MIDLOTHIAN COUNCIL HOUSING ALLOCATION POLICY

Transcription

1 MIDLOTHIAN COUNCIL HOUSING ALLOCATION POLICY VERSION: April 2013

2 INDEX 1. Applying for a House 2. Making Offers of Housing 3. Description of Groups 4. Making Offers of Immediately Available Homes 5. General Issues 6. Monitor and Review 7. Appeals and Complaints 8. Points Awards and Group Targets

3 THE HOUSING ALLOCATION POLICY AIMS AND PRINCIPLES The purpose of this policy is to ensure that everyone who applies to Midlothian for housing is treated fairly, consistently and with respect. Our policy aims to promote equality and diversity, by eliminating discrimination between persons on grounds of race, colour, ethnic and national origins, marital status, domestic circumstances, gender, sexuality and transgender, age, class, ethical or religious belief, basic skills, disability, trade union activity or long term unemployment. The aims and objectives for our Housing Allocation Policy are that: It will be as clear, simple and as understandable as we can make it. It will give greatest priority to people with housing need, in particular: a. Homeless households. b. People living in poor housing conditions (i.e. Below the Tolerable Standard: BTS). c. People who are overcrowded. d. People who live in houses or areas which are causing them stress (e.g. suffering harassment or racial or domestic abuse, people who need to live close to carers or support). e. People who have a medical reason for re-housing. f. People who are under-occupying a social-rented house. The allocation of our housing is based on housing need as defined in the legislation, the Housing (Scotland) Act Applicants are placed into one of 3 groups depending on their current circumstances and need. Homeless General Needs Choice Homeless This group contains applicants who have been assessed as unintentionally homeless. The group also contains applicants leaving HM Forces and those living in tied accommodation. People leaving prison are also included. General Needs This group contains all applicants assessed as having a housing need in terms of the Housing Allocation Policy. Choice Applicants in this group are those assessed as adequately housed in our Housing Allocations Policy and have no needs points.

4 Guidance on how to complete the application is included in the form. Please refer to it as you go through the form, and if you have any questions, please speak to someone at the Allocations Team, Tel: Please also ask us if you would like us to help you to complete the form. The details you give on your form will be used to work out how many points you will be given. Please also be very accurate when you are telling us what kind of a house you want. We will use this information when we are making offers to you. If, for example, you tell us that you only want a house on the ground floor, then that will be the only type of house we will offer you. You can also tell us if you want us to give your name to housing associations that have properties in Midlothian. We will be able to nominate you for appropriate houses when a housing association asks us to give them names from our waiting list. You will then be considered according to each Housing Association's policy when they are allocating their houses. If you are housed by another landlord you will be given the opportunity to either have your application reviewed or to have it cancelled. It is very important that you give us as many contact details as possible because we may want to telephone you if there is anything else we need to know about your application, or if you have missed some details off your form. From receipt of a completed form, we will assess your application and write to you telling you that your name is now on our waiting list within 15 days. Your letter will advise you of the size, type and location of the accommodation you have chosen along with the group we have placed you in and any points awarded. The letter will also contain some advice on your prospects of being housed. Please check the details to see they are correct and let us know if there is anything that needs changed. 1. APPLYING FOR A HOUSE 1.1. We aim to make the application process as straightforward and as accessible as possible. We will achieve this by: Making application forms available in appropriate formats at the Housing Office and on the Council s website: Accepting applications from anyone aged 16 or over who wishes to live in Midlothian. Ensuring that all applications are acknowledged, registered and assessed. Allowing applicants to choose the type of housing in areas they would prefer. Setting a qualifying age for sheltered housing of 60 and amenity housing of 55. Offering applicants help to complete their form if required. Providing advice and information in appropriate formats on the availability of houses in Midlothian, as well as applicants housing prospects and housing options Processing an Application Upon receipt, applications will be acknowledged, registered and assessed. Points will be awarded to reflect the applicant s housing need as set out in the Housing Allocation Policy. Applications will then be placed in their priority group.

5 Applicants will be advised of the points awarded, how they have been calculated and how to appeal if they feel they have been treated unfairly. Applicants will be advised of where they can get further advice and information about their housing needs. At the time a pre- allocation is being assessed the applicant s previous addresses will be confirmed and a check carried out for any outstanding debt related to a tenancy where there is no existing agreement to repay. Applications will be placed on the Waiting List, or applicants held as Suspended on the list for those who will not be considered for housing at the present time Joint Applications Midlothian Council accepts joint applications from persons aged 16 or over who wish to be housed together. Where joint applications are not members from the same family, no more than 2 joint applicants may apply as otherwise a House in Multiple Occupation (HMO) is created in a tenancy. HMO occupation has specific regulations to comply with. Joint Applicants do not have to be living at the same address to apply, but each will have to supply details of their present circumstances, so that their application for housing can be assessed. Any priority for housing will be based on whichever applicant has the greatest need to ensure they are awarded the highest number of points possible. Should their circumstances change, and they no longer wish to be re-housed together, a new assessment will be carried out for each applicant. The original applicant will be entitled from the date they first applied. The former joint applicant will have their own form effective from the date they joined the former joint application Review of Application All applications for housing will be reviewed annually. For those applicants who have been suspended, their applications will be reviewed at least once a year. Applicants will be contacted to check if their circumstances have altered and if they wish to remain on Midlothian s Waiting List. Applicants can make changes to their housing application at any time. This can be done by telephone, by , in person or in writing. In all contact we have with applicants we will advise them that it is their responsibility to inform the Council if their circumstances change Cancellations Applications may be cancelled in the following circumstances: At the applicant s request, and a letter of confirmation will be sent to the applicant. In the event of failure to respond to correspondence. In the event of no contact to a telephone call a follow up letter will be sent. On the death of the applicant. When the applicant has been re-housed by the Council or Housing Association (RSL) or in a Mutual Exchange that meets the household needs. Where an application is cancelled the applicant has the right to appeal where appropriate. When considering an appeal the applicant s circumstances will be taken into account.

6 Where an appeal is successful the application will be reinstated with the date of the current form. It is the applicant s responsibility to advise us of a change in circumstances to allow us to re-assess their application. Where an applicant deliberately makes a false statement in order to gain access to housing, or withholds important information, their application will be cancelled. The Council will take action to repossess a tenancy that has been gained by the tenant providing false and misleading information in respect of their housing application Transfer of Applications On notification of an applicant s death, the application will automatically be transferred to the surviving spouse or partner as long as they were living with the applicant at the time of their death. Where there is no surviving spouse or partner, the application may be transferred to any other person named on the application form, provided the person is aged 16 or over and has been resident with the applicant for at least 6 months prior to the applicant s death Relationship Breakdown In the event of a relationship breakdown, where the partners wish to be housed separately, the following will apply: Where the application is in joint names, and they no longer wish to be re-housed together, a new assessment will be carried out for each applicant. The original applicant will be entitled from the date they first applied. The former joint applicant will have their own form effective from the date they joined the former joint application. Where one of the partners wishes to leave the household and apply for housing, they can submit a new application form in their own name, which will be assessed according to their current circumstances Suspended Applicants The Council holds applicants who are not actively seeking housing at the present time, or who, through the pre-tenancy checking process are suspended. The reasons are: Applications suspended at the applicant s own request. Applicants living in tied accommodation until served with a Notice to Quit. Applicants currently serving a custodial prison sentence; six months prior to an applicant s release their form can be activated. Where we are awaiting further information from the applicant before a priority can be awarded. Applicants who are suspended through the pre-tenancy checking process. Applicants held on this list can make changes to their application. Where a change in circumstances is made which could affect their priority, the Allocations Team will review the application to ensure any priority awarded is accurate and up to date.

7 Where applicants who are suspended at their own request or are living in tied accommodation later activate their application, they will be placed on the waiting list with their original date of application. Similarly, where an applicant has been suspended awaiting the award of a priority, the original application date will be given. The Council will only suspend applicants with debt related to a tenancy more than onetwelfth of the annual rent owed in respect of the tenancy. Applicants who are maintaining a repayment agreement to less than that debt value, or have a debt related to a tenancy and who have signed an agreement to repay will be placed on the waiting list. Applicants may also be suspended where there is evidence of anti-social behaviour or a breach of tenancy. The Council will not suspend applicants who have been given a homeless priority. If the application is suspended, the applicant will receive written confirmation of the following: The reason why they will not be offered housing now. An explanation of the next steps in the process. The steps they can take to resolve the problem. Advice on when their case will be reviewed. Their right to appeal the decision Pre-Tenancy Checks All valid applications will be accepted to the waiting list. A pre-tenancy check will be carried out for all applicants prior to making an offer of housing. These checks will be carried out to confirm current housing circumstances and check that, where appropriate, their current tenancy is being maintained to a satisfactory standard. This may include carrying out home visits or seeking references from other social registered landlords and registered private landlords. Checks will be carried out for evidence of debt related to a tenancy, evidence of anti-social behaviour or other breach of tenancy. Where information indicates the applicant will not be able to maintain a tenancy straight away, the application may be suspended for a period of time to allow further investigation, or to allow a support package to be put in place, or to allow the applicant to take the necessary steps to resolve their problem. Where an applicant, or a member of their household, has been evicted as a result of anti-social behaviour within the past 3 years, they will be offered a Short Scottish Secure Tenancy with support. Applicants who have a debt related to a tenancy and who have signed an agreement to repay will be placed on the waiting list. This agreement will be monitored. The applicant will remain on the active waiting list but offers of housing will be dependent on evidence of satisfactory repayments. Where there is evidence of anti-social behaviour which is not regarded as being serious, the applicant may remain on the active waiting list and have their behaviour monitored. No offer of housing will be made unless the improved behaviour is considered satisfactory by the Estates & Community Safety Manager.

8 2. MAKING OFFERS OF HOUSING 2.1. Information to be considered when making housing offers. In accordance with the relevant legislation: Housing (Scotland) Act 1987 and Housing (Scotland) Act 2001, when allocating housing, Midlothian Council cannot take account of: The age of the applicant, provided they are aged 16 or over. The length of time the applicant has lived in Midlothian. The income of the applicant and their family. Whether they own or have owned a property. Whether the applicant is living in the same house as a spouse or partner. Whether a judicial separation or divorce has been obtained. Rent arrears or other tenancy related debt from a house where the applicant is/was not the tenant, there is no debt still outstanding, or the amount due is less than one month s rent. Any outstanding debts, including Council Tax, due by the applicant or their household that are not related to a tenancy. Offers of housing will be made reflecting applicants assessed housing need. No offers will be made to applicants who have not passed the pre-tenancy check Size of Housing Applicants will only be offered the size of property their household needs, dependent upon demand for housing. However, the actual house size required will be taken into consideration when allocating properties. When deciding between applicants with the same number of points, priority will be given to the applicant whose household will make best use of the number of bedrooms the property has. Any permanent member of the household who is temporarily absent is still included in the household for the purposes of assessing the size requirements. Minimum Household Sizes for Midlothian Council Housing Property Size Bed Space Household Size Studio. Single 1 person 2 Apt (1 bedroom) 1 person Single 1 person 2 Apt (1 bedroom) 2 person Double 1 person or couple 3 Apt (2 bedrooms) 3 person 1 Double and 1 Single Single parent/couple with one child/pregnant woman 3 Apt (2 bedrooms) 4 person 2 Double Single parent/couple with1 child or 2 children of the same sex/pregnant woman 4 Apt (3 bedrooms) 4 person 1 Double and 2 Single Single parent/couple with 2 children 4 Apt (3 bedrooms) 5 person 2 Double and 1 Single Single parent/couple with 2 or 3 children 4 Apt (3 bedrooms) 6 person 3 Double Single parent/couple with 2, 3 or 4 children, provided that no

9 more than 2 children of the same sex have to share a bedroom 5 Apt (4 bedrooms) 6 person 2 Double and 2 Single Single parent/couple with 4 children 5 Apt (4 bedrooms) 8 person 4 Double Single parent/couple with 4 to 6 children, provided not more than 2 children of the same sex have to share a bedroom 6 Apt (5 bedrooms) 5 Double Single parent/couple with 6 to 8 children provided that not more than 2 children of the same sex have to share a bedroom 2.3. Definition of a Family For the application of the Housing Allocation Policy the term family is used as defined in the Housing (Scotland) 2001 Act. The Act defines a family as: A single adult, a married couple or a couple, regardless of sex, living as if married. Their children, parents, grandparents, grandchildren, brothers, sisters, uncles, aunts, nephews and nieces. A child raised or treated by the partner as if their own, even if the child is not related to them, shall be considered part of the family. Two unrelated households or people who apply for housing will be considered as one household if requested by them. An application for housing containing any of the above family relationships will be accepted as a household which can be given a priority reflecting their needs. It may be that the applicant does not currently live with their extended family or have not yet taken guardianship of an adopted or foster child or as kinship carer but wishes housing to accommodate them all together and they would be offered a Short Scottish Secure Tenancy initially until the carer was settled. 3. DESCRIPTION OF GROUPS The Housing Allocation Policy is based on housing need, and a Group & Points system is used to assess applications. A summary of the points awarded and the targets for each group is detailed at Section 8. There are 3 main target groups for letting houses. These groups are:

10 Homeless: Target is 45% of all Council lets. Homeless applicants account for a growing proportion of the waiting list as a result of legislative changes. General Needs: Target is 40% of all Council lets. The General Needs Group is formed by those applicants who have a variety of housing needs. It will include householders who are overcrowded, or are under occupying their present housing, those with medical priorities and those who are living care of but want their own tenancy. This is likely to be the largest group of applicants. Choice Target is 15% of all Council lets. The Choice group will comprise of non-council applicants who have no identified housing need, but would like a Council tenancy and also Council tenants who are adequately housed but would like another house. A description of the groups is outlined below and the points awarded to each priority need are detailed in Section Homeless households Midlothian Council has responsibilities in relation to homeless households, people threatened with homelessness and the prevention of homelessness. Services to homeless households or those threatened with homelessness are based on current legislative requirements and the Government s Code of Guidance. This group will consist of those applicants who have been assessed as being unintentionally homeless or threatened with Homelessness under the terms of the Housing (Scotland) Act 1987 and the Homelessness, etc (Scotland) Act Unintentional homeless applicants who have a priority need will be awarded 97 points. Homeless applicants will be entitled to additional points where they have priority medical needs that are not related to the award of their homelessness. Applicants who are vulnerable as a result of having been discharged from a hospital or prison will be assessed under the terms of the Homelessness Etc. (Scotland) Act Appropriate points will be awarded three months prior to discharge. Applicants who are discharged from HM Armed Forces will be assessed under the terms of the Homelessness Etc. (Scotland) Act Appropriate points will be awarded three months prior to discharge. Serving members of HM Armed Forces who have lived in Midlothian Council area prior to joining the forces, or who have a spouse or partner who have lived in Midlothian Council area, or where the applicant or family have been resident in Midlothian Council area for at least 3 years while on service will receive Forces points on their application at 1 point awarded for each 2 months from the date of enlistment.

11 Tied applicants will be assessed as homeless from receipt of a Notice to Quit, or of written confirmation from their employer that they are required to vacate their tied accommodation within three months. Applicants may be given a priority under the terms of current homeless legislation depending upon their vulnerability and circumstances. 3.2 General Needs Applicants within this group will include the following categories. Under-Occupation and Overcrowding When determining whether under occupation or overcrowding points can be awarded, reference must be made to the Household size table. Under-Occupation Points will be awarded to Midlothian Council house applicants who are under- Occupying. For the purposes of this calculation, the extent of under-occupation will relate only to the difference between the number of bedrooms in the applicant s current accommodation, and the number of bedrooms required from their application. Overcrowding Points will be awarded to applicants who are currently living in overcrowded conditions. A household is regarded as being overcrowded if an applicant does not have all the bedrooms they need for their household. Excluding kitchen and bathroom, a household s requirements are for a living room plus bedrooms as follows: One single bedroom where it will be occupied by only one person. In addition: One double bedroom for: o A single person, couple, single parent or pregnant single woman. o Two children of the same sex. o Two children of different sexes under the age of 10. o Two siblings of the same sex under the age of 16. We will treat a second public room, such as a dining room, as being a bedroom for the purposes of this calculation, which is in accordance with the relevant legislation. No overcrowding points will be awarded to any applicant who intentionally overcrowds their house because they have allowed other people to move into their accommodation. In some circumstances extra persons may join an existing household and the house becomes overcrowded. Where such a circumstance occurs, overcrowding points will be awarded to either the main household or the second household but not both. People Living in Sub-Standard Housing Conditions This refers only to housing which is below the tolerable standard (BTS) as defined in the Housing (Scotland) Act For an applicant to be awarded points their accommodation must fail one or more of the following measures:

12 Is structurally stable. Is substantially free of rising and penetrating damp. Has satisfactory provision for natural and artificial lighting, ventilation and heating. Has an adequate supply of piped and wholesome water available in the house. Has a sink provided with a satisfactory supply of both hot and cold water within the house. Has a water closet available for the exclusive use of the occupants of the house and suitably located within the house. Has a fixed bath or shower and a wash hand basin each supplied with a satisfactory supply of both hot and cold water and suitably located in the house. Has an effective system for the drainage and dispersal of both foul and surface water. Has satisfactory facilities for the cooking of food within the house. Has satisfactory access to all external doors and outbuildings. Environmental Health services will be requested to confirm all cases of BTS properties. Where an applicant is found to be living in housing below the tolerable standard as outlined above, their application will be awarded 97 points. Independent Living - Non-Householders Applicants who are staying with family, friends or as lodgers or sub-tenants and who wish to have their own tenancy. Applicants who have been assessed as homeless will not be awarded additional points under this category. Applicants who have no fixed address or who are sleeping on the floor or sofa will be assessed under the terms of the Homelessness, etc (Scotland) Act Medical Reasons for Re-Housing To qualify for medical points an application must have been assessed by the Council s Community Health Specialist according to assessed need. Points will only be awarded if the applicant s current housing is wholly unsuitable for their health needs and it is not possible to provide cost effective adaptations to alleviate the problems. In order for health priority points to be awarded at least one of the following criteria must be met: Internal access The applicant is unable to access essential areas within the home e.g. WC upstairs and can t manage stairs even with a stair lift, or where a stair lift cannot be installed. External access The applicant lives in an upper floor property and cannot manage stairs, or stays in a ground floor property where it is not possible or practical to provide a ramp or alter steps.

13 Bathing The applicant is unable to use standard facilities and it is not possible or practical to adapt the current property to provide the type of bathing facility required. Additional room An additional room is required for a live in carer or other exceptional circumstances relating to the applicant s health needs. Heating The applicant s health condition is exacerbated by particular characteristics of the property such as dampness or dry heat and it is not possible to remedy the identified problems. Applicants with serious mental health conditions will only be awarded priority if professionals involved in their care can demonstrate clearly how re-housing will significantly improve the applicant s condition. Applicants suffering from drug or alcohol addiction need to demonstrate that they are currently participating in a recognised rehabilitation programme in order to be considered for assessment for health priority. Clear evidence must be supplied by a professional involved in their care that re-housing will make a significant contribution to their recovery. Specially Adapted Housing (Including Sheltered, Very Sheltered, Extra Care Housing, Amenity and Disabled Adapted Housing). Applicants for specially adapted housing will have their medical needs assessed by the Council s Community Health Specialist and will be awarded points to reflect their need. These applicants may also be eligible for points to reflect other defined housing need. Applications for sheltered housing are invited from people aged 60 years or more, and in amenity housing aged 55 years or more. An applicant for sheltered or amenity housing can also apply for mainstream housing. An applicant awarded points for specially adapted housing can only use these points towards the allocation of that type of property. In Disabled Adapted Housing, Very Sheltered Housing and Extra Care Housing, one-to-one matching of applicants to housing will operate. Particular Needs Applicants in this category will not require specially adapted housing, but owing to a mental illness, learning disability, sensory impairment or other incapacity, may require housing of a particular size, type or location to suit their needs. Points will be awarded after a medical assessment and, where appropriate, points for a social reason, for those categories and as applicants who require housing under this category will have their medical needs assessed and agreed by the Community Health Specialist, points will be awarded to reflect the applicant s level of need and recommendations regarding suitable housing will be taken into account when offers of housing are made.

14 Social Need o Racial Harassment. Points can be given at discretion of the Director after gaining the appropriate advice. In extreme or emergency situations, the applicant may be referred to the Homelessness Team. o Receive support or give care. Points will be awarded at the discretion of the Director. Evidence that such a move is necessary would be required from a relevant authority. Medical points cannot be added if awarded for the same reason as social points. o Victims of Domestic Abuse. Points to be given at discretion of the Director as appropriate as in specific situations the applicant may be referred to the Homelessness Team. Waiting Time Points 1 point for each 2 complete months on list (only where you are not adequately housed). No maximum number limit. Management Transfer Management Transfers should be the exception to the rule and only granted where there is a serious risk to the tenant should they remain in the current tenancy or where, for compelling and exceptional reasons, we wish to re-house the applicant as a matter or urgency. In granting a Management Transfer, the Director must be satisfied that the proposed transfer will resolve or significantly alleviate the problem and that the tenant would not be otherwise re-housed in a reasonable timescale through the Housing Allocations Policy. Tenants may be offered a transfer at the discretion of the Director for an exceptional situation requiring emergency re-housing. This will be to a house which is appropriate to the applicant s requirements and similar in terms of demand. Any application currently held by the applicant will be re-assessed after the transfer has been agreed. Where the Management Transfer has met their needs, if the applicant wishes to remain on the list, they will be re-assessed according to their new circumstances and will be given a new date of application. Where the move does not meet their assessed housing need, their original application will be retained. No other points can be added to a Management Transfer as they will be given an award of 250 points to reflect the severity of their circumstances Choice This group will include applicants who currently have no defined housing need. These will be ranked in date order. Applicants from this group may be offered housing if the resultant vacancy will release a house for someone in one of the priority groups. Applicants from this group will also be considered for Immediately Available Homes.

15 4. MAKING OFFERS OF IMMEDIATELY AVAILABLE HOMES We classify a property as an Immediately Available Home in the following circumstances: When there is no demand for a particular empty property, or The property has been formally offered and refused twice, or The property has been available to let for 6 weeks or longer Properties considered to be Immediately Available Homes will be let as deemed appropriate by the Director but will take account of interested applicant s number points awarded and their housing need. 5. GENERAL ISSUES 5.1. Number of Offers To achieve consistency across groups, all applicants will be entitled to 2 formal offers of housing. Applicants will have the right to appeal against offers of housing made. Where 2 reasonable offers are refused, the application will remain on the waiting list, but no further offers will be made for a period of 12 months. Where an applicant s circumstances change, their case will be reviewed by the Allocations & Homelessness Manager to determine if further offers are appropriate Incentive to Move Scheme The Council offers a grant to Midlothian Council tenants who move to a smaller property, by 2 bedrooms or more, owned by the Council or a Registered Social Landlord (Housing Association) within Midlothian, through normal letting or by a mutual exchange. This grant payment is designed to encourage Midlothian Council tenants living in underoccupied situations to downsize and release family sized housing. Further details are available from the Allocations Team Mutual Exchanges A Mutual Exchange is when 2 or more tenants agree to swap housing accommodation. Their landlords must agree to the exchange. Anyone who has a Scottish Secure Tenancy can apply. This includes tenants of: A Council in Scotland A local authority in the United Kingdom A registered social landlord or housing association in the United Kingdom A water authority in Scotland The Council participates in Homeswapper as its web-based mutual exchange partner to provide Midlothian Council tenants with a simple, safe and effective way to exchange homes with other council tenants and registered social landlords. Council tenants are able to use the service for free. You can view homes to swap online via

16 The Homeswapper Scheme offers: A UK-wide database of people who want to swap their home. Operates in much the same way as a mutual exchange. For secure tenants of a Council, registered social landlord or housing association. For tenants who wish to swap houses with another tenant anywhere within the UK. Registration is by application form. Matching process is carried out by Homeswapper staff, not by Council staff. Provides a list of applicants wishing to move to this area for Immediately Available Homes can also be listed on this service for interested applicants. We will provide the opportunity for secure tenants to exchange their home where they do not have access through the Homeswapper Scheme. Once you have found someone to exchange with, you need to contact the Allocations Team to arrange to complete the application. If you want to exchange with someone who is not a Midlothian Council tenant, you also have to apply to their landlord. We will carry out a pre-tenancy check on both applicants, and require both to have a clear rent account and not subject to ongoing action for antisocial behaviour prior to the exchange being approved. We will not refuse an application for a mutual exchange without good reason Local Letting Initiatives In order to allow flexibility where target performance shows that there are difficulties in letting houses of a particular size, or in a particular area, or where we need to find houses for applicants who need to be housed in a specific area, local lettings initiatives may be operated. When setting up these initiatives, regard will be taken of the legislative requirements. Local tenants, residents and Elected Members will be involved in the development of local letting initiatives, in accordance with the Council s Tenant Participation Strategy and details of the scheme will be advertised. We will monitor local lettings initiatives in order to assess their effectiveness. 6. MONITOR AND REVIEW The Council will review this Housing Allocation Policy every 2 years together with tenant representatives in accordance with the Tenant Participation Strategy. It will also be monitored regularly to ensure that equality requirements are met in terms of access to and allocation of housing.

17 Midlothian Council will operate the Housing Allocation Policy according to these rules and the relevant legislation. To make sure this happens: Applications are checked for accuracy Application pointing is checked by another officer Every offer of housing is checked by another officer Assessments and housing offers are recorded Managers regularly review staff performance and managers are also reviewed There is an appeals process and a customer complaints procedure 7. APPEALS AND COMPLAINTS 7.1. Service users who feel that they have been treated unfairly or are unhappy with the level of service they have received, can complain using the Corporate Complaints Procedure. We will assist service users wherever necessary to complete complaint forms and associated documentation. We will monitor the number of complaints we receive, analyse the data and use our findings to improve our future performance Service users who are unhappy with the decision we have made in their case can appeal against the decision using the Appeals Process. We will assist service users wherever necessary to complete appeals forms and associated documentation.

18 8. POINTS AWARDS AND GROUP TARGETS Points Group Points awarded Homeless Group: Lettings target is 45% Homeless priority 97 Tied housing with notice to quit Members or former members of HM Forces with discharge date or a notice to quit Housing which is Below the Tolerable Standard (BTS) Released from prison or who are within 3 months of release General Needs Group: Lettings target is 40% Under-Occupation and Overcrowding When determining whether under occupation or overcrowding points can be awarded, reference must be made to the Household size table. Under-Occupation Points will be awarded to Midlothian Council tenants. o Under occupation by 1 bedroom 30 o Under-occupation by 2 bedrooms 60 o Under-occupation by 3 or more bedrooms 90 For the purposes of this calculation, the extent of under-occupation will relate only to the difference between the number of bedrooms in the applicant s current accommodation and the number of bedrooms required from their application. Overcrowding Points will be awarded to applicants who are currently living in overcrowded conditions. Points will be awarded as follows: o Where the requirement is for one more bedroom 30 o Where the requirement is for 2 more bedrooms 60 o Where the requirement is for 3 or more bedrooms 90 A household is regarded as being overcrowded if an applicant does not have all the bedrooms they need for their household. Excluding kitchen and bathroom, a household s requirements are for a living room plus bedrooms as follows: One single bedroom where it will be occupied by only one person. In addition: One double bedroom for: o A single person, couple, single parent or pregnant single woman. o Two children of the same sex. o Two children of different sexes under the age of 10. o Two siblings of the same sex under the age of 16. We will treat a second public room, such as a dining room, as being a bedroom for the purposes of this calculation, in accordance with the relevant legislation. No overcrowding points will be awarded to any applicant who intentionally overcrowds their house because they have allowed other people to move into their accommodation.

19 Residency/Employment Points 20 Where an applicant is permanently employed or is resident in Midlothian Current Housing Circumstances Points (only one of the following will be awarded) 30 Living care of family or friends Insecure current accommodation, i.e. short assured tenancy Landlord harassment but confirmation can remain in property Condition of Property Points 10 Lack of facilities - where a property does not have: Kitchen/cooking facilities Toilet (within the house) Bath or shower Or shared facilities where an applicant shares facilities with another household 5 Kitchen/cooking facilities Toilet Bath or shower Insecure tenancy 30 Independent Living Non Householders 30 Sub Standard Housing Points 10 Environmental Health inspection required prior to these points being awarded. Separate assessment from the Below Tolerable Standard property points. Where a property has rising or penetrating damp. Where a property does not have an effective system for drainage and disposal of foul water Medical Health Priority in Allocations Points will only be awarded if the applicant s current housing is wholly unsuitable for their health needs and it is not possible to provide cost effective adaptations to alleviate the problems.

20 Current health priority points are Category A points Category B - 50 points In order for health priority points to be awarded at least one of the following criteria must be met: Internal access The applicant is unable to access essential areas within the home e.g. WC upstairs and can t manage stairs even with a stair lift (or where a stair lift cannot be installed). External access The applicant lives in an upper floor property and cannot manage stairs, or stays in a ground floor property where it is not possible or practical to provide a ramp or alter steps. Bathing The applicant is unable to use standard facilities and it is not possible or practical to adapt the current property to provide the type of bathing facility required. Additional room An additional room is required for a live in carer or other exceptional circumstances relating to the applicant s health needs. Heating The applicant s health condition is exacerbated by particular characteristics of the property such as dampness or dry heat and it is not possible to remedy the identified problems. Applicants with serious mental health conditions will only be awarded priority if professionals involved in their care can demonstrate clearly how re-housing will significantly improve the applicant s condition. Applicants suffering from drug or alcohol addiction need to demonstrate that they are currently participating in a recognised rehabilitation programme in order to be considered for assessment for health priority. Clear evidence must be supplied by a professional involved in their care that re-housing will make a significant contribution to their recovery. Particular Needs Applicants in this category will not require specially adapted housing, but owing to a mental illness, learning disability, sensory impairment or other incapacity, may require housing of a particular size, type or location to suit their needs. Points will be awarded after a medical assessment and, where appropriate for a social reason, for those categories and as applicants who require housing under this category will have their medical needs assessed and agreed by the Community Health Specialist. Points will be awarded to reflect the applicant s level of need and recommendations regarding suitable housing will be taken into account when offers of housing are made.

21 Social Need 30 o Racial Harassment. Points can be given at discretion of the Director after gaining the appropriate advice. In extreme or emergency situations, the applicant may be referred to the Homelessness Team. o Receive support or give care. Points will be awarded at the discretion of the Director. Evidence that such a move is necessary would be required from a relevant authority. Medical points cannot be added if awarded for the same reason as social points. o Victims of Domestic Abuse. Points to be given at discretion of the Director as appropriate as in specific situations the applicant may be referred to the Homelessness Team. Choice Group: Lettings target is 15% 0 No Needs Group is prioritised by date of application only.