From 1 April 2011 the Government is making a number of changes to the housing benefit scheme. Most of these changes will affect tenants renting from a private landlord.
The main changes are:
1. End the maximum £15 weekly Housing Benefit excess (also known as a top up) that some customers can receive under the Local Housing Allowance scheme. This means that benefit can no longer be paid above the contractual rent.
2. Remove the five bedroom Local Housing Allowance rate so that the maximum level is for a four bedroom property
3. Introduce national caps so that Local Housing Allowance weekly rates in any area cannot exceed:
• £250 for a one bedroom property
• £290 for a two bedroom property
• £340 for a three bedroom property
• £400 for a four bedroom property
These caps do not affect Local Housing Allowance rates in St Albans, but may apply if you move to another area.
4. Reduce all Local Housing Allowance rates so that about 3 in 10 properties for rent in the area should be affordable to people on Housing Benefit rather than every 5 in 10 properties as now.
5. Where you have an extra bedroom that is used by someone whilst providing necessary overnight care for you or your partner this can be included where the carer lives elsewhere. If you are unsure about whether this extra room allowance might apply speak to the Housing Benefit team in your local authority.
What if I am already getting Housing Benefit?
If you are already claiming Housing Benefit before 1 April 2011, and your circumstances don't change, you will continue to get Housing Benefit based on the current rate of LHA up to your 'anniversary date' (normally one year from the date you first claimed Housing Benefit).
However, if you are receiving any 'top up' (excess of benefit of up to £15.00 per week) this will stop from your 'anniversary date'. Or sooner if you have any change in your circumstances.
You will then continue to be paid at your old LHA rate (but not more than the rent that you are charged) for nine months from your anniversary date, before moving on to the new rates.
A change of circumstances after 1 April 2011 may mean that the LHA changes will affect you sooner.
If you have any queries please contact the benefit section or email us at benefits@stalbans.gov.uk
You can check the LHA rates for our area and in other areas at https://lha-direct.voa.gov.uk/Secure/Default.aspx