I propose to take Questions Nos. 103, 120 and 137 together.
Rent supplement is administered on behalf of the Department by the Health Service Executive (HSE) as part of the supplementary welfare allowance scheme. Rent supplement is subject to a limit on the amount of rent that an applicant may incur. Rent limits are set at levels that enable the different eligible household types to secure and retain basic suitable rented accommodation, having regard to the different rental market conditions that prevail in various parts of the State. The objective is to ensure that rent supplement is not paid in respect of overly expensive accommodation having regard to the size of the household.
Setting maximum rent limits higher than are justified by the open market would have a distorting effect on the rental market, leading to a more general rise in rent levels. This in turn would worsen the affordability of rental accommodation unnecessarily, with particular negative impact for those tenants on lower incomes, including people in low wage employment. Under existing arrangements the HSE may, in certain circumstances, exceed the rent limits currently applying. This discretionary power ensures that individuals with particular needs can be accommodated within the scheme and specifically protects against homelessness.
Rent limits were last set in January 2007 and a review of these limits is currently being finalised. Any adjustments to rent limits, resulting from this review, will be effective from 1 July 2008. Rent supplement is calculated to ensure that a person, after payment of rent, has an income equal to the basic SWA rate, less a specified minimum contribution, currently set at €13 per week, which recipients are required to pay from their own resources. This minimum contribution has not been increased since January 2004, despite significant increases in basic social welfare payments in the intervening period. The tenant makes the application for rent supplement and the Department's relationship is with the tenant in all cases. Payment is made to the tenant, it is the property of the tenant and is specifically for the benefit of the tenant to assist them with their accommodation needs.
Where a landlord charges a rent in excess of that declared by him/her on the rent supplement application form, the matter should be reported to the relevant community welfare officer who will deal with the individual case. There are existing legislative provisions in place relating to the making of false statements for the purpose of obtaining payments from the Department.
Responsibility for setting and enforcing housing standards rests with the local authorities. The community welfare service of the HSE is not qualified to undertake this work. However, accommodation occupied by rent supplement tenants should at least meet minimum housing standards. Under legislative provisions introduced by the Department in 2006 and 2007, the HSE can decide that a rent supplement may not be payable where it has been notified by a housing authority regarding non-compliance with housing standards. Where a notification of non-compliance with standards is received from a housing authority in respect of an existing tenant, guidelines recommend that a community welfare officer discuss the situation with the tenant and take whatever action is necessary in the best interests of the tenant. The objective is to ensure that substandard accommodation does not come within rent supplementation.
The HSE must be satisfied that accommodation funded under the rent supplement scheme is reasonably suited to the residential and other needs of the claimant. Where the HSE becomes aware of accommodation or blocks of accommodation which appears to it to be sub-standard, it notifies the local authority and it may advise prospective tenants at that premises that rent supplement will not be paid in respect of those tenancies. Details of long-term rent supplement tenancies are provided to local authorities via the Department of the Environment, Heritage and Local Government. Over 30,000 cases have been notified to date and this information sharing assists in enforcing housing standards. In addition, details of rent supplement tenancies are provided to the Private Residential Tenancies Board in order to ensure that tenancies are registered with the Board by landlords. Revenue generated from registration of new tenancies supports the inspection of housing standards.
The Department has no plans to undertake research in the area of rent supplements. However, a review of the Housing (Standards for Rented Houses) Regulations 1993 is being undertaken by the Minister for State at the Department of the Environment, Heritage and Local Government. The Department is feeding into that process as required, and will fully support the implementation of any provisions that impact on the rent supplement scheme. Departmental officials meet with Department of the Environment, Heritage and Local Government on a regular basis to discuss issues of common interest including standards for rented accommodation. The Department is committed to supporting the Department of the Environment, Heritage and Local Government Action Programme which aims to promote further improvement in private rented accommodation standards.