A Guide to Housing and Disabled Facilities Grant

Transcription

1 Society for Mucopolysaccharide Diseases MPS House, Repton Place White Lion Road, Amersham Buckinghamshire, HP7 9LP, UK Mucopolysaccharide and related diseases including Fabry disease A Guide to Housing and Disabled Facilities Grant Registered Charity No Registered as a Charity in Scotland No. SCO41012 Registered as a Company limited by guarantee in England & Wales No

2 CONTENTS Housing Options Council Housing 2 Local Authority Allocation Scheme 2 Making an Application 2 Choice-Based Allocation Scheme 2 The Offer 2 Renting from a Housing Association 2 Mutual Exchange 2 Transfers 2 What Type of Property Do You Live In The Options 2 Council Tenant 2 Housing Association Tenant 2 Owner Occupier 2 Relocation Grant 3 What is Shared Ownership or Homebuy? 3 New Build Homebuy 3 Homebuy Direct 3 Shared Ownership Properties 3 Can I Purchase Any Property? Raising Funding if I am a Home Owner and the DFG does not cover all the Adaptations Interest Only Repayment Loan 3 Property Appreciation Loan 3 Equity Release Schemes 3 Definition of an Adaptation 3 A Possible Alternative to a Permanent Structure Modular Buildings 4 The Benefits 4 Plan Ahead 4 How is your Disabled Facilities Grant Assessed? Is the DFG likely to increase? 4 What Happens Next? Occupational Therapy Assessment 4 Grant Application 4 What if I can t afford my Assessed Contribution? 4 Involving an Agency Service 4 What if I want to use my own Architect, Surveyor/Builder? 5 Will I need Planning Permission or Building Regulations? 5 How long will it take for the adaptation to be completed? 5 Will the work be checked? 5 Who pays for the maintaining, repairing & insuring the adaptations? 5 Household Insurance 5 General Points to Remember 5 Possible Reason for a DFG to be Refused 5 What Happens if Things go Wrong? 6 Useful Information 6 Applying for a Disabled Facilities Grant - Checklist 7 1

3 HOUSING OPTIONS Many families are faced with a dilemma on how to adapt their home to accommodate the changing needs of the family member who suffers with an MPS or other related disease. This guide will help you to look at what may be available to assist in that transition. Council Housing In many areas, Local Authorities (Councils) are the main provider of affordable, rented housing. Many Councils work in partnership with local Housing Associations, which means that a large number of Housing Association properties are given to people nominated by the Council. Local Authority Allocation Scheme The allocation scheme describes which people will have most priority for Council housing in the local Council area and what the procedures for allocating housing are:- People who are living in housing which is overcrowded, unsanitary or unsatisfactory in another way. This includes people who live in housing which is unsuitable for them because of their disability. Making an Application To apply for Council housing, contact your local Council office. They can assist you in applying to be registered on the Council housing waiting list. You should also tell the Council about what sort of housing you need, for example whether you need any particular features because of a disability or illness or whether you need to live close to particular people or facilities such as shops or a bus route. Choice-Based Allocation Scheme All Councils should operate a Choice-Based Allocation Scheme which allows applicants to bid for properties that are advertised through local media such as local newspapers, newsletters or websites. The properties must be suitable to meet their needs and the number of persons in the family. Some properties may be reserved for certain types of applicants, e.g. older people or people with a disability. Property will be awarded to the bidder with the highest priority. Some Councils have schemes where applicants are placed in bands according to their preference and housing need. Applicants in the highest band will be offered housing first. Others, operate Points-Based Schemes. Applicants are awarded points depending on their preference and housing need. Those with the most points are made a housing offer as suitable housing becomes available. The Offer The law does not state how many offers of housing must be made, so each Housing Authority will have its own policy on offers and refusals, some might make one offer only. If you are not happy with the offer, discuss it with the housing officer. If you can show that the offer is not suitable, you may be able to get another one. For example, you have been offered a property with steps and you have mobility problems or the Council agreed to 2 house you in a particular area because of your needs and then failed to do so. Renting from a Housing Association Housing Associations and Housing Trusts are non-profitmaking organisations that also provide rented housing. They are known as Registered Social Landlords. Many Housing Associations have arrangements with local Councils which ensure that much of their accommodation will be let to people through the Council s allocation scheme. Some Housing Associations accept direct referrals but they may still require that you register for housing with the Council. Mutual Exchange If you are a Council or Housing Association tenant and want to move to another area you may be able to exchange your home with another Council or Housing Association tenant. Contact your housing provider to find out how you can apply for a mutual exchange. Transfers If you want to move to another area within your local Council area you can apply for a transfer. Your application will be assessed according to the allocation policy of the council. WHAT TYPE OF PROPERTY DO YOU LIVE IN? THE OPTIONS Council Tenant The Council will need to decide if your property is suitable for adaptation or if you are required to move. You may need to get medical support to give you additional points for urgent rehousing.this can be obtained from your Consultant, GP, Occupational Therapist. You may have to consider moving to other areas to be rehoused in more suitable accommodation. Be open to the suggestions of the council but if you really feel that moving to another area is not suitable then don t be pressured into moving, but be aware that you may have to wait longer for more suitable accommodation. Housing Association Tenant Housing Associations and Housing Trusts are non-profitmaking organisations that also provide rented housing and are known as Registered Social Landlords. Many HA s work with Council s to assist in moving to more suitable or purpose built accommodation. Your local MP (member of parliament) may be able to facilitate getting a positive result. Owner Occupier Many Councils and Housing Associations will encourage you to look at the alternative housing options that they may have before they consider a Disability Facilities Grant. There may be suitable accommodation in their housing stock or with a Housing Association.

4 Relocation Grant This grant may be available when a disabled person qualifies for a Disabled Facilities Grant and one of the following circumstances exist: the adaptations that are needed are not practicable; or the adaptations involve major work and it would be beneficial to the disabled person and more cost effective if they moved to a home more suitable to their needs; or the disabled person is a tenant whose landlord has reasonably refused to give consent to the adaptation work. The grant covers some of the costs involved in moving house. It includes reasonable solicitor s fees, estate agent s fees and removal costs, plus any other essential costs considered on an individual basis. The maximum Relocation Grant allowed varies depending on the different Council areas, they can range from 5,000 to 10,000. In each case, the applicant s contribution to the cost will be assessed in the same way as for a Disabled Facilities Grant. The new home might also require work that qualifies for a Disabled Facilities Grant. If so, any applicant s contribution to the Relocation Grant will be taken into account when calculating the amount of Disabled Facilities Grant entitlement. Shared Ownership or Homebuy may be considered if you have a property that has equity. What is Shared Ownership or Homebuy? New Build Homebuy: this is part buy/part rent shared ownership where you buy a share in a housing association home from 25-75% and pay below-market rent on the remainder, with the potential to 'staircase' (i.e. buy further shares) Although your maximum share can sometimes be capped, with most schemes you can 'staircase' to full ownership in the future (i.e. buy more shares in the property up to 100% ownership). Homebuy Direct: a form of shared equity where you buy the whole property but with an equity loan. Shared Ownership Properties Can I Purchase any Property? Unfortunately there is no longer any funding for Open Market Homebuy schemes where you can use a Shared Ownership mortgage to buy any property you want. Instead, both New Build Homebuy and Homebuy Direct are confined to new build properties, but it is possible to purchase a second hand home using shared ownership in a process known as resale where an existing owner sells their share to you. Your local Council and Housing Associations should be able to advise you on who has Homebuy properties to buy, also you can find information on the internet. RAISING FUNDING IF I AM A HOME OWNER AND THE DISABILITY FACILITIES GRANT DOES NOT COVER ALL THE ADAPTATIONS Some families may find that the works are more expensive than the DFG grant or they would like to put further additions to the accommodation not covered by the DFG. Some Councils have lending schemes. The loans may apply only to people who are in receipt of benefits of some kind, such as Disability Living Allowance. You are advised to contact your local Council to find out if they have any of the loans or similar, mentioned below available. Interest Only Repayment Loan For homeowners who are unable to access loans on the high street and can maintain a limited level of regular payments. Loans may vary between 2,000-10,000. Repayment terms can range from 1-10 ten years. The loan is secured against the property. Property Appreciation Loan This type of loan is designed to meet the needs of homeowners who do not have the income to support a normal loan, but have equity in their property. This type of loan can help people who have paid off their mortgage, own their home outright or where the value of the home is higher than the value of any mortgage or other debts secured against the property. There is generally a maximum amount. The Loan is repayable upon death or transfer of the title of the property. The Loan is secured against the property. The Loan is secured as a fixed percentage against the value of the property. Equity Release Schemes This type of loan is aimed at the more mature home owner. Generally obtained through private companies or the banks/building societies may have similar schemes. To qualify you generally: Have to be over a certain age and own your own home (typically over 55 years). Get a lump sum, a regular income, or both, to use as you wish. Continue to live in your home and continue to be responsible for maintaining your home. DEFINITION OF AN ADAPTATION? The purpose of an adaptation is to modify disabling environments in order to restore or enable independent living, privacy, confidence and dignity for individuals and their families. Under the Government guide-lines the individual end user and his/her carers should experience a seamless, joined-up service. 3

5 A POSSIBLE ALTERNATIVE TO A PERMANENT STRUCTURE Modular Buildings Local Councils/Health Authorities have used this type of accommodation rather than an extension of conventional construction. The unit is a factory built prefabricated unit which can be removed and used at another site when it is no longer required. Benefits Speed of construction the structure can be in place in approximately 16 weeks. Reduction in disruption to family. Cost savings to the Local Authority/Health Authority with the option to relocate and refit to meet a new clients needs. Company can deal with all aspects, from feasibility, design, planning submission, if applicable, building regulations submission, on site works, to delivery and installation. Potential costs inclusive of VAT costs 60-66K for one bed, add 10k for extra bedroom. Specialist firm used by a number of councils - C3S Projects Ltd, West Yorkshire HX5 0SQ or tel PLAN AHEAD DFG S (Disabled Facilities Grant) can take up to 2 years, from application to project end, depending on the complexity of the project. If you are considering moving home ask OT (occupational therapist) for advice. Is the new property suitable for adaptations? Apply to your Council for more suitable housing. The waiting list can be long. Consider the options that the Council may offer. The financial constraints that are being enforced may mean that the Council are having to put People to a Property rather than adapting a Property to the People. This may mean that you may have to consider moving to alternative accommodation that the Council deem suitable. HOW IS YOUR DISABILITY FACILITIES GRANT ASSESSED? The current maximum grant available for disabled facilities is 30,000 in England, 25,000 in Ireland and 36,000 in Wales. Where a disabled person is under 19, no means test (assessment of your income and savings) is required. If the disabled person is 19 or over, an assessment of income and capital is made, you may have to contribute towards the costs of the work. Is The Disability Facilities Grant Likely to Increase? Councils between April 2011 to March 2015 will be given an additional 725 million. However, this money will not be ringfenced (only to be used for DFG grants) and the Council will have discretion on how they use it. The present amount of DFG is protected, which means that the grant amounts will stay at the same level. WHAT HAPPENS NEXT? You will find a rough guide of the procedure for applying for a Disabled Facilities Grant at the end of this factsheet. The order in which stages are performed may vary depending on the individual Councils. Occupational Therapy Assessment An Occupational Therapist (OT) from the Social Services will visit your home to make an assessment of your needs. Various options will be discussed with you as costs are always a consideration. If the OT feels that the adaptations are necessary they will send a recommendation to the Council. Grant Application On receiving the recommendation from the OT the Council will request that a grant application form is completed. If the disabled person is under 19 years then the applicant will not need to be means tested (looking at your financial circumstances) they will also ask for confirmation that you are the owner or a tenant of the property. The Grant Officer will also need to have quotes for the costs of the works and plans. Make sure that you are happy with the plans and discuss any worries that you may have. What If I Can t Afford My Assessed Contribution? Many councils have loan facilities and there are more options available if you are an owner/occupier. (see the notes on: Raising funding if I am a home owner and the DFG does not cover all the adaptations). Also discuss this with your OT as they may be able to secure some additional funding. You may be able to get some help from some charities or the local Rotary, Lions Clubs, Masons, or general fundraising through family and friends. DO NOT START WORK UNTIL YOU HAVE IN WRITING THAT THE GRANT HAS BEEN APPROVED. Involving An Agency Service Home Improvement Agency (HIA s) are independent, nonprofit making agencies that can assist you in all the aspects of obtaining a DFG. Some are run by RSL s (registered social landlords) others are in-house with the local Council. The service offered varies, but normally covers help in giving practical advice, diagnosing building problems, identifying solutions, assisting in obtaining additional charitable funding to cover extra costs, selecting a builder, and ensuring that the work is carried out. 4

6 This service is not free and approximately a 10% fee is charged, which is deducted from Disabled Facilities Grant. What If I Want To Use My Own Architect, Surveyor, Builder? If you use an Architect or Surveyor you should make sure that they are members of the appropriate professional organisation. The Council may be able to give you a list of contractors that they have used and approved. You should also enquire with the Council what level of fees you can claim as part of the DFG before you appoint your own Contractor. If you do not get a grant then you will be responsible for the fees incurred. Will I Need Planning Permission Or Building Regulations? If you have an Architect, Surveyor or Agency working on your behalf they will be able to advise you about this and apply for the relevant permission. How Long Will It Take For The Adaptation To Be Completed? It is a lengthy process and it can take up to two years and in some cases, longer, depending on the complexity of the work. Some of the factors which can affect the length of time it will take to complete an adaptation are: The complexity of your needs; Agreeing a solution and obtaining plans that you are happy with; If you rent accommodation obtaining the landlords permission; Providing proof of ownership; Rectifying existing structural faults; Obtaining planning permission; Party wall agreements; Obtaining quotations; Availability of funding; Availability of builders; Obtaining final grant approval (the Council must agree or refuse a grant within six months after receiving you valid application). Will The Work Be Checked? While the work is in progress your council should make sure it is monitored. Once the work is completed the Grants Officer and Occupational Therapist will check that the adaptations have been carried out to the plans and the specifications. Who Pays For Maintaining, Repairing And Insuring The Adaptations? When the work has been funded by a DFG (Disabled Facilities Grant) the person who applied for the grant will usually be fully responsible for maintaining, repairing, insuring and removing the adaptations. The agent working on your behalf i.e. Surveyor, Home Improvement Agency, Architect or Builder can give you advice on the maintenance and guarantees. Consideration should be given to taking out a contract with the manufacturer to maintain equipment that needs regular servicing. 5 The Government s, Good Practice Guide, suggests that arrangements, covering the likely service life of the equipment, to be secured by the Council at the time of installation. The cost of securing services by way of extended guarantee or service contract, when met by a single payment on commissioning, should be included in the calculation of any grant payable. Some Councils offer a servicing and maintenance agreement for stair lifts, through-floor lifts to applicants who are financially eligible for a Disabled Facilities Grant. If you live in rented accommodation you should check with your landlord to see if they will take responsibility for service or maintenance of the adaptations in the future. Household Insurance It is advisable to inform your Household and Buildings insurer of works carried out as you may need to upgrade your insurance accordingly. GENERAL POINTS TO REMEMBER If you only have partial adaptations and decide to do further works when required get confirmation in writing from the OT that you can apply for additional funding if circumstances change and that they support this. You can have more than one DFG grant, if the disabled person has a degenerative condition and their circumstances/condition changes. The original grant works do have to be completed before further applications are made. If there is more than one disabled person in the household they can apply for an individual DFG. The OT should complete a separate report for each application. The Local Authority may say that you will only receive a partial grant on more than one application if the facilities are shared by the disabled applicants, i.e. a disabled bathroom. This is not the case and this needs to be challenged, asking where this is stated in the legislation, policy and procedures etc. The MPS Society can help you with this together with specialist private OT practices. (See details at the end of the guide). POSSIBLE REASONS FOR A DFG TO BE REFUSED Adaptations should not be considered to overcome behavioural, social and economic problems, including overcrowding. In such circumstances alternative housing, rather than adaptations, may be the only viable solution. If a dwelling already contravenes this standard, serious consideration should be given as to whether undertaking the adaptation is reasonable and practicable. If compensation for damages has been awarded DFG may be turned down. If a disabled child/children has parents who are separated and the child/children lives part of the time with both parents, arrangements may need to be made to provide adaptations at both locations. DFG is only available at the address which is the main residence of the disabled occupant, as determined by the Council.

7 WHAT HAPPENS IF THINGS GO WRONG? Local Authority Ombudsman What type of complaints can the Ombudsman deal with? If you have a complaint about your local authority you must first of all follow their complaints procedure, if you feel that this has not been dealt with in a suitable manner then you can consider contacting the Ombudsman. Examples of complaints the Ombudsman can deal with include situations where the Council or Housing Association: took an overly long time to come to a decision discriminated against you when it made its decision gave you bad or misleading advice. The Local Government Ombudsman looks at complaints about Councils and some other authorities and organisations. It is a free service. Their job is to investigate complaints in a fair and independent way - they do not take sides. Citizens Advice Bureau (CAB) National network of free advice centres, dealing with a range of issues from housing to debt counselling. Website: Useful Website for Assistance with Grants for some Adaptations The OT Practice Independent occupational and physiotherapy practice specialising in providing expert therapy advice to the private and commercial sector. Tel (0) I have a problem with adaptations to my home to make it suitable for me. Can the Ombudsman help me? In many cases, yes. By law the Council has duties and responsibilities to provide help to enable people with a wide range of disabilities to move in and out of their homes, to access and use living and sleeping areas, cooking, bathing, and toilet facilities within the home. This may involve the Council s Services for Adults or Children s Services departments and the Housing Department, as well as other organisation such as a Housing Association, Home Improvement Agency or Voluntary Organisation. Even if the Council makes arrangements with other organisation to deliver the services, they will still investigate actions taken by them on behalf of the council. The Government has issued guidance to Councils and Health Authorities about good practice in providing these services. The basic principles are a proper assessment of the needs of the person due to any disability, a decision about what adaptations are needed and how to provide them, and decisions about who should pay for them and how. USEFUL INFORMATION Local Government Ombudsman (LGO) For advice on making a complaint, or to make a complaint call the advice line on or , write to The Local Government Ombudsman, PO Box 4771, Coventry CV4 0EH website: Shelter A national charity providing telephone advice to people with housing problems on tenancy rights, homelessness, repairs and housing benefit. Tel: (free call) (textphone for deaf callers) Website: 6

8 APPLYING FOR A DISABLED FACILITIES GRANT (DFG) Checklist This may vary from different Local Authority Areas Key: OT - Occupational Therapist HIA - Home Improvement Agency Stages (not always in this order) Initial assessment of need. early indication of needs discussion about financial eligibility Who is responsible? OT Grants Officer Assessment by OT to: find out if the person who will use the facility is/can be registered as disabled identify what is necessary and appropriate to meet their needs consider other housing options Referral to Council - Recommendation by the OT OT identification of assessed needs. confirmation in writing of what is necessary and appropriate to meet the needs of the person who will use the facility OT Preliminary test of resources (TOR) the financial test of resources is to find out whether the person applying will have to contribute to the cost of the work Not required if the disabled applicant is 19yrs or under. Home Visit by Grants Officer/HIA. The home visit is to: find out how much work needs to be done confirm that the proposed work is reasonable and practical Agreement on the proposed work confirmation of the work agreed with the service user and agreement on plans and specifications where appropriate Grant application process A grants application form is completed to: confirm that the proposed work and agreed plans qualify for a DFG confirm who owns the property, and get permission to carry out the proposed work confirm financial eligibility (if required) Grants Officer at the Council (or HIA (Home Improvement Agency) on the Council s behalf) Grants Officer, and depending on complexity of work may also involve: OT, HIA( Home Improvement Agency) or independent Surveyor You (the applicant) OT and the Grants Officer/HIA You (the applicant) and the Grants Officer/HIA 7

9 Stages (not always in this order) Getting approval for funding from other sources if needed (e.g. if cost of work is going to cost more that the amount of DFG awarded or you have been assessed as having to make a contribution); this is to confirm how the extra money will be paid (for example, the applicant s contribution, charitable contributions, loans, or a contribution from Adult Social Services or Children s Services Detailed work specification describes in detail the work the contractors will carry out is used to obtain any necessary statutory approvals (e.g. building regulations, planning permission Getting quotations for the work two or more quotations for the specifications are required in order to process the DFG application Who is responsible? People providing the funding (e.g. you, Charities, Council, Adult Social Services or Children s Services Technical Officer from the Council or HIA, (Home Improvement Agency) your Agent or an independent Surveyor You, Technical Officer from the Council or HIA, your Agent, or Surveyor Approval of the grant application to confirm that the work can start (the Council has up to 6 months to approve a completed grant application). once approved you have 12 months to complete the work and claim the funding Agreement on start date so any support plans can be in place before work starts you may be asked to sign a formal contract Carry out the adaptation to adapt the property Inspection of the standard of work to confirm that the work is satisfactory Checks on the work to confirm that the final adaptation meets the disabled person s needs NB: in some circumstances it will not be necessary for the OT to check the completed adaptation. This will be agreed with you following assessment. Grants Officer You, the OT, Grants Officer, Technical Officer, HIA or Surveyor Contractor You, the Grants Officer, and the Technical Officer, HIA or Surveyor You and/or OT. Advice on maintenance and guarantees so that you know how to arrange your own maintenance and repairs HIA, Grants Officer or Surveyor 8