Housing in Bromley Finding somewhere to live

Transcription

1 Housing in Bromley Finding somewhere to live

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3 Finding somewhere to stay What to do if you think you may become homeless? Being faced with having nowhere to live can be frightening and traumatic. Bromley Council has a range of schemes that could help you to stay in your current home or, if that is not possible, to look for a new one. If you are worried about losing your home within the next month or two, you need to make an appointment to see a Housing Options and Assessment officer. They will firstly look at whether we can help to prevent you becoming homeless. If not, we will assess your circumstances and give you advice on your housing options. You may have to find other accommodation. In Bromley the demand for housing association homes to rent far exceeds the supply available. This means that most people who apply for one will be unsuccessful or face a very long wait. This is especially true for certain types of property, such as ground-floor flats and larger family-sized houses, or if you only want to live in particular areas of the Borough. We can help you decide on the best options for finding and keeping a suitable home. We can: offer help and advice to help you to stay in your home: our first aim is to prevent homelessness from occurring offer advice and assistance if you are having problems with your landlord or tenancy, such as repairs and rent arrears advise you on mortgage arrears and mortgage repossession and help you to get expert money advice advise you about being re-housed and work with you to help you find and keep a suitable home advise you about tenancy deposit schemes and obtaining privately rented property. 3

4 Information about giving notices on properties/rights & responsibilities housing/noticethatyou Losing your home - Advice about court representation Keepingyourhomeevictionsandhomelessness/ Mortgagesandrepossessions/DG_ Information and advice for renting privately publications/housing/doyourent? Problems with your landlord en/homeandcommunity/ BuyingAndSellingYourHome/ RentingAHome/DG_ Renting a Home en/homeandcommunity/ BuyingAndSellingYourHome/ RentingAHome/index.htm Protection against eviction housing/mylandlordwants Problems with your mortgage payments Are you worried about your mortgage? If so please see attached website: Housing Schemes 1. Renting privately One of the main advantages of renting privately is that you can choose where you would like to live and the type of property you would like to live in. You can choose between furnished and unfurnished accommodation. Renting also means that it s easier to move to other areas, even outside London. How do I find somewhere to live? A number of private letting agents operate in Bromley and the surrounding areas. They can help you find somewhere to live. You can also find information about private properties to rent through: adverts in shop windows and supermarkets Loot local papers such as the property section of the News Shopper. If you have access to the Internet there 4

5 are some good websites showing rooms and properties available for rent. If you do not have access to the internet, you can use the free internet service which is offered in most libraries and at the Bromley Civic Centre housing reception. A good starting point is to use a search engine such as and to type into the search box the basic details of what you are looking for. You could type properties to rent in Bromley (or the area you would like to live in). However, some good sites to get you started are: (for older people) (renting a room) What about a deposit or rent in advance? Most private landlords require at least 4 weeks rent as a deposit and the first months rent in advance. Tenancy deposit schemes When you pay a tenancy deposit for an assured shorthold tenancy, the landlord or letting agent must protect your deposit through a government-backed tenancy deposit scheme. The schemes protect deposits and provide a fair system for settling disputes about the return of a deposit at the end of the tenancy. An independent service will help to resolve any disputes about deposits at the end of the tenancy. This service is free for tenants. Will I be protected by the schemes? You will be protected by the scheme if: you began renting a home from a private landlord or letting agent on or after 6th April 2007, and your tenancy is an assured shorthold tenancy, and you are paying a deposit (this does not apply to rent in advance). What does your landlord or letting agent have to do? After you have paid your deposit, the landlord or agent must protect your deposit using a tenancy deposit 5

6 scheme. There are 2 types of scheme available: a custodial scheme where the landlord or agent pays the deposit to the scheme, which will keep it until the end of your tenancy an insurance scheme where the landlord or agent keeps the deposit but pays insurance premiums to the scheme. This means that the deposit is insured if there is any dispute, and the scheme will repay the tenant the agreed amount of money directly. It will be up to your landlord or agent to decide which scheme to use. However they must give you details of the following information within 14 days of you paying your deposit: the landlord or agents contact details details including contact details of the tenancy deposit scheme they are using information about the purpose of the tenancy deposit how you can apply to get your deposit back at the end of the tenancy Difficulty in finding the money for the deposit? It can be difficult to find the money to pay a deposit, especially if you are on a low income. You may be able to apply for a budgeting or crisis loan to help you with the deposit or rent in advance: Applying for a budgeting loan You can apply for a budgeting loan if you or your partner have been getting income support, incomebased job seeker s allowance or pension credit for at least 26 weeks. How much you can borrow will depend on your personal circumstances, with the maximum being 1,500. The loan is usually paid direct into your bank or building society account. The loan is interest free but you usually have to pay back by direct deductions from your benefit. To apply you need to fill out form SF500 which you can get from your local Jobcentre Plus office. what you can do if there is a dispute about the deposit. Further information can be found by visiting the following website: TenancyDeposit/DG_

7 Applying for a crisis loan You do not need to be getting benefits to get a crisis loan, but it will depend on your personal circumstances as to whether you can get a crisis loan and, if so, the amount you can borrow. The loan is usually paid into your bank or building society account. The loan is interest free but you have to pay it back. To apply you need to fill out form SF401, which you can get from your Jobcentre Plus office or Department for Work & Pensions office. You can find out more about benefit entitlements and loans from your local Jobcentre Plus or If you are unable to get this type of help, you may be able to ask your family or friends for money. Some landlords will also be happy to arrange for you to pay extra with your rent to build up a deposit. If so, remember to get receipts for any extra payment. Renting a room in shared accommodation will also be cheaper than renting a self-contained property. You may decide to go into shared accommodation whilst you save enough money to be able to afford self-contained accommodation. Other kinds of help Bromley Council also run a number of schemes to assist you if you are claiming benefits or working and on a low income. The money for these schemes is limited, which means it can only go to those who are homeless or faced with homelessness. Direct Let - matching prospective tenants with suitable properties and helping landlords to keep properties occupied with longer-term tenants. Deposit Guarantee Bond Scheme - providing a bond certificate that enables prospective tenants to approach lettings agents or landlords to find accommodation suitable to their needs. The guaranteed bond is in most cases equal to the first month s rent. Finder s fee - paying a fee to a landlord who is able to offer a property to a tenant on minimum of a 12 month agreement with the option to renew. Helping to ensure that your housing benefits claims are quickly processed. Providing on going advice to ensure the tenancy works well, for example offering advice about housing benefit, renewing tenancy agreements. 7

8 To find out more information and see whether you qualify for any of the Council schemes, please ring How can I pay the rent? It is your responsibility to pay your rent. If you are receiving benefits, or are working and on a low income, you may be entitled to help with rent payments. This is called housing benefit which is paid as a Local Housing Allowance. Local Housing Allowance is not based on the property you live in, but is usually based on: What about furniture? Housing association properties are not furnished but when you are renting privately, landlords offer either partly or fully furnished properties. Partly furnished properties would normally include items such as cookers, fridges and maybe even beds. Fully furnished should include all of the essential furniture that you would require. Even partly furnished should be carpeted or include floor coverings. If you need help with buying furniture you may be eligible for a community care grant, budgeting or crisis loan. For more information contact your local benefits agency or find out more on who lives with you which area you live in how much income or money you have coming in what savings you have. The amount you are entitled to may also be affected by other things, such as how much the rent is and whether anyone else living with you is expected to contribute to your rent. Local Housing Allowance does give you choice about where you live. It means that you: can find out how much you are entitled to before you decide to rent are entitled to the same amount as other people in the same circumstances as you can decide how much of your benefit you want to use for rent 8

9 receive the LHA directly to you and you must take responsibility to pay to your landlord. For more information please see: advice_benefits_emergencies/benefits/ council_tax_and_housing_benefit/ Local+Housing+Allowance+rates.htm 2. Home Ownership: Buying your own home The cost of living in London is high. However, some areas are less expensive than others. To get an idea of the costs you can contact local estate agents or look in the free property papers. There are also a number of very good websites providing information about properties available and the average prices Most people need a mortgage to enable them to purchase their new home. Recently many banks and mortgage companies have reviewed their lending policies and often will not lend beyond 75% of the value of the property, meaning that you need to have sufficient savings to cover the rest of the property value. A mortgage lender will inform you how much they are prepared to lend you and how much of a lump sum you will need to put down, dependent upon the combined income of those purchasing the property. It is worth shopping around to see who can offer the best deal, as some lenders offer fixed rates, or low start mortgage rates. If you are buying a property you will also need sufficient money to cover other costs including: solicitor s fees lenders valuation fee structural survey arrangement fee to the mortgage lender stamp duty buildings insurance (which is payable once contracts have been exchanged). Further information can be found by visiting the following website: Home AndCommunity/ BuyingAndSellingYourHome/ BuyingYourHome/index.htm provides comprehensive information about what to consider, what you need to do and consider when buying your own home. This website provides comprehensive information about what to consider, what you need to do and take in to account when buying your own home. 9

10 Shared Ownership There are also a range of schemes designed to help those on lower incomes access shared ownership. This includes New Build HomeBuy and other schemes where additional loans are offered to help people into affordable home ownership. Further information can be found by visiting the following website: ho2/facts.asp. Telephone /0507. The main website address is: The Facts Telephone / Swap your home If you are an existing housing association or council tenant you may swap your home with another tenant. You can take out or look for ads in local papers, supermarkets, shop windows or your local housing office. There are also a number of websites for tenants wishing to swap their property with another tenant, for example HomeAndCommunity/ SocialHousingAndCareHomes/ MovingHome/DG_ provides useful information and links about swapping your home. Once you have found a suitable exchange partner, you both need to inform your respective landlords to approve the swap and arrange a date for the move. 10

11 4. Wanting a smaller home? We understand that sometimes personal circumstances change and your current home may no longer meet your needs Your home may have more bedrooms than you need. You may be concerned about heating bills or about cleaning a large home or about looking after a large garden. You may have a disability or other special requirement which could be better met by a move to an adapted or purpose-built property. You may wish to be closer to family or friends. Bromley Council operates a scheme which aims to reduce underoccupation in housing association accommodation within the Borough. If you meet the criteria for the Under Occupation scheme we can offer you a financial incentive of for each bedroom you give up plus up to towards the cost of your removals. Qualifying for the scheme If you or someone you know can answer Yes to these questions we might be able to help. Do you hold an assured housing association tenancy? Do you have a clear rent account? (Depending on the level of arrears accrued it may possible to offset them against any agreed payment you would be entitled to under the scheme) Are you giving up two or more bedrooms? Are you looking to move from a general needs property in to sheltered accommodation? All moves would usually be to another housing association home within the London Borough of Bromley. Sometimes a move outside the Borough may be possible. Moves to private sector housing can also be considered. All applications will be considered individually as it will depend on the: size location of your current property where you wish to move to and what property you require. Even if you don t qualify for the Under Occupation scheme any housing association tenant looking to move to small accommodation can apply to join the Council s Housing Register. In order to join the Housing register please complete an online application by visiting our website 11

12 If you or anyone you know would be interested in the Under Occupation Scheme please contact the Housing Initiatives Team on extension 3282 or 5. Overcrowded, need a larger home? The demand for larger family sized properties is immense. If you apply for re-housing you may not be successful or have to face a very long wait. This is why Bromley has a number of initiatives to assist households who are living in quite severely overcrowded conditions. For more information contact the Housing Initiatives Team on They will assess your circumstances to see what help we may be able to offer to relieve the overcrowding. This may include: looking at ways to enlarge the size of your current accommodation looking at space-saving options to make best use of the space you do have available giving you with advice about finding alternative accommodation, including renting in the private sector or buying a property 6. Moving away from Bromley and Greater London New Home New Start may be able to help you find accommodation in another area. Who can apply? Housing association tenants currently living in the London Borough of Bromley and registered for a transfer. Homeless applicants who are waiting to be rehoused and for whom the London Borough of Bromley has accepted a full housing duty towards them under homelessness law. You can increase your chances of success by being flexible about the type of property and area you are prepared to consider. We may also be able to assist you with the cost of moving and relocation. This scheme is voluntary, so you can remain on the Housing register and bid for properties while waiting to find a home in another area. If you would like further information, contact the Housing Initiatives Team on providing information on alternative options which may be available such as some members of the household seeking rehousing. 12

13 Sheltered Housing You can apply direct to these providers The following Housing Associations accept direct applications from older people for sheltered accommodation. English Churches Housing Group (age 55+) Properties at Calverley Close and at Coleridge House, Langtry House and Lindsay House - all at Ring Close, Bromley, BR1 Servite Housing Association Sheltered (age 60+) properties at: Rectory Road, Beckenham. Venner Road, Sydenham. Selby Road, Penge Active Elder (age 50+) properties at: Avalon Road, Orpington. Denbridge Road, Bickley. Tubbenden Lane, Orpington. Anchor have sheltered properties in many parts of the country - Bromley residents are welcome to apply for them. The site closest to Central Bromley is at Knights Court, Reigate Road, Downham (LB Lewisham). Chislehurst & Sidcup Housing Association There is currently a long waiting list for sheltered accommodation but direct applications will be considered. The Bromley sites are situated at:bushell Way, Chislehurst, Evelyn Rogers Court, Mottingham. Applicants should be aged 60+. Anchor Housing Association (age 55+) Applicants are welcome to telephone for a general information pack/ application form. 13

14 Abbeyfield Housing Association Contact the Admissions Secretary Mrs Bunting on the main telephone number shown here. Lunch, supper and laundry services are provided and residents each have their own bedsit room which they can self-furnish and has an en-suite toilet. The accommodation consists of two inter-connected houses in London Road/ London Lane, Bromley, BR1 the houses each have their own resident house-keeper. Applicants are required to undertake a two week trial stay. Keniston Housing Association (age 55+) The properties are situated at Darrick Wood, Farnborough and are bedsit and 1 bedroom accommodation. Moat Housing Association (age 55+) The sheltered housing is not situated within Bromley Borough, but applicants are welcome to apply. The Housing Association has property in many parts of the country, including New Eltham, Tonbridge, Bexley etc. Sanctuary Housing Association (age 60+) The sites are situated at: Gwydor Road, Elmers End, Beckenham. Mays Hill Road, Shortlands. Wimbourne Way, Elmers End, Beckenham. Sundridge Avenue, Bromley, BR1. There are also many other sites out of borough i.e. Wandsworth, Merton, Lambeth. 14

15 OTHER LANGUAGE Your name Address Adult and Community Services FREEPOST MB 475 Civic Centre, Stockwell Close, Bromley BR1 3UH Ref: Finding somewhere to live/housing and Residential Services

16 Produced by the design studio, Civic Centre, Stockwell Close, Bromley Kent BR1 3UH Front Cover Illustration A. DEZIGNZ