1997 No. 1984
The Rent Officers (Housing Benefit Functions) Order 1997
Made
Laid before Parliament
Coming into force
Articles 1, 8 and 10(1)
Remainder
Citation and commencement1
1
This Order may be cited as the Rent Officers (Housing Benefit Functions) Order 1997.
2
This article and articles 8 and 10(1) shall come into force on 18th August 1997 and all the other articles shall come into force on 3rd September 1997.
Interpretation2
1
In this Order, unless the context otherwise requires—
F144...
“assured tenancy" has the same meaning as in Part I of the Housing Act 1988, except that it includes a tenancy which would be an assured tenancy but for paragraph 2 F48, 8 or 10 of Schedule 1 to that Act and a licence which would be an assured tenancy (within the extended meaning given in this definition) were it a tenancy;
F39“board and attendance determination” means a determination made in accordance with article 4C;
F88“broad rental market area” has the meaning specified in paragraph 4 of Part I of Schedule 3AF77or paragraph 4 of Schedule 3B, as the case may be,to this Order;F88“broad rental market area” has the meaning specified in paragraph 4 of Schedule 3B;
F89“broad rental market area determination” means a determination made in accordance with article 4B(1)F78or 4B(1A), as the case may be;F89“broad rental market area determination” means a determination made in accordance with article 4B(1A);
“child" means a person under the age of 16;
“determination" means a determination made in accordance with Part I or IV of Schedule 1 to this Order;
“dwelling" means any residential accommodation whether or not consisting of the whole or part of a building and whether or not comprising separate and self-contained premises;
F93F53“hostel” has the same meaning as in regulation 2(1) of the Housing Benefit Regulations or, as the case may be, regulation 2(1) of the Housing Benefit (State Pension Credit) Regulations;F93 “hostel” has the same meaning as in regulation 2(1) of the Housing Benefit Regulations or, as the case may be, regulation 2(1) of the Housing Benefit (State Pension Credit) Regulations;
F94F54 “the Housing Benefit Regulations” mean the Housing Benefit Regulations 2006;
F94 “the Housing Benefit (State Pension Credit) Regulations” means the Housing Benefit (Persons who have attained the qualifying age for state pension credit) Regulations 2006;
F168“introductory standard contract” has the meaning given by the Renting Homes (Wales) Act 2016 (see section 16 of that Act;
“local authority" has the same meaning as in the Social Security Administration Act 1992 M2 in relation to England and in relation to Wales;
F90F39“local housing allowance determination” means a determination made in accordance with article 4B(2)F79or article 4B(2A), as the case may be;F90“local housing allowance determination” means a determination made in accordance with article 4B(2A);
F168“occupation contract” has the meaning given by the Renting Homes (Wales) Act 2016 (see section 7 of that Act);
“occupier" means a person (whether or not identified by name) who is stated, in the application for the determination, to occupy the dwelling as his home;
F91F39“pathfinder authority” means a local authority specified in column (1) of the table in Part II of Schedule 3A, on and after the date specified in column (2) of that table in relation to that authority;F137“person who requires overnight care” has the meaning given by regulation 2(1) of the Housing Benefit Regulations and the Housing Benefit (State Pension Credit) Regulations;
F168“private landlord” has the meaning given by the Renting Homes (Wales) Act 2016 (see section 10 of that Act);
F168“private registered provider of social housing” has the meaning given by section 80(3) of the Housing and Regeneration Act 2008;
“redetermination" means a redetermination made in accordance with article 4;
F168“registered social landlord” means a person registered in the register maintained under section 1 of the Housing Act 1996;
F92F55“relevant date” means the date specified by a pathfinder authority in an application for a local housing allowance determination made in accordance with regulation 13A(4)(a) of the Housing Benefit Regulations or, as the case may be, regulation 13A(4)(a) of the Housing Benefit (State Pension Credit) Regulations;F92 “relevant date” means the date specified by a local authority in an application for a local housing allowance determination made in accordance with regulation 13D(7)(a) of the Housing Benefit Regulations or, as the case may be, regulation 13D(7)(a) of the Housing Benefit (State Pension Credit) Regulations;
F6“relevant period” means–
- a
in relation to a determination, the period of five working days (or, where the determination does not relate to a prospective tenancy and the rent officer intends to inspect the dwelling before making the determination, 25 working days) beginning with–
- i
where the rent officer requests further information under article 5, the date on which he receives the information; and
- ii
in any other case, the date on which he receives the application for the determination; and
- i
- b
in relation to a redetermination, the period of 20 working days beginning with–
- i
where the rent officer requests further information under article 5, the date on which he receives the information; and
- ii
in any other case, the date on which he receives the application for that redetermination;
- i
- a
“relevant time" means the time the application F40or board and attendance determination is made or, if earlier, the tenancy ends;
F95F56“rent” means any of the periodical payments referred to in regulation 12(1) of the Housing Benefit Regulations or, as the case may be, regulation 12(1) of the Housing Benefit (State Pension Credit) Regulations;F95 “rent” means any of the periodical payments referred to in regulation 12(1) of the Housing Benefit Regulations or, as the case may be, regulation 12(1) of the Housing Benefit (State Pension Credit) Regulations;
F168“secure contract” has the meaning given by the Renting Homes (Wales) Act 2016 (see section 8 of that Act);
“size criteria" means the standards relating to bedrooms and rooms suitable for living in specified in Schedule 2 to this Order;
F168“standard contract” has the meaning given by the Renting Homes (Wales) Act 2016 (see section 8 of that Act), but does not include—
- a
an introductory standard contract,
- b
a prohibited conduct standard contract within the meaning given by the Renting Homes (Wales) Act 2016 (see section 116 of that Act), or
- c
a supported standard contract within the meaning given by the Renting Homes (Wales) Act 2016 (see section 143 of that Act);
- a
“tenancy" includes—
- a
a licence; and
- b
a prospective tenancy or licence; and
references to a tenant, a landlord or any other expression appropriate to a tenancy shall be construed accordingly; and
- a
F80working day” means any day other than a Saturday, a Sunday, Christmas Day, Good Friday or a day which is a bank holiday in England and Wales under the Banking and Financial Dealings Act 1971.
2
In this Order any reference to a notice or application is to a notice or application in writing, except in a case where the recipient consents (whether generally or specifically) to the notice or application being transmitted by electronic means.
Determinations3
1
Subject to F21articles 3A and 6, where a local authority, in accordance with regulations made under section 136(2) or (3) of the Social Security Administration Act 1992 F7or section 122(5) of the Housing Act 1996, applies to a rent officer for determinations in respect of a tenancy of a dwelling, a rent officer shall—
a
make the determinations in accordance with Part I of Schedule 1 (determinations);
b
comply with Part II of Schedule 1 when making the determinations (assumptions etc.); and
c
give notice in accordance with Part III of Schedule 1 (notifications) F8within the relevant period or as soon as is practicable after that period.
2
A rent officer for each registration area (within the meaning of section 62 of the Rent Act 1977 M3), on the first working day of each month, shall—
a
make determinations in accordance with Part IV of Schedule 1 (indicative rent levels) in relation to the area of each local authority F97... within the registration area;
b
comply with paragraph 8(2) of Part II of Schedule 1 (assumptions etc.) when making the determinations; and
c
give to the local authority notice of the determinations relating to its area when they have been made.
F20Transitional arrangements for determination of Single Room Rents with effect from 2nd July 20013A
In a case where the rent officer has made and notified an authority of a determination of a single room rent pursuant to paragraph 5 of Schedule 1 in the period of 12 months before 2nd July 2001 that determination shall cease to have effect on F22 ... 2nd July 2001 and a rent officer shall—
a
make a new determination of that single room rent in accordance with Part I of Schedule 1;
b
comply with Part II of Schedule 1; and
c
give notice in accordance with Part III of Schedule 1 within the relevant period or as soon as is practicable after that period;
F1Redeterminations4
1
Subject to article 6, where the local authority applies to a rent officer for a redetermination of any determination or redetermination in respect of a tenancy of a dwelling the rent officer shall, in accordance with Schedule 3–
a
make redeterminations of any effective determinations and any effective redeterminations in respect of that tenancy; and
b
give notice within the relevant period or as soon as is practicable after that period.
2
For the purposes of paragraph (1)–
a
“effective determinations” means any determinations made in accordance with Part I of Schedule 1 which have effect at the date of the application for a redetermination of a determination or redetermination; and
b
“effective redeterminations” means any redeterminations made in accordance with Schedule 3 which have effect at that date.
3
A rent officer whose advice is sought as provided for in Schedule 3 shall give that advice.
Substitute determinations and substitute redeterminations4A
1
Where a local authority applies to a rent officer for a substitute determination, in accordance with F99F59 regulation 17 of the Housing Benefit Regulations or, as the case may be, regulation 17 of the Housing Benefit (State Pension Credit) Regulations, the provisions of this Order shall apply to that substitute determination as they apply to a determination, but as if references to the relevant time were references to the date the application for the original determination was made or, if earlier, the date the tenancy ended.
2
Where a local authority applies to a rent officer for a substitute redetermination, in accordance with that regulation, the provisions of this Order shall apply to that substitute redetermination as they apply to a redetermination.
F37Broad rental market area determinations and local housing allowance determinations4B
1
F100On the day on which this article comes into force in relation to a F81pathfinder authority and so often thereafter as a rent officer, having regard to the definition of “broad rental market area” in paragraph (1) of article 2, considers appropriate, a rent officer shall—
a
determine one or more broad rental market areas which will (during the month which next begins after the determination is made) fall, in whole or in part, within the area of that local authority so that every part of the area of that authority falls within a broad rental market area and no part of the area of that authority falls within more than one broad rental market area; and
b
give to that authority a notice which—
i
specifies the area contained within each broad rental market area as falls, in whole or in part, within the area of that authority, by reference to the postcodes for each such broad rental market area; and
ii
identifies such of those postcodes as fall within the area of that authority.
F821A
F139At such times as a rent officer considers appropriate, a rent officer shall, if the Secretary of State agrees, in relation to each local authority,—
a
determine one or more broad rental market areas which will (during the month which next begins after the determination is made) fall, in whole or in part, within the area of the local authority so that every part of the area of that local authority falls within a broad rental market area and no part of the area of that authority falls within more than one broad rental market area; and
b
give to that local authority a notice which—
i
specifies the area contained within each broad rental market area as falls, in whole or in part, within the area of that authority, by reference to the postcodes for each such broad rental market area; and
ii
identifies such of those postcodes as fall within the area of that authority.
2
F100No more than 5 and not less than 3 working days before the end of each month a rent officer shall—
a
determine, in accordance with the provisions of Part I of Schedule 3A—
i
a local housing allowance for each of the categories of dwelling set out in paragraph 1 of that Part; and
ii
local housing allowances for such other categories of dwelling of more than six rooms as a rent officer believes are likely to be required for the purpose of calculating housing benefit,
for each broad rental market area falling within, in whole or in part, the area of any local authority which is (or will be) a pathfinder authority during the month which follows; and
b
give to each such authority notice of the local housing allowance determinations made in accordance with paragraph (a) for each broad rental market area falling within, in whole or in part, the area of that authority.
F1402A
F145In 2014 and in each subsequent year, on the date specified in paragraph (2B), a rent officer shall—
a
for each broad rental market area determine, in accordance with Schedule 3B, a local housing allowance for each of the categories of dwelling set out in paragraph 1 of Schedule 3B; and
b
notify each local authority of the local housing allowance determination made in accordance with sub-paragraph (a) for each broad rental market area falling within, in whole or in part, the area of that authority.
F1502B
The date specified for the purposes of paragraph (2A) is the last working day of January F164and also the 31st March 2020.
3
F100Any broad rental market area determination made in accordance with paragraph (1), or local housing allowance determination made in accordance with paragraph (2), shall take effect on the first working day of the month which begins after the day on which the determination is made.
F1413A
Any broad rental market area determination made in accordance with paragraph (1A) shall take effect—
a
on the day the determination is made for the purpose of enabling a rent officer to determine a local housing allowance for that area; and
F167b
for all other purposes on the next 1st April following the day on which the determination is made.
3B
Any local housing allowance determination made in accordance with paragraph (2A) shall take effect on the next 1st April following the day on which the determination is made F165, and the determinations made on the 31st March 2020 shall take effect (on 1st April 2020) in place of the determinations made on the 31st January 2020.
F1304
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
F101Where a pathfinder authority—
a
makes an application in accordance with F60regulation 13A(4)(a) of the Housing Benefit Regulations or, as the case may be, regulation 13A(4)(a) of the Housing Benefit (State Pension Credit) Regulations, a rent officer shall determine, in accordance with the provisions of Part I of Schedule 3A and as soon as is reasonably practicable, the local housing allowance for that category of dwelling at the relevant date, for each broad rental market area falling within, in whole or in part, the area of the pathfinder authority that made the application, at the relevant date; or
b
makes an application in accordance with F61regulation 13A(5) of the Housing Benefit Regulations or, as the case may be, regulation 13A(5) of the Housing Benefit (State Pension Credit) Regulations, a rent officer shall determine, in accordance with the provisions of Part I of Schedule 3A and as soon as is reasonably practicable, the local housing allowance for that category of dwelling for each broad rental market area falling within, in whole or in part, the area of the pathfinder authority.
F1314A
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5
Where a rent officer has made a local housing allowance determination in accordance with paragraph (4)—
a
he shall give notice of the determination to the F102local authority that made the application;
b
any local housing allowance determination made in accordance with sub-paragraph (4)(a) shall take effect for the month in which the relevant date falls F103, except that no such determination can have effect before 7th April 2008; and
c
any local housing allowance determination made in accordance with sub-paragraph (4)(b) shall take effect for the month in which notice is given in accordance with sub-paragraph (a) F104, except that no such determination can have effect before 7th April 2008.
F836
Where a rent officer has made a local housing allowance determination in accordance with paragraph (2A) F132 ... he shall—
a
make an approximate monthly allowance determination in relation to that local housing allowance determination; and
b
give notice of the approximate monthly allowance determination to each authority to which he is required to give notice of the local housing allowance determination when he gives notice of that determination.
Board and attendance determinations and notifications4C
1
F105Where a pathfinder authority makes an application to a rent officer in accordance with F62regulation 17(6) of the Housing Benefit Regulations or, as the case may be, regulation 13A(6) of the Housing Benefit (State Pension Credit) Regulations, a rent officer shall determine whether or not a substantial part of the rent under the tenancy at the relevant time is fairly attributable to board and attendance.
F105Where a relevant authority makes an application to a rent officer in accordance with regulation 13D(10) of the Housing Benefit Regulations or, as the case may be, regulation 13D(10) of the Housing Benefit (State Pension Credit) Regulations, a rent officer shall determine whether or not a substantial part of the rent under the tenancy at the relevant time is fairly attributable to board and attendance.
2
F105Where a rent officer determines that a substantial part of the rent under the tenancy at the relevant time is fairly attributable to board and attendance, he shall—
a
notify the pathfinder authority accordingly; and
b
treat the application as if it has been made in accordance with F63regulation 14(1) of the Housing Benefit Regulations or, as the case may be, regulation 14(1) of the Housing Benefit (State Pension Credit) Regulations.
F105Where a rent officer determines that a substantial part of the rent under the tenancy at the relevant time is fairly attributable to board and attendance, he shall—
a
notify the relevant authority accordingly; and
b
treat the application as if it had been made in accordance with regulation 14(1) of the Housing Benefit Regulations or, as the case may be regulation 14(1) of the Housing Benefit (State Pension Credit) Regulations.
3
Where a rent officer determines that a substantial part of the rent under the tenancy at the relevant time is not fairly attributable to board and attendance, he shall notify the pathfinder authority accordingly.
4
F106Where an application for a board and attendance determination is treated as if it has been made in accordance with F64regulation 14(1) of the Housing Benefit Regulations or, as the case may be, regulation 14(1) of the Housing Benefit (State Pension Credit) Regulations, then, for the purposes of paragraph (a)(ii) of the definition of “relevant period” in article 2(1), it shall be treated as having been received on the day on which the determination referred to in paragraph (2) is made.
F106Where an application for a board and attendance determination is treated as if it had been made in accordance with regulation 14(1) of the Housing Benefit Regulations or, as the case may be, regulation 14(1) of the Housing Benefit (State Pension Credit) Regulations, then, for the purposes of paragraph (a)(ii) of the definition of “relevant period” in article 2(1), it shall be treated as having been received on the day on which the further information provided in accordance with regulation 114A(4) of the Housing Benefit Regulations or regulation 95A(4) of the Housing Benefit (State Pension Credit) Regulations is received.
Board and attendance redeterminations4D
1
Subject to article 6, where a F107pathfinder authorityF107local authority applies to a rent officer for a redetermination of a board and attendance determination or board and attendance redetermination, the rent officer shall, in accordance with paragraph (2)—
a
make a redetermination of—
i
the board and attendance determination, provided it was made in accordance with article 4C and had effect at the date of the application for it to be redetermined; or
ii
the board and attendance redetermination provided it was made in accordance with head (i), and had effect at the date of the application for it to be redetermined; and
b
notify the pathfinder authority of the redetermination.
2
When making a board and attendance redetermination under this article, the rent officer shall seek, and have regard to, the advice of one or two other rent officers in relation to the redetermination.
3
A rent officer whose advice is sought in accordance with paragraph (2) shall give that advice.
4
Article 4C shall apply in relation to a board and attendance redetermination but as if the references to the relevant time were references to the date on which the original application for a board and attendance determination was made, or if earlier, to the date on which the tenancy ended.
Substitute board and attendance determinations and substitute board and attendance redeterminations4E
1
Where a
F107
pathfinder authority
F107
local authority
applies to a rent officer for a substitute board and attendance determination in accordance with
F108F65
regulation 17 of the Housing Benefit Regulations or, as the case may be, regulation 17 of the Housing Benefit (State Pension Credit) Regulations
, the provisions of this Order shall apply to that substitute board and attendance determination as they apply to a board and attendance determination but as if references to the relevant time were references to the date on which the original application for a board and attendance determination was made or, if earlier, the date on which the tenancy ended.
2
Where a pathfinder authority applies to a rent officer for a substitute board and attendance redetermination in accordance with F108F65 regulation 17 of the Housing Benefit Regulations or, as the case may be, regulation 17 of the Housing Benefit (State Pension Credit) Regulations, the provisions of this Order shall apply to that substitute board and attendance redetermination as they apply to a board and attendance redetermination.
Insufficient information5
If a rent officer needs further information in order to make a determination under article 3(1)F41, a redetermination under article 4, a board and attendance determination under article 4C or a board and attendance redetermination under article 4DF109, he shall serve notice on the local authority requesting that information F109where the information supplied under regulation 114A of the Housing Benefit Regulations or regulation 95A of the Housing Benefit (State Pension Credit) Regulations was incomplete or incorrect, he shall serve notice on the local authority requesting it to supply the further information required under regulation 114A or regulation 95A, as the case may be, or to confirm whether the information already supplied is correct and, if it is not, to supply the correct informationF9....
Exceptions6
1
No determinationF42, redetermination, board and attendance determination or board and attendance redetermination shall be made if the application for it is withdrawn.
2
No determination shall be made under paragraph 3, 4 or 5 of Part I of Schedule 1 if the tenancy is of residential accommodation, within the meaning of F110F66 regulation 9(4) of the Housing Benefit Regulations or, as the case may be, regulation 9(4) of the Housing Benefit (State Pension Credit) Regulations (registered homes etc.) M4, or in a hostel.
3
No determination shall be made under paragraph 5 of Part I of Schedule 1 unless the local authority states in the application that the claimant is, or may be, a young individual (which has the same meaning as in F111F67 the Housing Benefit Regulations and the Housing Benefit (State Pension Credit) Regulations).
4
If the rent officer becomes aware that an application is not one which gives rise to a duty to make a determinationF43, redetermination, board and attendance determination or a board and attendance redetermination, the rent officer shall give the local authority notice to that effect.
Special cases7
1
This Order shall apply as specified in Schedule 4 in relation to—
a
mooring charges payable for a houseboat;
b
payments in respect of the site on which a caravan or mobile home stands; or
c
payments under a rental purchase agreement.
2
F103
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
F104
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
F2Errors7A
F441
If a rent officer is of the opinion that he has made an error (other than in the application of his professional judgement) in relation to a determination or redetermination, he shall notify the local authority which made the application for that determination or redetermination of the error as soon as practicable after he becomes aware of it.
F452
If a rent officer is of the opinion that he has made an error (other than in the application of his professional judgement) in relation to a board and attendance determination or board and attendance redetermination, he shall notify the F113pathfinder authority F113local authority which made the application for that board and attendance determination or board and attendance redetermination of the error as soon as practicable after he becomes aware of it.
3
F114If a rent officer is of the opinion that he has made an error (other than in the application of his professional judgement) in relation to a broad rental market area determination F84determined in accordance with article 4B(1) or a local housing allowance determination F85determined in accordance with article 4B(2), he shall notify any pathfinder authority to which notification of that determination was sent of the error, and the amended determination, as soon as practicable after he becomes aware of it.
F864
If a rent officer is of the opinion that he has made an error (other than in the application of his professional judgement) in relation to a broad rental market area determination determined in accordance with article 4B(1A) or a local housing allowance determination determined in accordance with article 4B(2A), he shall notify any local authority to which notification of that determination was sent of the error, and the amended determination, as soon as practicable after he becomes aware of it.
Amendment to 1995 Order8
The Rent Officers (Additional Functions) Order 1995 shall be amended by the insertion at the end of article 6 (special cases) of the following—
3
In a case where the local authority states in the application that the rent includes charges for general counselling or any other support services which are eligible for housing benefit solely by virtue of paragraph 1(f)(iii) of Schedule 1 to the 1987 Regulations (landlord’s support services: supported accommodation) or solely by virtue of that provision and paragraph 1(f)(ii) of that Schedule, the rent officer shall assume when making a determination on a redetermination that—
a
the services were not to be provided or made available; and
b
the rent payable under the tenancy at the relevant time is such amount as is specified in the application as the rent which would have been payable under the tenancy at that time if those items were not to be provided or made available.
4
In a case where the local authority states in the application that the rent includes charges for general counselling or any other support services and the charges—
a
are eligible for housing benefit by virtue of paragraph 1(f)(iii) of Schedule 1 to the 1987 Regulations (landlord’s support services: supported accommodation) or that provision and paragraph 1(f)(ii) of that Schedule; and
b
are also eligible for housing benefit by virtue of paragraph 1(f)(i) of that Schedule (support services: other exceptions);
the rent officer shall include in the notice to the local authority, required under article 3(1)(c), a statement of the amount of the rent payable for the tenancy (which has the same meaning as in paragraph 3(1) of Schedule 1 to this Order) which relates to those charges.
Revocations9
The Rent Officers (Additional Functions) Order 1995 M6, the Rent Officers (Additional Functions) (Amendment) Order 1995 M7, the Rent Officers (Additional Functions) (Amendment No. 2) Order 1995 M8, the Rent Officers (Additional Functions) (Amendment) Order 1996 M9 and the Rent Officers (Additional Functions) (Amendment) Order 1997 M10 are hereby revoked.
I1 Application10
1
The amendment made by article 8 does not have effect in a case where an application for a determination is made before the date that article comes into force.
2
The remaining articles of the Order (other than paragraph (1)) do not have effect in a case where an application is made for a determination before the date those articles come into force.
Signed by authority of the Secretary of State
Signed by authority of the Secretary of State
SCHEDULE 1
PART I DETERMINATIONS
Significantly high rents1
1
The rent officer shall determine whether, in his opinion, the rent payable under the tenancy of the dwelling at the relevant time is significantly higher than the rent which the landlord might reasonably have been expected to obtain under the tenancy at that time.
2
If the rent officer determines under sub-paragraph (1) that the rent is significantly higher, the rent officer shall also determine the rent which the landlord might reasonably have been expected to obtain under the tenancy at the relevant time.
3
When making a determination under this paragraph, the rent officer shall have regard to the level of rent under similar tenancies of similar dwellings in the F27vicinity (or as similar as regards tenancy, dwelling and F27vicinity as is reasonably practicable) and shall assume that no one who would have been entitled to housing benefit had sought or is seeking the tenancy.
F284
For the purposes of this paragraph and paragraph 2 “vicinity” means—
a
the area immediately surrounding the dwelling; or
b
where, for the purposes of sub-paragraph (2)(c) of paragraph 2, there is no dwelling in the area immediately surrounding the dwelling which satisfies the description in heads (i), (ii) and (iii) of that sub-paragraph, the area nearest to the dwelling where there is such a dwelling.
Size and rent2
1
The rent officer shall determine whether the dwelling, at the relevant time, exceeds the size criteria for the occupiers.
2
If the rent officer determines that the dwelling exceeds the size criteria, the rent officer shall also determine the rent which a landlord might reasonably have been expected to obtain, at the relevant time, for a tenancy which is—
a
similar to the tenancy of the dwelling;
b
on the same terms other than the term relating to the amount of rent; and
c
of a dwelling which is in the same F29vicinity as the dwelling, but which—
i
accords with the size criteria for the occupiers;
ii
is in a reasonable state of repair; and
iii
corresponds in other respects, in the rent officer’s opinion, as closely as is reasonably practicable to the dwelling.
3
When making a determination under sub-paragraph (2), the rent officer shall have regard to the same matter and make the same assumption as specified in paragraph 1(3), except that in judging the similarity of other tenancies and dwellings the comparison shall be with the tenancy of the second dwelling referred to in sub-paragraph (2) and shall assume that no one who would have been entitled to housing benefit had sought or is seeking that tenancy.
Exceptionally high rents3
1
The rent officer shall determine whether, in his opinion, the rent payable for the tenancy of the dwelling at the relevant time is exceptionally high.
2
In sub-paragraph (1) “rent payable for the tenancy" means—
a
where a determination is made under sub-paragraph (2) of paragraph 2, the rent determined under that sub-paragraph;
b
where no determination is so made and a determination is made under sub-paragraph (2) of paragraph 1, the rent determined under that sub-paragraph; and
c
in any other case, the rent payable under the tenancy F11at the relevant time.
3
If the rent officer determines under sub-paragraph (1) that the rent is exceptionally high, the rent officer shall also determine the highest rent, which is not an exceptionally high rent and which a landlord might reasonably have been expected to obtain at the relevant time (on the assumption that no one who would have been entitled to housing benefit had sought or is seeking the tenancy) for an assured tenancy of a dwelling F170in England, or an occupation contract of a dwelling in Wales, which—
a
is in the same F30neighbourhood as the dwelling;
b
has the same number of bedrooms and rooms suitable for living in as the dwelling (or, where the dwelling exceeds the size criteria for the occupiers, accords with the size criteria); and
c
is in a reasonable state of repair.
4
For the purpose of determining whether a rent is an exceptionally high rent under this paragraph, the rent officer shall have regard to the levels of rent under assured tenancies F171or occupation contracts of dwellings which—
a
are in the same F31neighbourhood as the dwelling (or in as similar a locality as is reasonably practicable); and
b
have the same number of bedrooms and rooms suitable for living in as the dwelling (or, in a case where the dwelling exceeds the size criteria for the occupiers, accord with the size criteria).
F325
For the purposes of this paragraph and paragraph 4(6) “neighbourhood” means—
a
where the dwelling is in a town or city, the part of that town or city where the dwelling is located which is a distinct area of residential accommodation; or
b
where the dwelling is not in a town or city, the area surrounding the dwelling which is a distinct area of residential accommodation and where there are dwellings satisfying the description in sub-paragraph (4)(b).
Local reference rents4
1
The rent officer shall make a determination of a local reference rent in accordance with the formula—
where—R is the local reference rent;
H is the highest rent, in the rent officer’s opinion,—
(a) which a landlord might reasonably have been expected to obtain, at the relevant time, for an assured tenancy of a dwelling F177in England, or an occupation contract of a dwelling in Wales, which meets the criteria in sub-paragraph (2); and
(b) which is not an exceptionally high rent; and
L is the lowest rent, in the rent officer’s opinion,—
(a) which a landlord might reasonably have been expected to obtain, at the relevant time, for an assured tenancy of a dwelling F178in England, or an occupation contract of a dwelling in Wales, which meets the criteria in sub-paragraph (2); and
(b) which is not an exceptionally low rent; and
2
The criteria are—
a
that the dwelling under the assured tenancy F174or occupation contract—
i
is in the same F127broad rental market area (local reference rent) as the dwelling;
ii
is in a reasonable state of repair; and
iii
has the same number of bedrooms and rooms suitable for living in as the dwelling (or, in a case where the dwelling exceeds the size criteria for the occupiers, accords with the size criteria); and
b
if the tenant does not have the use under the tenancy of the dwelling F12at the relevant time of more than one bedroom or room suitable for living in F138and neither the tenant nor the tenant’s partner is a person who requires overnight care—
i
that under the assured tenancy F175or occupation contract the tenant does not have the use of more than one bedroom or room suitable for living in;
ii
if the rent under the tenancy F13at the relevant time includes payments for board and attendance and the rent officer considers the amount fairly attributable to board and attendance is a substantial part of the rent, that a substantial part of the rent under the assured tenancy F173or occupation contract is fairly attributable to board and attendance;
iii
if sub-paragraph (ii) does not apply and the tenant shares a F23kitchen, toilet, bathroom and room suitable for living in with a person other than a member of his household, a non-dependant or a person who pays rent to the tenant, that the assured tenancy F172or occupation contract provides for the tenant to share a F23kitchen, toilet, bathroom and room suitable for living in; and
iv
if sub-paragraphs (ii) and (iii) do not apply, that the circumstances described in sub-paragraphs (ii) and (iii) do not apply in relation to the assured tenancy F176or occupation contract.
3
Where ascertaining H and L under sub-paragraph (1), the rent officer:
a
shall assume that no one who would have been entitled to housing benefit had sought or is seeking the tenancy; and
b
shall exclude the amount of any rent which, in the rent officer’s opinion, is fairly attributable to the provision of services which are ineligible to be met by housing benefit; F33...
c
F33...
4
In sub-paragraph (2)(b)—
“bedroom or room suitable for living in" does not include a room which the tenant shares with any person other than—
- a
a member of his household;
- b
a non-dependant (as defined in this sub-paragraph); or
- c
a person who pays rent to the tenant; and
- a
F115F69 “non-dependant” means a non-dependant of the tenant within the meaning of regulation 3 of the Housing Benefit Regulations or, as the case may be, regulation 3 of the Housing Benefit (State Pension Credit) Regulations;
5
In sub-paragraph (3), “services" means services performed or facilities (including the use of furniture) provided for, or rights made available to, the tenant, but not F14, in the case of a tenancy where a substantial part of the rent under the tenancy is fairly attributable to board and attendance, the provision of meals (including the preparation of meals or provision of unprepared food).
F1286
For the purposes of this paragraph and paragraph 5 “broad rental market area (local reference rent)” means the area within which a tenant of the dwelling could reasonably be expected to live having regard to facilities and services for the purposes of health, education, recreation, personal banking and shopping, taking account of the distance of travel, by public and private transport, to and from those facilities and services.
7
A broad rental market area (local reference rent) must contain—
a
residential premises of a variety of types, including such premises held on a variety of tenures; and
b
sufficient privately rented residential premises, to ensure that, in the rent officer’s opinion, the local reference rents for tenancies in the area are representative of the rents that a landlord might reasonably be expected to obtain in that area.
Single room rents5
1
The rent officer shall determine a single room rent in accordance with the following formula—
where—S is the single room rent;
H is the highest rent, in the rent officer’s opinion,—
(a) which a landlord might reasonably have been expected to obtain, at the relevant time, for an assured tenancy of a dwelling F180in England, or an occupation contract of a dwelling in Wales, which meets the criteria in sub-paragraph (2); and
(b) which is not an exceptionally high rent.
L is the lowest rent, in the rent officer’s opinion,—
(a) which a landlord might reasonably have been expected to obtain, at the relevant time, for an assured tenancy of a dwelling F181in England, or an occupation contract of a dwelling in Wales, which meets the criteria in sub-paragraph (2); and
(b) which is not an exceptionally low rent.
2
The criteria are—
a
b
that, under the assured tenancy F179or occupation contract, the tenant—
i
has the exclusive use of one bedroom;
ii
does not have the use of any other bedroom F25...;
F24iia
shares the use of a room suitable for living in
iii
shares the use of a toilet F26and bathroom; and
iv
shares the use of a kitchen and does not have the exclusive use of facilities for cooking food; and
c
that the rent does not include any payment for board and attendance.
3
F3Claim-related rent6
1
F116In this paragraph, and in paragraph 9 below, “claim-related rent” means–
a
where the rent officer makes a determination under sub-paragraph (2) of paragraph 1, sub-paragraph (2) of paragraph 2 and sub-paragraph (3) of paragraph 3, the lowest of the three rents determined under those sub-paragraphs;
b
where the rent officer makes a determination under only two of the sub-paragraphs referred to in paragraph (a) above, the lower of the two rents determined under those sub-paragraphs;
c
where the rent officer makes a determination under only one of the sub-paragraphs referred to in paragraph (a) above, the rent determined under that sub-paragraph;
d
where the rent officer does not make a determination under any of the sub-paragraphs referred to in paragraph (a) above, the rent payable under the tenancy of the dwelling at the relevant time.
F116In this paragraph, and in paragraph 9, “claim-related rent” means the claim-related rent determined by the rent officer in accordance with paragraph (2A).
2
F118Where a rent officer makes any determinations under paragraphs 1, 2 or 3, he shall also determine which rent is the claim-related rent.
F1172A
The rent officer shall determine that the claim-related rent is—
a
where he makes a determination under sub-paragraph (2) of paragraph 1, sub-paragraph (2) of paragraph 2 and sub-paragraph (3) of paragraph 3, the lowest of the three rents determined under those sub-paragraphs;
b
where he makes a determination under only two of the sub-paragraphs referred to in paragraph (a), the lower of the two rents determined under those sub-paragraphs;
c
where he makes a determination under only one of the sub-paragraphs referred to in paragraph (a), the rent determined under that sub-paragraph;
d
where he does not make a determination under any of the sub-paragraphs referred to in sub-paragraph (a), the rent payable under the tenancy of the dwelling at the relevant time.
3
F119Where the dwelling is not in a hostel, the rent officer shall also determine the total amount of ineligible charges, as defined in paragraph 7, which he has not included in the claim-related rent because of the assumptions made in accordance with that paragraph.
PART II ASSUMPTIONS etc.
F4Ineligible charges and support charges7
1
F120For the purposes of this paragraph–
a
F70
“ineligible charges” means service charges which are ineligible to be met by housing benefit by virtue of regulation 12(3)
(rent) of and Schedule 1 (ineligible service charges) to the Housing Benefit Regulations or, as the case may be, the Housing Benefit (State Pension Credit) Regulations except in the case of a tenancy where the rent includes payments for board and attendance, and the rent officer considers that a substantial part of the rent under the tenancy is fairly attributable to board and attendance, charges specified in paragraph 1(a)(i) of Schedule 1 to the Housing Benefit Regulations or, as the case may be, in paragraph 1(a)(i) of Schedule 1 to the Housing Benefit (State Pension Credit) Regulations (charges for meals).
F34b
“support charges” means any charges specified under paragraph (1ZA) of regulation 12A of the 1987 Regulations (requirement to refer to rent officers).
F120“ineligible charges” means service charges which are ineligible to be met by housing benefit by virtue of regulation 12B(2) (rent) of and Schedule 1 (ineligible service charges) to the Housing Benefit Regulations or, as the case may be, regulation 12B(2) of and Schedule 1 to the Housing Benefit (State Pension Credit) Regulations except in the case of a tenancy where the rent includes payments for board and attendance, and the rent officer considers that a substantial part of the rent under the tenancy is fairly attributable to board and attendance, charges specified in paragraph 1(a)(i) of Schedule 1 to the Housing Benefit Regulations or, as the case may be, in paragraph 1(a)(i) of Schedule 1 to the Housing Benefit (State Pension Credit) Regulations (charges for meals).
2
When making a determination under paragraph 1, 2 or 3 of this Schedule, the rent officer shall assume that–
a
the items to which the ineligible charges relate; F35 ...
F35b
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
were not to be provided or made available.
3
F121For the purposes of paragraphs 1, 2, 3 and 6 of this Schedule, the rent officer shall assume that the rent payable under the tenancy at the relevant time is–
a
where an amount is notified to the rent officer under F71regulation 14(9)(b) of the Housing Benefit Regulations or, as the case may be, regulation 14(8)(b) of the Housing Benefit (State Pension Credit) Regulations in respect of that tenancy, that notified amount less the total of any ineligible charges included in that amount; or
b
in any other case, the total amount stated under F7214(2) of the Housing Benefit Regulations or, as the case may be, regulation 14(2) of the Housing Benefit (State Pension Credit) Regulations less the total of any ineligible charges included in that stated amount.
F121For the purposes of paragraphs 1, 2, 3, and 6 of Part 1 of this Schedule, the rent officer shall assume that the rent payable under the tenancy at the relevant time is—
a
where an amount is notified to the rent officer under regulation 114A(4)(b) of the Housing Benefit Regulations or, as the case may be, regulations 95A(4)(b) of the Housing Benefit (State Pension Credit) Regulations in respect of that tenancy, that notified amount less the total of any ineligible charges included in that amount; or
b
in any other case, the total amount stated under regulation 114A(3)(d) of the Housing Benefit Regulations or, as the case may be regulation 95A(3)(d) of the Housing Benefit (State Pension Credit) Regulations less the total of any ineligible charges included in that stated amount.
4
The total of any ineligible charges, referred to in sub-paragraph (3), shall be the total of the amounts (excluding any amount which he considers is negligible) of any charges included in the notified amount or the stated amount, as the case may be, which, in the rent officer’s opinion, are at the relevant time fairly attributable to any items to which ineligible charges relate.
Housing associations etc.8
1
F1831A
In relation to Wales, in a case where the local authority states in the application that the landlord is a housing association, a community landlord, or a charity, the rent officer shall assume that the landlord is not such a body.
2
F1692A
In relation to Wales, the rent officer shall not take into account the rent under any occupation contract where the landlord is a housing association or a community landlord, or where the landlord is a charity and the dwelling is provided by the landlord in the pursuit of its charitable purposes.
3
In this paragraph—
“charity" has the same meaning as in the Charities Act 1993 M11, except that it includes a Scottish charity (which has the same meaning as in section 1(7) of the Law Reform (Miscellaneous Provisions) (Scotland) Act 1990 M12); and
F186“community landlord” has the meaning given by the Renting Homes (Wales) Act 2016 (see section 9 of that Act);
“housing association" has the same meaning as in the Housing Associations Act 1985 M13.
PART III NOTIFICATIONS OF PART I DETERMINATIONS
Notifications9
F151
Subject to sub-paragraph (2), the rent officer shall give notice to the local authority of–
a
the claim-related rent determined under Part I;
b
where the dwelling is not in a hostel, the total amount of ineligible charges determined under paragraph 6(3) in relation to that claim-related rent;
c
F122whether that claim-related rent includes an amount which would be ineligible for housing benefit under F73paragraph 1(a)(i) of Schedule 1 to the Housing Benefit Regulations or, as the case may be, paragraph 1(a)(i) of Schedule 1 to the Housing Benefit (State Pension Credit) Regulations (charges for meals);
F122where that claim-related rent includes an amount which would be ineligible for housing benefit under paragraph 1(a)(i) of Schedule 1 to the Housing Benefit Regulations or, as the case may be, paragraph 1(a)(i) of Schedule 1 to the Housing Benefit (State Pension Credit) Regulations (charges for meals), the inclusion of an ineligible amount in respect of meals;
d
any rent determined by the rent officer under paragraph 4 (local reference rents); and
F123da
where any rent determined under paragraph 4 includes an amount which would be ineligible for housing benefit under the provisions referred to in sub-paragraph (c), the inclusion of an ineligible amount in respect of meals; and
e
any rent determined by the rent officer under paragraph 5 (single room rents).
2
If the rent officer determines a rent under—
a
paragraph 4 (local reference rents); or
b
paragraph 5 (single room rents);
F183
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
F1910
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
PART IV INDICATIVE RENT LEVELS
11
1
The rent officer shall determine the indicative rent level for each category described in sub-paragraph (3) in accordance with the following formula—
where—I is the indicative rent level;
H is the highest rent, in the rent officer’s opinion,—
(a) which a landlord might reasonably be expected to obtain at the time the determination is being made for an assured tenancy of a dwelling F187in England, or an occupation contract of a dwelling in Wales, meeting the criteria in sub-paragraph (2); and
(b) which is not an exceptionally high rent; and
L is the lowest rent, in the rent officer’s opinion,—
(a) which a landlord might reasonably be expected to obtain at the time the determination is being made for an assured tenancy of a dwelling F188in England, or an occupation contract of a dwelling in Wales, meeting the criteria in sub-paragraph (2); and
(b) which is not an exceptionally low rent.
2
The criteria are that—
a
the dwelling is in the area of the local authority;
b
the dwelling is in a reasonable state of repair; and
c
the dwelling and tenancy accord with the category to which the determination relates.
3
The categories for the purposes of this paragraph are—
a
a dwelling where the tenant does not have use of more than one room where a substantial part of the rent under the tenancy is fairly attributable to board and attendance;
b
a dwelling where the tenant does not have use of more than one room, the tenancy provides for him to share a kitchen or toilet and paragraph (a) does not apply;
c
a dwelling where the tenant does not have use of more than one room and where paragraphs (a) and (b) do not apply;
d
a dwelling where the tenant does not have use of more than two rooms and where none of paragraphs (a) to (c) applies;
e
a dwelling where the tenant does not have use of more than three rooms and where none of paragraphs (a) to (d) applies;
f
a dwelling where the tenant does not have use of more than four rooms and where none of paragraphs (a) to (e) applies;
g
a dwelling where the tenant does not have use of more than five rooms and where none of paragraphs (a) to (f) applies; and
h
a dwelling where the tenant does not have use of more than six rooms and where none of paragraphs (a) to (g) applies.
4
When ascertaining H and L under sub-paragraph (1), the rent officer:
a
shall assume that no one who would have been entitled to housing benefit had sought or is seeking the tenancy; and
b
shall exclude the amount of any rent which, in the rent officer’s opinion, is fairly attributable to the provision of services which are ineligible to be met by housing benefit; F36...
F36c
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5
In this paragraph—
“room" means a bedroom or room suitable for living in and in paragraphs (a), (b) and (c) of sub-paragraph (3) does not include a room which the tenant shares with any person other than—
“services" has the meaning given by paragraph 4(5).
SCHEDULE 2 SIZE CRITERIA
1
One bedroom or room suitable for living in shall be allowed for each of the following categories of occupier (and each occupier shall come within only the first category for which he is eligible)—
F157za
a member of a couple who cannot share a bedroom;
zb
a member of a couple who can share a bedroom;
b
a person who is not a child;
F146ba
a child who cannot share a bedroom;
c
two children of the same sex;
d
two children who are less than ten years old;
e
a child.
F147but the claimant is only entitled to a bedroom in respect of a child who cannot share a bedroom F154or a member of a couple who cannot share a bedroom if there is a bedroom in the dwelling occupied as the home that is additional to those to which the claimant would be entitled if the child F155or the member of the couple were able to share a bedroom.
F1431A
One additional bedroom is allowed where on the application for the determination—
a
F158one or more of the following persons is stated as being a person who requires overnight care—
i
the tenant;
ii
the tenant’s partner;
iii
a person (other than the tenant or the tenant’s partner) who occupies the dwelling as their home;
iv
a child or young person in respect of whom the tenant or the tenant’s partner is a qualifying parent or carer; or
b
the tenant or the tenant’s partner is (or both of them are) stated as being a qualifying parent or carer.
1B
Two additional bedrooms are allowed where sub-paragraphs (a) and (b) of paragraph 1A both apply.
2
The number of rooms (excluding any allowed under paragraph 1) suitable for living in allowed are—
a
if there are less than four occupiers, one;
b
if there are more than three and less than seven occupiers, two; and
c
in any other case, three.
F1483
In this Schedule “child who cannot share a bedroomF159, “couple”, “member of a couple who cannot share a bedroom” and “qualifying parent or carer” have the meaning given by regulation 2(1) of the Housing Benefit Regulations F160and reference to a member of a couple who can share a bedroom is to be construed in accordance with regulation 2(6) of those Regulations.
SCHEDULE 3 REDETERMINATIONS
F51
Schedules 1 and 2 shall apply in relation to a redetermination as they apply to a determination, but as if references in those Schedules to the relevant time were references to the date the application for the original determination was made or, if earlier, the date the tenancy ended.
2
The rent officer making the redetermination shall seek and have regard to the advice of one or two other rent officers in relation to the redetermination.
F38SCHEDULE 3APART I
Sch. 3A inserted (24.9.2003) by Rent Officers (Housing Benefit Functions) (Local Housing Allowance) Amendment Order 2003 (S.I. 2003/2398), arts. 1(1), 2(10), Sch. 2
F87Categories of dwelling1
1
The categories of dwelling for which a rent officer is required to determine a local housing allowance in accordance with article 4B(2)(a)(i) are—
a
a dwelling where the tenant has the exclusive use of only one bedroom and where the tenancy provides for him to—
i
share the use of a kitchen, a bathroom and toilet and a room suitable for living in;
ii
have the exclusive use of a kitchen or facilities for cooking and share the use of a bathroom and toilet and a room suitable for living in; or
iii
have the exclusive use of a bathroom and toilet and share the use of a kitchen and a room suitable for living in;
b
a dwelling where the tenant has the use of only two rooms;
c
a dwelling where the tenant has the use of only three rooms;
d
a dwelling where the tenant has the use of only four rooms;
e
a dwelling where the tenant has the use of only five rooms;
f
a dwelling where the tenant has the use of only six rooms.
2
In sub-paragraph (1)(b) to (f) of this paragraph and in paragraph 3 “room” means a bedroom or room suitable for living in, except for a room which the tenant shares with any person other than—
a
a member of his household;
b
c
a person who pays rent to the tenant.
Formula for local housing allowance for category of dwelling in paragraph 1(1)(a)2
1
The rent officer shall determine a local housing allowance for the category of dwelling in paragraph 1(1)(a) in accordance with the following formula—
where—
A is the local housing allowance;H is the highest rent which, in the rent officer’s opinion—- a
a landlord might reasonably have been expected to obtain, at the date of the determination, for an assured tenancy of a dwelling which meets the criteria specified in sub-paragraph (2); and - b
is not an exceptionally high rent;
- a
L is the lowest rent which, in the rent officer’s opinion—- a
a landlord might reasonably have been expected to obtain, at the date of the determination, for an assured tenancy of a dwelling which meets the criteria specified in sub-paragraph (2); and - b
is not an exceptionally low rent.
- a
2
The criteria are—
a
that the dwelling under the assured tenancy—
i
is in the broad rental market area for which the local housing allowance is being determined; and
ii
is in a reasonable state of repair;
b
that under the assured tenancy, the tenant has the exclusive use of only one bedroom and the tenancy provides for him to—
i
share the use of a kitchen, a bathroom and toilet and a room suitable for living in;
ii
have the exclusive use of a kitchen or facilities for cooking and share the use of a bathroom and toilet and a room suitable for living in; or
iii
have the exclusive use of a bathroom and toilet and share the use of a kitchen and a room suitable for living in; and
c
that the rent does not include any payment for board and attendance.
3
When ascertaining H and L under sub-paragraph (1) the rent officer shall—
a
assume that no one who would have been entitled to housing benefit had sought or is seeking the tenancy; and
b
exclude the amount of any rent which, in the rent officer’s opinion, is fairly attributable to the provision of services performed for, or facilities (including the use of furniture) provided for, or rights made available to, the tenant which are ineligible to be met by housing benefit.
4
When ascertaining H and L under sub-paragraph (1) the rent officer may, where he is not satisfied that—
a
the broad rental market area contains a sufficient number of dwellings that accord with the category of dwelling set out in paragraph 1(1)(a) to enable him to make a local housing allowance determination; or
b
he has sufficient other information about the market in the broad rental market area to enable him to make a local housing allowance determination,
take account of rents in other similar areas in which he believes a comparable market exists.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Formula for local housing allowance for other categories of dwelling3
1
For categories of dwelling other than the category of dwelling in paragraph 1(1)(a), the rent officer shall determine a local housing allowance in accordance with the formula—
where—
B is the local housing allowance;H is the highest rent which, in the rent officer’s opinion—- a
a landlord might reasonably have been expected to obtain, at the date of the determination, for an assured tenancy of a dwelling which meets the criteria specified in sub-paragraph (2); and - b
is not an exceptionally high rent; and
- a
L is the lowest rent which, in the rent officer’s opinion—- a
a landlord might reasonably have been expected to obtain, at the date of the determination, for an assured tenancy of a dwelling which meets the criteria specified in sub-paragraph (2); and - b
is not an exceptionally low rent.
- a
2
The criteria are that the dwelling under the assured tenancy—
a
is in the broad rental market area for which the local housing allowance is being determined;
b
is in a reasonable state of repair; and
c
has the same number of rooms as the category of dwelling in respect of which the local housing allowance is being determined.
3
Sub-paragraphs (3) and (4) of paragraph 2 apply when ascertaining H and L under this paragraph as if the reference in those sub-paragraphs to H and L were to H and L under this paragraph, except that “in respect of which the local housing allowance is being determined” shall be substituted for “set out in paragraph 1(1)(a)”.
Broad rental market area4
In this Schedule “broad rental market area” means an area—
a
comprising two or more distinct areas of residential accommodation, each distinct area of residential accommodation adjoining at least one other in the area;
b
within which a person could reasonably be expected to live having regard to facilities and services for the purposes of health, education, recreation, personal banking and shopping, taking account of the distance of travel, by public and private transport, to and from facilities and services of the same type and similar standard; and
c
containing residential premises of a variety of types, and including such premises held on a variety of tenancies.
|
|
|---|---|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
C2C3C4F76SCHEDULE 3B Broad rental market area determinations and local housing allowance determinations
Sch. 3B inserted (20.3.2008) by Rent Officers (Housing Benefit Functions) Amendment Order 2007 (S.I. 2007/2871), arts. 1(3), 4(4) (with art. 2)
Sch. 3B modified (28.1.2021) by The Rent Officers (Housing Benefit and Universal Credit Functions) (Modification) Order 2020 (S.I. 2020/1519), arts. 1, 2
Sch. 3B modified (31.1.2022) by The Rent Officers (Housing Benefit and Universal Credit Functions) (Amendment and Modification) Order 2021 (S.I. 2021/1380), arts. 1(1), 5
Sch. 3B modified (31.1.2023) by The Rent Officers (Housing Benefit and Universal Credit Functions) (Modification) Order 2023 (S.I. 2023/6), arts. 1(1), 2
C2C3C4Categories of dwelling1
1
The categories of dwelling for which a rent officer is required to determine a local housing allowance in accordance with F142article 4B(2A)(a) are—
a
a dwelling where the tenant has the exclusive use of only one bedroom and where the tenancy provides for him to share the use of one or more of—
i
a kitchen;
ii
a bathroom;
iii
a toilet; or
iv
a room suitable for living in;
b
a dwelling where the tenant (together with his partner where he has one) has the exclusive use of only one bedroom and exclusive use of a kitchen, a bathroom, a toilet and a room suitable for living in;
c
a dwelling where the tenant has the use of only two bedrooms;
d
a dwelling where the tenant has the use of only three bedrooms;
e
a dwelling where the tenant has the use of only four bedrooms;
F133 f
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2
In—
a
sub-paragraph (1)(b) “partner” has the same meaning as in regulation 2 of the Housing Benefit Regulations or, as the case may be, regulation 2 of the Housing Benefit (State Pension Credit) Regulations ;
b
sub-paragraph (1)(c) F134to (e) “bedroom” means a bedroom, except for a bedroom which the tenant shares with any person other than—
i
a member of his household;
ii
a non-dependant of the tenant (within the meaning of regulation 3 of the Housing Benefit Regulations or, as the case may be, regulation 3 of the Housing Benefit (State Pension Credit) Regulations ); or
iii
a person who pays rent to the tenant.
C2C3C4Local housing allowance for category of dwelling in paragraph 1F1492
1
F1662
The local housing allowance for any category of dwelling is the lower of—
a
the rent at the 30th percentile determined in accordance with sub-paragraphs (4) to (8); and
b
for a category of dwelling listed in column 1 of the following table, the amount listed in column 2 of that table (maximum local housing allowance)—
1. Category of dwelling as specified in paragraph 1 | 2. Maximum local housing allowance for that category of dwelling |
|---|---|
paragraph 1(1)(a) (one bedroom, shared accommodation) | F199£331.39 |
paragraph 1(1)(b) (one bedroom, exclusive use) | F200£331.39 |
paragraph 1(1)(c) (two bedrooms) | F201£412.86 |
paragraph 1(1)(d) (three bedrooms) | F202£497.10 |
paragraph 1(1)(e) (four bedrooms) | F203£704.22 |
F1622A
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
F1622B
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
F1623
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
F1623A
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
F1904
The rent officer must compile a list of rents in ascending order of the rents which, in the rent officer’s opinion, are payable—
a
for a dwelling let under an assured tenancy for each category of dwelling specified in paragraph 1; and
b
in the 12 month period ending on the 30th day of the September preceding the date of the determination.
F190The rent officer must compile a list of rents in ascending order of the rents which, in the rent officer’s opinion, are payable—
a
for each category of dwelling specified in paragraph 1—
i
in England, let under an assured tenancy, or
ii
in Wales—
aa
before the day on which section 239 of the Renting Homes (Wales) Act 2016 comes into force, let under an assured tenancy, or
bb
on or after that day, let under a relevant occupation contract; and
b
in the 12 month period ending on the 30th day of the September preceding the date of the determination.
5
In compiling the list of rents, the rent officer must—
a
include within it the rent of an assured tenancy F191or a relevant occupation contract, as the case may be, in relation to each category of dwelling if—
i
the dwelling let under the assured tenancy F192or relevant occupation contract is in the broad rental market area for which the local housing allowance for that category of dwelling is being determined;
ii
the dwelling is in a reasonable state of repair; and
iii
the assured tenancy F193or relevant occupation contract permits the tenant to use exclusively or share the use of, as the case may be, the same number and type of rooms as the category of dwelling in relation to which the list is being compiled;
b
include within it any rents which are of the same amount;
c
where rent is payable other than weekly, use the figure which would be payable if the rent were to be payable weekly by—
i
multiplying the rent by an appropriate figure to obtain the rent for a year;
ii
dividing the total in (i) by 365; and
iii
multiplying the total in (ii) by 7;
d
assume that no one who would have been entitled to housing benefit had sought or is seeking the tenancy; and
e
exclude the amount of any rent which, in the rent officer’s opinion, is fairly attributable to the provision of services performed for, or facilities (including the use of furniture) provided for, or rights made available to, the tenant which are ineligible to be met by housing benefit.
6
Sub-paragraph (7) applies where the rent officer is not satisfied that the list of rents in respect of any category of dwelling would contain sufficient rents, payable in the 12 month period ending on the 30th day of the September preceding the date of the determination for dwellings in the broad rental market area, to enable a local housing allowance to be determined which is representative of the rents that a landlord might reasonably be expected to obtain in that area.
7
In a case where this sub-paragraph applies the rent officer may add to the list rents for dwellings in the same category in other areas in which a comparable market exists.
8
The rent officer must use the list of rents to determine the rent at the 30th percentile in the list (“R”) by—
a
where the number of rents on the list is a multiple of 10, applying the formula—
Where—
- i
P is the position on the list found by multiplying the number of rents on the list by 3 and dividing by 10; and
- ii
P1 is the following position on the list;
b
where the number of rents on the list is not a multiple of 10, applying the formula—
Where—
P2 is the position on the list found by multiplying the number of rents on the list by 3 and dividing by 10 and rounding the result upwards to the nearest whole number.
F1519
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
10
Where the local housing allowance would otherwise not be a whole number of pence, it must be rounded to the nearest whole penny by disregarding any amount less than half a penny and treating any amount of half a penny or more as a whole penny.
F18911
In this paragraph, “relevant occupation contract” means—
a
a secure contract in relation to which the landlord is a registered social landlord, a private registered provider of social housing, or a private landlord,
b
a standard contract, or
c
an introductory standard contract in relation to which the landlord is a registered social landlord or a provider of social housing.
C2C3C4Anomalous local housing allowances3
1
F204Subject to paragraph 3A, where—
a
the rent officer has determined the local housing allowance for each of the categories of dwelling in paragraph 1(1) in accordance with the preceding paragraphs of this Schedule; and
b
the local housing allowance for a category of dwelling in paragraph 1(1)(b) F135to (e) is lower than the local housing allowance for any of the categories of dwelling which precede it,
that local housing allowance F205is to be the same as the highest local housing allowance which precedes it.
F136 2
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
F196Minimum local housing allowance3A
Where—
a
the rent officer has determined the local housing allowance for each of the categories of dwelling in paragraph 1(1) in accordance with paragraph 2 and, where relevant, paragraph 3 (anomalous local housing allowances); and
b
the local housing allowance as so determined for a category of dwelling is lower than the local housing allowance determined for that category of dwelling on 31st March 2020,
that local housing allowance is to be the same as the local housing allowance determined for that category of dwelling on 31st March 2020.
C2C3C4Broad rental market area
F1264
In this Schedule “broad rental market area” means an area within which a person could reasonably be expected to live having regard to facilities and services for the purposes of health, education, recreation, personal banking and shopping, taking account of the distance of travel, by public and private transport, to and from those facilities and services.
5
A broad rental market area must contain—
a
residential premises of a variety of types, including such premises held on a variety of tenures; and
b
sufficient privately rented residential premises to ensure that, in the rent officer’s opinion, the local housing allowance for the categories of dwelling in the area for which the rent officer is required to determine a local housing allowance is representative of the rents that a landlord might reasonably be expected to obtain in that area.
F1635A
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
F1526
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
SCHEDULE 4 SPECIAL CASES
Houseboats1
Where an application for a determination or a redetermination relates in whole or in part to mooring charges for a houseboat, this Order applies in relation to that application (or, as the case may be, to that part which relates to those charges) with the following modifications—
a
b
no determination shall be made under paragraph 2 of Part I of Schedule 1 (size criteria) and references to the dwelling exceeding the size criteria shall not apply.
Mobile homes2
Where an application for a determination or redetermination relates in whole or in part to payments in respect of the site on which a caravan or a mobile home stands, this Order applies in relation to that application (or, as the case may be, that part which relates to those payments) with the following modifications—
a
b
no determination shall be made under paragraph 2 of Part I of Schedule 1 (size criteria) and references to the dwelling exceeding the size criteria shall not apply.
Rental purchase agreements3
Where an application for a determination or a redetermination relates to a rental purchase agreement, the agreement is to be treated as if it were a tenancy.
Instrument applied (with effect in accordance with Sch. of the amending S.I.) by Rent Officers (Housing Benefit Functions) (Local Housing Allowance) Amendment Order 2005 (S.I. 2005/236), art. 4, Sch.