Choice based lettings procedure

Lettings and transfer scheme

Housing Act 1996, Part VI as amended by the Homelessness Act 2002

This lettings and transfer scheme is Woking's allocations scheme as required by Part VI of the Housing Act 1996.

Eligibility for Woking's Housing Register

The Council maintains a Housing Register, and anyone aged over sixteen who is eligible may apply to join the register and will then have access to the Hometrak facility.

The level of priority given to an application will depend, in part, on whether the applicant lives or works full time (35 hours or more) in the Borough of Woking. If an applicant has a disability which means that full time work is not possible this may be waived on receipt of confirmation of the maximum number of hours they are able to work.

Applications which have been accepted under Section 193 Part VII as homeless because they have a local connection with Woking will be treated as if they are a Woking resident.

If the applicant is already registered as a part of a household on an existing application they will be required to remove their name from the original application if they wish to be considered as part of another application.

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Who can be considered part of the household?

People in the following categories will be considered members of the household.

a) Other members of the household

Persons who were part of the household at the date of registration and are still in occupation.

b) Partners

A partner who is living in a permanent relationship with the applicant and can prove that they have done for at least twelve months or are married and were not included on the original application. If an applicant is unable to live with their partner due to lack of accommodation they will be able to be included on as a member of the household if they are married, have a child together, can provide evidence that they have previously lived together, or can provide other confirmation that they are in a long term relationship.

c) Children

Children born since the registration date and dependent children (under 16) joining the household where it can be proved that the applicant is the sole legal guardian and that there is no other option for re-housing. Where there is another legal guardian a decision will be made on a case by case basis to agree where it is reasonable to expect the child to be part of the household.

d) Dependants

A dependant relative who has joined the household because they are unable to live independently and there are no other options for the family, e.g. the relative owns a property or occupies a property large enough to accommodate the family. Advice will be sought from social services on whether the relative needs to live with the family. Where this is not considered essential, other options, such as sheltered housing, will be discussed with the family before a decision is made by the Housing Needs Manager as to whether the relative should be included in the application or advised to make a separate Housing Register application.

e) Carers

A carer, where the applicant can demonstrate that a live-in carer is essential, one has been identified and has moved in with the household or is ready to do so when accommodation is made available and the Housing Needs Manager (in consultation with Social Services as appropriate) agrees that a carer is essential.

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Exclusions from the Housing Register

The following persons are not eligible for entry on the Housing Register for the allocation of social housing:

a) This applies to people who are asylum seekers or do not have recourse to public funds because of their immigration status.

or

b) If they, or any member of their household:

  • Has been guilty of serious anti-social behaviour and a possession order is being sought or has been obtained or (in the case of an applicant who is not Council or Housing Association tenant) behaviour which the council considers would entitle it, if they were a secure tenant, to obtain a Possession Order under S.84 of the Housing Act 1985 on any ground mentioned in Part 1 of Schedule 2 to that Act, other than ground 8.

  • Has assaulted a member of staff and an injunction is being sought or has been obtained.

  • Has knowingly given false or misleading information or withheld information that has been reasonably requested.

We will write to anyone who is being excluded from the Housing Register giving our reasons. A copy will be sent to other agencies involved in the case or if it is considered appropriate.

Applicants have a right to ask for a review of a decision to exclude them from the Housing Register (see Review Procedure at Appendix B).

A fresh application will be considered if:

i) the applicant's immigration status has changed, or

ii) the applicant can demonstrate good behaviour for at least a year, or

iii) the applicant or any member of their household knowingly gave false or misleading information or withheld information that was reasonably requested but this was over a year ago.

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Removing people from the Housing Register

A member will be removed from the register if:

  • it is found that they have never been or they cease to be a eligible person

  • they fail to re-register within three months of the anniversary of their registration (see Section 7, Re-registrations).

Before removing a person from the register, the Council will give them written notice. The notice will ask the person to provide information, which the Council requires to help them decide whether to remove them from the register. It will give 21 days for the applicant to provide the information and tell them that the Council may decide to remove them if the information asked for is not provided or there are reasons why they should be removed from the register.

Applicants will be notified in writing of their removal from the register with the reasons for it and their right to request a review of the decision (See Appendix B, Review Procedure).

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Registration process

a) All applicants requesting re-housing and tenants requesting transfer must complete an application form to be put on the Housing Register. However an eligible person may be registered without an application form in some circumstances, e.g. certain types of referral from Social Services, at the Council's discretion.

b) If the applicant is not an eligible person the Council will notify them in writing, giving the reasons for the decision and informing them of the right to request a review of the decision (See Appendix B, Review Procedure). A copy of the letter will be sent to Social Services if they are involved or if it is considered appropriate.

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Registration and initial assessment

If the Council is satisfied that the applicant is eligible to be on the register an initial assessment is made based on the information on the application form and any other information available. All those eligible will be assessed and placed in the appropriate bedroom and property type category and in one of the bandings in date order of registration.

We will write to all those who have been assessed as eligible to inform them that they have been registered and that they can bid for homes using either the Council's website or Hometrak automated telephone line. A list of locations that the free newssheet can be obtained at and an explanation of how to bid for properties will also be sent with the registration letter. The registration pack will contain the following information:

  • personal identification number (PIN)

  • priority band

  • band date

  • maximum number of bedrooms for which they can bid

  • who has been included as members of the household

  • applicants have a right to request a review if they consider any of their registration details to be inaccurate (see Appendix B for review procedure).

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Re-registrations (renewals)

Applicants must re-register annually to remain on the Housing Register and are sent a reminder letter within three months of the anniversary month of the last registration date.

Applicants are allowed one month after the reminder letter to re-register, following which the file is reviewed for other recent contact, e.g. telephone calls, interviews or correspondence. If the applicant appears to be vulnerable and / or to have a high priority we will make a visit if necessary. If there is no contact the applicant is notified that they will be removed from the register unless they make contact within seven working days.

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Priority bands (see also Appendix C for full listing of bands)

The six bands are:

  • Band A (emergency)

  • Band B (premium)

  • Band C (priority)

  • Band D (housing need)

  • Band E (low priority)

  • Band F (other).

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Change of circumstances

Applicants must keep Housing Services informed of any changes in their circumstances. If this results in a band change we will inform the applicant in writing of the new band, the reason for it and the applicable priority date, and of their right to request a review of this decision (see Appendix B, Review Procedure).

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Priority dates

The principle of the scheme is that no one should overtake existing applicants in a band. Priorities within bands will be on a date order basis, according to the date the applicant was placed into that band.

a) Moving up a band

  • Moving up a band - the date that the higher priority has been given is the effective date.

b) Moving down a band

  • Moving down a band - new priority date reverts to the date that applied when the applicant was previously in that band or any earlier date when they were in a higher band. The principle is that when moving down they should be awarded the earliest date that they were in the new lower band, or in a higher band.

Example 1 Priority date

The applicant applies to register in January and is awarded Band D January

In February applicant is awarded band B February

In March applicant is awarded Band A March

In April applicant is down graded to Band B February

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Special Circumstances.

Band A and C will only be given for a time limited period. Applicants placed in Band A will be expected to bid for the first available property of the type and size that they are eligible for. Applicants in Band C must make three bids during each six month period for suitable properties. These cases will be reviewed at regular intervals to check whether failure to apply for properties indicates that an applicant's case is not a genuine emergency.

There is a residual discretion for households whose defining features (including their cumulative needs) are deemed to be so exceptional that a higher priority band is deemed to be necessary. This would be decided by the Housing Needs Manager in consultation with the Housing Needs and Enabling Manager and will only be awarded where more than one member of the household would qualify for Band C or above.

Where the defining features of an application (e.g. need for a specifically adapted property) of an applicant are considered to be so exceptionally severe as to warrant immediate/imminent rehousing, there is a discretion to enable the household to be made a direct offer outside the scheme.

c) relevant dates

The relevant dates for the six bands are as follows:

Band A

Emergency medical from the date approved as emergency.

Severe hardship date from the date approved as emergency.

Band B

Date of application.

Band C

Date medical assessment made.

Date recommendation received from relevant agency.

Date of assessment of Special Needs Panel.

Date of report and recommendation from supported housing landlord or date of application whichever is the later.

Date of assessment for disrepair.

Date of acceptance as homeless.

Band D

Date that the relevant assessment is made.

Date accepted as homeless.

Date applied or date notified of bedroom deficiency whichever is the later.

Band E

Date of application or date of birth of child, whichever is the later.

Date of application or date notified of sharing facilities, whichever is the later.

Date of medical assessment.

Date of application or date need for care is confirmed, whichever is the later.

Date of application or date of offer of employment, whichever is the later.

Band F

Date of application.

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Assessments and banding decisions

Following the registration a decision will be made on what, if any, follow up action is appropriate, e.g. medical assessment form required, visit to assess condition of property, referral to Housing Options team (if there is a threat of homelessness). Housing Officers will make decisions about banding in the light of appropriate advice and the following guidelines. They will carry out a composite assessment of the needs of all members of households with multiple needs.

a) Medical needs

Applicants who indicate that they or anyone in their household have an illness or disability, which is affected by their current home, or who may be vulnerable on physical or mental health grounds and in need of settled accommodation are requested to complete a Medical Self-Assessment form. Housing officers will write to the GP, hospital consultant, or Occupational Therapist where appropriate and request further information. This information will be considered. Where appropriate housing officers will also seek advice from the Council's medical advisor.

Assessments relate to present housing on the state of health of the applicant or anyone in the household. In reaching a decision we will consider whether the overall effect on the household or any member of the household is sufficiently severe to warrant inclusion in a higher band.

Where a household is overcrowded and/or there are other adverse circumstances, the medical assessment will take into account the effect of the overcrowding and the adverse circumstances on the health of the household. The assessment will take into account all the housing circumstances (including any element of overcrowding, floor level, and any other medical conditions of household members, etc) that affect the health of the household as a whole.

Band A - Emergency Medical will be assessed where the member (including accepted homeless applicants) or one of the household has a life threatening condition which is seriously affected by their current housing.

Band C - To qualify for this level of priority the medical condition must be aggravated by the housing circumstances of the applicant and must be of a severe nature such that life expectancy is likely to be affected. It will not apply where the effect of housing conditions on health is comparatively moderate, slight or variable.

Band D - To qualify for this level of priority the medical condition must be aggravated by the current housing conditions but is not likely to affect life expectancy, however it is affecting the quality of life by making treatment less effective.

Band E - To qualify for this level of priority the medical condition must be affected by the housing condition although not sufficiently serious to be affecting the quality of life.

b) Risk of harm / social needs

This will be assessed in conjunction with other statutory agencies such as the Police or Social Services. The level of risk which will result in an assessment of Band A (emergency) will be exceptional, and the result of a serious threat to life if the applicant returns to their home. The level of risk which will result in an assessment of Band C will be significant, and the result of a serious threat of harm to the applicant or a member of the household.

c) Unsatisfactory housing conditions

Where the applicant has indicated that he/she is living in insanitary conditions, including lacking one or more of the following

  • food preparation facilities (i.e. sink and space for a cooker)

  • inside WC

  • bathing and personal washing facilities.

A referral may be made to the relevant specialist officer to assess whether the applicant is living in insanitary conditions or other unsatisfactory conditions such as premises considered to be unfit by virtue of substantial or major disrepair which would justify service of notice under Section 189 of the Housing Act 1985.

Poor conditions will be assessed following a visit and will include lack of other amenities, inadequate heating, excessive damp (not condensation where it is preventable) or similar. Advice and assistance regarding grants and loans available to improve housing conditions in the private sector will be available where appropriate.

d) Bedroom deficiency

Lack of bedroom accommodation is assessed assuming that a separate bedroom is needed for each of the following

  • couple or lone parent

  • one child

  • two children of the same sex where there is an age gap of five years or less

  • two children of the opposite sex if both aged five or under

  • three children of the same sex in families of five or more children

  • adult (aged over 17, if not sharing with sibling of same sex, or unless one person household).

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Rent arrears policy

Applicants who are tenants of Local Authority or Registered Social Landlord and are in rent arrears to a level that would entitle the landlord to a possession order will be ineligible for an offer. Applicants who have a lower level of arrears than would entitle the landlord to possession will be ineligible for an offer unless they have demonstrated a firm commitment to repay their housing debt.

Where an applicant is in the private sector then any arrears will not be taken into account. However, where they have lost their previous accommodation through the non-payment of rent or they were previously Council or Housing Association tenants and who have been found to be intentionally homeless they will be treated as ineligible for offers (see Section 22, Ineligibility for an offer). This decision will be reviewed at regular intervals, or at least once a year (see Section 23, Review of ineligible applicants).

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Verification

All applicants must have their circumstances and housing conditions verified before they will be eligible to sign up for a secure or assured tenancy.

Verification will include a home visit where appropriate.

a) Applicants placed in Bands A, B and C those applicants in Band D who have been waiting the longest will be visited, unless their circumstances have already been verified by homelessness investigations.

b) Applicants with medical and other needs that appear to qualify them for either Band A and C will be visited and verified.

c) All applicants visited will be required to provide the following documents:

  • proof of identity and residence for all persons included on the application

  • proof that they are still eligible persons

  • proof of income and benefits being received

  • other proofs as appropriate.

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Home visit

a) At the home visit previous addresses and the reasons for leaving will be investigated to determine whether the applicant lost their accommodation by doing or failing to do something. This will include where the applicant is a former tenant of a social landlord and was evicted because of a breach of tenancy agreement or is a former Council tenant with rent arrears.

b) Applicants with sufficient income and/or savings and owners/former owners with sufficient equity will be advised that they will be ineligible for an offer of accommodation if at the time they bid for properties it is found that they have sufficient financial resources to obtain accommodation for themselves in the private sector. They will be advised of rehousing options in the private sector such as shared ownership or private rented housing.

c) At the visit the visiting Officer will explain the scheme fully to the member, stressing the way that the scheme works and that they will no longer be able to wait for an offer. The applicant must must actively bid for homes if they are to be rehoused. The visiting Officer will advise the applicant to bring original documents into Housing Services within the next few days.

d) During the visit, the visiting Officer will complete a Housing Visit Report. If the applicant has given false or misleading information or has withheld information or if any of the circumstances at a) or b) apply they will confirm the advice given in writing.

e) The Officer will amend and update the application as appropriate ensuring that all necessary information is noted on the system. Unverified applicants who bid for property will not be allowed to sign up.

f) If it is decided either that the applicant is ineligible for an offer or should be excluded from the scheme the Housing Officer will write to them, giving reasons for the decision and advising them of their right to request a review of the decision (see Section 22, Review of ineligible applicants).

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Housing for the elderly

Woking has three types of accommodation specifically for the elderly. These are

Extra care housing

These are specifically designated for frail elderly people who can live independently. To be eligible the applicant must be aged 60 or over and have been assessed by the Brockhill Panel as needing this type of accommodation.

Sheltered housing

This type of accommodation is for applicants aged 60 or over who can live independently and are able to manage alone with support offered by a Home Support Officer and an alarm cord system should it be necessary to seek help in an emergency. This includes applicants over 60 who can live independently with the aid of a social services care package. applicants who are disabled may be considered for sheltered housing.

Supported housing

These properties are available for those aged 45 or over who are independent but need a low level of support offered by a home support officer. They also have an alarm cord fitted should it be necessary to seek help in an emergency. This includes people who can manage alone with the aid of a Social Services care package.

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Processing applications for special needs housing including the elderly

Applicants with special needs may indicate that they wish to be considered for housing which includes support. Applicants over 45 may indicate on the application form if they wish to be considered for extra care, sheltered or supported housing. They may also be referred by relatives, social workers, or doctors, or special needs accommodation may be recommended by the Council's Medical Adviser.

An assessment of the applicants level of support need will be carried out by officers and considered by a panel. Once the level of support that is needed has been assessed the applicant will be advised what properties they can bid for. The application will be placed in Band C if extra care, sheltered, supported or special needs housing is considered appropriate unless there are other particular reasons to re-house which qualify them for a higher band. Elderly applicants who do not want sheltered accommodation will be placed in Band D unless they qualify for a higher band for other reasons.

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Labelling properties for advertising

The Council will describe and label properties which are ready to advertise and set the eligibility criteria for the properties, such as:

  • minimum and maximum numbers of persons in the household

  • if children are allowed or required

  • if there are age limits

  • if the property is particularly suitable for someone with mobility problems.

  • if pets are allowed

  • whether it is sheltered, supported, extra care or special needs.

The adverts will also specify:

  • who owns the property and whether it is a specialist landlord

  • the weekly rent including any other charge.

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Advertising properties

Properties will be advertised in a newsletter and on the Council's website. Internet access is available in the Online Services area (formerly the Property Shop). Newsletters are available across the Borough, including at the Civic Offices.

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Bidding for properties

(i) Eligible applicants can make three bids, every fortnight, for properties advertised by telephone bidding, or by bidding online via the website.

(ii) Applicants with support needs and those who have difficulty with written English can get assistance in the Online Services area (formerly the Property Shop). They will also be allowed to nominate a representative who can carry out the bidding process on their behalf.

(iii) Applicants who urgently need to move and who do not bid for properties may receive a direct allocation (see Section 24, Direct lettings).

(iv) All bids for a property are checked to ensure that they meet the eligibility rules. Bids that are made for properties which the applicant is not eligible for will be excluded from consideration. Applicants who consistently bid for properties for which they are ineligible may be contacted to discuss how to bid.

A bid will only be considered if:

  • there is no current offer of another property (making an offer to an applicant makes all other bids from that applicant ineligible whilst the offer is live*)

  • the application is not currently suspended

  • the bid is received before the deadline

  • the applicant is eligible for the property (including property size and type and any age restrictions).

* If an applicant comes to the top of more than one shortlist the decision as to which property to offer is at the landlord's discretion.

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Selection

(i) All eligible bids for each property are placed into priority order. Priority is decided first by band and second by date order within each band and thirdly by registration date.

(ii) If there are no eligible bidders for a property, the allocations officer may decide either to make a direct allocation, or readvertise it.

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Offers

In order to minimise delays multiple viewings may be arranged for up to five applicants per property. Members are required to bring proof of identity to the viewing. Unverified applicants (those who have not had a home visit, (see Section 13, Verification) will be advised via the "Invitation to view letter" to contact an Allocations Officer within 24 hours in order to arrange for verification and confirm their eligibility prior to the viewing date.

(i) An Allocations Officer will carry out any further eligibility checks considered necessary.

(ii) The applicant is offered the property and invited to sign the tenancy agreement.

(iii) If the applicant refuses, the next person is selected. Applicants are not penalised for refusing properties (unless they have been accepted as homeless when this will count as a reasonable offer, or they are in Bands A or C when their level of priority will be reduced) although checks are likely to be made if several properties are refused.

(iv) Applicants who fail to have their verification completed before the viewing date will not be offered the property unless this is as a result of the Council's failure.

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Bedroom size eligibility

The maximum number of bedrooms for which applicants are eligible to is set out in Appendix A, but as there is a shortage of large homes, many applicants with large families may wish to consider bidding for smaller accommodation than they would prefer. Where a property has two living rooms and one can reasonably be used as a bedroom, it will be labelled on that basis.

A bedroom will be added to the eligibility where the Medical Adviser recommends this as essential.

Applicants who are registered for four bedroom houses or larger will be advised that they stand a greater chance of a successful rehousing if they bid for the smallest property for which the number of people in their household is eligible, because supply is greater the fewer bedrooms there are. Supply of five bedroom properties is virtually non-existent and there is nothing larger than this.

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Ineligibility for an offer

Applicants will not be made an offer of accommodation if, at the time they bid for a property, any of the following circumstances exist

(i) Financial resources available to meet own housing costs

Applicants who are found to have sufficient financial resources to obtain accommodation for themselves in the private sector. Tenants who have a current application to buy their dwelling or for a the Cash Incentive Scheme at the time a bid is made for a property. Applicants will be told if they can only be considered for shared ownership due to their financial circumstances.

(ii) Behaviour which affects suitability to be a tenant

  • Tenants who are in arrears (see Section on Rent Arrears Policy).

  • Tenants upon whom the Council / RSL has served notice of its intention to seek possession or obtain an injunction, due to breach of one or more of the tenancy conditions (except rent arrears - see above). The suspension will be lifted if and when the landlord withdraws legal action or a court decision is given in favour of the tenant.

  • Ex-tenants, who have deliberately lost their accommodation e.g. eviction due to rent arrears.

  • Tenants who have wilfully damaged or neglected their property, or are refusing to allow repairs to be carried out, until they have remedied the damage.

  • Applicants or any member of their household who have attacked or threatened staff or with a history of anti-social or criminal behaviour related to housing.

(iii) Persons not suitable to bid

If the Community Incident Action Group, or other panel consisting of statutory agencies involved with public protection recommends that an applicant with high priority should be excluded from bidding such persons will be assisted via a direct letting.

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Review of ineligible applicants

Ineligible applicants will remain in their priority bands and date appropriate to their housing circumstances, but they will not be made an offer until they apply to their landlord or local authority for a review of the decision that they are ineligible. In reviewing the decision consideration will be given as to whether the ineligibility should continue to apply.

Under Section 22 (i) the applicants would need to prove a change in their financial circumstances that removed the reason for their ineligibility.

Under Section 22 (ii), the applicants would need to demonstrate, for example, that they have modified their behaviour e.g. by paying off rent arrears, remedying damage or allowing repairs to be carried out. If legal action has been withdrawn or a court order has been given in favour of the tenant, then the local authority will carry out a review.

Under Section 22 (iii) the applicants would need to appeal to the relevant panel for a review of its recommendation.

See Appendix B for Review Procedure

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Direct lettings

In certain very limited circumstances Officers will use their discretion to allocate properties directly to the following applicants:

  • Applicants who have "special circumstances", e.g. public protection panel cases such as CIAG. One offer, in line with policy, will be made and, if it is refused, members will lose their priority.

  • Under-occupiers who have succeeded to a tenancy who have failed to exercise choice by bidding for properties, may be made one offer before duty is discharged or priority is lost.

  • Under-occupiers in very desirable properties, who have highly specific requirements.

  • Applicants in Band A whose defining features (including their cumulative needs) are considered to be so exceptionally severe as to warrant immediate/imminent rehousing.

  • If a dwelling is of a specialist nature (e.g. purpose built for the physically disabled).

In the above cases, a reasonable offer will be made. A reasonable offer of accommodation is one which so far as possible matches the size and type of property for which the applicant is eligible as set out below, and is not in an area which is known to be unsafe for that member.

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Size of property offered under direct lettings

This is determined by the size of the applicant's household but, as there is a shortage of large homes, the applicant may be offered smaller accommodation than they would prefer. Where a property has two living rooms and one can reasonably be used as a bedroom, it will be allocated on that basis. The size of property that will be allocated is contained in Appendix A.

NB. The size of property offered is not necessarily the same standard used to determine priority on overcrowding grounds for the scheme.

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Non-secure tenants

a) If a block is scheduled or being considered for redevelopment or demolition, the Council may decide to re-let vacant properties in that block to homeless households on non-secure tenancies.

b) If the Council requires possession of a property in order for redevelopment or demolition to proceed, the housing officer will place homeless households who are non-secure tenants of that property into the appropriate band depending on whether possession is imminent and whether it is appropriate to offer each member alternative temporary accommodation. This will also apply to assured shorthold tenants of a Registered Social Landlord living in the same block.

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Refusals following direct lettings

The applicant must give their reasons for refusal in writing. The property will not be held vacant while the refusal is investigated, it will be let to another applicant.

A Senior Housing Officer will consider the reasons for refusal.

a) If there is a clear mismatch e.g. where the applicant or property details were recorded incorrectly, the offer will be withdrawn and the applicant notified by letter.

b) If there is no obvious mismatch, the housing officer will remove the priority while a senior officer investigates the reasons for refusal. They will consult any other appropriate officers before deciding whether the offer was reasonable. They will inform the applicant of their decision by letter:

  • If the offer is found to have been unreasonable, they will withdraw the offer and reinstate the priority.

  • If the offer is found to have been a reasonable one, they will advise the applicant of the reasons for this finding and of the effect the decision has on their application (see below). They will also advise the applicant of their right to request a review of the decision (see Appendix B, Review procedure).

If the offer is to a homeless household the reasons for the refusal must be considered in consultation with the Housing Options team who will take appropriate follow-up action, e.g. discharge of duty.

For each of the examples below the Housing Options Officer will take the following action:

a) Example A - Accepted Homeless Household: they will be advised that we intend to discharge the homelessness duty and, if the applicant is occupying temporary accommodation provided by the council, that eviction proceedings will be instigated.

b) Example B - Under-occupier who has succeeded to the tenancy: where the Council can obtain possession by offering alternative accommodation Housing Management will be advised so that they can commence possession proceedings.

c) Example C - "Special circumstances" case: they will be advised that their priority has been removed and they will be placed in the appropriate band on the general waiting list if they are eligible persons. Any professionals involved in the case will be kept informed at all stages.

d) Example D - Urgent management transfer: the priority status will be removed and the tenant be placed in the appropriate lower band.

e) Example E - All other offers: the priority status will be removed and the case will be reviewed.

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Feedback on let properties

All properties let will be publicised. Details provided include the number of bidders for each property and the band and registration date of the successful applicant.

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Appendix A

Criteria to determine the type and size of accommodation that can be bid for.

Household size

Property size

Single person

Studio or one bedroom

Childless couple

One bedroom

Couple or single person with one child aged 12 or over

Two bedroom flat (upstairs) / maisonette (upstairs)

Couple or single person with one child under 12

Two bedroom house / flat / maisonette / bungalow

Couple or single parent with two children (same sex) both aged 12 or over

Two or three bedroom flat (upstairs) / maisonette (upstairs)

Couple or single parent with two children (same sex) at least one of whom is under 12

Two or three bedroom house / flat / maisonette / bungalow

Couple or single parent with two children (opposite sex),or two children with more than a five year age gap or three children, all aged 12 or over

Three bedroom flat (upstairs) / maisonette (upstairs)

Couple or single parent with two children (opposite sex), or two children with more than a five year age gap or three children, at least one of the children being under 12

Three bedroom house / flat / maisonette / bungalow

Couple or single parent with four or more children of either sex

Three bedroom / two reception room or four bedroom house. These vacancies are rare, these families may also bid for a three bedroom house.

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Appendix B: Review procedure

This appendix sets out the procedure for reviewing the following decisions:

1. Not to put someone on the Housing Register (or exclude them from bidding) who has applied to be put on it or to remove someone from the Housing Register other than at his or her request.

2. That an applicant is ineligible for an offer.

3. Other decisions relating to this scheme including banding and priority dates.

An officer senior to the officer making the original decision and who was not involved in making the decision will carry out these reviews.

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Procedure

1. A request for a review must be made within 21 days from the day on which the applicant is notified of the authority's decision and the reasons for it. The Council has discretion to extend the time limit if it considers this would be reasonable.

2. The officer carrying out the review will carry out an investigation, taking careful note of relevant legislative requirements, Statutory Instruments and the prevailing Code of Guidance. If not already received they will invite the applicant to make written representations or, if the applicant is unable to do this or would be disadvantaged by this method, the reviewing officer may hear oral representation. In some cases both written and oral representations may be allowed, and the applicant may appoint someone to act on their behalf in making them.

3. In reviewing a decision on ineligibility for an offer the reviewing officer will determine, where appropriate, whether the applicant has remedied the reason for the ineligibility being imposed.

4. If the reviewing officer finds that the officer who took the decision did not take relevant information into account they will refer the file back to that officer for re-consideration of their original decision as part of the review process.

5. The reviewing officer will notify the applicant of their decision within eight weeks of the request for a review (although this time limit may be extended by agreement with the applicant).

The outcome of the review could be one of the following:

1. Original decision upheld: the letter will give the reasons supporting the review decision. There is no right to request a review of the decision reached on this review. In cases of exclusion from the register or of ineligibility for an offer, the applicant will be advised (as appropriate) that:

(i) A fresh application will be considered if the applicant was ineligible due to being subject to immigration control and the applicant's immigration status has changed.

(ii) Applicants who have been excluded from the housing register on grounds of serious anti-social behaviour must demonstrate good behaviour for at least a year before a fresh application will be considered.

(iii) Applicants or any member of their household who knowingly gave false / misleading information or withheld information will not have a fresh application considered for one year.

(iv) Applicants who have assaulted a member of staff must demonstrate good behaviour for at least a year before a fresh application will be considered.

(v) When the applicant has paid off rent arrears, remedied damage, legal action has been withdrawn or they can prove that a local connection has been established they can apply to have the ineligibility for an offer removed from their file.

2. Original decision quashed: the letter will explain what action the Council will take as a result and their reasons for doing so.

3. Applicant provides the reviewing officer with new information (i.e. information not known to the officer who took the original decision): the review will end and the file will be returned to the registration officer for fresh enquiries to be made and a fresh decision to be issued. In such cases applicants will be advised of their right to request a review of the new decision.

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Appendix C

Applicants are only eligible for Bands A, B, C, D and E of they are resident in Woking or work more than 35 hours a week within Woking.

BAND A - EMERGENCY MOVE

Applicants in this band must bid for the first suitable property which becomes available or their priority will be reduced to Band D, applicants must give notice on their current property where necessary.

Applicants will be placed in this band if:

  • There is a serious (life threatening) medical condition which is seriously aggravated by the current housing situation which could mean they are considered to be homeless.

  • They are a Council or housing association tenant who are homeless because their life, or a member of their household's life, will be at risk if they remain in their current home. Applicants in this category may only bid for a similar property to that which they are currently occupying, on recommendation of Police, Tenant and Leaseholder Services or other statutory agencies.

BAND B - PREMIUM MOVE

Applicants will be placed in this band if:

  • They are council or housing association tenants whose property is required for redevelopment.

  • They are a successor to a council property and need to move to a one bedroom property.

  • They are a council or housing association tenant of a property which has had major adaptations which are no longer needed and wish to move to a general needs property.

  • They are a council or housing association tenant who occupies a family home and is prepared to move to a one bedroom property or a bedsit.

BAND C - PRIORITY MOVE

Applicants with this level of priority must make three bids during each six month period for suitable properties or their level of priority will be reduced to Band D. This will be extended if there are insufficient suitable properties.

Applicants will be placed in this band if:

  • They, or a member of their household, have a medical condition which is significantly aggravated by their housing circumstances and as a result will affect life expectancy.

  • They are a council or housing association tenant and there is a serious risk of harm to them or a member of their household due to social reasons, violence, threatened violence or harassment. Applicants in this category may only bid for a similar property to that which they are currently occupying, on recommendation of Police, Tenant and Leaseholder Services or other statutory agencies.

  • The applicant has been assessed as needing either sheltered, supported, special needs or extra care housing by a special needs panel (bids will only be accepted for recommendation with the level of support which has been identified as being needed).

  • The applicant is a tenant of supported housing and has successfully completed a placement with support which means they are now able to live independently.

  • The applicant is living in a property which is in a serious state of disrepair and this cannot be rectified whilst they remain in occupation.

  • All four circumstances detailed in Band D apply to the applicant.

BAND D - IDENTIFIED NEED

Applicants will be placed in this band if:

  • The Council has accepted a duty to rehouse them and they are currently living in temporary accommodation facilitated by the Housing Needs and Enabling team, or are homeless at home or sleeping rough.

  • The household is at least one bedroom deficient and includes dependent children (for whom child benefit is being received).

  • They are living in accommodation which is in poor condition, which is prejudicial to their health and cannot be rectified at reasonable cost.

  • They, or a member of their household, needs to move for medical reasons which are aggravated by their housing conditions but are not likely to affect life expectancy.

BAND E - LOW PRIORITY

Applicants will be placed in this band if:

  • They are not bedroom deficient but have children under 12 in upstairs flats and maisonettes.

  • They do not have dependent children, have sufficient bedrooms for their own use, but are sharing facilities with others.

  • They have a medical condition which is affected by their housing circumstances but is treatable and not likely to affect life expectancy.

  • The applicant is giving or receiving care which can only be delivered if they live in a specific locality within Woking.

  • The applicant has permanent employment which they cannot continue or take up unless they live within a specific locality within Woking.

BAND F

All other applicants.

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Restrictions

An allocation /offer of accommodation will not normally be made to any applicant whose household includes any person who:

  • Has been evicted from their previous accommodation due to anti-social behaviour, or has been subject to an ASBO within the last two years; for a period of three years.

  • Has made a fraudulent claim for housing within the last two years; for a period of three years.

  • Has deliberately worsened their housing conditions within the last two years; for a period of one year.

  • Is under Notice of Seeking Possession from the Council or any other Registered Social Landlord for breach of tenancy conditions or where there is an injunction.

  • If the applicant is not an eligible person (are an asylum seeker, or does not have recourse to public funds due to their immigration status).

  • If they have the financial means to solve their housing problem.

  • Applicants with sufficient income to be considered for shared ownership or other low cost home ownership schemes will not be able to bid for rented Council or housing association accommodation.