Tenants Newsletter - Spring 2013

TENANT’S NEWSLETTER SPRING 2013 GARDEN COMPETITION ENTRY FORM 2013 Spring has arrived and it’s time to head out into your garden. Enter our Annual Garden Competition to show off your horticultural skills. Just complete and return this entry form to us.

Name

_________________________

Address

_________________________ _________________________ _________________________

Tel

_________________________

Email

_________________________

Garden

Window Box

Container

Best Kept Close

PET COMPETITION ENTRY FORM 2013 It is also time for our ever popular Pet of the Year Competition. To enter send along a picture of your pet with an explanation of why they deserve to win.

Your Name

_________________________________________

Address

_________________________________________ _________________________________________

Tel

_________________________________________

Email

_________________________________________

Pet and Pet Name

______________________________________ Yogi our PR Guru wants to hear from you!

Or email him your photographs too!

Yogi.culzean@ayrshirehousing.org.uk

119 Main Street, Ayr, KA8 8BX Telephone: (01292) 880120 or Lo-Call 0845 2712 327 or text 07572360360

www.ayrshirehousing.org.uk

Welfare Reform Update Your Housing Officer will have been in touch where we have information which indicates you are affected by the Bedroom Tax - implemented on 1st April 2013.

You are affected by the Bedroom Tax if you are in receipt of Housing Benefit, are of working age and have an unoccupied room according to the guidelines. A room is allocated to each of the following;     

A couple A person aged over 16 Two children same sex (under 16) 2 children under 10 (of different sex) A child, plus one additional bedroom if the claimant or partner ‘requires overnight care’ and has an overnight carer.

There are new exemptions for those who are in the armed forces and foster carers. The housing benefit will be reduced by 14% if there is one excess bedroom and 25% for two excess bedrooms and above. For those affected, an application can be made to the Discretionary Housing Fund through your local council. Although you may wait longer than normal for a decision regarding the Discretionary Housing Payment applications, the rent charge is still due until the outcome is known.

Council Tax Reduction Scheme – April 2013 Council Tax Benefit is replaced by a new local provision through the local Councils – the Council Tax Reduction Scheme. At the time of writing, those in receipt of Council Tax Benefit will not have to take any action. Any new claims for assistance with Council Tax Payments will be made as an application for Council Tax Reduction as of 1st April 2013.

Reform of Social Fund – April 2103 Funding for certain elements of the Social fund will now be delivered through the local Councils. Community Care Grants and Crisis Loans for living expenses will be replaced by The Welfare Fund through your Council from 1st April 2013.

If you require any further information please contact through your Council’s benefits section.

If you require assistance with Welfare Rights and Debt Advice please contact Jacqueline Rowlands, Money Advice Officer, at our office.

LOCKUPS AVAILABLE TO RENT IN ROWAN ROAD, GIRVAN

Monthly Rent £27.81 For more details, please contact Ann Tosh on (01292) 885578 or email a.tosh@ayrshirehousing.org.uk

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BILL DONALD, A BOARD MEMBER’S STORY

I’m a fairly new tenant with Ayrshire Housing so in taking the step to join the Board I had no idea what I was getting myself into. Now, after attending several meetings and also visiting with other housing associations I feel that as a tenant and from past work experience I can add to discussion at each board meeting.

On leaving the RAF in 1971, I worked for Hampson Industry as Security Manager until taking early retirement in 1999. I then got involved in acting for a while and worked in various films with the BBC, STV and several independent film companies. Last year I completed a course with the Open University in digital photography and enjoy taking photographs at every opportunity. Now at 65 years young and the official photographer for Ayrshire based Storm Fight Team, I would like to see more tenants joining the Board.

After all we as tenants are at the heart of Ayrshire Housing and the more of us that join the Board the better Ayrshire Housing becomes.

Housing Officer Areas Housing Officer Marie Brown (pictured right) will be taking over from Dawn Bigham to cover her maternity leave.

Marie will cover Etterick Place, Prestwick Road, Mossblown, Tarbolton, Symington, Annbank, Monkton, Troon, Prestwick and Belmont.

Ann Tosh (pictured left) will be taking over Dundonald.

Staff News Debbie Thompson (pictured far left) has joined Ayrshire Housing as Temporary Finance Manager. Caroline Donald commences maternity leave on 11th April. Helen Brown has also joined us as Temporary Finance Assistant.

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Staff Baby News Congratulations to Zoe McGrady on the safe arrival of baby Jacob, both mother and child are doing well.

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Your Right to Repair As a tenant of Ayrshire Housing you have a ‘Right to Repair’. This covers certain small, urgent repairs (known as qualifying repairs) up to the value of £350. If these repairs are not carried out within the time limit, you may be entitled to compensation.

The table below details the qualifying repairs and sets out the timescales as indicated: Qualifying Repair Loss or part loss of gas supply

Maximum period in working days from date immediately following the date of notification of the repair 1

Blocked flue to an open fire or boiler

1

Loss or part loss of space or water heating if no alternative heating is available Total loss of electric power

1

Partial loss of electric power

3

Unsafe power or lighting sockets or electrical fittings

1

External windows, doors or locks which are not secure Toilets which do not flush (if there is no other toilet in the house) Blocked or leaking foul drains, soil stacks or toilet pans (if there is no other toilet in the house)

1

Blocked sink, bath or basin

1

Loss of water supply

1

Partial loss of water supply

3

Significant leaking or flooding from a water or heating pipe, tank or cistern Unsafe rotten timber flooring or stair treads

1

Unsafe access to a path or step

1

Loose or detached bannister or handrail

3

A broken mechanical extractor fan in a kitchen or bathroom which has no external window or door

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1

1 1

3

For clarification, if a tenant reports a fault on a Monday, which is deemed to be in the ‘one day’ category, the association has until 5pm on the Tuesday to complete the repair.

The association may require access to inspect the house to establish if the repair is a qualifying repair.

It is worth noting that Ayrshire Housing currently provides an enhanced level of service and undertakes many of the ‘one day’ qualifying repairs as emergencies with a target timescale of 4 Hours.

Sometimes there may be exceptional circumstances over which the association or the contractor has no control and which make it impossible to do the repair within the maximum time (for example, severe weather or difficulty in obtaining parts). In these circumstances we may need to make temporary arrangements and to extend the maximum time. If we are going to do this, we will advise you and endeavour to keep you informed. The association will alleviate inconvenience for households where possible with the immediate issue of temporary heaters.

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Your Right to Repair cont.

How long does the alternative contractor have to complete the repair?

The alternative contractor has the same length of time to carry out the repair as the original contractor. If they do not carry out the repair within the time limit set, you will be entitled to another £3 compensation for each working day until the repair has been completed. This amount can add up to a maximum compensation payment of £100 for any one repair.

What happens if I am out when the contractor calls to carry out the inspection or repair?

If you fail to provide access and the contractor cannot get into your home at the time you have agreed, your right to repair will be cancelled. You will then have to re-apply and start the process again. It is proposed to reassess the implementation and administration of the Right to Repair scheme in conjunction with the planned review of the association Repairs and Maintenance Policy.

What happens if the work is not done in time?

If the appointed contractor does not start the qualifying repair within the time limit set, you can tell another contractor from the association approved list to carry out the repair. You cannot use a contractor who is not on our approved list. The alternative contractor will advise the association that you have asked them to carry out the repair. The association will then pay you £15 compensation for the inconvenience. If our appointed contractor has started but not completed the repair within the maximum time, you will still be entitled to £15 compensation.

Instructing another listed contractor Where the association appointed contractor has not started the qualifying repair by the last day of the maximum period, the tenant may instruct the alternative listed contractor to carry out the qualifying repair.

When the alternative listed contractor receives an instruction from a tenant, the contractor will advise Ayrshire Housing that it has been contacted by the tenant and seek confirmation that they are to attend and to obtain a copy of the repair instruction from the association. To help ensure that the correct instruction is given to the alternative contractor we would ask that the tenant contacts the association in all instances where the original work order has not been completed within the target timescale. This greatly helps avoid confusion and misunderstanding and will not affect the tenant’s right to a compensation payment if eligible. The association will also advise the alternative contractor of the target date for the qualifying repair in accordance with the maximum period for the repair.

Who are the alternative contractors?

The association maintains an Approved List of Contractors who are prepared to carry out qualifying repairs including our usual appointed contractors. The table below lists the relevant contractors and related works.

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What if there is no other contractor available?

In this case, the association’s appointed contractor will carry out the repair but you will still be entitled to the £15 compensation payment.

Qualifying Repair Works

Usual Contractor

Alternative Contractor(s)

Gas Central Heating Repairs General Trades (Plumbing / Joinery & general Building)

GasSure (James Frew Ltd) JD Thomson

O’Neil Gas

Electrical Works

JD Thomson

Millar Electrics

ACatch

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Review of Repairs and Maintenance Policy It is proposed to undertake a comprehensive review of the association Policy covering repairs and maintenance. In addition to a general review of the Policy to ensure it reflects current legislation and good practice, it is proposed to re-assess the current division of responsibilities between the association and tenants.

Also being considered is a possible revision of the categories of repair response times from three (emergency/urgent and routine) to two (emergency and non-emergency to reflect the changes introduced by the Scottish Housing Regulator.

If you wish to take part in the review, influence the way we deliver services and the content of the new policy document please contact Scott Hutchison at 01292 885589 or S.Hutchison@ayrshirehousing.org.uk

Cyclical Decoration Works Programme Following competitive tendering, the association has instructed cyclical painting in a number of estates including Crown Square, Belmont and Forehill, Ayr. Fairway View Prestwick and The Clachan, Barr.

Companies successful in the tender process includes The Bell Group, Wilson Decorators and LGS Contractors.

Affected tenants will be advised in due course. The works will be completed over the summer months.

Neighbour Disputes & Antisocial Behaviour In line with the Scottish Social Housing Charter we are reviewing our targets for responding to and resolving complaints of antisocial behaviour.

We have set 3 categories for this type of behaviour depending on the nature and seriousness of the complaints. For each we have proposed the following targets for initial response times and resolution times. It should be noted that the Scottish Housing Regulator classifies a case resolved when: 



The landlord has taken appropriate measures as set out in its antisocial behaviour policies and procedures to address the cause of the antisocial behaviour or; The landlord does not have the authority or powers to resolve the matter but it has provided to the service user a full explanation of the landlord’s position

Category

Initial Response

Resolution

Red - Extreme

1 working day

12 weeks

Amber - Serious

3 working days

8 weeks

Green - Minor

5 working days

4 weeks

If you have any comments regarding these timescales please contact us at your earliest convenience.

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STOP LOAN SHARKS! We’re all feeling the pinch at the moment, with our money not spreading as far as it used to – the rising cost of living, soaring energy bills and higher food and petrol prices all taking a toll. When we need extra cash, it is tempting to borrow from someone you’ve been told can help tide you over until more money comes in. These people may be illegal money lenders or loan sharks. They lend money to people without holding a credit licence (issued by the Office of Fair Trading).

Loan sharks prey on vulnerable people and cause immense misery, harassing and bullying people when they have trouble paying back what they have borrowed and fall behind with repayments. They don’t always give receipts for payments made and often threaten violence and resort to blackmail if repayments are missed. They sometimes take benefit payment card, savings books, cash cards and valuables as security, which could ultimately leave their victims destitute as they then have limited access to funds to pay for every day necessities.

Illegal money lenders are called loan sharks for a reason and if you are aware of them operating where you live there is an easy way to report them in confidence to avoid people you know being trapped in their jaws. The Local Government body, COSLA, has launched an advertising campaign highlighting the phone and text numbers, as well as the website where people can contact the Scottish Illegal Money Lending Unit. The campaign will be played out on radio stations across Scotland and is reinforced by panels inside buses and posters in pubs and bus shelters.

If you have any information, no matter how small, on loan shark activities the Unit can use it to help investigate offenders with a view to seeing them prosecuted and, more importantly, stop them operating in your community.

Anyone who is a victim of a loan shark, or knows a friend or family member who is affected by their activities can call the Unit to pass on any information, however small or insignificant it may seem on 0800 074 0878 or text: 60003 or visit www.stoploansharks.org.uk.

All information provided will be kept completely confidential.

Rent Review Consultation Following the recent consultation on the proposed rent increase you will have received a letter confirming the details of your rent for 2013/14.

While we understand and appreciate the difficulties and challenges many of our tenants are facing due to increased financial pressures it was important to ensure that we are able to continue to provide and maintain services at current or enhanced levels.

We did receive a small number of responses from tenants who were opposed to the proposed increase and we were very grateful to those tenants for responding to the consultation.

The proposal and the concerns raised by those tenants were discussed at great length by the Board prior to agreeing to the proposed increase.

If any tenant would be interested in participating more often in our consultation reviews could they please contact us for further details.

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Colouring In Competition!

Flowers are blooming and the sun is shining, Spring is on its way!

Colour in the picture above and the winner will receive a £10.00 prize!

For a chance to win return this page to our office complete with your: Name……….……………..... Address………………….……...…..……….

Contact No……………...………..……. Age……….

Open to children and grandchildren of our tenants aged 8 and under

We can supply this document in a print size to suit. It is also available in Braille, audio and other formats, and in other languages. Our website also has several accessibility features which you may find useful.

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