Bedroom tax set to hit hard in Caithness
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THE controversial bedroom tax is set to cause chaos in Caithness given that there are only five council and housing association one-bedroom homes available to tenants of working age.
Housing staff in the county fear the tax – part of new welfare reforms taking effect from Monday – will put some tenants in an impossible position and lead to homelessness and added cost to the public purse.
One dubbed the new rules on house occupancy "a regressive step".
A John O’Groat Journal study revealed just 22 single bedroom properties are currently vacant in Caithness to service a waiting list of at least 250.
With 17 of these earmarked for pensioners, the impending change in entitlement to benefit is set to cause a major upheaval.
The reforms will result in claimants living in council or housing association accommodation having their housing benefit cut if they have more bedrooms than they are deemed to need.
Chiefs from all three housing associations which operate in Caithness have voiced their concerns about the possibility of homelessness becoming a major issue in the county and said it is vital the public is aware of the implications of the change.
All of Cairn Housing Association’s 24-single bedroom flats in Thurso are occupied, with a waiting list of 20 looking to move on its books. In Wick, it has 17 studio and bedsit apartments available, but these are designated for people of retirement age only.
Cairn Housing Association’s head of business improvement Fin Smith said the purpose of affordable housing is to provide cheap accommodation for families to live in. He said there has been no demand for single-bedroom flats for families who have struggled financially.
"Nobody wants one-bedroom housing and that is why there is an under-supply of these types of properties, especially in Caithness," he said.
"There has not been any demand for it as people prefer having an extra room, whether it is for a carer or to have family members visit.
"It is an issue for us all and when the welfare reform is implemented. It will be a problematic issue for everyone involved.
"It is certainly a laudable policy to make housing available to those who need it, but there are not the bedrooms available."
Pentland Housing Association has 11 single-bedroom properties, which are all occupied.
Chief executive David Brookfield said 125 of its tenants will be affected by the bedroom tax and estimated that 25 will be unable to meet the shortfall.
"We have identified approximately 33 per cent of our tenants will be directly affected by the tax," he said.
"We therefore cannot rule out the possibility of increased numbers of evictions caused by this particular piece of legislation.
"Downsizing will not be an option for most people affected and gaining employment is also not a realistic option, particularly within Caithness currently."
Mr Brookfield added: "We feel it is a regressive step by the Government that will create more homelessness and increase costs for the public purse rather then reduce them.
"We have delivered a number of information sessions to our tenants about the welfare benefit changes. These have been well attended, though we are concerned that those that have not attended will not appreciate the effect the changes will have until they impact."
Albyn Housing Society chief executive Calum Macaulay said it only has five one-bedroom properties available in Caithness but do have a number of larger homes available.
But as couples would not be able to move into these without their housing benefit being cut, there would be a high chance that homelessness would grow while properties remain empty.
"In Caithness the issue is complex," said Mr Macaulay. "There is an over-supply of social housing, but most vacant properties are the large family homes built for workers who relocated to the area during Dounreay’s heyday.
"Because of this over-supply, funding for new housing development is limited and smaller properties are very scarce."
Mr Macaulay added: "In addition to the high level of unemployment in the area created by the economic situation, the Government’s welfare reforms are likely to affect a significant number of Caithness tenants. Many depend on benefits to pay their rent and bills and provide basics such as heating, food and clothing."
In a report released to Highland MPs, Highland Council revealed it let 37 one-bedroom houses in Thurso last year when its waiting list stretched to 195 people. Council tenants based in Canisbay, Forss, Latheron, Lyth, Milton, Papigoe and Ulbster are also set to be badly affected by the bedroom tax.
