Watford Council Allocation Policy

Transcription

1 Watford Council Allocation Policy Effective from 10 th October 2005 This document can be made available in Large Print, Audio Cassette or translated into other languages on request. Item 7 Appendix 1 Page 1

2 1. Introduction 2. Aims 3. Our Service Charter 4. Scope 5. Equality 6. Applying for Housing Contents 6.1 What is the Housing Register 6.2 How to Apply 6.3 Advice and Assistance 6.4 Applicant s Responsibilities 6.5 False Information and Fraud 6.6 The Officer Panel 7. Eligibility for Housing 7.1 Who Can Join the Housing Register 7.2 Who is Not Eligible 7.3 What is Unacceptable Behaviour? 8. Local Connection 8.1 Applicants of No Fixed Abode 9. Deferred Applicants 10. Removal from the Housing Register 11. Confidentiality 12. How Needs Are Assessed 13. Prioritisation of Applicants 13.1 People Under-occupying Housing 13.2 Retiring or Redundant Council Staff in Tied Accommodation 13.3 Two Tenancies into One 13.4 Succession to a Tenancy 13.5 Divided Families 14. Referrals 14.1 Prevention of Single Homelessness Consortium 14.2 National Witness Mobility Service 14.3 Move UK 14.4 Reciprocal Arrangements 15. Choice 15.1 Choice Based Lettings 15.2 What is Choice Based Lettings? 16. Preferred Areas 17. Size & Type of Property 18. Offers of Housing 18.1 Homeless Households 18.2 Other Applicants 18.3 Conditions For An Offer 18.4 Home Visits 18.5 Tenants Wanting to Transfer 18.6 Factors That May Prevent an Offer 18.7 Viewings and Tenancy Start Dates 18.8 The Lettable Standard 18.9 Joint Tenancies Item 7 Appendix 1 Page 2

3 19. The Cash and Incentive Scheme 20. Special Needs Housing 20.1 Ground Floor Flats 20.2 Bungalows 20.3 Sheltered Housing 20.4 Adapted Housing 20.5 Extra Care Rutland Lodge 20.6 Black and Minority Ethnic Accommodation 20.7 Floating Support 20.8 Prevention of Single Homelessness Move-on 21. Housing Association Nominations 22. Key Workers 23. Shared Ownership 24. Homebuy 25. Local Lettings Schemes 26. Notification of Decisions and the Right to Request a Review of a Decision 26.1 Notification of Decisions 26.2 Right to a Review of a Decision 26.3 Deferred Applications 27. Information 28. Contacting Us Item 7 Appendix 1 Page 3

4 1. Introduction Watford Council Allocation Policy This document sets out the Council s practice in allocations for applicants seeking accommodation in Watford Borough. The Council is required by law to have an allocation scheme for determining priorities and procedure to be followed in allocating housing. The policy is introduced in line with the requirements of Part 6 of the Housing Act 1996 as amended by the Homelessness Act 2002, the associated Code of Guidance and other relevant legislation 2. Aims Through this policy we aim to: Meet need through equal access to affordable housing in Watford Borough based on a full assessment of individual circumstances and a fair and transparent system for deciding who gets priority. Offer more choice through the provision of good quality information and a flexible offer process. The development of Choice Based Lettings will be the next stage in extending choice to customers of the allocations service Give good quality information to applicants to enable people to see what their chances are of being offered a home and what other steps they can take to meet their housing need Provide a simple system that is easy to understand and which customers feel to be fair Meet our legal duties in carrying out allocations and fulfilling our duties to homeless people Prevent homelessness where possible and minimise the use of bed and breakfast accommodation for homeless households Promote opportunities for people to move within social housing to meet their housing needs Build sustainable communities by having the flexibility to respond to issues of supply, demand and estate management Ensure the speedy allocation of void properties to minimise lost income and ensure that housing within the Borough is being effectively used for those in need Item 7 Appendix 1 Page 4

5 3. Our Service Charter The Council sets minimum service standards that applicants can expect. These are published in a separate leaflet titled Service Charter for Housing Applicants (see Appendix A) 4. Scope The Allocation policy sets out the Council s arrangements for allocating housing in line with Part 6 of the Housing Act This means: The selection of applicants to be offered secure or introductory tenancies by the Council Nominations for offers of secure or introductory tenancies from other Councils, or other bodies able to grant secure tenancies. Nominations for offers of assured or starter tenancies from Registered Social Landlords It does not cover: Offers of secure tenancies of their current homes to introductory tenants Offers of non-secure Council tenancies to homeless households in pursuance of any of the Council s duties under Part 7 of the Housing Act 1996 Cases where the Council requires the tenant to move, for example where we need to move a tenant to another property while major repairs are done Assignments of and successions to Council tenancies whether by mutual exchange or otherwise Nominations for offers of assured, assured shorthold or other tenancies or licenses from private landlords. Disposal of a tenancy through a tenancy transfer order 5. Equality Watford Council aims to ensure equality of treatment for all applicants by ensuring that no one will be treated less favourably because of race, colour, origin, religion, sex, disability, sexual orientation or age. The Council will have regard to and implement the provisions of the Race Relations Code of Practice in Rented Housing. The Council will also abide by the Race Relations Act The operation of a fair and consistent Allocation policy goes hand in hand with careful monitoring to ensure this is being achieved. Allocations are monitored on a monthly basis and compared against census information and historical trends to ensure that no group is adversely affected. Item 7 Appendix 1 Page 5

6 The results of monitoring will be published and reported to all relevant agencies on a periodic basis. An Equality Impact Assessment has been carried out on this policy to assess and mitigate any undue disadvantage to any group. Information on our Allocation policy is available in various ethnic languages, in audio or large print. Interpreters will be used for applicants seeking advice and assistance who require that service. 6. Applying for Housing 6.1 What is the Housing Register? The housing register is a list of people who require alternative accommodation. It includes those who are current tenants of the Council and housing associations. Each applicant is awarded points based on circumstances and in accordance with this policy. 6.2 How to Apply Applications to the Housing Register are made by completing a formal application. Applicants will be required to provide written answers to such questions as the Council deems appropriate to allow an assessment of their entitlement to housing to be made. Housing applicants will be required to provide the following documentary proof before an offer of accommodation can be made: Official proof of identity (full birth certificate, current passport, current driving license) Official proof of current residence (current tenancy agreement, current medical card, *recent utility bill/bank statement, *recent documents from a Government department eg Inland Revenue, Benefits Agency, Customs & Excise, Employment Service * recent means within the last three months. Applicants will also be required to provide the following documentary proof for all other persons listed on their application: Identity Current residence Additional documentary evidence to substantiate an application for housing may be required, as the Council considers appropriate. 6.3 Advice and Assistance The Council will ensure that advice and information is available free of charge to people in the Borough about the right to make an application for housing. Item 7 Appendix 1 Page 6

7 6.4 Keeping Information Up to Date Applicants Responsibilities Applicants must report any material change in their circumstances without delay and supply documentary proof where necessary to confirm their situation e.g. marriage certificate, birth certificate, divorce decree, statutory declaration etc. Applicants will be required to renew their application every 12 months. The Council will write to the applicant s last known address asking them to renew their application. If they fail to do so a reminder will be sent and if no reply is received by the deadline the application will be cancelled. Any request to reinstate the application must be made in writing giving reasons why the application was not renewed. Where the Council agrees to reinstate an application it reserves the right to amend the original date of registration to allow for the period the application has been cancelled. 6.5 False Information and Fraud The Council and its RSL partners will take action where it is considered appropriate in any case where a tenancy has been obtained as a result of fraud or false information. This action includes: Application to the Courts for possession of the property and eviction of the tenant. Prosecution under Part VI s171 (2). A person found guilty of this offence is liable on summary conviction to a fine up to 5, The Officer Panel The purpose of the Officer Panel is to consider information relating to applicants on the Housing Register or Transfer whose housing needs require additional assessment under the Allocation policy as they may be exceptional or complex. The Panel includes three managers from a nominated pool some of whom have not had previous involvement in the case to ensure an independent assessment. Panel cases and decisions are recorded and monitored 7. Eligibility for Housing 7.1 Who can join the Housing Register? Applicants must be at least 16 years of age. The following are the main categories of applicants to whom a housing authority can allocate accommodation taking account of nationality and immigration status. Item 7 Appendix 1 Page 7

8 a) Existing tenants All existing secure and introductory tenants of a housing authority and assured tenants of accommodation allocated by a local housing association. b) British Nationals British Nationals, who are habitually resident, in the Common Travel Area (CTA): i.e. the United Kingdom, Channel Islands, Isle of Man, or Republic of Ireland. British Nationals arriving from abroad must establish habitual residence even if born in the CTA. c) EEA Nationals Any person, who is a National of any of the countries in the European Economic Area (EEA) and: is habitually resident in the CTA; or is a worker, or has a right to reside in the UK (excluding under EC Directive 90/364 or 90/365). They are not subject to immigration control, but are not eligible for accommodation unless they can establish habitual residence. EEA countries at 2005 are: Austria, Belgium, Denmark, Finland, France, Germany, Greece, Iceland, Ireland, Italy, Liechtenstein, Luxembourg, the Netherlands, Norway, Portugal, Spain, Sweden, the United Kingdom. The A8 states are Poland, Lithuania, Estonia, Latvia, Slovenia, Slovakia, Hungary and Czech Republic (subject to any amendment by the Secretary of State) d) Persons subject to immigration control prescribed as eligible Generally persons subject to immigration control are not eligible for housing accommodation. However, under S.160A (3), the Secretary of State has made the following classes of person who are to be eligible i) Persons granted refugee status i.e. whose request for asylum is accepted. ii) Persons granted exceptional leave to enter or remain (ELR) This will be either someone who has failed in his request for asylum, but nonetheless been given permission to remain; or someone granted permission to remain for compelling, compassionate circumstances. However, sometimes ELR is granted on condition that the applicant shall not be a charge on public funds (which includes housing allocations); iii) Persons granted indefinite leave to enter or remain (ILR) This will be someone who has permission to remain in the UK for an indefinite period and is regarded as having settled status. In order to be eligible, however, the applicant will still have to be able to establish habitual residence. But if ILR status was obtained through sponsorship, five years must have passed since the person s arrival in the UK or the date of the sponsorship undertaking; (whichever is later), unless the sponsor dies within the first five years. e) Persons subject to immigration control who are nationals of a country that has ratified the European Convention on Social and Medical Assistance (ECSMA) or the European Social Charter (ESC) provided that they are habitually resident in the CTA and are lawfully present in the UK. 7.2 Who is not eligible? Asylum seekers whose request for asylum is not accepted Overstayers and visitors to the Country People from abroad who fail the habitual residence test Item 7 Appendix 1 Page 8

9 And People in the country on the condition that they have no recourse to public funds People who breach the European Community Rights of Residence directive People from the A8 countries who are looking for work unless they have been in continuous work in the UK for 12 months People from abroad who have been the subject of a sponsorship agreement for less than five years whose sponsors are still alive People guilty of unacceptable behaviour. In these cases, the Council will not accept applications from an applicant where it is satisfied that The applicant or a member of their household has been guilty of unacceptable behaviour serious enough to make him/her unsuitable to be a tenant of any Council or Registered Social Landlord In the circumstances at the time of the application they are still considered to be unsuitable as a tenant as a result of this behaviour 7.3 What is unacceptable behaviour? Unacceptable behaviour is defined as behaviour which, if the person were a secure Council tenant, would entitle the Council to obtain a possession order against them. These are grounds 1 to 7 of the Schedule 2 of the Housing Act 1985 and subsequent amendments. Such behaviour includes: Failing to pay the rent Breaking the terms of the tenancy Causing nuisance to neighbours or anti social behaviour Being convicted of using the home for illegal or immoral purposes Being convicted of an arrestable offence committed in or in the vicinity of the home Causing the condition of the property to deteriorate by a deliberate act or by wilful neglect Making a false statement to obtain a tenancy 8. Local Connection Watford Council chooses to give additional preference to people meeting the following local connection criteria: People living in Watford Council Tax area People living with their parents who are Watford Council tenants outside the Watford Council area Item 7 Appendix 1 Page 9

10 People who are not living in Watford but who have a permanent full time job in the Borough Applicants applying to the Housing Register from care of addresses in the Borough will not be awarded residency priority. Applicants who do not have a local connection will not qualify for residency priority unless they can demonstrate a strong need to move to a particular locality on social or welfare grounds. 8.1 Applicants with No Fixed Abode (NFA) Applicants of no fixed abode may apply to the Housing Register subject to being eligible to appear on the list. For administrative purposes applicants must have a reliable care of address for correspondence. 9. Deferred Applicants The Council reserves the right to defer an application subject to an assessment of the individual circumstances of the case. Where an application has been deferred it will still be credited with points under the Allocations policy but will not receive active consideration for an offer of housing. Where an application has been deferred, it will be subject to an annual review to investigate whether there has been any material change in circumstances that warrants the deferred status being lifted. The following are examples of applications that may be deferred following an assessment: Households who have been found to be intentionally homeless may be deferred for 12 months from the date of the decision. Applicants may be deferred for 6 months where an applicant consistently refuses properties (2 or more refusals) that match their requested choices i.e. the property offered is reasonable and their position on the list is effectively preventing consideration of others for the vacancy. The Officer Panel will decide whether the offers are reasonable. Previous tenants may be deferred for 12 months if they have given up or lost their home because of nuisance, harassment, anti-social behaviour, illegal or immoral use of their home. The following applicants may be deferred for 12 months, a. People who own their own home (or who own a share) b. People who are buying their own home Item 7 Appendix 1 Page 10

11 c. Have income or assets in excess of 70,000 (based on Housing Needs Survey Update 2004) d. Have a property for their use elsewhere Where one or more of the circumstances in a-d above apply, the case will be subject to an individual financial assessment. Where a household has income or assets in excess of 70,000 (based on the Housing Needs Survey Update 2004) it is considered that the household has sufficient funds to access housing in the private sector and is therefore not a priority for re-housing. The Council will need to see how monies have been disposed of and see original documents. This assessment will normally be carried out within 28 days from the date of the application, unless other factors prevent a full assessment e.g. pending sale of a property. The decision will be notified to the applicant in writing. If it is decided that there are sufficient funds to obtain a property in the private sector the case will be deferred unless they meet one of the following criteria: A member of the household is elderly or disabled and for medical or social reasons is in need of sheltered or adapted accommodation and this need cannot be met by private provision The applicant would be taking up a hard to let sheltered vacancy. The applicant is homeless and has been assessed as being owed a duty under Part 7 of the Housing Act 1996 and it is not reasonable for them to occupy a property they have a legal interest in e.g. due to risk of domestic violence. Former tenants with rent arrears may be deferred for 6 months, following full repayment of the amount outstanding. Former tenants who purchased their property under the Right to Buy or received a Private purchase grant may be deferred for 12 months. The Council will assess the applicant s as above. The following criteria will be used for deciding whether to defer an applicant from the register: a. Whether the Right to Buy/Private Purchase Grant was entered into with reasonable expectation of the situation being sustainable. b. Whether the reasons for giving up the property or for the property no longer meeting the applicant s needs were unforeseen and unavoidable. c. Whether the applicant has used the property to gain advantage from the allocation scheme or homelessness legislation. d. Whether the applicant has used any financial gain without due consideration to providing alternative housing. 10. Removal from the Register Item 7 Appendix 1 Page 11

12 Applicants will be removed from the Register where they: No longer meet the eligibility criteria to remain on the list or the Council learns that they should not have been registered in the first place. Have failed to renew their application at the appropriate time Have knowingly withheld or given false, misleading or incomplete information in order to obtain a tenancy Have had a change in their circumstances which prevents them staying on the list Have accepted an offer of accommodation from either the Council or social housing provider 11. Confidentiality The fact that a person is an applicant on the housing list, and details of their application will not be divulged to any third party without the applicants consent, whether express or implied. Applicants will be required to sign a declaration as part of the application process to agree to their information being shared with other Council departments and public bodies for the prevention of fraud or in connection with any nomination made to another Housing Association. 12. How Needs Are Assessed The Council s assessment of an applicant s needs consists of Assessing whether the applicant is eligible to appear on the housing register Assessing their priority for re-housing Assessing the size and type of home they require 13. Prioritisation of Applicants In Watford there is extremely high demand for housing and a falling supply, due to the Right to Buy. This means that is will not be possible for the Council to assist the vast majority of people applying for re-housing. The Council has a points scheme which is designed to give reasonable preference to certain groups of applicants in line with the requirements of the Housing Act 1996 (as amended). These are not listed in order and extreme cases or a combination of these factors will determine the highest level of need. People who are homeless where the Council owes them a duty to provide housing Item 7 Appendix 1 Page 12

13 People who are homeless where the Council does not owe this duty; this includes people who are intentionally homeless and those who are not in priority need People occupying unsanitary or overcrowded housing or living in unsatisfactory living conditions. This also includes people who are underoccupying family sized Council or RSL accommodation and who are willing to move to one bedroom or single persons housing. People with extreme medical or welfare issues that are directly affected by the accommodation they occupy. This includes applicants with a disability. People who need to move to a particular part of the Borough where failure to meet that need would cause hardship to themselves or others. In addition, waiting time points are awarded to acknowledge the time spent living in housing need. The scheme is designed to measure the extent of housing need in relation the above priorities. The points scheme is set out at Appendix C and is also available as a separate document. Medical, Welfare & Social Assessments a) Medical Assessments Applicants who feel their medical condition is adversely affected by the their present accommodation will be required to complete a medical assessment form giving details of their health problems and how their current accommodation affects their condition and how re-housing would help. Additionally other agencies (e.g. social workers, occupational therapists etc.) can provide appropriate information. The Council will carry out a medical assessment and where necessary, complex cases will be referred to a specialist Medical Advisor. The Council will determine the level of priority that will be given up to a maximum of 80 points Recommendations for Maximum medical points will be authorised by the Officer Panel (Managers from the Housing Department). If maximum priority is given, and the applicant lives in Watford or has a proven, local connection the application can be given overriding priority. Decisions on the suitability of a particular type of property for an applicant may also be taken by the Council together with the Medical Advisor and/or Occupational Therapists where necessary. b) Welfare and Social Assessments Item 7 Appendix 1 Page 13

14 Exceptional welfare or social circumstances will be assessed and awarded priority up to 80 points. For example: Children leaving local authority care nominated by Children, Schools and Families (formerly Herts C.C. Social Services) Households who need to move for emergency reasons not covered in the points scheme. Nominations from approved local hostels actively involved with the Council administered multi-agency Prevention of Homelessness Consortium. Nominations received from the National Witness Mobility Scheme People who have been living in Council accommodation where the tenant has died and there are no succession rights. People requesting to move because they no longer require their adapted property. People who need to be moved for urgent repairs to their property. People who may represent a risk to the public. Awards to people to facilitate sustainable communities. People who are particularly vulnerable and/or occupying institutional accommodation: who could live independently with the necessary support, but could not obtain settled accommodation by their own efforts. Exceptional circumstances relating to giving or receiving care and support. The Council s staff in tied accommodation. The Officer Panel carries out Welfare and Social Assessments. The application will be given overriding priority if the applicant is awarded maximum priority and lives in Watford or has a proven local connection People Under-occupying Housing Priority within the allocation scheme is awarded to Watford Council tenants and Housing Association tenants within the Watford Borough Council area who are under-occupying family sized homes and who are willing to move to one bedroom or single persons accommodation, including sheltered housing Retiring or Redundant Council Staff in Tied Accommodation (Service Occupiers) A service occupier is someone occupying tied accommodation as a condition of their employment with Watford Borough Council for the better performance of their duties. Service occupiers with at least 5 years of continuous service may be re-housed in suitable alternative accommodation (not like for like) where they: Are made redundant Retire at 65 One offer of suitable accommodation will be made provided that: Item 7 Appendix 1 Page 14

15 They meet the eligibility criteria to appear on the housing list including immigration status and unacceptable behaviour criteria. Do not own another property elsewhere Do not have income or assets that would enable them to meet their own housing needs in the private sector Former service occupiers will not normally be re-housed in schemes or establishments in which they were employed or in the locality of such schemes. Note will be taken of the applicants choice of area and property type but it may not be possible to meet these if the property is required urgently for a new post-holder. If the offer is refused, possession proceedings will be commenced and the applicant removed from the housing register. Applicants who re-apply will be deferred whilst the applicant remains at this address subject to an assessment of any individual and changed circumstances Two Tenancies Into One In extreme circumstances the Council may approve of a transfer out of points order, if two Council tenants wish to reside as one household, but neither property is suitable for this. The Council can make one suitable offer of accommodation on the following conditions: Both tenants hand back their properties to the Council in good repair Both tenants have demonstrated that they have pursued other options without success, e.g. mutual exchange The Council is not required to do any additional work to the properties being vacated The resulting tenancy will be a joint tenancy The tenants advise the Council if any changes take place, whilst a property is being identified The tenants involved are not in rent arrears or in breach of any other tenancy condition 13.4 Succession to a Tenancy Where a statutory right to succession exists, the applicant may be required to move to alternative housing in line with their assessed housing needs. In processing requests for succession to a tenancy the Council recognises civil partnerships as conveying legal rights and recognition of a relationship for same sex couples. In cases where there is no statutory or contractual right to succession upon the death of a tenant, the remaining occupant will normally be required to vacate the property. However, the Officer Panel may agree to allow the occupant to remain or be re-housed in suitable sized accommodation, taking into account: Item 7 Appendix 1 Page 15

16 The applicant s eligibility to appear on the Housing Register How long the applicant has lived in the property as their sole or principal home. The size and type of the property, particularly in terms of under-occupation or properties where adaptations would be unused. Whether the Council would have a duty to assist the person under Part 7 of the Housing Act 1996 (as amended). Whether the applicant benefits from any local support networks and any other relevant issues 13.5 Divided Families If a household is forced to live apart due to the inadequacy of their current accommodation they can apply jointly to the Housing Register. In such cases the applicant s priority will be based on: The circumstances of the main applicant plus; Personal points for any household member not currently living with the main applicant plus; Divided family points 14. Referrals 14.1 Prevention of Homelessness (POsH) The Council is an active member of the Prevention of Homelessness Consortium (POsH) and has agreed a quota of up to 12 allocations per financial year (whether Council or Housing Association vacancies) to provide move-on accommodation for people occupying non-secure accommodation with partner agencies. Nominations will be made in line with agreed criteria (see Appendix B) and will be agreed by the Rehousing Panel National Witness Mobility Scheme The Council supports the National Witness Mobility Scheme and may consider referrals made to house witnesses at its discretion and in line with outward referrals made under the scheme. Accepted referrals will not normally exceed two in any financial year (or a total of 6 within a 3 year period) and will receive one offer of suitable accommodation. When making the decision to accept, the Council will take into account the level of risk the applicant is facing and the demand and supply issues for the type of accommodation requested. It will be necessary for applicants to meet the eligibility criteria to appear on the housing register MoveUK Item 7 Appendix 1 Page 16

17 In return for the opportunity to nominate people from Watford to other boroughs through the MoveUK scheme, the Council may accept nominations of people requiring accommodation in the Watford Borough area. The scheme will only be used to let properties where there is low demand; normally sheltered bedsit flats for people aged 60+. Such applicants will not normally have a choice of area and may receive one offer only subject to the availability of vacancies Reciprocal Arrangements Other Councils or housing authorities may occasionally approach the Council asking it to house a person outside the established channels and offering a reciprocal vacancy for a Watford nominee and vice versa. The Council reserves the right to initiate, accept or refuse such arrangements according to prevailing circumstances. 15. Choice The Council wishes to extend choice to all applicants for housing as far as possible. At present, demand for social housing in Watford greatly exceeds supply. The Council has a responsibility to give priority to certain households with urgent needs or a statutory right to housing. The extreme pressure to re-house high priority households and prevent the use of bed and breakfast accommodation for homeless households means that it is simply not possible to give unlimited choice to certain applicants Choice Based Lettings The government requires all social landlords to offer Choice Based Lettings schemes by Local Authorities are being encouraged to work on a cross boundary basis in order to delivery efficiencies in setting up such schemes and to offer wider choice to those in housing need. The Council will be investigating the feasibility of operating choice based lettings on a cross boundary basis with neighbouring local authorities and our partner Housing Associations and intends to develop and implement a scheme in the future. The Council may also operate Choice Based Lettings scheme pilots for specific types of vacancies e.g. hard to let, sheltered accommodation for the elderly and high rise flats What is Choice Based Lettings? Choice Based Lettings is a move away from the traditional method of allocating properties to those on a waiting list. Traditional methods have involved applicants for housing being assessed under a points scheme and when a property becomes available for letting it is offered to the household with the highest number of points, waiting for that size/type of property. Item 7 Appendix 1 Page 17

18 Under a Choice Based Lettings scheme, households no longer sit and wait for an offer to be made. Instead, all available properties are advertised to everyone registered for housing and applicants may bid for suitable properties they would like to be offered. When bidding has closed, the property will be offered to the bidder with the highest priority. The majority of Choice Based Lettings schemes assess cases using a banding system, based on the reasonable preference categories. Properties are offered to the bidder with the highest band and earliest priority date. The priority date is usually the date the applicant was placed in the band. Most Choice Based Lettings Schemes in areas of high housing demand operate rules applied to certain groups e.g. homeless households or those with the highest priority that do not bid for a property within a certain timescale will then become subject to a one offer policy. Most schemes also reserve the right to occasionally let properties outside of the choice system so that emergency cases (i.e. where a household is at risk in their present home) can be allocated a property directly. This should only apply to a very small percentage of allocations. Choice based lettings schemes can be flexible enough to respond to changing demands and priorities. For example It can be used in conjunction with local lettings policies to encourage sustainable communities. Used to promote the take up of hard to let properties Tailored to meet specific requirements through setting properties for certain bands or certain categories of applicant A key principle of Choice Based Lettings is to give transparent feedback including: How advertised properties are let. Each week applicants can see exactly how many properties become available for letting and have a better understanding of the supply of affordable housing in the area. The level of priority successful applicants have. Feedback on the banding and waiting time of successful applicants is included on future advertisements, to enable applicants to understand the level of priority or currency they require to successfully bid for a property. The pilot schemes have demonstrated that properties are generally let more quickly as applicants only bid for properties in which they want to live. Some pilots have used multiple viewings for hard to let properties, where several bidders are invited to view. 16. Preferred Areas Applicants can express their preferred areas of choice within the Borough. However, if very few vacancies occur in an applicant s chosen area, the Council will match to the nearest estate where vacancies are more frequent. Item 7 Appendix 1 Page 18

19 The Borough has been split into 3 areas to make it easier for people to decide where they want to live (see map). In addition, applicants can also specify particular neighbourhood areas where the Council and its partner Registered Social Landlord s have accommodation. Area 1 Area 2 Area 3 Abbots Langley Gammons Farm Holywell Boundary Way Greenbank Road West Watford Garston Park Harebreaks Central Woodside Sherwood Leavesden Green Tudor Radlett Road Wiggenhall Eastbury Road Oxhey Meriden The number of properties that the Council owns falls each year as existing tenants purchase their properties under the Right to Buy. The Council publishes information annually about its stock. Housing Association stock is gradually increasing as a result of new developments in the area. 17. Size and Type of Property The Council assesses the size of home each applicant requires according their household size and composition and any other special considerations. This is the assessed size. The assessed size takes account of the following: A single parent household is entitled to the same size of accommodation as a two parent household with the same number of children Households that include a pregnant woman where the pregnancy is aged over 20 weeks are assessed as if the baby had already been born Two children are expected to share the same room where they are: Item 7 Appendix 1 Page 19

20 Same sex with less than 7 years age difference Opposite sex and under 8 years of age A bedsit flat is appropriate for a single person household. Additional rooms for carers or to take account of a medical condition will be assessed in conjunction with the Council s Medical Adviser. Households including related or unrelated adults who might reasonably be expected to reside together will be individually assessed e.g. extended families or applicants with carers The assessed size does not include children who are not permanently resident within an applicant s household on a full-time basis. In the case of transferring tenants, the assessed size will only take account of authorised occupants and must include all occupants (unless some other rehousing option is open to the occupant, and the tenant is able to guarantee vacant possession when they transfer). Council or Housing Association tenants treated as an emergency because of serious threat of violence or harassment will usually be offered a property with the same number of bedrooms as their current home. The table below is guide to the size of property that will be allocated depending on household size. HOUSEHOLD SIZE Single person Single person with staying access to children (see note 1) Couple Couple/Single parent over 20 weeks pregnant Couple/Single parent 1 child NUMBER OF BEDROOMS Bedsit /1 bedroom Bedsit/1bedroom 1 bedroom 2 bedrooms 2 bedrooms Couple/Single parent 2 children, same sex Couple/Single parent 2 children, same sex 7 year age gap Couple/Single parent 2 children of opposite sex (under 8 years) Couple/Single parent 2 children of opposite 2 bedrooms 3 bedrooms 2 bedrooms 3 bedrooms Item 7 Appendix 1 Page 20

21 sex (over 8 years) Couple/Single parent 3 children 3 bedrooms Couple/Single parent 4 children or more 3 or 4 bedrooms (limited number of Council 4 bedroom properties) 18. Offers of Housing Applicants will be considered for both Council and Housing Association vacancies. Applicants on the housing list will be provided with general information about their prospects of receiving an offer of housing under the allocation scheme. This includes: The priority their application is being given Whether they are likely to be made an offer How long they are likely to wait, based on vacancies of the size and type of accommodation requested in the preceding year. This method of providing information may change if the Council adopts a Choice Based Lettings approach Homeless Households Applicants who are accepted by the Council as being statutorily unintentionally homeless and in priority need will receive one offer of suitable accommodation, taking account of all the relevant circumstances of the applicant. Where the Council is unable to make an offer of accommodation within the applicants areas of choice within 9 months, an offer will be made of suitable accommodation in any area of the Borough Other Applicants Other applicants from the Housing Register and transfer list will receive offers of accommodation in line with availability. Where applicants consistently refuse properties which constitute reasonable offers, the Council may defer the application (see Deferred Applicants Section 9) Conditions for an Offer Offers of housing will only be made when the following conditions have been met: 18.4 Home Visits Applicants will be visited in their home prior to an offer of accommodation being made to check that their circumstances are as set out in their application. The Council reserves the right to carry out unannounced visits, but will where appropriate give reasonable notice that a home visit is to be carried out. Applicants are expected to allow visiting officers access to all parts of their home. Item 7 Appendix 1 Page 21

22 Applicants who fail to make contact to arrange a visit appointment will not be made an offer of accommodation and may be removed from the Housing Register. Where applicants reside outside of the Borough, the local authority of that area will be asked to undertake the visit Tenants Wanting to Transfer A home visit will be carried out to existing Council tenants seeking to transfer to ensure that the property is being left in reasonable condition. This includes:- That the property has been maintained to a reasonable standard. This excludes fair wear and tear and however tenants are responsible for carrying out repairs that are tenants responsibility or reporting repairs that are the responsibility of the Council. That the circumstances of the household are as set out in the application That the Council will be given vacant possession of the property following transfer That there are no other issues of concern which may preclude an offer of accommodation e.g. unacceptable behaviour 18.6 Factors That May Prevent An Offer Offers of accommodation may not be made if an applicant: Has not maintained their Council property to a reasonable standard, as assessed by the Council Has deliberately made their situation worse to receive higher priority. In such circumstances, the application will be deferred for 12 months and then reprioritised based on the applicants current circumstances. Has knowingly given false information Is a Council or Housing Association tenant or licensee who o owes rent o owes other charges e.g. court costs or costs for re-chargeable repairs o is breaking any of the Council s tenancy conditions Viewings & Tenancy Start Dates The Council will make offers of properties that are under notice or where repairs are being carried out in order to give the household as much time as possible to consider the suitability of type, size and location. The Council aims to carry out accompanied viewings to properties in order that applicants are given the opportunity to view as early as possible. Item 7 Appendix 1 Page 22

23 Applicants who collect their keys for Watford Council tenancies on a Monday., Tuesday, Wednesday or Thursday will normally be expected to commence their tenancy on the following Monday. Applicants who collect their keys for Watford Council tenancies on a Friday should commence their tenancy from the next Monday (i.e. 8 days later). These arrangements may be negotiated in exceptional circumstances where it is demonstrated that these arrangements may cause hardship to the applicant. A Council tenant moving via a transfer should return the keys from their previous property no later than 12 noon on the Monday that the new tenancy commences. Failure to do so will result full rent continuing to be charged The Lettable Standard The Council prepares vacant properties to a minimum lettable standard prior to reletting. It is expected that tenants will normally carry out additional work to make a property more homely, including decorating it to their taste. The lettable standard sets out: Work that the Council will do to a property prior to an applicant moving in Work that may be done following occupation Work that is the new tenants responsibility The Council may undertake additional work to property e.g. decoration, where an applicant has a disability or other special need and there is no other able bodied adult in the household Joint Tenancies The Council will normally offer a joint tenancy to two adults applying to reside together unless there is a clear reason why this should not happen. Both tenants are then jointly and individually responsible for the ensuring that tenancy conditions are kept to and have equal security of tenure. Both parties to a joint tenancy must individually qualify to join the housing list. The Council recognises civil partnerships as conveying legal rights and recognition of a relationship for same sex couples. In certain circumstances, the Council may offer three-way or more joint tenancies in order to preserve the security of tenure for members of a household. 19. Cash and Incentive Scheme The Council operates a Cash and Incentive Scheme for Watford Council tenants moving from: Item 7 Appendix 1 Page 23

24 Family sized accommodation (2 beds or larger) into sheltered or general needs bedsit or one bedroom accommodation. General needs bedsit or one bedroom accommodation into sheltered housing Substantially adapted properties into more suitable accommodation Tenants can either opt for a cash payment, or for a reduced cash payment and assistance with removals. Applicants are only eligible for the Cash and Incentive scheme once. Assistance with removal costs and arrangements includes: Removals (using the Council s chosen removal firm) Taking up and re-fitting of carpets Disconnection and reconnection of cookers Disconnection and re-connection of washing machine Payment of transfer of telephone lines Disposal of unwanted furniture and belongings The amounts payable are set out in the following table: Moving Into Sheltered bedsit or 1 bedroom property Moving Into General Needs bedsit or one bedroom property Giving Up General Needs 1 bedroom or bedsit Family Sized Accommodation (2 beds or larger) Cash Or Removals + Cash Cash Or Removals + Cash 1200 Removals Nil Nil 2000 Removals Removals Applicants who are moving by mutual exchange may qualify for the cash payment option where: They are moving from family sized accommodation to sheltered or general needs bedsit or one bedroom accommodation The household moving into their vacancy will be filling it to maximum occupancy Applicants giving up substantially adapted housing will qualify for assistance based on the size of property they are giving up. Item 7 Appendix 1 Page 24

25 A separate leaflet is available detailing the scheme. 20. Special Needs Housing Certain properties may be designated for occupation by particular groups, or designated as not appropriate for certain applicants Ground Floor Flats Priority for ground floor flats will be given to people with medical problems who require this type of accommodation and who have been awarded high or urgent medical priority or who need disabled adaptations to their home Bungalows Bungalows and ground floor accommodation sheltered scheme flats are in extremely short supply in Watford. Priority for bungalows will be given to people aged 60 or over who want to move out of Council or Housing Association family sized accommodation. Co-habiting couples may be considered for bungalows where one person is aged 60 or over and the other is aged 50 or over. Consideration will also be given to applicants requiring substantial adaptations to their home, depending on the suitability of the accommodation to the applicant s lifestyle Sheltered Housing Applicants for sheltered housing should be aged over 60 or registered as disabled, able to live independently, and retired from full time employment. They will be assessed by a Scheme Manager to consider their suitability for a sheltered property, and they will be informed of the result of this assessment in writing. They can ask for a review of this decision. The following applicants may not be assessed as suitable: Applicants whose circumstances mean they need a level of care and/or support that cannot be met within this type of accommodation Applicants whose circumstances mean they would be likely to interfere with others' quiet enjoyment of their homes Applicants whose circumstances mean they might be put at undue risk themselves or might put other residents or staff at undue risk if they were to be offered sheltered housing Adapted Housing Adapted housing may be purpose built or general needs housing that has been fitted with aids and adaptations to help a person with a disability. Item 7 Appendix 1 Page 25

26 This includes: Wheelchair accessible housing Housing with level access bathroom on the ground floor Houses with through floor lifts Housing which has been extended to meet disability standards Wheelchair housing is specifically designed or adapted for people using a wheelchair and includes space for a wheelchair to manoeuvre. Priority for adapted housing will be given to applicants with a recognised need for such housing, preferably assessed by an Occupational Therapist. If necessary, this may mean an allocation is made out of priority order. As part of the allocation process, social services may be contacted to identify clients with a need for adapted housing. Where no applicant with a need for this type of accommodation exists, the property may either : Be allocated as temporary accommodation if it cannot be immediately matched to a person needing those adaptations. Be allocated to a person without a disability Be offered to a person outside the District with a need for that type of accommodation Properties where the adaptation is not considered sustainable e.g. flats above the ground floor, will generally be exempt from this rule. If a person with a disability moves or dies, adaptations will not normally be removed. If the adaptations are extensive, any remaining household may be offered a priority transfer to more suitable accommodation. Where adapted properties are allocated to applicants without a disability, the adaptations will remain in the property for its serviceable life unless the Council agrees to its removal Extra Care Housing Rutland Lodge The Council operates an Extra Care sheltered housing scheme at Rutland Lodge. Referrals for Extra care can come from a variety of sources including: Internal referrals through the Housing Department Adult Care Services Health Care professionals Carers Self-referral Item 7 Appendix 1 Page 26

27 Allocations to Rutland Lodge Extra Care scheme will be made through a multi -disciplinary Allocation Panel. Full eligibility and allocation criteria for Rutland Lodge are set out at Appendix D 20.6 Black & Minority Ethnic Accommodation From time to time the Council receives nominations to Ashiana Court, a sheltered housing scheme that is owned and managed by Asra Housing Association. Applicants nominated for this scheme will meet the eligibility criteria set by the Housing Association which is for people aged 55 and over and of Asian origin Floating Support Mental Illness The Council operates a floating support scheme for single applicants with mental illness in partnership with Hightown Praetorian & Churches Housing Association (HPCHA). A quota of 9 one-bedroom properties at any one time is shared with Three Rivers District Council. Applicants for floating support must be able to sustain a tenancy with a view to managing a tenancy independently within 2 years. Applicants for the scheme are referred through the Community Mental Health Team (CMHT) and are assessed at a multi-agency panel comprising representatives from the Council, CMHT and HPCHA. Young, Single, Vulnerable People The Council works in partnership with Herts Young Homeless Group to provide additional tenancy support to young single vulnerable people. Applicants for this form of floating support must be Aged Occupying a Watford Council tenancy In receipt of Housing Benefit Willing to receive support 20.8 Prevention of Homelessness (POsH) Scheme See Referrals (Section 14.1) 21. Housing Association Nominations The allocation policy includes nominations to assured tenancies offered by Housing Associations and to secure tenancies offered by other landlords (usually other Councils). Nominations to Housing Associations will follow the same selection process as Council allocations. Item 7 Appendix 1 Page 27

28 The Council operates a cross boundary nominations agreement with Three Rivers District Council under the Housing and Regeneration Initiative (HARI) Partnership. Where Housing Association tenants are offered and accept Council accommodation, the Council will negotiate to nominate a new tenant to the resulting vacancy. 22. Key Workers The Council works closely with a number of partner RSL landlords and the Key Worker Zone Agent for Hertfordshire (Lea Valley Homes) to provide a variety of housing options for key workers. Further information on the government s definition of key workers and the full range of housing available to key workers can be found on the zone agents website at In giving priority on the Housing Register and for schemes developed without central government key worker funding, the Council may use its own definition of key workers which is: Teachers employed by Herts County Council Police Officers employed by Herts Constabulary Fire Officers employed by Herts Fire and Rescue Service Health Care workers employed by NHS Trusts working in Watford. Social workers and occupational therapists employed by Herts County Council Other groups nominated from time to time by the Council s Head of Housing 23. Shared Ownership The Council is working in partnership with RSL s to provide shared ownership housing in the Borough. Shared ownership is an alternative to renting and full ownership. Applicants buy a share in the property and pay rent on the outstanding share which is owned by a housing association. Applicants who are interested in shared ownership are requested to apply to the housing register. From time to time the Council will provide details of applicants interested in shared ownership to RSL s for marketing purposes. Further information on shared ownership and re-sale vacancies can be obtained from Homebuy Item 7 Appendix 1 Page 28

29 The Council works in partnership with the Government s nominated Housing Association for delivering the Homebuy scheme. Within Hertfordshire this is Stort Valley Housing Association. This scheme operates by the RSL providing a loan of 25% towards the cost of a home that is chosen by the applicant on the open market. Applicants fund the remaining 75% themselves, normally through a mortgage. The availability of loans is limited and applicants must be able to demonstrate that they are able to afford the purchase with the grant but unable to purchase without it. 25. Local Lettings Schemes The Council may introduce specific allocation criteria to address or prevent estate management issues for example hard to let properties or high child density in order to encourage sustainable communities in particular localities or new developments. If a local lettings scheme is to be introduced, the Council will consult with relevant stakeholders. 26. Notification of Decisions and the Right to a Review of a Decision 26.1 Notification of Decisions Any person who is refused admission to the list will be notified by means of a letter sent to their home or mailing address, giving grounds for the decision. A copy of the letter will also be made available for collection from the Town Hall for a period of 21 days. Applicants may also request to know of any decision about the facts of their case, which has been or is likely to be taken into account in considering whether to make an allocation of housing Right to Review of a Decision Applicants may request a review of a decision on: The facts of their case which has been taken into account when considering whether to make an allocation Any decision not to give him/her any preference under the allocation scheme Any request for a review should normally be made within 21 days from the date that the decision was notified to the applicant, and should include the applicant s reasons for believing that the decision made was inappropriate. The request can be verbal or in writing. Extensions to the 21 days may be allowed where justified by special circumstances. The Council will make a decision within 8 weeks of the date of the request and advise of the outcome in writing. Item 7 Appendix 1 Page 29

30 The review will be carried out by an officer senior to the officer who made the original decision and who were not involved in the original decision. A member of the Housing Group Management Team will review Officer Panel decisions and the Housing Portfolio Holder will be informed. Reviews for decisions made under Part 7 of the Housing Act 1996 (Homelessness) are outside the scope of this policy Deferred Applications Deferred applications will be reviewed on a periodic basis to consider whether there has been any material change in circumstances to warrant a change of status. Where an applicant is to continue with deferred status, the Officer Panel will agree this decision. Any change of status will be notified to the applicant. 27. Information The Allocation policy is available for inspection during working hours at the Council s offices at the Town Hall. Copies of this document are also available from the Council on request, presently free of charge. The document is also provided free to download from the Council s website at The Council will also publish a summary of its allocation policy in leaflet form and will provide copies free of charge on request to any member of the public. 28. Contacting Us The Housing Options Service can be contacted in the following ways: By Telephone Call or In Person Call into the Customer Service Centre. The Council can offer an interview with a trained adviser. This service is available between pm Monday Thursday and on Friday. By Contact us by at housing@watford.gov.uk On the Web Get information or contact us through our website at Item 7 Appendix 1 Page 30

31 In Writing At: The Housing Options Team Watford Borough Council The Town Hall Watford Herts WD17 3EX Item 7 Appendix 1 Page 31

32 Appendix A Service Charter This Charter sets out what you can expect when applying to Watford Council s Housing Register. The Service We Offer You We promise to provide you with a professional and helpful service. You can ask to see the Council s leaflet called Watford Council s Customer Charter that explains about the standards we try to meet when dealing with all its customers, including housing applicants. When you contact us by telephone, our response will be: Quick Polite and professional Helpful If you leave a message, someone will return your call within 1 working day. When you contact the Housing Options Team by letter or fax we promise to reply within 10 working days. s will be replied to within 2 working days. Our response will be clear and easy to understand. Information about how we allocate our homes We will have a clear policy that sets out how we will allocate our homes. We will ensure this information is provided in plain English so that it is clearly understandable. Making Sure Your Application Is Treated Fairly You can ask to see the Council s policy on Equal Opportunities. Our services are open to everyone and trained Council staff are happy to help with your application whether you have difficulty understanding English, have a disability or there is any other reason why you need assistance. We keep records to show the race, gender and disability of housing applicants so that we can make sure that everyone has been treated equally and fairly without discrimination. Your Housing Register Application We aim to process your housing application form within 15 working days BUT you must provide us with all the information we ask for if we are to keep to this target. We will send you a letter to inform you when this has been done. Item 7 Appendix 1 Page 32

33 Appointments If you have been given an appointment by an officer from the Housing Options Team, we promise to see you punctually and if you request it, in a private room at our offices. You have the right to be dealt with in a polite and helpful manner and you can expect the Officer you see to have your housing application details available. Home Visits Where possible, we will tell you before we visit your home. We will always greet you appropriately, give you our name, show you an identification badge and treat your home with respect. If for any reason you want a female or male officer to visit you, we will do our best to arrange this. Interviews If you need to discuss your housing application or need help in completing a form, one of the Council s staff will help you. If you wish to speak to one of the Officers dealing with your housing application, you may need to make an appointment in advance. We promise to make an appointment within 7 days of your request. You can see a Field and Filter Officer without an appointment but you may be asked to wait as this is on a first come, first served basis. Confidentiality We handle the information you give us in accordance with the details specified in the Data Protection Act. We promise that your housing application will be dealt with in the strictest confidence. However, all the details you have provided on your application form will be investigated and other Council departments and outside agencies may be contacted in the course of assessing your application for housing or if you are offered a housing association home. Your Right to a Review We promise to write to you giving 28 days notice before removing your name from the Housing Register. We will include information about how you can request a review of this decision. You can also request a review if you are not satisfied with a decision that we have made about your application. You can do this verbally or in writing within 21 days of the decision. We will re-consider our decision and let you know the outcome in writing within 8 weeks of your request. Item 7 Appendix 1 Page 33

34 Changing Our Policy If we make significant changes to our policy we must notify you about them. Complaints The Council has a leaflet called How to Make a Complaint About our Service. You should ask for a copy of this if you are unhappy with the service you have received from the Housing Options Team. Item 7 Appendix 1 Page 34

35 Appendix B POsH Referral Criteria Nominations from POsH members The Council s allocation policy has been amended and a Panel will be assessing all nomination requests. Our target for nominations is to try and use 12 vacancies (Council and HA) a financial year for this purpose. Our ability to reach this target is dependent on suitable vacancies being available that do not impact on our ability to keep families out of B&B. Partner organisations (*see definition below) are able to put forward two requests a year. However the pool of requests will be monitored to ensure that the spread of rehousing reflects the need for the subsequent vacancy to accommodate other Watford housing need clients and that the size of the resident populations within each organisation is taken account of. As some partner organisations are larger than others it is inevitable that there will potentially be those with a higher number of clients ready for moving on sooner than smaller ones. Therefore some organisations may only achieve one or none in a given year and others may end with more than two. The eligibility criteria for applicants to be nominated are as follows: On moving into the accommodation they are presently occupying the client must have had a defined local connection with Watford council (see attached sheet for clear definition of local connection based on statutory homelessness guidance) NB this does not prevent clients without a local connection being registered on the Councils list but it does mean they can not qualify for additional priority through nomination.. ALL CLIENTS SHOULD BE ENCOURAGED TO APPLY ON THE HOUSING REGISTER OF THIS AUTHORITY AND ANY OTHER COUNCIL WHOSE WAITING LISTS ARE OPEN AND RELEVANT TO THE CLIENTS NEEDS. THEY SHOULD ALSO BE ENCOURAGED TO APPLY TO ANY HOUSING ASSOCIATIONS WHO HAVE OPEN WAITING LISTS AND TO EXPLORE OPTIONS IN LOW DEMAND AREAS AND THE PRIVATE SECTOR. (AN INFORMATION PACK IS AVAILABLE FROM GROW TO ASSIST ORGANISATIONS AND INDIVIDUALS TO PURSUE ALTERNATIVE OPTIONS) The client put forward for nomination should have been vulnerable in some way, requiring support from the agency whilst living in their accommodation. The client should now be at a stage where they have been sufficiently rehabilitated or provided with support and assistance to enable them to re-integrate into the community and be capable of living independently. The nominating organisation must be prepared to put in place initial on-going support following their rehousing to ensure that the client successfully maintains their Item 7 Appendix 1 Page 35

36 tenancy appropriately or be able to ensure that an appropriate support package has been set up through other relevant agencies. The nominating organisation must commit to using the subsequent vacancy to address the needs of local (see local connection criteria attached) homeless people either within the current system (e.g. in occupation of the night shelter or other less suitable temporary arrangements) or threatened with homelessness locally. The nominating organisation must inform the Council of the category of person that is offered the subsequent vacancy and whether or not it was possible to fulfil the above commitment * A qualifying partner organisation is one that is a pro-active member of the POsH consortium. Pro-active relates to regular attendance at the meetings, providing resources to the POsH consortium to enable the work of the Consortium to flourish, providing services commissioned through the Consortium arrangements Item 7 Appendix 1 Page 36

37 Appendix C Points Scheme HOUSING POINTS SCHEME A. PERSONAL POINTS (Register and Transfer List) You will be awarded the following personal points if: You are a couple (whether married or not) You are a single parent of a dependent child/children You are a single person Any other adult or child to be housed with the applicant (who is a permanent member of your household) You are an expectant mother (with hospital proof of pregnancy) You have children from a previous relationship, who stay with you on a part-weekly basis, but yours is not their principal home. We require proof i.e. Birth certificate and letter from a solicitor or court points - 20 points - 10 points - 10 points per person - 5 points - 10 points per child B. OVERCROWDING POINTS (Register and Transfer List) An assessment is made of the degree of overcrowding by identifying: The size and composition of your family The number of rooms you have sole use of in your current accommodation. The number of rooms your family size is assessed as needing (see table below). Then an award of 20 points per room lacking is given. PLEASE NOTE for example: 3 room need is equivalent to a 2 bedroom 1 living room property 4 room need is equivalent to a 3 bedroom 1 living room property 5 room need is equivalent to a 3 bedroom 2 living room or 4 bedroom 1 living room property. Size of Applicant Household Assessed Room Need Single person 1 Single person with access rights to children 2 Couple 2 Item 7 Appendix 1 Page 37

38 Households consisting of one child or two children of the same sex with 3 less than 7 years age difference or two children of opposite sex under 8 years of age. Households consisting of two children of opposite sex over 8 years of 4 age or single sex with age difference of more than 7 years Households consisting of 3 or 4 children 4 Households consisting of 5 or more children 5 Households including related or unrelated adults who might reasonably be expected to reside together will be individually assessed e.g. extended families or applicants with carers Minimum Bedroom Size Individually Assessed Rooms under 50 square feet will not be included when calculating rooms you have sole use of. C. WATFORD BOROUGH RESIDENT (Register and Transfer List) You will be awarded the following points if: You live in the Watford Council Tax area (Housing and Transfer List) You live with your parents who are Watford Council Tenants outside the Watford Council area (Housing List Only) You are a non-watford resident but have a permanent full time job in Watford (Housing List only) points points - 20 points If you have a permanent full time job in Watford and it is considered to be key worker employment, an additional 20 points will be awarded. (Housing list only) Key workers can include: Teachers employed by Hertfordshire County Council Police Officers employed by Hertfordshire Constabulary Fire Officers employed by Hertfordshire Fire and Rescue Service Health care workers employed by NHS Trusts working in Watford Social workers and occupational therapists employed by Hertfordshire County Council Other groups that may be nominated by the Watford Borough Council s Head of Housing. Key workers eligible for this award should have salaries up to and including 25,000 pa for single applicants and up to 30,000 for a couple/family. You will not qualify for this award if you earn more than these amounts. D. LIVING CONDITIONS (Housing Register and Watford Borough Council tenants sharing facilities in Sheltered Schemes) Facilities If you share facilities with people to whom you are related and they are not part of your application for rehousing, you will qualify for a single 5-point award. Shared toilet; and/or Shared bathroom; and/or Shared kitchen } 5 points Item 7 Appendix 1 Page 38

39 If you share facilities with others who are not related to you, you will qualify for a single 10 point award. Related means related by blood, marriage, or by living as a man and wife. Shared toilet; and/or Shared bathroom; and/or } 10 points Shared kitchen If you lack one or more of the following facilities, you will qualify for a single 15 point award. Inside toilet; and/or Bathroom; and/or } 15 points Kitchen If you are a family with children under 16 years old living in multi-occupied accommodation sharing or lacking facilities you will qualify for an additional award points If you have at least one child aged under 8 years you will receive points for the following living conditions: - 10 points You have no use of outside drying facilities You have no safe enclosed garden - 10 points You live in a flat/maisonette with your main living area on the following floor: First floor Second floor Third floor Fourth floor and above points 20 points 30 points 40 points If you live in a caravan/mobile home on a permanent site (this award will be given if your child/children are under 16) - 10 points Divided Family If you are forced to live apart due to the inadequacy of your current accommodation and were formerly living together as a household or are assessed by the Council as reasonably expected to reside as a household - 10 points E. WAITING TIME POINTS (Register and Transfer List) For each year on the Housing Register ( 100 points maximum) - 10 points F. MEDICAL POINTS (Register and Transfer List) The Council s Medical Advisor can give points for medical conditions which are directly affected by your present housing or which make your present accommodation unsuitable points Item 7 Appendix 1 Page 39

40 Medical points apply to a particular member of the family. If that person dies, or leaves permanently, you lose these points. If you change address your medical points will not automatically continue. The Council s Medical Advisor will consider your circumstances if you fill out a Self- Assessment Medical Form, which you can get from the Housing Office. We will carry out a home visit in some cases. If the medical problem is only connected to the bad repair of your home, you cannot get medical points. If it is a Council property, the Council will carry out any necessary repairs. If it is a privately rented property we will tell the Council s Environmental Health Service, they have powers to make landlords carry out some repairs. If the Council s Medical Advisor thinks that you could not manage a tenancy because of your medical condition, we will not offer any accommodation until appropriate Health or Social care support has been arranged by the relevant authorities e.g. Social Services, Health Trusts etc. No medical points are awarded for an applicant who has a medical condition, but whose current accommodation is suitable for their medical needs. G. WELFARE POINTS (Register and Transfer List) Extra points can be given for various welfare and social reasons which are not covered by the rest of the points scheme points For example: Children leaving local authority care nominated by Children, Schools and Families. Households who need to be moved for emergency reasons which are not covered in the points scheme. Nominations from approved local hostels actively involved with the Council administered multiagency Prevention of Single Homelessness Consortium. People who do not have succession rights as outlined in the Code of Guidance People who need to be decanted from Watford Council property eg. moved for urgent repairs to be carried out to their property. People who may be considered to represent a risk to the public. Awards to people who facilitate sustainable communities. People who could live independently with the necessary support, but who could not be expected to obtain settled accommodation by their own efforts. Exceptional circumstances relating to giving or receiving care and support. Council staff in tied accommodation. H. LOW INCOME (Register and Transfer List) Households on a low income may have greater difficulty in arranging settled accommodation, therefore points will be awarded as follows: If you are receiving any means tested benefits Means tested benefits are: Income Support, Job Seekers Allowance (income based), Housing Benefit, Council Tax Benefit, Guarantee Pension Credit, Working Tax Credit and Disability Working Allowance. If your application form shows that you are on one of these benefits you will automatically get this award points Exceptional hardship points Item 7 Appendix 1 Page 40

41 I. INSECURITY POINTS (Register only) Persons of no fixed abode applying from a care of address (although you will not also get facilities lacking, sharing points or Resident in Watford ) points Item 7 Appendix 1 Page 41

42 J. HOMELESSNESS POINTS (Housing Register only) Households in temporary accommodation provided by Watford Council will receive: Personal points as stated in A Watford Borough Council resident points Any assessed medical/welfare points Acceptance points Acceptance points are awarded when investigations are completed and duty accepted under the Housing Act 1996 Section 193 or 195(2) together with the Homeless Act For each full month completed in temporary accommodation once duty accepted - 50 points - 10 points Other Homeless Households Households who are homeless but who are intentionally homeless or not in priority need 10 points K. UNDER-OCCUPATION POINTS (Transfer List only) Points are awarded to transfer list applicants (Watford Council Tenants only) Where a tenant of a property with two or more bedrooms wishes to move to a bedsit or one bedroom property points Where a tenant wishes to move to smaller accommodation (but not a bedsit or one bedroom property.)

43 Appendix D Rutland Lodge ELIGIBILITY AND ALLOCATION CRITERIA Allocation policies and procedures for Extra Care housing schemes will be fair and equitable and access to schemes will be open to all older people whose needs for the service can be demonstrated. Eligibility Criteria General Principles: Eligibility for Extra Care Housing schemes will be established by the completion of a Housing Needs Assessment, a Referral and Assessment, that will identify both support and care needs, including a Risk Assessment. Applicants must be in housing need. The present living situation may no longer be suitable because care and other facilities cannot readily, practicably or economically be provided there. The term older people refers to individuals of 60 years of age or more. In exceptional circumstances people below this age will be considered for Extra Care Housing on a case by case basis. A person will usually require assistance with their daily living tasks, and/or their personal care. This means that a person would require an assessed need of a minimum of two hours personal care or support each week. There are additional criteria to be met for a place in any extra care facility. This relatively low level of assessed need allows for a mixed community to be retained within a scheme. Care and support plans will be compiled with all older people allocated tenancies in Extra Care Housing to reflect ways of meeting their needs in the scheme, in order to provide maximum independence, autonomy, dignity and choice for the individual. Applicants will usually be living in the district council area of the Very Sheltered Housing scheme or be able to demonstrate a local connection to the area. The term local connection is as defined in the Council s allocation policy. The needs of carers will be considered in the assessment for Extra Care Housing. Allocations Criteria Tenants living in Extra Care Housing schemes will have care and support needs because of a range of difficulties, disabilities or problems including dementia, mental health problems and physical disability. The two hour personal care or