Gedling Homes Lettings and Exclusions Policy GHGN-LETAEXCPOL-1-15
1
Our Vision
1.1
Gedling Homes has a vision to create GREAT Homes, GREAT Neighbourhoods and GREAT People. We are committed to creating and maintaining sustainable and balanced communities in our neighbourhoods. This policy outlines the way available homes owned by Gedling Homes are let to new applicants and transferring tenants. Gedling Homes currently owns and manages over 3,300 homes within the Gedling Borough area. The way we let our available homes is designed to balance the needs of the community with the housing needs of individual households.
2
Key aims and objectives of Policy
2.1
The overall aim of this policy is to ensure that all Gedling Homes social and affordable housing is allocated fairly and objectively, having regard to any legislative requirements and Codes of Guidance.
2.2
This policy has been developed with a view to meeting the following principles and key objectives: •
To address housing need
•
To provide an efficient housing service, targeting support for those customers most likely to become tenants
•
To operate an allocations system that offers realistic, informed choice for all
•
To encourage balanced and sustainable communities
•
To ensure that we treat each registration equally regardless of race, religion, disability, gender or gender identity, sexual orientation, marital status or civil partnership, pregnancy or age
•
To be part of a choice based lettings system which is simple and easy to understand
•
To empower customers by giving them advice and other information to express informed choices about their future housing
•
To provide appropriate assistance to those customers who would find it difficult to access the scheme due to their vulnerability
•
To provide accurate and honest messages to customers 2
3
Policy Summary
3.1
Gedling Homes allocate their properties in the following ways: •
Homesearch the sub-regional choice based lettings scheme
•
GH Lettings
•
Management Moves
•
Housing with care - Extra Care Lettings
3.2
Whilst there are similarities between the schemes, they have separate application arrangements and priorities.
3.3
Quotas will apply to available homes between, the Homesearch scheme and the GH Lettings scheme. The Management Move scheme is utilised for exceptional circumstances as outlined further in this policy. Extra Care Lettings are managed by an Allocations Panel. Customers wishing to register on these schemes will first benefit from an eligibility check ensuring that applications are only accepted from those meeting the criteria detailed in each scheme. •
to register on Homesearch please refer to www.home-search.org.uk
•
to register on GH Lettings please refer to www.gedlinghomes.co.uk
•
to register for Extra Care Lettings please contact the Independent Living Team directly.
3.4
Property adverts will provide information regarding the size/ type of property and the type of applicant who will be eligible to apply for the property.
3.5
All available properties will be advertised on Gedling Homes website at www.gedlinghomes.co.uk , information will be found on advert on how to apply for the property.
4
Equality and fairness
4.1
Gedling Homes ensure all applicants are treated equally regardless of race, religion, disability, gender or gender identity, sexual orientation, marital status or civil partnership, pregnancy or age. No one will be disadvantaged by the application of a rule, condition or requirement which has a discriminatory effect which cannot be justified by law.
5
Complaints
5.1
Gedling Homes has a complaints policy and procedures to manage any complaints associated with the operation of this policy. This does not include appeals relating to eligibility, banding, list status or offer refusals, this is managed by Gedling Borough Council. 3
6
Scope of the policy
6.1
The policy will apply to residential lettings by Gedling Homes. The following will be considered to be lettings covered by this policy: • • •
Homesearch - Choice Based Lettings GH Lettings Management Moves
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Tenure Policy
7.1
A Gedling Homes Tenure Policy has been developed and approved documenting the types of tenancy we will offer and the particular circumstances when each tenancy type will be used. This will be applied to all offers made as a result of this Allocations Policy.
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Monitoring arrangements
8.1
This Allocations Policy will be subject to robust monitoring arrangements. Monitoring information will be provided to: • • •
Gedling Homes Board Gedling Homes Management Teams Gedling Borough Council
8.2
We will also provide statistical information as required to national organisations including Housemark, CORE, RSR. Homes and Communities Agency and the Housing Ombudsman Service.
9 9.1
Homesearch Who can apply
9.1.1 Homesearch refers to the sub regional Choice Based Letting Scheme which is managed and maintained by three councils Broxtowe, Gedling and Rushcliffe. Applicants to this scheme need to apply directly to their local council where their application will be assessed and banded according to the allocation policy. 9.1.2
Full information and guidance on apply to Homesearch can be obtained through the following methods: •
In person at your local council
•
Via the website www.home-search.org.uk 4
•
By telephone to your local council
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GH Lettings
10.1
Eligibility
10.1.1 Applicants must be British or Irish Citizens who have the right to reside in the UK and not subject to immigration control. Refugees must have been granted leave to remain within the UK. 10.1.2 The following groups will not be eligible to apply for properties allocated via GH Lettings: •
Groups excluded by the Secretary of State due to immigration status, or having limited leave to remain in the UK
•
Owner occupiers and tenants of other Registered Providers who do not have a housing need
•
People currently resident in penal institutions, care homes etc. we will direct these enquiries to their local council
•
Applications claiming to be No Fixed Abode (NFA) will not be accepted. People in this situation are in need of more immediate assistance than a waiting list can provide, they will be referred to their local council
•
Applications including a current Gedling Homes tenants - these will be managed via the Homesearch scheme
•
Applications including someone who has committed unacceptable behaviour or who has housing related debts
•
The property may not be offered if the applicant has sufficient income to access accommodation via the private markets.
•
Properties will not be offered to applicants who own properties elsewhere
10.1.3 The property must be affordable – a full financial assessment with be undertaken together with a credit referencing rating. 10.1.4 Properties are let on a first come basis providing all the necessary information has been provided and the applicant meets the size criteria of the property. 10.1.4 The size criteria: •
Studio Apartment – one person
•
One bedroom flat – single or couple 5
10.2
•
Two bedroom flat/house – single or couple – plus one or two children (dependant on sex and age) or pregnant
•
Three bedroom house- single or couple – plus two or three children or one or two children and pregnant
Proof of identity/supporting information
10.2.1 In order to confirm the identity and suitability of the property the applicant/ joint applicant, will need to provide a valid passport or driving licence, National Insurance Number, proof of their current address such as a Council Tax bill or utility bill, income details, bank statement etc.) 10.3
Incomplete applications
10.3.1 Applications need to be completed fully and honestly. It is the applicant’s responsibility to provide all information required. Where information has been omitted, the application will not be accepted.
10.4
Ending applications
10.4.1 Applications may be cancelled where an applicant does not respond when we try to contact them, or where applicants have been unsuccessful for the property they have applied for, as we do not hold a waiting list for GH Lettings. 10.4.2 Applications will automatically be ended by the acceptance of an offer of a tenancy. They may also be ended at any time at the request of the applicant. 10.5
Direct Offers and Management Moves
10.5.1 The Homesearch scheme is designed to respond to most housing needs. There will, however be exceptional circumstances which will need to be considered separately. This Allocations Policy allows for properties to be let outside the published scheme in response to such exceptional circumstances when no other options are suitable or timely. Management Move requests may only be authorised following consideration by Head of Service. This facility is only available to people with Gedling Homes tenancies or mesne profit agreements. 10.5.2 In most cases, applicants will be expected to participate in Homesearch and express interest in available homes. There may, however, be situations where it would be appropriate for direct (manual) offers to be made. These could include, but should not be limited to applicants who are deemed vulnerable due to age or other reasons and unable to participate appropriately in the scheme, or where the applicant’s property needs are too specific or urgent to be required to compete within a Homesearch process. Direct offers 6
may also be appropriate where a limited offer of “suitable alternative accommodation� has been made as part of a separate tenancy management or legal process. 10.5.3 Direct offers may also be applied to address empty homes where a Homesearch or where a GH Lettings advert has not generated a shortlist. 10.6
Housing with care – Extra Care
10.6.1 Gedling Homes also provides accommodation in 1 and 2 bedroom apartments within extra care development. 10.6.2 Housing with care, often referred to as extra care, has emerged as an alternative to residential care and provides tenants with all the key housing services provided to all tenants of independent living accommodation, with the addition of care provision. The care service is commissioned by Nottinghamshire County Council and provider under contract by a care provider organisation and includes planned care visits during the day and night though individual care planning but provides additional flexibility by the presence of care staff at the service 24 hours a day. 10.6.3 This type of accommodation is allocated through an Allocations Panel which is a separate process to the procedures for Homesearch and GH Lettings. The Allocations Panel includes representatives from Gedling Homes, Nottinghamshire County Council and the care provider. 11
Independent Living
11.1
Housing for Older People and Vulnerable Adults Independent Living
11.1.1 Gedling Homes manages a number of Independent Living schemes in Gedling Borough. This includes developments of studio flats, 1 and 2 bedroom flats and apartments as well as bungalows with access to shared facilities including shared lounges and laundry facilities. . 11.1.2 These housing developments are designed for communities of older people and vulnerable adults. As such eligibility criteria apply to all applicants although the age limit may vary at different properties. Ordinarily applicants for housing within Independent Living properties will be aged 60 years or older; however in some properties this age criteria may be set at the lower age of 55 years or older. Applicants who are over 40 years and are in receipt of medium or higher rate of DLA /PIP are also eligible to housing within some independent living properties. This eligibility criteria is subject to review and may be updated periodically. 11.1.3 All potential customers interested in this type of housing will be asked to provide additional information as part of the application process including location preferences. . 11.1.4 Available accommodation within Independent Living properties will be advertised twice, once per advertising cycle, If no interest is received, or applicants are not suitable or do not 7
meet the eligibility criteria; direct offers will be made on a first come first served basis to eligible applicants, in accordance with the age criteria for the property. 11.1.5 All allocations of Independent Living properties will be subject to a suitability assessment, which is completed by the Sheltered Housing Co-ordinator. 11.2
Sheltered Plus Housing
11.2.1 Some Independent Living developments may offer additional services through the sheltered plus service. This includes the provision of a hot midday meal, the presence of housing staff 7 days a week and an Independent Living Assistant. 11.2.2 There are additional service charges to meet the costs of these additional services. 11.2.3 Applicants need to demonstrate that they are in need of these additional services. 12
Supported Living
12.1
Supported living is a term used to describe accommodation for people with learning disabilities, people with mental health needs and / or people with physical disabilities. The accommodation is let on an assured short hold tenancy within specified properties at which a tenant receives care and support services from a care and support provider, alongside the housing services provided by Gedling Homes.
12.2
The care and support services are commissioned by the County Council who also manage a County wide Accommodation Panel for Supported Living at which all decisions for nominations to accommodation are made. Gedling Homes retains the right to refuse a tenancy to any nominated individual.
12.3
Gedling Homes does not currently provide any supported living housing although it is anticipated that this will be a housing offer which will soon be available
13
Adapted Homes
13.1
Adapted homes and those purpose built to meet the needs of people with disabilities are a valuable, limited and expensive resource. Where an adapted home becomes available to relet, it is important to make the best use of this resource by selecting a new tenant whose needs match those of the property.
13.2
Where only minor adaptations have been made to the property it will be let according to the standard policy of the scheme under which it is being advertised. Depending on the adaptations, they may be left in situ for the benefit of the next tenant, or alternatively we may look to recycle adaptations for the use of other tenants. A minor adaptation would be one which would normally cost less than ÂŁ1,000 (including the cost of buying, fitting and any fees for the adaptation) and are usually simple to install for example a grab rail(s) or lever taps.
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13.3
Where major adaptations have been carried out it is prudent to match the facilities in the property with someone who would derive the most benefit from this type of home. The specialist expertise to achieve the match between the specific needs of the person and the facilities within the available home lies within the Local Authority Occupational Health Team.
13.4
A major adaptation could include the provision of a wet room through floor lift ground floor extension etc.
13.5
Gedling Homes will consider whether it is appropriate to let the property (which may involve removing the adaptation) or whether allowing the property to remain vacant for a longer period can be justified in order to find a suitable tenant or to enable the adaptation to be recycled. In making this decision, consideration will be given to our adaptations principles statement.
14
Affordability Assessment
14.1
Gedling Homes may refuse to grant a tenancy if it is considered that the tenancy is unsustainable on grounds of affordability. Each case will be assessed on its own merits, however a tenancy is likely to be considered unaffordable if the rent charged is in excess of 35% of the household’s gross income.
15
Deliberately withholding information/providing false information
15.1
Customers accept responsibility to provide full, accurate and honest information in relation to their application for a Gedling Homes home. This responsibility applies to any application (paper, electronic or verbal) any correspondence or supporting documentation provided either at the point of application, or subsequently and to any information provided during interview. It also applies to any information provided by a third party on behalf of the applicant.
15.2
Gedling Homes considers tenancy fraud to be a serious matter. Applications containing false or misleading information will be rejected. Any property offers made as a result of such applications will be withdrawn. Any tenancies created may be brought to an end and legal action may be pursued.
15.3
Where there is an allegation or suspicion that a person has either provided false information or has withheld information, the application will be suspended pending the outcome of the investigation.
15.4
Where, following investigation, it is established that someone has deliberately provided false or misleading information or has deliberately omitted relevant information in order to fraudulently obtain a tenancy or priority on this Allocations Policy, no further application may be made for a period of 5 years. The Local Authority will be asked not to nominate or include that person on any nomination to Gedling Homes during this period. 9
16
Data Protection / Information Sharing Arrangements
16.1
As part of the application process, applicants are required to sign a declaration authorising us to share information with relevant agencies.
16.2
Gedling Homes has a comprehensive Privacy Policy around documents and how data is held and where it can be shared. This policy will be applied to any information held in relation to housing applications.
17
Gedling Homes Employees, Board Members and their Relatives
17.1
To ensure compliance with good practice and governance arrangements, a procedure has been developed to monitor and regulate any offers of housing resulting from, or including members of Gedling Home’s staff, Board Members and their immediate relatives.
17.2
In order to operate this procedure, all applicants will be asked during the application process to declare whether they are, or are related to an employee or a Board Member of Gedling Homes.
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Neighbourhood Lettings Schemes
18.1
There may be occasions where triggers within a geographical area indicate a need to manage the allocations in this area differently. The Housing Act 1996 (s166a) allows for the use of Neighbourhood Lettings Schemes to allocate certain accommodation for the exclusive use of certain applicants of a particular description, whether or not they are owed a statutory reasonable preference. They will therefore be applied to homes offered to the Homesearch scheme as well as properties let through GH Lettings.
18.2
These schemes will be developed and applied to groups of homes which may range from a single block to a wider neighbourhood.
18.3
Approval to introduce a Neighbourhood Lettings Scheme is a formal process, requiring collaboration between Neighbourhood Management Officers and other partners, including Relets Officers, in documenting the rationale behind the scheme and its principles.
18.4
Any schemes requiring the implementation of a local lettings scheme will require approval by Head of Neighbourhoods, giving reasons why and the length of time required.
19
Exclusions and Offer Refusal Reasons
19.1
Applicants who are eligible to join Homesearch or apply through GH Lettings or for an independent living property, may not automatically be considered for offers of a property
10
with Gedling Homes. For example certain criteria or conditions may need to be met before the applicant can be considered for housing. 19.2
Each housing application will be considered individually, using the information provided or available at the time.
19.3
It is important that applicants who are offered accommodation with Gedling Homes are able to meet the conditions of the tenancy. It is not in the best interests of the applicant or Gedling Homes for offers of accommodation to be made when the applicant is unlikely to be able to comply with the requirements of the tenancy agreement.
19.4
Below are the circumstances under which an applicant may be excluded or refused an offer of accommodation:
20
Crime and Anti- Social Behaviour
20.1
Any acts of unacceptable behaviour that an applicant or member of the household has engaged in will be taken into consideration before an offer of a property is made. The following is a brief list of examples of behaviour where we may not normally consider an applicant for an offer of a property: a) Acts associated or involving criminal activity These could include but would not be limited to: •
Using a property/tenancy to store stolen goods
•
Storing or dealing drugs
•
Assault on a neighbour, visitor or representative of a landlord ( including Gedling Homes staff or its representatives).
•
Illegal or immoral use of a property
•
Criminal damage
•
Terrorism related activities
Crimes which have been “spent” will not be taken into consideration. b) Anti-social behaviour This may be where there is a history of ASB or where possession action may have been taken previously such as: •
Noise nuisance
•
Incidents of a racial nature
•
Acts of deliberate damage or vandalism
•
An individual subjected to court proceedings such as court orders 11
c) Indecent or sexual offences In these circumstances references will be requested and obtained and consideration will be given to other key and relevant factors. d) Acts of Violence This may include a history of violence or relevant behaviour against Gedling Homes’ employees, agents or any other individual relevant to a particular property allocation. e) Patterns or trends of behaviour This may include certain types of behaviour or acts of anti-social behaviour are occurring in an area and they begin to act as a catalyst for further incidents taking place. 20.2
Non- disclosure of behaviour
20.2.1 Applicants that have not disclosed criminal convictions at the application stage will not normally be considered for offers of a property with Gedling Homes, these applications will need to be re-assessed through the Homesearch scheme. 20.2.2 Motoring offences or convictions will not be included or deemed relevant to any offer of a property. 20.2.3 Gedling Homes works with the Police and other agencies to support the communities in its neighbourhoods. If those communities would be put at risk by the applicant or a member of their household living with them the applicant may not be considered for housing. 20.2.3 The above list is not exhaustive and where appropriate, applications will be reviewed on an individual / merit basis.
21
Debt Management
21.1
Where an application includes someone who has a record of housing related debt (rent arrears, recharges, court costs etc ) to Gedling Homes, any other Registered Provider or Local Authority, the total combined debt will be considered. When carrying out a risk assessment on the potential tenancy, we will look for evidence that the applicant has accepted responsibility for the debt and is working to discharge it. This includes: 1. Where the total debt is below £100 the applicant will need to clear this amount in full before they will be considered for housing by Gedling Homes.
2. Where the total debt is between £100 - £500, the applicant may be considered for housing by Gedling Homes. The applicant may bid on advertised properties but at the point of offer they will be required to supply evidence of consecutive payments based on affordability (currently a minimum of £3.60 per week) off the debt for a minimum of 12 weeks. Lump sum payments will be accepted towards the balance outstanding, however offers will not normally be made unless this clears the debt in full or the 12 12
weeks payment plan has been adhered to. Any missed payments will normally result in the count re starting.
3. Where the combined debt is greater than £500, the application will only be accepted following a financial assessment and an individually tailored payment plan which the applicant must adhere to before being made an offer of a property. This payment plan may be for a period of at least 24 weeks according to the individual’s circumstances. Lump sum payments will be accepted towards the balance outstanding, however offers will not normally be made unless this clears the debt in full or the agreed duration of the payment plan has been adhered to. Any missed payments will normally result in the count re starting.
21.2
There may be instances where applicants are considered for housing and exempt from the above rules, for example applicants needing to move urgently due to emergency welfare circumstances such as safeguarding. These will be considered on an individual cases basis.
22
Other Tenancy Breaches
22.1
Where the applicant has been evicted or treated as evicted by Gedling Homes, any other Registered Provider or Local Authority for debt or any other reason, such as abandonment, no offers of a property will be normally made for 5 years following the date of the eviction. Exceptional circumstances will be considered.
23
False Information
23.1
It is the applicant’s responsibility to provide full, accurate, and honest information in relation to their application for a home through the Homesearch scheme. This applies to any application such as paper, electronic or verbal and to any information provided during interview either in person or over the phone.
23.2
When an applicant’s circumstances have changed it is the applicant’s responsibility to ensure that their Local Authority is aware of the changes and a new application has been provided with full and accurate information.
23.3
Any applications found to be containing false, inaccurate or misleading information will be referred back to the local authority which processed the application. Any offer of accommodation with Gedling Homes resulting from such applications will be withdrawn.
23.4
Applicants that obtain tenancies that are obtained by deception may lose their home, may be fined up to £5000 and could be prosecuted.
24
Unmet Support Needs
24.1
It is also a requirement that the applicant engages with the support available, when an applicant cannot sustain a tenancy without support, Gedling Homes may refuse to grant a tenancy unless appropriate support is in place (and the applicant is actively engaging in this 13
support), or if the level of support required would seriously undermine Gedling Homes’ ability to support other residents. 24.2
If an applicant has specific needs in relation to their health, wellbeing, disability or other conditions, requiring support to be able to comply with the conditions of the tenancy agreement, then Gedling Homes will seek reassurance this support is in place and is sufficient before making an offer of accommodation.
25
Housing for Older People and Vulnerable Adults
25.1
There may be occasions when applicants of housing for older people and vulnerable adults do not receive offers of accommodation, due to specific circumstances at the preferred property at that particular time. These circumstances may be deemed to put the applicant at risk, other tenants at risk or the ‘balance’ of the community at risk.
25.2
This sensitive lettings approach may include consideration of previous relationships between the applicant and existing tenants, history of ASB in relation to the impact it would have within the scheme or substance misuse issues which may impact upon others.
25.3
These may require specific sensitive lettings due to the proximity of the accommodation in most independent living schemes and the access to shared facilities such as lounges, kitchens, hallways and laundry’s.
26
Suspensions
26.1
Applicants who are not currently being considered for housing will be monitored, and may be considered once the applicant or member of the household has demonstrated that they have dealt with or are working towards resolving the reason for suspension (i.e. if rent arrears have been cleared), they may then be recommended for housing
27
Notification
27.1
If an applicant is deemed unsuitable for a tenancy they will be written to explaining the reasons why. If they wish to appeal against any decision then this should be made in writing to the Head of Neighbourhoods stating the clear reasons for requesting an appeal within 28 calendar days of Gedling Homes’ notification of refusal.
28
Monitoring
28.1
Gedling Homes will monitor the number of applicants not being considered for housing.
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Other Reasons for Not Offering Accommodation
29.1
In other circumstances applicants who appear at the top of a shortlist may have their application bypassed for the following reasons; • Affordability (either due to benefit restrictions or if the tenancy is an “affordable rent” and the applicants income is too low for the tenancy to be sustainable)
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• Where there is verification information outstanding. Relets Officers will bypass bidders if they do not respond to reasonable attempts at contact. (usually 24 hours) • Where the applicant has not adhered to any conditions applied to their scheme membership (e.g. payment plan) • Area specific reasons, including where a customer has been awarded priority based on a need to move to a specific locality, but they have bid for a home outside this area. May also include circumstances where a customer needs to avoid a particular neighbourhood, for example where they have successfully completed a drug rehabilitation programme and the available home is in an area with evidence of drug dealing. • The applicant or a member of their household has an Anti-Social Behaviour Order (ASBO) or Anti-Social Behaviour Injunction (ASBI) in place preventing them from entering the neighbourhood. Or if they are subject to bail or MAPPA (Multi Agency Public Protection Arrangements) which would make the offer unsuitable. • Changes in the applicants circumstances which would render them no longer eligible for this property type or level of priority. • Where the offer would result in a known perpetrator of domestic violence being rehoused in the vicinity of the victim, or where the offer would result in a customer previously evicted for ASB being rehoused in the same area the behaviour took place (even if the customer is now suitable to be rehoused elsewhere) • The applicant does not meet the specific requirements of any local or neighbourhood lettings scheme for the property, neighbourhood or Independent Living scheme. • Gedling Homes will only allocate properties to households that can afford to occupy the size of the property they have bid for. This includes affordability due to benefit restrictions as a result of the Welfare Reform, this is regardless of whether they are claiming housing benefit or not. • Area specific reasons, including where an applicant has been awarded a priority band based on a need to move to a specific locality, but they have bid for a property outside this area. • Where major adaptations have been carried out it is prudent to match the facilities in the property with someone who would derive the most benefit from this type of property •
Where the property would not meet the health needs of the applicant
• Where an applicant has not responded to contact attempts. If we are unable to contact the applicant by telephone a letter will be sent to their contact address giving 24 hours from the date of the letter to respond. • If during the pre tenancy assessment and viewing process the applicant fails to engage appropriately with staff. This could be applicants who display aggressive behaviour or being un-cooperative during the process. 15
29.2 There may be other circumstances where it is in either the best interests of the applicant or the sustainability of the neighbourhood to bypass an applicant for a particular home. Such reasons will be recorded at the time of shortlisting. 30
Monitoring
30.1
Offers will be made as early as practical within the empty homes process. This may mean that the home will be advertised and offered to a new tenant before the outgoing tenant has left, or whilst essential repair work is being undertaken.
30.2
Outcomes of CBL adverts will be published. In some circumstances, the published information will be limited to a record that the home has not been let within the lettings schemes. The most usual reasons behind this will be: •
The property no longer being available (the outgoing tenant has withdrawn their notice, or the home is no longer available for relet for another reason)
•
More information has become available about the property, requiring it to either be advertised or let in a different way
•
The property is required for management reasons
30.3
Offers may initially be made verbally, but should the applicant indicate an intention to accept, will be confirmed in writing. In order to return the home to occupation as soon as possible, customers will be given a limited period of time to indicate whether they intend to accept the tenancy. This will be clearly communicated to the customer at the time the offer is made. This will normally be 24 hours.
30.4
Only one offer will be available to an applicant at any time. They will be unable to submit bids on any other advertised home whilst there is a current offer associated with their application.
31
Refusals
31.1
One of the underlying principles of our lettings schemes (including CBL) is customers express an interest only in those homes that they would wish to accept. Refusals of offers are costly to the organisation by delaying the re-let process, affecting rent loss and the staff resources employed. As people have proactively chosen to bid for the home, refusals of offers should not occur frequently. To encourage people to be serious about the bids they place, the following arrangements are in place:
31.2
31.3
Before refusing any offer of a tenancy, customers will be advised that doing so could adversely affect their application.
31.4
Refusals will be assessed to determine whether they are “reasonable”. It is not practical to be precise in defining what is a reasonable or unreasonable refusal, but examples include: 16
Reasonable Refusals are based on: •
Something the applicant wouldn’t have known or be expected to know when they placed bid
•
Error in advert information Unreasonable Refusals are based on:
31.5
•
Something they would have known when they bid e.g. area
•
Trivial e.g. colour of door, south facing garden
•
Repairs we will remedy whilst empty or post sign up
•
No response to attempts to contact
•
Requests for work that would exceed our published Lettable Standard
Unreasonable refusals will trigger the following actions: Two refusals where the property meets the needs of the applicant will result in the applicant being defered for a 3 months period. In some circumstances e.g. managed moves, only one offer will be made. Refusal of this offer will result in the additional priority being withdrawn.
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Related Policies and Procedures • • • • • • • • • • •
Allocations Procedures Procedure for housing Employees, Board Members or their Relatives Equality and Diversity Policy Affordable Rents Policy Privacy Policy Anti-Poverty Strategy Customer Complaints Policy and procedure Adaptations Principles Gedling Borough Council’s Nominations Agreement Tenancy Management Policy Corporate Debt Policy
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Links and Best Practice
33.1
In preparing this policy, account has been taken of the paper “Reviewing your Housing Register and Allocation Policy – a practitioners viewpoint and guide to the options” prepared for New Charter by Andy Gale 2011 and “ New Approaches to Allocations, Lettings & Homelessness 2012 - A Legal Update Jan Luba QC
34
Legislation, Regulation and Standards
34.1
This Policy complies with the requirements of the following legislation and guidance: 17
• • • • • • • 35
Localism Act 2011 Housing Act 1996 HCA guidance 2012 Best practice (CIH & others) Allocation of accommodation: guidance for local housing authorities in England June 2012 Equality Act 2010 Welfare Reform Act 2012
Data
Responsible Officer/s Date to GMT/ relevant committee/ individual subsidiary board (if applicable) Date to Trust Board (if applicable) Date of Equality Impact Assessment Date of Next Review
Jason Cannon 13th October 2015- Gedling Homes Board
October 2018
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