Lettings and Allocations Policy Sheltered Housing

Lettings and Allocations Policy Sheltered Housing Greenfields - Cuffley Hollier Court - Hatfield Churchfield House - Welwyn Garden City Elizabeth Close - Welwyn Garden City Welwyn Garden City Housing Association Ltd 10 Parkway, Welwyn Garden City, Herts AL8 6HG Tel: 01707 390044 Fax: 01707 378350 Email: admin@wgcha.co.uk Website: www.wgcha.co.uk front

The Association s Lettings and Allocations Policy The policy has been written in a question and answer format from the applicant s point of view. Anyone applying for housing should read the policy and refer to the Association s website at www.wgcha.co.uk If anything is unclear, you should contact the office in any of the various ways listed on page 10. Who can apply? a) Single people and couples, aged 60 and above, or aged 55 and above if registered disabled, or persons who have a significant disability, and b) have a gross annual income of less than 20,000 (including investment income) if a single person, or less than 25,000 if a couple. (An assessment of income will ignore Attendance Allowance, Disability Living Allowance and Invalid Carer s Allowance, but will include assumed investment income from any property sold when the proceeds are invested), and c) have less than 150,000 in assets. This includes capital, investments, equity in a property, etc. These limits do not apply to applicants for Greenfields in Cuffley, applicants for studio type properties or any properties at Elizabeth Close in Panshanger. (Figures are correct at the time of printing January 2013 and are subject to change), and d) who are not in need of nursing care. Are there other restrictions? Yes. In certain circumstances we are unable to accept an application from anyone who is a member, a close relative of a member, or an employee/former employee, of Welwyn Garden City Housing Association. In addition, the Association will not consider applications from anyone where there is proven evidence that within the past three years the applicant has breached the terms of a tenancy where there may be grounds for possession (e.g. rent arrears/harassment nuisance/antisocial behaviour). There are planning restrictions applicable to Greenfields in Cuffley. The Association is required to let the one and two bedroomed properties at Greenfields to residents of Cuffley or Northaw, though 2

the Association can let the properties to other older people if no residents of Cuffley or Northaw want to move at the time a vacancy occurs. Studio flats can be let to applicants who live outside of Cuffley or Northaw. What circumstances are taken into account when deciding who you house? The Association s letting policy is fair and accountable, is operated without discrimination and gives preference to those persons in greatest housing need. The Association s Lettings and Allocations Policy is written in accordance with all current legislation required of Registered Providers of Social Housing. When deciding who to house, priority is afforded as follows: a) applicants who are homeless, or threatened with homelessness, and are owed a duty under legislation, b) applicants who currently live in unsanitary, overcrowded or unsatisfactory housing, c) applicants whose existing housing accommodation is temporary or occupied on non-secure terms, d) applicants who have a particular need for settled accommodation on medical or social grounds, e) applicants whose social or financial circumstances mean they have difficulty securing settled accommodation. The Association, when considering the aforementioned, will give additional priority to applicants who cannot reasonably be expected to find settled accommodation for themselves. What other circumstances are taken into account? In addition to considering housing need, the Association will also give priority to those applicants with a social, medical and financial need. Furthermore, some priority is given to applicants who have lived in the Welwyn & Hatfield area for a long time and to applicants who would clearly benefit from living in sheltered housing. In respect of medical needs you would be required to produce suitable supporting documentation and evidence to demonstrate that your medical condition would be helped if you were re-housed. Dependent on the circumstances this could be supporting evidence from your GP or Consultant. As appropriate the Association may decide to refer the supporting evidence to its own expert advisors. Are applicants assessed using a points system? Applicants are assessed using a points system, full details of which are available on request. The number of points determines an applicant s need in relation to others on our Housing Register. For each sheltered housing scheme, and for each type of property within the scheme, a points 3

system applies. By contacting our Head Office, we can advise you how many points would be required for your preferred property type and scheme. Does it matter if an applicant is on the Council Housing Register? WGCHA would encourage all applicants for sheltered housing to be registered with the Local Authority. Details of how you can register can be found on Welwyn Hatfield Council s website at www.welhat.gov.uk The policy of WGCHA is that at least 50% of its vacancies are advertised through what is known as the Choice Based Lettings system. How does the Choice Based Lettings (CBL) System work? The aim of CBL is to enable you to choose the type of accommodation you would like to live in and where. It provides you with an opportunity to bid for a property through Herts Choice Homes. At least 50% of WGCHA s properties are advertised through Herts Choice Homes. You will also be able to view properties from other Housing Associations and Local Authorities. housing need band you are in, what size of property you can be considered for and your unique Herts Choice Homes number. Details of available properties are advertised every week on the Herts Choice Homes website. When you see a property you like, which you can be considered for, you need to express your interest by bidding. Bidding does not involve any money. You will be guided on how to bid. This can be done on the internet, by telephone, by text message or by post using a postal coupon. If your bid is successful, you will be contacted by the Council and/or the Housing Association. Arrangements will be made for you to view the property. Whilst your bid may be successful, the final decision as to whether you would be allocated the property rests with the Housing Association. If you have any further questions, please go to the Herts Choice Homes website. www.hertschoicehomes.org.uk Your first step is to register for housing with Welwyn Hatfield Borough Council and complete an application form. You can contact them by telephoning 01707 357000. You can also apply on line at www.hertschoicehomes.org.uk Once the Council has accepted you onto their housing register you will be told what 4

What happens to my application form once it is received by WGCHA? Your completed application form will be assessed and checked by the Association to see if you are eligible. If you are not eligible, the Association will write to you telling you why. If it appears you are eligible, or there is any doubt, arrangements will be made for the Association s Housing Officer to interview you. The Association s Housing Officer will discuss your application with you and collect the necessary information so your needs can be assessed and the correct number of points awarded. This interview usually takes place in your home. You will have an opportunity to ask any questions and seek clarification on any query you may have. If you do not live within the Welwyn Hatfield area, alternative arrangements to interview you would be made. What happens after the interview has been undertaken? If your points are sufficient you will be placed on our Housing Register. Applications on the Housing Register are placed in the order determined by the number of points. You will be advised, in writing, as to the number of points your application has been awarded. You will also be advised as to how many points are currently required to be actively considered for future vacancies in the sheltered scheme/s of your choice. If your points are insufficient, or you are not eligible after all, your application will be rejected. You will be written to advising you why. Your application may be rejected if there is no realistic hope of rehousing you in the foreseeable future. This is to make sure there is no misunderstanding, as the Association must ensure those with the most pressing housing needs are given the highest priority. 5

Your application form information may be retained on our records in case a subsequent application is made. Rejected applicants may apply again after two years, or at any other time if their circumstances change significantly. What size property would be offered? Applicants who have been accepted by the Association are divided into three groups according to the size of the property they would normally be allocated: I. Two bedroomed flats are normally allocated to couples. 2. One bedroomed flats are normally allocated to single people or couples. 3. Studio flats are allocated to single people. WGCHA reserves the right to also offer two bedroom properties to single people in circumstances whereby if a single person was housed, they would be freeing up a property suitable for a family. How long would it be before an applicant receives an offer of accommodation? When a property becomes available, and your application has the highest number of points for that type of property, you will be made an offer. It is not possible to predict when that would be. The Association can advise you of the average number of vacant properties that arise. We can also advise you of the number of points currently required to be actively considered for the type and location of property you are interested in. 6

You must remember that at least 50% of our vacancies are advertised through the Choice Based Lettings System. The level of points required varies depending on the sheltered scheme you have expressed a preference for, as well as the property type (i.e. you would require less points for a studio flat than for a one bedroomed flat). However, it must be remembered that at any time a new applicant could be placed on the Register above you, if they have more points and are in greater housing need. What happens if an offer is refused? You are allowed to refuse two reasonable offers of accommodation, after which the Association will review your application. Only in exceptional circumstances would a third refusal be accepted. Can an applicant appeal against any of your decisions? If you feel we have not dealt with your application properly, or if you are unhappy about a decision we have made, you have the right to appeal against the decision. Appeals, which must be made within 28 days of being notified of a decision, should be in writing and addressed to: The Chief Executive Welwyn Garden City Housing Association Ltd 10 Parkway Welwyn Garden City Herts, AL8 6HG The Chief Executive will request a review of your application and respond to your appeal within 28 days. If you are dissatisfied with the Chief Executive s decision, you may appeal to the Association s Chairman. The Chairman will consider the substance of the appeal and notify you of their decision, in writing, within 28 days. If you are unhappy with the decision of the Chairman, you are entitled to contact the Housing Ombudsman Service whose address is: Housing Ombudsman Service 81 Aldwych London WC2B 4HN Telephone: 0300 111 3000 www.housing-ombudsman.org.uk 7

Can an applicant access the information you have regarding their housing application? You are entitled to check that the Association has accurately recorded the information you have provided. If you wish to do so, please contact the Association s Head Office to arrange a mutually convenient time. We must advise that certain third party information provided, i.e. by a doctor/social worker, etc. may be removed prior to inspection. Such information can only be made available with the author s written consent. Does the Association operate an Equality and Diversity Policy? Welwyn Garden City Housing Association is committed to equality of opportunity for all, regardless of sex, race, colour, national or ethnic origin, religious belief, marital status, sexual orientation or disability. The Association has a published Equality and Diversity Action Plan which is available on request. What is your transfer policy if an applicant is already one of your tenants? The Association recognises that people s circumstances change and the property they live in can then become unsuitable. It is with this in mind that there is a section in the points system relevant only for transfer requests from existing tenants. This section is entitled Management Points and ensures good management of the Association s housing stock. Under this section, extra points will be awarded to an application from an existing tenant where they are vacating a larger property for a smaller one (e.g. moving from two bed to one bed), or moving from a more popular property to 8

a less popular property (e.g. from an upper floor to a ground floor flat). Points will also be considered for an application where harassment is shown to be a factor, or where there is a neighbour dispute which has proven impossible to reconcile. Residents of the Association s studio flats can also apply for a transfer and are awarded 10 points for each full year of their tenancy. A transfer application will be awarded points in the same way as any other application made under the Lettings Policy. Only in exceptional circumstances will the Association agree that a resident moves from one property to another, if the properties are of the same size and there is no proven housing need. In these circumstances, there would need to be a demonstrable benefit relating to the applicant s medical or social needs. Suitable supporting evidence would be required. Are mutual exchanges allowed? A mutual exchange involves the tenants of Registered Social landlords and/or Local Authorities swapping homes and tenancies. If you find someone you would like to exchange properties with, you will have to apply to both landlords. The Association would not unreasonably refuse permission but will assess whether the person wishing to move to our property is eligible. For more details please contact the Head Office. Are pets allowed? Only in exceptional circumstances. It should also be remembered that residents of Welwyn Garden City Housing Association can apply to Welwyn Hatfield Council for rehousing if they so wish. 9

Are you a member of the Home Swapper Scheme? Yes, we are. Details about the Home Swapper Scheme can be found at www.homeswapper.co.uk What happens if an applicant provides false information? If the Association discovers that there has been any misrepresentation, the application will be cancelled immediately. If misrepresentation leads to an applicant being rehoused ahead of other applicants who are more in need, legal action will be taken to recover possession of the property. How do I apply? You should write, telephone or email the Association. Full details are provided below: Welwyn Garden City Housing Association 10 Parkway Welwyn Garden City Herts, AL8 6HG Tel: 01707 390044 Fax: 01707 378350 Email: admin@wgcha.co.uk Further information on WGCHA can be found on our website at www.wgcha.co.uk Would you need to ask other organisations for information about me? When applying for housing you would be required to sign a statement that enables the Association to make further enquiries with other agencies/third parties. 10

Sheltered Housing Sheltered housing is for persons or couples, both of whom must be aged over 60, or for those aged 55 and over if they are registered disabled, or have a significant level of disability. The locations of our sheltered properties are listed below: Hollier Court French Horn Lane 46 one bedroom flats and 11 two bedroom flats Hatfield Elizabeth Close Moors Walk 20 one bedroom flats and 4 two bedroom flats Welwyn Garden City Greenfields South Drive 3 studio flats, 22 two bedroom flats Cuffley and 14 one bedroom bungalows Churchfield House Guessens Road 3 studio flats, 12 one bedroom flats Welwyn Garden City and 8 two bedroom flats Flexicare (Extra Care Sheltered Housing) Flexicare housing is for persons or couples, both of whom must be aged over 60, or for those aged 55 and over if they are registered disabled, or have a significant level of disability. Flexicare properties are allocated differently to sheltered housing properties. The location of our Flexicare properties is shown below: Swan Field Court Welwyn 8 one bedroom flats and 2 two bedroom flats for older people with a diagnosis of dementia Woodside House Bridge Road 14 studio flats, 57 one bedroom flats Welwyn Garden City and 37 two bedroom flats 11

This document can be made available in languages other than English. It can be made available in larger print or on audio tape. Welwyn Garden City Housing Association Ltd 10 Parkway, Welwyn Garden City, Hertfordshire, AL8 6HG Telephone: (01707) 390044 Fax: (01707) 378350 email: admin@wgcha.co.uk Website: www.wgcha.co.uk January 2013 back