§ Mrs. MayTo ask the Secretary of State for Transport, Local Government and the Regions (1) what account is taken of(a) other family support and (b) the financial means of any manager of the property when means testing landlords and (ii) tenants of a property who are applying for a renovation grant; [50657]
(2) what facilities exist for local authorities to provide loans to people for renovation of their property; [50655]
(3) under what circumstances a tenant can refuse to allow grant-aided renovation to a property to be carried out, if it has been applied for by the landlord; [50656]
(4) under what circumstances people are eligible for local authority renovation grants. [50654]
§ Mr. ByersThe Housing Grants, Construction and Regeneration Act 1996 requires that where an applicant for a renovation grant is a tenant or owner occupier then he is subject to a prescribed means test. This test requires that if any such applicant is receiving voluntary help from a third party towards meeting general living expenses, such as food, clothing, fuel for heating and local taxes, then this support, other than the first £20 of any such regular payment, is treated as part of an applicant's income for the purpose of the means test.
The Act also specifies that a tenant can only qualify for a renovation grant if he is required by the terms of his lease to carry out the relevant works. In these circumstances no regard is paid to the financial means of the property manager. Local authorities have discretion to decide the level of grant they should make available to a landlord but are required to have regard to the extent to which the landlord is able to charge a higher rent for the premises following the completion of works.
Local authorities presently have powers under the Housing Act 1985 to give loans at commercial interest rates for private sector housing renewal.
Landlords have a right of access to property they have let to carry out repairs where the works are necessary to maintain the property in the condition under which it was agreed to be let. Where the works are such that they would improve the condition of the property beyond that under 186W which it was agreed to be let, then the tenant may refuse access to carry out such works unless a right of entry for that purpose is specifically reserved in the tenancy agreement.
Under the 1996 Act, local authorities currently have discretion as to whether they should make grants available in their area, but they may make such grants to landlords, owner-occupiers and tenants with a repairing obligation in their lease. The principal purposes for which grants may be paid are for making a dwelling fit, putting a dwelling into reasonable repair, providing home insulation or heating facilities, providing satisfactory internal arrangements or conversions. Grants may also be made for the cost of radon remedial works.