Policies

Allocations Policy

1. Summary
   1. The Tenancy Standard of the regulatory framework (April 2016) requires Registered Providers (RPs) to let their homes in a fair, transparent and efficient way, considering the housing needs and aspirations of tenants and potential tenants.
   2. The Tenancy Standard of the regulatory framework (April 2016) requires RPs to let their homes in a fair, transparent and efficient way, considering the housing needs and aspirations of tenants and potential tenants.
   3. This policy sets out SHAL’s commitment to allocating its homes in a fair and transparent manner and how SHAL will ensure it meets the above regulatory requirements in the letting of its homes.
2. Objectives
   1. The main objectives of this policy are to set out how:
      1. SHAL lets good quality homes efficiently and effectively with minimal cost and delay.
      2. To ensure that the right property is let to the right tenant in the right condition at the right time.
      3. To ensure consistency of practice in the letting of our homes.
      4. Ensures the incoming tenant sustains their tenancy by looking after their home, paying their rent and being a good neighbour.
3. Details
   1. This policy covers the letting of all SHAL’s homes.
   2. The majority of SHAL’s homes can be accessed via the Choice Based Lettings (CBL) system or by mutual exchange.
      1. A direct let can be considered if the need to move is urgent or outside of the CBL policy i.e., an urgent move to flee domestic abuse, serious anti-social behaviour or where a move will help SHAL to make the best use of its housing stock.
      2. The management team will authorise any request for a management transfer or direct let.
      3. Our nominations agreement with the Local Authority states that a minimum of 80% of vacant homes should be advertised and let via the CBL system.
      4. Pre tenancy assessment
      5. We will complete a comprehensive pre-tenancy assessment of an applicant’s household, including income and expenditure, credit check and a benefit entitlement check.
      6. We will require consent from an applicant to complete a credit check as part of the pre-tenancy assessment process. This check will confirm that the information provided to us during the pre-tenancy assessment is accurate, including outstanding debts and address history. Failure to provide consent for a credit check will result in the application failing the pre-tenancy assessment.
      7. All prospective tenant’s must pay one month’s rent in advance to ensure their tenancy does not start with a debt. We will provide advice and signpost where appropriate.
      8. In order to maximise tenancy sustainment and to reduce the risk of a new tenancy failing, tenants must be provided with advice, support and assistance by being explicit about our financial inclusion offer and concentrating on issues around affordability such as access to welfare benefits advice, financial advice and developing the most convenient payment methods with promoting direct debit.
      9. Refusals
      10. We reserve the right to withdraw any offer of housing to any applicant during the pre-tenancy assessment at our discretion. All applications are managed on a case-by-case basis and are carefully considered.
      11. We may consider refusing an application for housing for the following reasons (this list is not exhaustive):
      12. Where the applicant or members of their household have been threatening or abusive towards colleagues during the allocation process.
      13. Where a tenancy reference is not satisfactory for reasons of anti-social behaviour, tenancy conduct or property condition.
      14. Where the applicant has a debt with another landlord and they have not made a reasonable effort to consistently repay this debt.
      15. Where a previous tenancy has ended in eviction for either rent arrear debt or anti-social behaviour, and the applicant cannot evidence that they have taken steps to remedy behaviour or consistently repay their debt.
      16. Where a property or its location is deemed unsuitable for the applicant or their household due to their circumstances, including health conditions and if the property is adapted and these adaptions are not required or the property is unsuitable for adaption.
      17. Where the applicant will under or over occupy the property.
      18. Where the applicant does not meet any local connection criteria.
      19. Appeals
      20. If a person who has applied for housing with SHAL is unhappy with a decision, they may appeal in line with the Complaints Policy.
      21. Exceptions
      22. SHAL reserves the right to re-house any person for whom they feel there is a special case, which warrants special treatment over and above that defined in this policy, and such cases will be dealt with accordingly.
      23. Section 106 – Local Connection Criteria
      24. Where a property is subject to S106 local connection criteria, this information will be included in the property advert on the CBL system.
      25. The shortlist may be re-prioritised to take in to account any applicants who meet the local connection criteria.
      26. Applications from colleagues, their relatives and board members
      27. Housing applications from colleagues, their relatives and board members will be considered, and no preferential treatment will be given. Any such application must meet the necessary criteria set out in the CBL system and will be assessed in line with this policy.
      28. Any offer of housing to a colleague, relative or board member must be authorised by the management team.
      29. Sensitive lets
      30. It may be necessary to allocate a home or area (such as a block of flats) sensitively because of previous problems in the area. An example of this may be following significant anti-social behaviour which has affected the community.
      31. Any property advert on the CBL system will be identified as a sensitive let prior to the allocation and the necessary paperwork will be completed and submitted to the Local Authority when requesting the nomination.
4. Desired Outcomes
   1. Homes are let (with minimal cost and delay) to the right tenant in the right condition at the right time.
5. Consultation
   1. A draft copy of this policy will be available on our website to allow members of the public an opportunity to comment on its contents prior to being submitted for approval by SHAL’s board.
6. Equality and Diversity
   1. We will apply our allocations policy in a fair and consistent manner and will not discriminate against anyone based on any protected characteristic.
   2. The needs of vulnerable residents will be considered in accordance with the pre-action protocol for possession based on rent arrears and the Equality Act 2010.
7. Value for Money
   1. SHAL is committed to ensuring that all homes are let quickly and efficiently, making the best use of internal budgets, and external grant opportunities. We will achieve this by regularly reviewing our processes to ensure that resources and services deliver the best outcomes for tenants and represent efficient use of expenditure.
8. Owner
   1. Housing Manager
9. Version and Revisions
   1. This policy will be reviewed every 3 year(s).
   2. Revisions