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Shining a light on Intentional Homelessness

November 9, 2017 by Ben Reeve-Lewis

Ben on a chairIntentional Homelessness

I notice from reading a variety of posts on Landlord Law Blog that the subject of Intentional Homelessness, or ‘IH’ as it is known in the trade, crops up occasionally.

A phrase unique to homelessness applications it seems that it has also permeated landlord world to a certain extent.

So I thought I would take the opportunity to shine a very small and flickering light on the subject, not just for landlords but also for a lot of people who work in homelessness units who occasionally short-cut the concept themselves.

Legal definition

As you would expect, IH has a legal definition:- Section 191 Housing Act 1996

“(1 ) A person becomes homeless intentionally if he deliberately does or fails to do anything in consequence of which he ceases to occupy accommodation which is available for his occupation and which it would have been reasonable for him to continue to occupy.

(2) For the purposes of subsection (1) an act or omission in good faith on the part of a person who was unaware of any relevant fact shall not be treated as deliberate.”

In homelessness units, you often hear the cries of:-

“Rent arrears? IH”!….”Mortgage arrears? IH”!……”Gave up the tenancy? IH”!

and so on but this is a massive oversimplification of a complex nexus of circumstances and why people in my line of work genuinely can’t comment when a person says “I had a mate once and….…..” because all circumstances are varied and IH decisions are dependant on lots of minute legal details.

Deliberate or in good faith?

First up is the concept of whether the act or failure to act was deliberate or in good faith.

In Regina v. Wandsworth LBC ex parte Hawthorne [1994] Ms Hawthorne’s husband left her in a position where she had to choose between feeding her child and paying the rent. Following eviction, for rent arrears, the council decided she was IH because she had deliberately chosen not to pay her rent.

The court said that a considered decision not to pay did not address the reasons for the decision having to be made.  The true question being:-

“What caused the decision”?

So straight away we see that rent arrears aren’t automatically a cause for an IH decision.  It depends on the background story.

Some case law on Deliberate v. Good faith

In R v LB Hammersmith & Fulham ex parte Lusi [1991] Mr Lusi gave up his accommodation to start a business in Turkey that failed, the judge deciding that Mr Lusi had acted in good faith in giving up his accommodation in London.

The authority should have distinguished between “honest blundering” on the one hand and dishonesty on the other.

But then there is F v. Birmingham CC [2006]. F was 18 with a small baby. She moved into a council flat but after 2 months gave it up and moved into more expensive and larger private rented accommodation, which she could not afford.

She argued that she had been told and had believed that housing benefit would cover the full rent.

The judge held “(The applicant) thus at best proceeded on a wing and a prayer, adding:-

“Wilful ignorance, or shutting one’s eyes to the obvious, could not amount to acting in good faith”

What about the exceptions?

And what about when the deliberate act or failure is down to someone else, not the homelessness applicant?

In R v. Northamptonshire DC ex parte Spruce [1988] the husband frittered away the rent money and Mrs Spruce was found IH but the courts reversed the decision saying the evidence suggested she was not a party to her husband’s actions and was therefore not IH.

But in Regina v L.B. Tower Hamlets ex parte Khatun (Asma) [1993] where Mr Khatun decided to move to a property that was unsustainable and his wife went along with it judge Gibson said:-

”If a wife was content in a marriage to leave decisions to her husband, then she may properly be treated as having ‘Joined’ in the decision”.

There is no clear line

As you can see it’s not a simple test, even on this single element of a deliberate act or failure to act and who was responsible.

On top of this, we also have to consider paragraph 11.17 of the Homelessness Code of Guidance which states:-

“Generally, an act or omission should not be considered deliberate where:-

  • The act or omission was non-payment of rent which was the result of housing benefit delays, or financial difficulties which were beyond the applicant’s control;
  • The housing authority has reason to believe the applicant is incapable of managing his or her affairs, for example, by reason of age, mental illness or disability;
  • The act or omission was the result of limited mental capacity; or a temporary aberration or aberrations caused by mental illness, frailty, or an assessed substance abuse problem;
  • The act or omission was made when the applicant was under duress;
  • Imprudence or lack of foresight on the part of an applicant led to homelessness but the act or omission was in good faith.”

As you can see, the knee-jerk reaction to rent or mortgage arrears or even giving up accommodation is not as black and white as many, including homelessness officers sometimes think.

There are several circumstances which dig a homelessness applicant out of the clarts, in fact, you could say that there are more reasons for positive decisions than negative ones.

Speaking from hands-on experience, as a trainer of homelessness case-workers and conducting the odd homelessness review now and then I see that very often IH decisions are made without really digging into the topic very deeply.

Reasonableness

The full IH test also requires the council to examine whether or not the property was available and reasonable to occupy at the time it was lost.

A key case relating to risk of domestic violence is Bond v. Leicester [2002] that every homelessness officer should know inside out.  Here the court made the point that it would not be reasonable to remain in a property where it was probable that continued occupation would result in further violence.  Although bear in mind the test isn’t whether further violence is ‘Likely’ but whether it would be ‘Probable’.

Once again its all in the words.

It is not black and white

Cases on IH are many and numerous, with some really interesting and complex back-stories and some very subtle, yet incisive distinctions made by the higher courts. It is a truly big subject which I have merely given a flavour of here.

A person losing their home because of rent arrears might well be IH but it just as easily might not be.

Same when a person gives up accommodation. IH is a highly probable decision but there could also be innumerable reasons why it wouldn’t be, especially when it comes to examining whether or not it would have been reasonable to remain.

Easy Law TrainingNote – any organisations wishing for some  training in this complex subject will find details of our in-house training services on the Easy Law Training website.

 

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About Ben Reeve-Lewis

Ben is a founder Member of Safer Renting, an independent tenants rights advice and advocacy service working in partnership with the property licensing and enforcement teams from a number of London boroughs.

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Comments

  1. ML says

    November 14, 2017 at 12:58 PM

    How on earth would this be relevant to a private landlord?

    • Tessa Shepperson says

      November 14, 2017 at 1:03 PM

      This blog is read not only by private landlords but also by tenants, local authority officers, other advisers and even a few housing civil servants! So we like to widen up the content and include other housing-related items.

      • ML says

        November 14, 2017 at 6:53 PM

        OK, so it isn’t then.

  2. Ben Reeve-Lewis says

    November 14, 2017 at 2:19 PM

    ML Tessa is absolutely correct. She sees the statistics that relate to the site’s users and Landlord Law Blog gets thousands of unique readers each week from people involved in all areas of housing law issues but notwithstanding that, the inspiration for writing it came from the oft reported and justified gripe of landlords that when they come to an agreement with their tenant on vacating the premises for sale or re-let they often find themselves caught up in advice from the homelessness unit that if they give up the property they will be found intentionally homeless, a phrase that is well known to many landlords as a result.

    My intention was to shed a bit of light on the law surrounding this legal point and to emphasise that many homelessness officers give such advice without understanding the full picture.

    I could in fact write a whole series on the different aspects of IH decisions, not just one article that skims the surface, that would be entirely pertinent to landlords, having their tenants bounced back at them by the HPU.

  3. ML says

    November 14, 2017 at 6:59 PM

    I thought new legislation had been, or is about to be, passed allowing people to be considered for social housing even if the bailiffs have been involved yet.

  4. Ben Reeve-Lewis says

    November 14, 2017 at 7:09 PM

    Well its in that direction ML but not on the money I’m afraid.

    The Homelessness Reduction Act 2017 when it comes in next April will place extra duties on local authorities to deal with homelessness applications in different ways but the end game isnt social housing. That has been all sold off and there are no realistic plans to build more.

    Since the Localism Act a homelessness unit can discharge duty by sourcing accommodation in the the private rented sector, as long as it is is suitable, which includes whether or not it is affordable to the applicant, given benefit caps and market rents.

    If rents exceed the caps and/or landlords are reluctant to let to tenants on benefits the process still hits a brick wall

  5. Ben Reeve-Lewis says

    November 14, 2017 at 7:19 PM

    And while it hits that brick wall we are all paying for it, through the provision of expensive, temporary accommodation

  6. Sharon Crossland AIRPM says

    January 1, 2018 at 3:27 PM

    I found this article very interesting because whilst I deal equally with leasehold and PRS issues I suspect that the behaviour of some of the former renting tenants in our block would come under IH.

    Thanks for writing it Ben!

The Enforcement Officer's story

Ben Reeve Lewis

Ben Reeve LewisBen Reeve Lewis has worked for Local Authorities for over 20 years.

First as a Tenancy Relations Officer and now as a freelance Enforcement Officer.

He is a regular writer for the Landlord Law Blog and has also appeared on TV - for example in the first series of Channel Five's Nightmare Tenants, Slum Landlords.

In these posts, he talks about his work trying to help poor tenants in London and track down the criminal landlords who exploit them.

As well as giving his views - based on his experience as a practising enforcement officer - of government policy and practice.

The business models of criminal landlords explained

This is a short series explaining how criminal landlords operate.

  • How tenants are a crop for criminal landlords to harvest
  • Why the real rogue landlords are all about the money
  • Aliases and fake companies in the rogue landlord world
  • How Criminal landlords use dodgy contracts and misdirection
  • The Criminal business model of ‘Rent to Rent’
  • Accommodation models for Criminal Landlords
  • Tackling the problem

An interview with Ben Reeve Lewis (on 18/5/18)

Some recent Posts

(The most recent posts are at the top)
  • Court closures scandal
  • The Shocking truth about criminal letting agents today
  • Property Guardians Revisited
  • Common sense, law and the reality of renting
  • How Rent Repayment Orders work
  • Considering Housing MOTs
  • The New Rugg Report
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  • Considering the New HMO Regulations
  • Select Committee Report
  • Tenant or renter
  • Police colluding with landlors in illegal evictions
  • European Renting
  • Fitness for Habitation bill
  • Tenants bins
  • Interim and Final Management Orders
  • Implied Surrender
  • Intentional Homelessness
  • The state of our County Courts
  • What homelessness units say to tenants and why
  • The emerging trend of Meter Tampering
  • Fire Safety in Micro Units
  • The Club Member Scam
  • How do we find slum properties?
  • The startling story of tenants who dare not ask for rent receipts
  • Does licensing landlords really do any good?
  • What do you really know about Rogue Landlords?
  • The Growing Problem of Cannabis Farms in Rented Properties
  • Protecting tenants whose Landlords face mortgage repossession proceedings
  • A warning to new landlords taking over existing tenancies


>> Click here for more posts by Ben.

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