The West Dorset Housing Partnership. Allocation and Transfer Policy & Procedures Joint Housing Register

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1 Appendix 1. The West Dorset Housing Partnership Allocation and Transfer Policy & Procedures Joint Housing Register 1. INTRODUCTION The policy and procedure satisfies the council's duty to have an allocation scheme for determining priorities and the procedure to be followed in allocating housing accommodation. West Dorset District Council no longer owns or manages any housing. In view of this the Council, together with a number of Registered Social Landlords and other housing organisations owning and/or managing properties in the area, have established a Joint Housing Register. The Joint Housing Register is used to record details of all applicants who are eligible for the allocation of housing accommodation who are seeking either rented or low cost home ownership within the District or are current tenants of members of the West Dorset Housing Partnership requesting a transfer to alternative rented accommodation or seeking low cost home ownership. The Council allocates properties through the Joint Housing Register. In this case an allocation is defined as the nomination of a person to be an assured tenant of a housing association or other social landlord, regardless of whether they are a new applicant or requesting a transfer from an existing tenancy. In order to prioritise applicants for housing the council uses a banding scheme. Council officers with delegated powers at the West Dorset Housing Advice Centre administer these procedures. The Joint Housing Register and this Allocations Policy operate under the provisions of the Housing Act Part (VI) (as amended by the Homelessness Act 2002) and the associated Code of Guidance issued by the First Secretary of State under s.169 of the Housing Act PURPOSE OF THE JOINT HOUSING REGISTER Only one application form needs to be completed for applicants to be considered for wide range of properties within the district. Details of applicants' housing needs can then be made available to a large number of Registered Social and other landlords within the West Dorset Housing Partnership. Magna Housing Association holds a separate Housing Register to allocate to 25% of it's own vacancies. Application forms can be obtained from the association at Hollands House, Poundbury Road, Dorchester, Dorset DT1 1SW. Tel In addition, applicants seeking low cost home ownership are advised to apply for inclusion on the Homebuy Register. Details and application forms are available from Knightstone Housing Association, My Place, PO Box 6707, Poole, Dorset, BH14 4AY. Tel Allocations Policy 1

2 3. WHO CAN APPLY FOR HOUSING? Anyone who is 16 years of age or over may apply. If applicants are under the age of 18, accommodation will only be offered in certain circumstances, e.g. if referred by a statutory agency. A suitable guarantor will also normally be required before any offer can be made. 3.1 Eligibility The Housing Act 1996 (as amended by the Homelessness Act 2002) states that accommodation can only be allocated to people who are eligible. There are two categories of applicant who are either ineligible or who may be regarded by the Council as ineligible for the allocation of housing accommodation (whether such applicant applies for housing alone or jointly with others) Persons from Abroad Certain people from abroad, including some who are subject to immigration control and other persons who are not subject to immigration control but who are to be treated as persons from abroad, are ineligible for the allocation of housing accommodation, as laid down in The Allocation of Housing and Homelessness (Eligibility) (England) Regulations Unacceptable Behaviour Applicants may be treated by the Council as ineligible for the allocation of housing accommodation if the Council is satisfied that they, or a member of their household, have been guilty of unacceptable behaviour serious enough to make the applicants unsuitable to be a tenant and who in the circumstances at the time their application is considered are unsuitable to be a tenant because of the unacceptable behaviour. This will apply where any member of the household including the applicants has behaved in such a way that their behaviour would have entitled the Council, if they held a secure tenancy with the Council as landlord, to a Possession Order under any of the Grounds 1 to 7 of Schedule 2 of the Housing Act 1985 and furthermore, that they are still unsuitable to be a tenant because of that person's behaviour. Examples of unacceptable behaviour could include: Significant rent arrears or tenancy related charge or breach of tenancy obligations where no attempt is being made to repay the debt or remedy the breach. Conduct likely to cause serious nuisance or annoyance or harassment to neighbours; A conviction for using accommodation or allowing it to be used for immoral or illegal purposes; Serious damage or neglect of a property by the tenant or other occupants; Perpetration of domestic violence. Knowingly giving false or misleading information or withholding information that has been reasonably requested Applicants considered ineligible to go on the Joint Housing Register will be informed of the decision in writing, the basis thereof and advised of their right to a review of that decision. Allocations Policy 2

3 3.1.3 Renewing Applications on Eligibility Applicants who are being treated by the Council as being ineligible for allocation of housing accommodation by reason of unacceptable behaviour may, if they consider that there has been a change in circumstances or behaviour so that they should no longer be treated as ineligible, make a fresh application to go onto the Joint Housing Register. Such an applications needs to identify the believed change in circumstances or behaviour relied upon. 3.2 Housing Need The Allocation Scheme is designed to make the best use of the housing stock in the district. Applicants' housing circumstances will be taken into account Owner Occupiers Applicants with sufficient accessible resources enabling them to secure their own suitable accommodation in the Private Sector will not be considered for re-housing. In addition, owner occupiers/shared owner occupiers will only be considered if the present property is unsuitable in some way and the applicant(s) do not have the financial ability to find alternative suitable accommodation in the Private Sector. The ability to purchase will be assessed by using the formula 3.5 x household income and to rent in the private sector the formula 25% of gross income. Applicants with a gross household income of less than 15,500 per year (2007) will not be considered for low cost home ownership schemes. This income level will be revised annually in line with the average earnings index Local Connection Applicants who fulfil the criteria outlined below will be regarded as having a local connection with West Dorset. A local connection is necessary for applicants to be considered for bands A or B on the Register. Continuous residence or permanent workbase within the West Dorset District Council area for 6 months out of the last 12 months immediately prior to the application OR; Continuous residence within the West Dorset District Council area for at least 3 years out of the last 5 years immediately prior to the application OR; Need to move to the West Dorset District Council area to receive medical support OR, West Dorset District Council has accepted a statutory re-housing duty under the provisions of the Housing Act 1996 Part VII as amended by the Homelessness Act Elderly applicants, who need to move to West Dorset to receive essential support on a regular basis from family members who have been resident in West Dorset for five years, may be accepted for certain sheltered accommodation schemes, where the vacancy situation allows. Each year a limited number of applicants will be accepted under the "Move UK" Scheme and such applications will also be eligible for registration onto the Joint Housing Register. Allocations Policy 3

4 Applicants who do not fulfil the above criteria will be placed into Band C. An exception to this policy is made for applicants leaving HM Forces when they have lived only in Service Accommodation. In these circumstances their service time is disregarded for the purpose of establishing local connection Homeless Applicants The Council has certain statutory obligations to those who are, or may be facing homelessness. Applications from homeless people are considered in line with legislative requirements and if a rehousing duty is established all applications will be registered on the Joint Housing Register and awarded priority for permanent housing in line with the Banding Scheme. If permanent housing is not secured before the applicant becomes homeless, temporary housing will be provided until permanent housing is made available through the Joint Housing Register. 3.4 Applicants on earlier registers Persons who were on any housing register or list in existence prior to the creation of the Joint Housing Register in 1994 unless they have already done so need to reapply to be added to the Joint Housing Register. 3.5 Agricultural Workers The Council has certain statutory obligations to displaced workers who have security of tenure under the Rent (Agriculture) Act Applications made under s.27 of the Rent Agriculture) Act 1976 will be considered in line with legislative requirement and if a rehousing duty is established the Council will use its best endeavours to provide suitable alternative accommodation for the displaced worker based upon advice received from the Agricultural Dwelling-house Advisory Committee (ADHAC), the urgency of the case, the competing claims on accommodation and the Council's own resources. If a rehousing duty is established all applications will be registered on the Joint Housing Register and awarded priority for permanent housing in line with the Banding Scheme. 3.6 Joint Tenants Applications by a remaining tenant where a joint tenant serves notice to quit will be considered by the Council and if, after carrying out a full investigation of the circumstances and ensuring there are no adverse implications for the good use of the District s housing stock and it's ability to continue to provide for housing need, the Council will then request that the remaining tenant remains in the property as a sole tenant or, alternatively, nominate the remaining tenant for a suitable vacancy. 3.7 Non-Tenant Occupiers Applications by another household member who does not have succession rights to the tenancy following the death of the tenant who has: Been living with the tenant for the year prior to the tenant s death; or Been providing care for the tenant; or Allocations Policy 4

5 3.7.3 Accepted responsibility for the tenant s dependants and needs to live with them in order to do so, will be considered by the Council and if, after carrying out a full investigation of the circumstances and ensuring there are no adverse implication for the good use of the District s housing stock and there is sufficient priority under the allocation scheme and in the case of and above, the accommodation must be the principal or only residence of the remaining person or persons at the time the tenant dies, the Council will request that the remaining person or persons be granted a tenancy of the property or, alternatively, nominate the remaining person or persons for a vacancy in suitable alternative accommodation. 4. HOW TO APPLY All applicants will be required to complete a Joint Housing Register application form, which will be available from any of the West Dorset Housing Partnership members or the West Dorset Housing Advice Centre. The application form will then be passed to an administrator acting under delegated powers at the West Dorset Housing Advice Centre for assessment in accordance with this Policy. If an applicant is unable to complete or has difficulty in completing the form assistance will be offered by the Housing Advice Centre administrator. Having made an application, all applicants are then entitled to request information about their applications and about any decisions made in relation to them and have the right to seek a review within 21 days of receipt of the original notification letter being received. All applicants have the right to request a review of the following decisions: Eligibility to join the Joint Housing Register; A refusal to register the Applicant on the Joint Housing Register; An assessment of housing need or the allocation of housing; The "banding" category; or The removal or suspension from the Joint Housing Register Review Procedure All review requests must be in writing within 21 days of receiving the original notification of the decision sought to be reviewed and should be addressed to the Lead Officer, Housing Needs at West Dorset District Council, Stratton House, 58/60 High West Street, Dorchester, Dorset, DT1 1UZ. At the time of requesting a review the applicant should set down the reasons for the review giving details of any information that was not originally provided in the application form in order to support the request for a review. All cases under review will then be referred to the Lead Officer, Housing Needs at West Dorset District Council to enable further consideration to be given to the circumstances of the application. The applicant will be notified of the decision within 21 days following receipt of their request for a review. There are no further grounds of appeal under these procedures. 4.1 Notification Of Acceptance Onto The Register The West Dorset Housing Advice Centre administrator will notify all applicants who are eligible for inclusion onto the Register in writing. The notification letter will set out the following: Allocations Policy 5

6 Registration number; The date of registration The band into which the applicant has been placed and why; Areas registered for; Accommodation types eligible and registered for; and The applicant's right to review a decision relating to their application. 4.2 The Banding Scheme Under s. 167 (2) of the Housing Act 1996 reasonable preference has to be given to the following categories of people or people falling within more than one category: People who are homeless (within the meaning of Part VII of the Housing Act 1996), including those who are intentionally homeless and those who are not in priority need; People who are owed a duty under s.190(2), s.193(2), 193(2) or 195(2) of the Housing Act 1996 or s.65(2) or s.68(2) of the Housing Act 1985 or who are occupying accommodation secured by the Council under s.192(3); People occupying insanitary or overcrowded housing or living in unsatisfactory housing conditions; People who need to move on medical or welfare grounds; and People who need to move to a particular locality to avoid hardship to themselves or others. In order to ensure those with the greatest housing need are allocated housing, a banding scheme is used to assess the needs of those accepted onto the Joint Housing Register. Details of the scheme are shown in appendix A. Anyone who disagrees with their banding on the Joint Housing Register will be given the opportunity to request a review of this decision, which must be made within 21 days of the original acceptance letter being received. 4.3 Choice Applicants will be able to express a preference for the areas in which they wish to be offered accommodation. This choice is subject to any local connection with certain villages. Where an applicant is homeless and the Council has accepted a statutory duty to re-house them area preferences will be taken into account. However it is not always possible to offer accommodation in the area requested, therefore one reasonable offer of accommodation will be made anywhere within West Dorset District Council's boundary. Homeless applicants have a right to seek a review of the suitability of the accommodation offered. 4.4 Notification Of Illegibility Or Non-Acceptance Onto The Joint Housing Register The West Dorset Housing Advice Centre administrator will notify in writing all applicants who are ineligible for inclusion onto the Joint Housing Register, stating the reason(s) for this. Details of how to appeal against this decision will be included within the letter. Anyone who receives such notification will be given the opportunity to request a Review of this decision, which must be made within 21 days of the original notification letter being received. Allocations Policy 6

7 4.5 Renewing Applications All applicants will be contacted on the 12-month anniversary of the application being accepted, to establish if the applicant(s) still require social housing and to establish if there has been any change in circumstances. If no response is received within 4 weeks, the application will be cancelled and the name deleted from the Joint Housing Register. In exceptional circumstances the application may be reinstated. Following the cancellation of an application, an applicant has the right to make a fresh application. Provided they are eligible for inclusion on the Joint Housing Register their application will be treated as a new one and will be registered with a new application date. In the event of a material change of circumstances between application renewal dates, the existing application will be amended at the applicant s(s ) request. Whether a change is made as a result of a routine review or at the applicant s(s ) request a new notification letter as described at 4.1 will be issued with an associated right of appeal. 4.6 Changes in Circumstances Because the band into which the applicant is placed, together with the length of time they have been waiting for a property will determine the applicant's position on the Register, it is important to give full and accurate information on the application form. If any of the information on the form is either out of date or not accurate applicants should contact the Housing Advice Centre immediately. Failure to do so may affect any offer of accommodation or banding. Applicants may be placed into a higher or a lower band as a result of changed circumstances. 4.7 Deliberate Worsening Of Circumstances Where an applicant's circumstances are made worse in order to gain an advantage on the Joint Housing Register, the banding assessment shall, for a period of twelve months remain based on the accommodation previously occupied. 4.8 Amendment to or Removal From the Joint Housing Register The West Dorset Housing Advice Centre administrator may amend an entry on the Joint Housing Register and will notify the applicant of any amendments. An application will be removed from the Joint Housing Register if: The applicant requests this; It becomes apparent that the applicant has never been an eligible person or is no longer such a person; New Regulations prescribed by the Secretary of State deem this appropriate. An applicant fails to renew the application; or An offer of accommodation is accepted. An application will be suspended for a period of 12 months if: 2 offers of reasonable accommodation are refused; False information is given on the application form; or Allocations Policy 7

8 An applicant fails to respond to an offer of housing from a Registered Social Landlord. Anyone who has an application removed or suspended from the Joint Housing Register (other than at his/her request) will be notified of the decision in writing stating the reasons for it. Anyone who receives such notification will be given the opportunity to request a Review of this decision, which must be made within 21 days of the decision letter being received. 5. ALLOCATING ACCOMMODATION 5.1 Notification of a Vacancy All vacancies to which the Council has nomination rights will be notified (in the prescribed format to the Housing Advice Centre administrator. One household will be nominated to each vacancy using the agreed pro-forma within 3 working days. The forms to be used are attached to this document as Appendix B. 5.2 Allocation of the Vacancy When allocating a vacancy by means of a nomination, the Council will look first at the longest registered applicant in Band A, then Band B and so on. The nomination decision will be taken by the Nominations and Allocations Officer who will check the information given on the application form is both current and accurate. The percentage of applicants in each band and the percentage of transfer applicants within each band on the register will be monitored and a resulting allocations plan drawn up. The allocations plan sets out the percentages of nominations from each band that the council will aim to make in order to achieve its aim of allocating vacancies giving priority to the longest registered applications whilst also fulfilling its legal obligations. The allocations plan will be subject to review by the council on a monthly basis and the current allocations plan is available on request. The Council will notify all applicants of their nomination in writing. 5.3 Landlord's Right to Refuse a Nomination The Landlord will inform the Council as to whether it has decided to accept or reject the nomination within 10 working days using the attached pro-forma. In deciding whether to accept the nominee the Landlord will have regard to: The suitability of the vacancy for the specific household being considered The suitability of the area for the specific household being considered. Any planning restrictions that may be in force, e.g. Section 106 Agreements under Town & Country Planning Act The need to ensure that sustainable balanced communities are maintained. This may result in applicants with no identified housing need being considered for vacancies, particularly where Registered Social Landlords have a Local Lettings Policy. The conduct of any former tenant in relation to a previous Registered Social Landlord tenancy e.g. former tenant arrears, eviction for anti-social behaviour. Such cases will be considered individually according to the individual circumstances and housing need of the applicant. Allocations Policy 8

9 If a Landlord feels that it is not appropriate to accept the nominee due to the above circumstances, the Housing Advice Centre Administrator will be contacted in order to reach an agreement. If no agreement can be reached at an operational level the matter will be referred to the Manager of the West Dorset Housing Advice Centre, the relevant Social Landlord Director and the Council's Head of Housing. West Dorset District Council recognises the right of a Social Landlord to reject a nomination where the Social Landlord has requested a nomination from the Joint Housing Register but where a nomination right to the vacancy does not exist. Any applicants nominated by the Housing Advice Centre, but whose nomination is subsequently refused by a Social Landlord will be advised of this in writing by the Housing Advice Centre Administrator. 5.4 Size of Property Most Likely to be Offered Single person Couple Parent/s with one child Bedsit or one bedroom accommodation One bedroom Two bedrooms Parent/s with two children of the same sex Two or three bedrooms or opposite sex but aged under 10 years Parent/s with 2 children of opposite sex aged over 10 years Parent/s with 3 children Parent/s with four or more children Three bedrooms Three bedrooms Three or four bedrooms (Subject to availability and medical proof an additional bedroom will wherever possible be allocated to applicants who, because of medical reasons need to sleep in a separate bedroom from their partner, or who require a live-in carer.) 5.5 Sheltered Housing Schemes Sheltered housing will primarily be used for applicants of pensionable age. However, in some instances this age restriction will be lowered. 5.6 Board Members And Employees Of Registered Social Landlords And Their Relatives All Registered Social Landlord's are bound by the third exemption of Schedule 1 of the Housing Act 1996 which states that no tenancy, lease or licence can be granted to any Board members, present employees or someone who was an employee during the previous twelve months or a close relative of a Board member or employee or someone employed within the last twelve months, unless it can be proven that they are in housing need and have had no involvement in the allocation process. 5.7 Referral Arrangements The viability of some projects, for example Community Mental Health Assessment Centres, depends to some extent on the "move-on" of clients who no longer need such Allocations Policy 9

10 accommodation. Referral arrangements will be established with defined agencies, such as Social Services, Community Mental Health Team, to ensure that applicants who are ready to move into more permanent, lower support housing are assisted in doing so when the need arises. 5.8 Emergency Applications In emergency situations where it is agreed that an applicant requires immediate relocation for health and/or safety reasons, the Nominations Officer, with the consent of the Housing Advice Centre Manager, shall have the discretion to place an applicant in Band A and give them urgent priority for nomination. 6. NOTIFYING AN APPLICANT OF AN OFFER OF ACCOMMODATION Offers to all applicants will be made in writing by the receiving Registered Social Landlord. If an applicant who has been accepted under the provisions of the Housing Act 1996 Part VII is nominated, the applicant will be notified of the nomination in writing (by the West Dorset Housing Advice Centre administrator) and the consequence of refusing any offer will be explained. 6.1 Refusing A Reasonable Offer Applicants other than those accepted as statutorily homeless: If an offer is refused the applicant must state their reasons in writing. The West Dorset Housing Advice Centre will consider the circumstances of the refusal and notify the applicant as to whether the offer will be classed as being reasonable. If two offers of reasonable accommodation are refused the Administrative Officer will notify the applicant that the application has been deferred for a period of twelve months and no further offers will be made during that time. After this time the application will be re-instated but it will be treated as a new application and dated from that date. A reasonable offer will generally be one that meets the following criteria: Is in the area requested by the applicant; Is of a size which is suitable for the household; and Takes into account any special needs e.g. the need for level access or adaptations Applicants who have been accepted for re-housing under the provisions of the Housing Act 1996 Part VII as amended by the Homelessness Act 2002 or the Rent (Agriculture) Act 1976: If an offer is refused the applicant must state their reasons in writing within 7 calendar days. Applicants who have been accepted for re-housing due to the above legislation will be made one offer of suitable accommodation. If such accommodation is refused West Dorset District Council will normally consider this a discharge of their duty and if an applicant was placed into Band A solely because of his or her homeless state, they will be placed into the band which they would have qualified for if they were not homeless. The applicant will be notified of this in writing (by the West Dorset Housing Advice Centre administrator). The grounds for appeal will be set out at this time. If emergency Allocations Policy 10

11 accommodation (i.e. B&B is being provided, reasonable notice will be given to the applicant that the Council will no longer pay for the provision of such accommodation. If the accommodation is temporary short-life accommodation, steps will be taken to regain possession. Every effort will be made to try and ensure that accommodation offered meets the desires of the applicant. However, taking account of the prevailing needs of the area it may not always be possible to meet these wishes. Accommodation will therefore be considered suitable if the property is: In an area which is appropriate to the needs of the household; Of a size which is suitable for the household; and Takes into account any special needs e.g. the need for level access or adaptations. 7. EQUAL OPPORTUNITIES West Dorset District Council are committed to equality of opportunity for all people regardless of race, gender, sexual orientation, disability, age, religion and belief. Information provided by applicants will enable West Dorset District Council to ensure that accommodation is allocated fairly. The Council will monitor applications received to ensure that its housing services are equally available to all sectors of the community. 8. WITHHOLDING OF OR GIVING FALSE INFORMATION Sections 171 and 214 of the Housing Act 1996 as amended by the Homelessness Act 2002 make it an offence to knowingly or recklessly make a statement which is false, withhold information or fail to disclose a change in circumstances. A person guilty of such an offence is liable, on summary conviction to a fine not exceeding level 5 on the standard scale. Ground 5, Schedule 2 of the Housing Act 1985 (as amended by Section 146 of the 1996 Housing Act) enables action to be taken to seek possession of any tenancy which has been granted as a result of a false statement by the tenant or persons acting at the tenant's instigation. 9. ACCESS TO INFORMATION Under the conditions of the Data Protection Act 1998 anyone is entitled to see any information that is held about them. The Housing Act 1996 Part VI, Section 166 also stipulates that an applicant is entitled to see the entry relating to him/her and to receive a copy of it free of charge. Section 166 (2) reinforces the fact that information pertaining to an individual may not be shared with a third party. If an applicant wishes to see such information, a request must be put in writing to West Dorset District Council. The information requested will be sent within 40 days. 10. CHANGES TO AND PUBLICATION OF THE ALLOCATION POLICY The District Council will review the Allocations Policy and associated procedures every twelve months to ensure that accommodation is being allocated effectively. Consultation will take place with members of the West Dorset Housing Partnership before any major amendments are made to the Policy because of this review. Additionally all applicants registered on the Joint Housing Register will be notified within a reasonable period of the general effect of any such changes. Allocations Policy 11

12 The Secretary of State also has the power to introduce regulations pertaining to the Allocations Policy that may result in changes being made. All major stakeholders will be notified of any amendments because of the introduction of any new regulations. In accordance with Section 168 of the Housing Act 1996 a summary of the Allocation Policy in the form of the booklet " A Guide to the Housing Register" will be made available to all members of the public. A copy of the full Allocations Policy will be issued to all members of the West Dorset Housing Partnership and any member of the public may obtain a full copy from the Council. May 2007 We can supply this information in large print, in audio formats or have it translated into another language. Please call or Allocations Policy 12

13 Appendix A The Banding Scheme Applicants will be categorised into 1 of 3 bands according to their circumstances: Band A The highest priority band to assist those in urgent need of affordable housing as a result of statutory requirements or due to serious risk to their health, safety and wellbeing, including grounds relating to disability categorised as: those to whom the Council has accepted a homelessness duty under Section 193(1) of the Housing Act 1996 as amended (applicants who are homeless, eligible for assistance, with a priority need and are not homeless intentionally); people with an urgent medical need, including grounds relating to disability, as assessed by the Council's medical adviser, classified as: o where the health, including grounds relating to disability, of the applicant or a member of their household is critically affected by their housing and where moving to alternative accommodation will improve their health; or o where the applicant or a member of their household cannot be discharged to their existing home from hospital. people with multiple types of housing need qualifying with seven or more criteria for inclusion in Band B; Living in statutorily overcrowded accommodation as defined by the Housing Act 1985; Living in accommodation that has been assessed by an Environmental Health Officer to have an immediate risk of serious harm to the health and safety of any of the occupiers with no effective remedy to the situation. Existing RSL tenants wishing to transfer to a smaller home to enable their current property to be let to someone else in need Applicants to whom a duty is accepted under the Rent (Agriculture) Act 1976; Band B People who have a local connection and a high priority for housing, but whose need is less urgent. This includes applicants: Living in supported housing who are ready to move on; Needing to move to receive care and support from a family member; Lacking one or more bedrooms for the size of the household but where this does not meet statutory requirements; Living in temporary or insecure accommodation with notice to leave; Lacking kitchen facilities; Lacking a bathroom/shower; Lacking a WC; Lacking a living room; Having a medical need, including grounds relating to disability, assessed by the Council's medical adviser where the health of the applicant or a member of their Allocations Policy 13

14 household is affected by their housing and moving to alternative accommodation will improve their health; Living apart, where a family is living in separate homes because they have no home where they can all live together and when they had previously lived together as a family; Sharing facilities (kitchen, bathroom and wc) with people they do not know or who are not related to them; Having no fixed abode; In tied accommodation where there is less than two years before they are due to leave; In unaffordable accommodation; To whom a duty is owed under the Housing Act 1996 (other than under Section 193(1)) or Housing Act 1985 or who are occupying accommodation secured by the Council under s. 192(3); Living in accommodation that has been assessed by an Environmental Health Officer to have an immediate risk of serious harm to the health and safety of any of the occupiers where there is an effective remedy to the situation but rehousing is the most appropriate option. Band C A general band for those applicants who are eligible but do not meet the criteria for inclusion in bands A or B. The information given on the application form will be used to determine in which band, to place applicants. We may carry out a home visit or ask the applicant to attend the office to verify information. Once an application has been placed in a band, the position in that band will depend on the date the application was received i.e. if an application was received a year ago it will be in a higher position than one received less than a year ago in the same band. When an empty home is available several factors will be considered in deciding to whom it should be allocated, including: What size household the property is suitable for; Whether there are any restrictions on who can be offered the property; Who is in the highest position on the housing register for this type of property; Whether we can free up another urgently needed property by transferring an existing tenant into this empty home; Whether we can make best use of the housing in the area by transferring an existing tenant to this property, perhaps moving someone who has more bedrooms than they need to a smaller home. When nominating to an empty home, we will first look at the longest registered applicant in Band A, then Band B and so on. We will ensure the most appropriate allocation is made based on housing need but we will aim to allocate vacancies fairly across all bands. We will use an allocations plan to do this. There are circumstances where we have to consider factors other than the banding system when allocating properties: We will usually nominate people over 60 to sheltered housing vacancies, We will make every effort to allocate properties that are purpose-built or adapted for disability to applicants most suited to the property. Allocations Policy 14

15 The original Planning Permission for a development may specify that homes can only be let to certain categories of applicant, for example in rural locations tenants may have to have a specific local connection. Allocations Policy 15

16 Appendix B The Nomination Forms Please see below the three nomination forms: The request for a nomination from the partner Registered Social Landlord; The nomination sent to the Registered Social Landlord on behalf of West Dorset District Council; The nomination results form returned by the Registered Social Landlord. Allocations Policy 16

17 West Dorset REQUEST FOR A NOMINATION Date of Request: To: From: RSL: Request Number: Tel. no. Tel.no: address: PROPERTY DETAILS: Supported: General Needs: Sheltered: Full Address: Rent per week Date property available: (please estimate if date unknown) Property type: (Bedsit, Flat, House, Bungalow, Maisonette) Assured/Assured Shorthold Tenancy Number of bedrooms: Double Single Is there potential for a ground floor room to be Yes No used as a bedroom: Is there a ground floor wc: Yes No Are stairs suitable for stairlift: Yes No Steps to property: Yes No Can steps be ramped: Yes No Disabled adaptations: (If yes please give details) Wheelchair access: Garden: (Communal, Private, None) Yes Into property Are parking facilities available: Yes No Pets allowed: Yes No Nearby facilities: Bus Stop Yes/No Office SHELTERED FACILITIES: Post No Within property Shops School Doctors Library Age restrictions: Resident Scheme Manager: Yes No Pull cord for Emergency Assistance: Yes No FLATS ONLY Floor Level: (Ground, First, Second, Third or higher) Is there a communal lift: Yes No SECTION 106/Local Lettings Plan Is there a relevant Section 106 Agreement: (If yes, please attach details) Is there a relevant Local Lettings Plan: Yes No ADDITIONAL INFORMATION Eg Support Group Yes No Allocations Policy 17

18 West Dorset NOMINATION FORM Nomination to: Date of nomination request: Property nominated to: Nomination from: Date nomination completed: DETAILS OF NOMINEE(S) Name: Date of Birth: Address: Current RSL: Telephone Number: Address: Mobile Number: FAMILY DETAILS Name Relationship to nominee/s Date of birth Sex Homeless / Waiting List / Transfer Housing/Transfer Application Number: The reasonable preference criteria under which the applicant has been nominated: Support/Care Needs: Including name & tel No of any support worker involved Rent Arrears History: Including name of former RSL, amount of arrears and details of any repayment plan. 3.1 Anti-Social Behaviour History (including violence towards staff): Additional Information: Ethnic Monitoring: White Mixed Asian/Asia Black/Black British British British White & Black Indian Caribbean Chinese Chinese/Other Ethnic Group Allocations Policy 18

19 Irish Other Question Refused Caribbean White & Black African White & Black Asian Other Pakistani African Other Bangladeshi Other Other Allocations Policy 19

20 To: West Dorset NOMINATION RESULTS Nominee: Nominated to: (address) Appln no: From: RSL: Date: RESULT Accepted? YES Tenancy Start Date: Type of tenancy offered: Accepted? NO Full reasons why RSL can not accept nominee: Refused by nominee: Reason for refusal: Please note: WDHAC West Dorset will require Housing a copy Advice of the Centre refusal/offer requires letter a copy sent of to the the refusal applicant. or offer letter sent to the nominee. Allocations Policy 20