  Borough Liaison  Probationary Tenancies

13. Housing Policy  Affordable Rent Model was response to cuts not a strategic move  Housing Policy evolving – Hand up not Hand out  Housing Organisations need to review social purpose

14. FAMILY MOSAIC www.housingdebate.co.uk