COUNCIL property rent levels in the Ribble Valley could go from being one of the lowest to the highest in the North West over the next 10 years as a result of new Government legislation.

Most local authorities, including Ribble Valley Borough Council, currently determine their annual rent charges with a points system, which grades properties on the number of bedrooms they have and whether they have central heating, double glazing or access to a garden.

But the new system, to achieve a target rent level by 2012, will take property values into account when setting rent charges, along with removing the decision-making power away from local authorities.

And with house prices in the Ribble Valley at a much higher level than other parts of East Lancashire there is a fear that tenants may see substantial increases in their rents.

Councillors have expressed fears that rents in the borough could rise from one of the lowest to one of the highest in the North West by 2012.

Housing chairman Coun Charles Warkman said: "I have concerns about the whole issue. I agree there should be a level playing field, but I feel this is a case of fools rushing in."

He added: "In the Ribble Valley house values are very high while the average earnings are very low, and there is a great need for social housing.

"We could end up losing out if we receive smaller housing grants. We have excellent housing in the Ribble Valley and we will maintain it, but this is not going to make it any easier."

And although the proposals would not be made by law, operation of the subsidy system would leave authorities and housing organisations little option but to implement them.

The aim of the system is to eradicate the large differences in rent charges between local authorities and registered social landlords, and among authorities themselves. This will mean rents from April next year will be calculated on the basis of property values, relative county earnings and the number of bedrooms, and provide each property with a target rent which must be implemented by April 2012.

As a result, tenants should be safeguarded from a single excessive increase, and will see their rent rise by no more than five per cent on top of the rate of inflation per year.

In the Ribble Valley the average weekly rent is £36.80, which is kept low because of the large number of smaller properties in the area for the elderly.

Housing officer Christine Grimshaw said: "No-one in the Ribble Valley is going to be faced with a dramatic rent increase.

"Each will go up with the basic rate of inflation, but with a five per cent flexibility either way, so some may end up paying less."

Hyndburn Borough Council housing officer Rhona Courtney said it also determined its rents using a points system, with the average weekly rent in the Hyndburn area around £42.

She said: "The capital value of houses throughout most of East Lancashire is quite low, which will restrict the amount by which rents will be increased. Most people will see their rent go up or down by about £2 on top of the annual rent cap, so there will be no alarming changes."

But in Blackburn and Darwen, latest estimates for target rent under the new system will see average rent rates drop from £51.55 to £46.26 a week.

The area's council housing stock was transferred to Twin Valley Homes in March this year, which is now the area's largest provider of social housing.

A spokesperson for Twin Valley Homes said: "In partnership with Blackburn and Darwen Council, we have consulted tenants on the arrangements for the future management of the housing stock."