partner landlords allocations scheme - tower hamlets€¦ · allocations scheme applies equally to...

Partner landlords

The Common HousingRegister Partnership

AllocationsScheme

With effect from 1st November 2016

Paragraph number Page

1-8 Introduction ..............................................................................................................................................................19 Equalities statement ............................................................................................................................................210 Key links ......................................................................................................................................................................2

Part 1 – Allocations Scheme Summary11-14 How priority for housing is decided .......................................................................................................... 315 How do you decide which band my application will be in?..........................................................416 I am on the housing register. What happens next? ..........................................................................417-18 What is Choice Based Lettings? ..................................................................................................................419 Grouped bids............................................................................................................................................................420-21 How do you decide between bids? ............................................................................................................522 Are all properties let in this way? ................................................................................................................523 Local Lettings Plans ............................................................................................................................................5

Choice Based Lettings – The four steps ................................................................................................6

Part II – Allocations Scheme in detailMaking an application to the Housing Register ................................................................................7

24-26 How do I join the Housing Register? ........................................................................................................727 Local connection requirement ......................................................................................................................728 Maintaining continuous residence in the borough ..........................................................................729-31 Borough residents with no established local connection but in housing need ..............732-33 What happens if you decide I am not eligible to be on the Housing Register ...............834-37 Who is ineligible to join the Housing Register? ..................................................................................838 Mental ill health ......................................................................................................................................................839 People earning a high salary ..........................................................................................................................940-42 Homeowners............................................................................................................................................................943 What happens when I make an application to go on the Housing Register? ....................944-45 Obligation to be truthful ....................................................................................................................................946 When someone else at your address wants to join the list ......................................................1047 Joint tenants who want to be re-housed separately......................................................................1048-50 Proof required ......................................................................................................................................................1051-53 Who can be on my application? ................................................................................................................1054-57 What happens if I owe rent? ........................................................................................................................1158 When your application is accepted..........................................................................................................1159-63 What happens to my application if I am accepted as homeless?..........................................11

Tower Hamlets Allocations Scheme

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Index

Choice Based Lettings: The Four StepsStep One – Advertising homes

64-66 How will I know about homes to be let? ..............................................................................................1367 Local Lettings Schemes..................................................................................................................................1368-70 How these schemes would work..............................................................................................................13

71-73 Step Two – Bidding for advertised homes74-77 Auto bidding ..........................................................................................................................................................1478 What size home can I apply for?................................................................................................................1479-83 Can I apply for a smaller home than I need? ......................................................................................15

84 Step Three – Short listingShort listing and short listing priority order ........................................................................................15

Step Four – Making offers of a home85-91 Making offers of a home ................................................................................................................................1692-93 Direct Offer Policy ..............................................................................................................................................1694-95 How will I know if I will be offered a home that I have applied for? ....................................1696 Is there any penalty if I refuse or not turn up to view it? ............................................................1797 What happens if I refuse three offers? ..................................................................................................1798-102 Does one offer only rule apply to you? ..................................................................................................17103-106 Information about homes that have been let ....................................................................................17

Other re-housing opportunities107-108 Other re-housing opportunities ..................................................................................................................19109-112 Under occupation or downsizing ..............................................................................................................19113-119 Mutual Exchange Scheme ............................................................................................................................19120-122 Chain Lettings ......................................................................................................................................................20123-126 Mobility schemes ..............................................................................................................................................21

Priority on health grounds127-128 Priority on health grounds..............................................................................................................................23129-132 How is it decided if I should have additional priority on health grounds ..........................23133-134 Emergency Medical Award ..........................................................................................................................23135-138 Priority Medical Award ....................................................................................................................................24

Other Recommendations that can be made on health grounds139-141 Other recommendations that can be made on health grounds ..............................................24142-143 Use of a garden....................................................................................................................................................24144 Extra space ............................................................................................................................................................25145-147 Ground floor on health/ disability grounds ..........................................................................................25148-149 Care and Support ................................................................................................................................................25


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Homes that may be offered first to certain groups of applicants150 Designated accommodation........................................................................................................................26151 Homes designated as wheelchair accessible category A or B................................................26152 Homes with access to gardens or play areas, on the ground floor ......................................26153 Homes provided by Registered Providers (RPs) with a specialist remit ............................26

Discretionary Additional Priority154-161 I have an urgent or unusual reason for wanting to move............................................................26162-171 If I want to be considered for additional priority, what should I do? ....................................27172-176 If you fear violence ............................................................................................................................................28177-180 The Housing Management Panel ..............................................................................................................29181 What additional priority may be awarded to my application? ..................................................29182-188 Additional priority social need award......................................................................................................29189-195 Emergency priority award..............................................................................................................................30196-201 When you need re-housing because of the condition of your home ..................................31202-203 What if I disagree with the Panel’s decision? ....................................................................................32204 How long before I am housed if I am awarded additional priority? ......................................32

Priority Target Groups205-211 Priority target groups ........................................................................................................................................32212 Care Leavers ..........................................................................................................................................................33213-214 Intensive Living and Community Care and Support (ILCCS)......................................................33215 Foster Carers ........................................................................................................................................................33216-218 Living in a decant block with a Council or CHR partner landlord tenant ............................33219-220 Sons and daughters of tenants of CHR partner landlords..........................................................33221 Retiring from tied accommodation ..........................................................................................................34222-223 HOST Team referrals (Supported Housing Move on) ....................................................................34224-228 Key Workers ..........................................................................................................................................................34229 Ex service personnel ........................................................................................................................................35230 Right to move ......................................................................................................................................................35

Decants231-232 What happens if a decision is made to refurbish, re-develop or demolish

my home and I have to move?....................................................................................................................35233 -236 Will I be offered new homes being built? ............................................................................................35237 What happens if I have an “option to return”? ..................................................................................36238-239 Do I have to move to new homes built to replace my demolished home?......................36240-242 What happens if I do not apply for a new home before the clearance date? ................36243-245 If my home is being decanted how many homes can I apply for?........................................37246-251 What size home can I apply for?................................................................................................................37252-255 Will I get help with the cost of moving?................................................................................................38256 -262 What happens to other people who won’t be moving with me? ..........................................38263-267 I own a home that is included in a decant scheme. Will I be rehoused? ..........................39


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Appendix 1 – How decisions are made to place you in a BandBand 1

268-271 Group A ....................................................................................................................................................................40268 Emergencies..........................................................................................................................................................40269 Decants ....................................................................................................................................................................40270 Ground floor priority ..........................................................................................................................................40271 Under occupiers or downsizing..................................................................................................................40

272-275 Group B ....................................................................................................................................................................40272 Priority Medical Award ....................................................................................................................................40273 Priority Social Award ........................................................................................................................................40274 Priority Target Groups ......................................................................................................................................40275 Priority Target Group – single homeless and in priority need due to vulnerability ...... 40

Band 2Group A ...................................................................................................................................................................40

276 Homeless applicants with children and in priority need..............................................................40277 Overcrowded applicants ................................................................................................................................41

Group B ...................................................................................................................................................................41278 Resident households without an established local connection but in housing need .... 41

Band 3279 Applicants who are not overcrowded ....................................................................................................41

Appendix 2 – Preference Dates280 Preference dates Bands 1 to 3....................................................................................................................42281-287 What if my circumstances change? ........................................................................................................44

Appendix 3 – Right of review288-294 What if you make a decision about my application that I do not agree with? ................45


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Introduction1. Many people in Tower Hamlets apply for

the limited supply of social housingavailable each year. Tower HamletsCouncil and its Registered SocialLandlord partners have jointly created aCommon Housing Register for everyonewho applies for housing and is eligibleand qualifying to go on to the Register.All available housing is offered to peopleon the Housing Register.

2. Although the Council and its partnerswork to provide as many homes aspossible, there are many more people onthe Housing Register than there arehomes available. Many who apply willhave little or no chance of being offered ahome. Even those who apply and do havea chance may have to wait a long time.

3. People have many important reasons forwanting to move, such as beingovercrowded, not having a secure placeof their own, wanting to be nearerfamily, a friend, to work or wanting tomove to another area.

4. However, some people must berehoused because their homes are beingdemolished as part of plans to regeneratethe Borough and to improve the quality oflife for all residents. Other people live inhomes that are larger than they need andtherefore by moving to smaller homestheir larger home can be offered to afamily on the Housing Register.

5. Some people also need to be rehousedbecause where they live is veryunsuitable. This may be because it istoo small, is bad for someone withserious health or disability problems or

needs such major repairs that it is notpossible for them to live there whilst therepairs are being done. Other people arethreatened with homelessness andapply for help.

6. All these competing demands have tobe considered and difficult decisionsmade about who should be offered thelimited number of homes available eachyear. As required by law, the Council andits Common Housing Register partnershave developed this Allocations Schemein order to decide how to give priorityfor housing. This was after consultationwith applicants on the Housing Register,Tower Hamlets residents and otherstakeholder organisations and partners.

7. Not having a good home is hard to bearfor many people. An important aim ofthe Allocations Scheme is to make itclear how decisions are made so thatpeople who are not offered a home canunderstand how priority for housing isdecided and have trust and confidencein how decisions are made. Somepeople have very little chance of beingoffered a home and it is important this ismade clear so that they know wherethey stand and can consider any otheroptions they may have.

8. How applicants are assessed, thepriority they are given and how it isdecided who will be offered a home isset out on the following pages. Thedocument is in two parts.

Part I – shows how priority is decided andhow homes are allocated

Part II – sets out the full Allocations Schemein detail

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Tower Hamlets Common HousingRegister Allocations Scheme

Equalities statement9. We are committed to delivering quality

services to all, responding positively tothe needs and expectations of all usersof the service. We are committed toeliminating discrimination on anygrounds including race, gender,disability, age, sexuality, religion orbelief. This commitment derives fromour respect for every individual. ThisAllocations Scheme applies equally toeveryone who applies to or is on theHousing Register.

Key links10. This Allocations Scheme has been

developed by having regard to the“Allocation of Accommodation –Guidance for Local Authorities inEngland”, published in June 2012, andthe supplementary guidance ‘‘Providingsocial housing for local people –Statutory guidance on social housingallocations for local authorities inEngland’, published in December 2013by Department for Communities andLocal Government. In developing thisscheme, the Council has also hadregard to the Homelessness Strategy,Tenancy Strategy and OvercrowdingReduction Strategy. These documentsare available on the Council’s website.


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How priority for housing isdecided

11. The Council and its Common HousingRegister partners have agreed to havethree bands in the Allocations Scheme.Everyone eligible to be on the HousingRegister will be put in one of threebands depending upon the informationgiven at the time of application orfollowing any change of circumstances.The bands are described below. Band 1and Band 2 are the housing needsbands, where applicants attractreasonable preference; Band 3 is thehousing options band where applicantshave been assessed as having nohousing need e.g. are not overcrowded.The norm for applicants in Band 3 willbe that the Service will not initiatecontact. For example, the regularreviewing of Band 1 & 2 cases (toestablish any change in circumstances)will be substituted with the expectationthat Band 3 households will need toinform any such changes. Enquiries onhousing prospects, whilst receivingbespoke information for Bands 1 & 2,will involve Band 3 households beingdirected towards on-line self-helpopportunities as facilitated by the widerservices available from HousingOptions. With regards to overcrowding,the Council will go by the bedroomstandards and this will be regardless ofthe households existing living/sleepingarrangements (see table in para. 78. forfurther details).

The Three Bands

Part 1 –Allocations Scheme Summary

Band 1

HighPriorityHousingNeed

Group A• Emergencies• Medical/Disability need forground floor or wheelchairaccessible property(category A & B)

• Priority decants• Under-occupiers

Group B• Priority medical• Priority social• Decants• Priority Target Groups andarmed forces personnel inurgent housing need

Band 2

PriorityHousingNeed

Group A • Overcrowded applicants• Homeless applicants

Group B • Applicants in housing needwithout a local connection

Band 3

GeneralHousingOptions

• Households with no definedHousing Need

Bands Categories in each band

12. How the bands are made up dependsupon several factors. First of all, the lawsays that the Allocations Scheme mustgive ‘reasonable preference’ to peoplewho are overcrowded, homeless or needto move on medical, welfare or hardshipgrounds. The law also says that peoplecan be given ‘additional preference’,because of serious medical, emergencyor social and welfare problems.

13. Applicants who must be givenreasonable preference or who havebeen given additional preference are,depending on their circumstances,placed in the “Housing Needs” Bands 1or 2 where they have a greater chanceof being offered a home. Many councilsare choosing not to register applicationsfrom people deemed not to be inhousing need. Tower Hamletsrecognises that those not in housingneed might still want to be given theopportunity for a social housing tenancy,however small that opportunity mightbe. For that reason, non-housing needhouseholds will be placed in Band 3,being primarily registered for housingadvice and options.

14. Therefore, the Council permits somehomes to be made available toapplicants in Band 3 in order to meetlocal Tower Hamlets needs. The lawallows for this as long as the amount ofproperty set aside for this purpose doesnot dominate the scheme.

How do you decide which band myapplication will be in?

15. This will depend upon yourcircumstances at the time of yourapplication or after notifying us of anychange in your circumstances after youhave been put on the Housing Register.For example, you may be placed in alower priority band, but can beconsidered for a higher priority band afteran investigation or assessment of anycircumstances that may qualify you for

additional priority. Similarly, your prioritymay drop if any change in personalcircumstances dictates this. Appendix 1sets out how these decisions are made.

I am on the Housing Register. Whathappens next?

16. Applicants on the Housing Register canapply through the Choice Based Lettingssystem for homes that are provided bythe Council and the Common HousingRegister partner landlords.

What is Choice Based Lettings?

17. This is a method of letting homes byadvertising them so that applicants can“bid” for them. Some homes will be letthrough direct offers process but most ofthe homes provided by the Council andthe Common Housing Register partnersare let through this method. This wayeveryone can see the homes that areavailable each advert cycle and decidewhether they want to apply for them.

18. Under Choice Based Lettings, applicantscan bid for homes advertised eachadvert cycle. The highest priority eligiblebidder for any one home is usuallyoffered it first and then the next and soon until the home is accepted. Lettinghomes in this way means thatapplicants are considered for homesthat they express an interest in. Ittherefore gives choice to applicants overproperty location and type.

Grouped bids

19. In certain circumstances, properties thatare advertised may be grouped into onesingle advertisement. This will includeadvertisements for new build propertiesand those properties made availablefollowing regeneration schemes, whereproperties will be grouped by propertytype and size. Where there are groupedadvertisements, applicants who placeone bid will be considered for allproperties within the group.


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How do you decide between bids?

20. Applicants on the Housing Register arein one of the three bands. Eachapplicant will be given a preferencedate. How this is decided will dependupon the band and may change if anapplicant moves from one band toanother. See Appendix 2 for how‘preference dates’ are decided.

21. When more than one applicant in thesame band bids for a home it willusually be offered to the applicant withthe earliest preference date in the band.

Are all properties let in this way?

22. Not all properties are let in this way. TheCouncil is keen to allocate someproperties to its Priority Target Groups.The Priority Target Groups are identifiedas those groups to whom a proportionof lettings will be made each year andincludes groups such as foster carers,supported housing move-on, peopleleaving care. In addition, some homeswill be let directly (see paragraph 92 formore information); and a small numberwill be made available to applicants inBand 3 as part of the Lettings Plan. This

is to reflect the Council’s strategichousing need and financial priorities.They are reviewed as part of theLettings Plan periodically. The Councilmonitors the lets that are made to thesegroups and if Choice Based Lettings hasnot achieved the target lets; the Councilwill intervene via direct lets or restrictedadverts. An annual target will be set forsome of the less popular properties tobe used for temporary accommodationin the borough in addition toregeneration scheme properties alreadyin use for this purpose. In addition, inorder to maintain the balance of supplyand demand across the various groupsin housing need and to manage itsfinancial priorities the Council hasdelegated authority to the CorporateDirector Development and Renewal tointroduce an annual quota for lettings tothe homeless should this be required.

Local Lettings Plans

23. From time to time the Council and itsCommon Housing Register partnersmay adopt local lettings plans for newbuild homes. The purpose of these is toencourage residents to develop lastingconnections with the area; to helpsustain a community; to reduceovercrowding and tackle other housingneeds in the local area.


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There are four steps toChoice Based LettingsStep One: Available homes areadvertised Step Two: Applicants can “bid” forup to three properties each advertcycleStep Three: A short list is drawn upin priority order for each advertisedhome from those who have bid for itStep Four: A home is usually offeredto the highest priority bidder first. Ifrefused it is offered to the nextpriority bidder and so on until it isaccepted. Sometimes multipleapplicants will be asked to view ahome.

Choice Based Lettings:


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Applicationto HousingRegister

Applicationsareassessedand placedin one of 3bands

Homes areAdvertised

Applicantsbid for upto 3 homesin eachbiddingcycle

Shortlisting for each homefrom bidders:-

Band 1Emergencies first Then:Group A: earliest date Then:Group B: earliest date Then:Band 2 Group A: earliest date Then;Band 2 Group Bearliest date Then : Band 3: earliest date

Homesoffered tohighestprioritybidder first; then nexthighest;and so on;until thehome is let

Step One Step Two Step Three Step Four

Making an application to theHousing Register

How do I join the Housing Register?

24. Everyone who wants to join the HousingRegister has to fill in an applicationform. This is to make sure that we havethe information needed to decide yourpriority for housing and to make sureeveryone is assessed in the same way.

25. If you need it, we can help you to fill inthese forms. Housing Options and OneStop Shop staff, advice centres, localHousing Association offices and lots ofother groups around the Borough will behappy to advise you about your application.

26. Normally, you can join the HousingRegister so long as you:

• Are not subject to immigrationcontrol and have recourse to publicfunds

• Are over 18 years of age• Have lived in the Borough

continuously for the last 3 years• Are not guilty of bad behaviour• Do not have a sole or joint income of

more than £85,000 per annum• Are not a home-owner• You do not fall within any of the

ineligible categories set out below inpara 27.

Local connection requirement

27. The Council has decided that applicantsshould normally have a local connectiondefined as that they have lived in theborough continuously for the last 3 yearsat the point of registration. You cannotclaim a local connection because you haveemployment or relatives in the borough.

Exceptions are:-

• As per the new regulatoryrequirement for Armed Forcespersonnel

• Any application in relation to a localor national mobility scheme

• Sub-Regional or Regionalnominations

• Other recognized reciprocalarrangements

• Where the relevant Service Head orLettings Manager decides it is in theCouncil’s interest to make anexception to the local connectionrequirement. For example to avoid ahigh cost of social care when carecould be provided by an out ofborough relative who in order toprovide the care has applied to go onthe housing register. Subject to socialcare confirmation such cases will beplaced in Band 1 Group B on eithermedical or management grounds.

Maintaining continuous residence inthe borough

28. Applicants would normally be expectedto remain resident in the borough topreserve their registration. However inexceptional circumstances it isacceptable for an applicant to move outof the borough for a short period and notlose their registration. For example wherethere has been domestic violence. Eachcase will be considered on the merits ofthe individual circumstances.

Borough residents with no establishedlocal connection but in housing need

29. Where a housing applicant in housingneed does not meet the 3 yearcontinuous residence requirement their


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Part II –Allocations Scheme in detail

application can be accepted and will beplaced in Band 2 Group B. An examplewould be a homeless applicant inpriority need where the Council hasaccepted a duty to assist them but theyhave not been resident in the boroughfor 3 years continuously.

30. When applicants in Band 2 Group Bhave lived continuously in the boroughfor 3 years their application will bemoved to Band 2 Group A and given anew preference date. This will be thedate they qualified for Band 2 Group Ain line with the rules on movementbetween bands set out in Appendix 2.

31. This amendment to the policy will comeinto effect on 1 April 2017 and may besubject to review.

What happens if you decide I am noteligible to be on the Housing Register?

32. There are certain people who cannot jointhe Housing Register. These are explainedin more detail below. Every application willbe considered on its own merits and wewill consider all circumstances beforemaking a final decision on eligibility for theHousing Register.

33. If a Lettings Assessment officer decidesthat you are not eligible for the HousingRegister, we will tell you why. You canask us to review the decision. How thisis done is set out in Appendix 3. Everyapplication is treated individually and wewill take into account any exceptional ormitigating factors you ask to beconsidered.

Who is ineligible to join the HousingRegister?

34. In consultation with the CommonHousing Register partnership, theCouncil has determined that a numberof categories of applicants will beineligible to join the Housing Register.These are set out below:

• Contrived or fraudulent applications• Applicants with a history of bad

behaviour• Any applicant, partner or any member

of their household convicted of orhad legal action taken against themfor violence, racial harassment,threatening behaviour, any physical orverbal abuse towards staff orresidents in their location

• Any applicant evicted for rent arrears• Legal action includes relevant

convictions, service of injunctions,behaviour causing a landlord to servenotice of intention to seekpossession, a court order, orrevocation of a licence to occupy.

35. Applicants excluded under any of theabove criteria will need to demonstratea change of behaviour before beingconsidered eligible to apply to go on thehousing register.

36. It should be noted that any prior spentconviction (spent as described underRehabilitation of Offenders Act 1974),shall be disregarded for the purposes ofthis section.

37. Normally applications will be reconsidered3 years after the events in question duringwhich time the applicant’s mustdemonstrate that there has been norepeat occurrence. Reviews earlier than 3years from the events in question can beconsidered in exceptional circumstances.

Mental ill health

38. An applicant who suffers from a mentalillness and who has either beenconvicted or has had legal action takenagainst them as defined above shall notbe ineligible if the conduct in questionwas directly attributable to their mentalillness. In these circumstances theCouncil will usually require medicalevidence to help determine theapplicant’s eligibility.


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People earning a high salary

39. Applicants will not be entitled to join theHousing Register where there is a soleor joint income of £85,000 per annum ormore. This figure, set as of 31st March2013, will be increased annually by therate of RPI. Existing households at thetime of the policy coming into effect willnot be affected.

Homeowners

40. Homeowners or anyone with a legalinterest in a property including anyproperty outside of the UK are not entitledto join the Housing Register. An exceptionmight be made where homeowners areunable to utilise their assets to sourcetheir own housing solution. Theseapplicants may be granted a managementor medical priority, and would includesuch circumstances as:

• An elderly person needs shelteredaccommodation – likely this will placethe application in Band 3.

• A disabled person’s home isunsuitable and it cannot be adapted –likely this will place the application inBand 1B (unless an ‘Emergency’).

• There are other urgent medicalreason to move – likely this will alsoplace the application in Band 1B(unless an ‘Emergency’).

41. Applicants will be required to provideappropriate documentation, e.g.ownership, valuation of the property,proof of income, report from social careteam, hospital, GP, occupational therapistreports regarding the suitability andviability of adaptations in their currentproperty and any risk to health or life inorder for an assessment and decision tobe made by the Council’s Lettings team.

42. Any tenancy awarded under suchcircumstances may be of a fixed term.

What happens when I make anapplication to go on the HousingRegister?

43. When your application to go on theHousing Register is received yourdetails will be registered on a computer.We have a duty to protect public fundsand the information you give on yourform will, upon appropriate request, beshared with other public agencies (suchas the Department for Work andPensions), Council departments (such asHousing Benefits and Council Tax) orany other appropriate agency, solely todetect and prevent fraud. We will sharethe information you give us withRegistered Social Landlords and otherhousing authorities for the purposes ofhousing nominations.

Obligation to be truthful

44. Section 171 of the Housing Act 1996makes it an offence to withholdinformation that we reasonably requireto assess your application, or to providefalse information that leads to yourgaining a tenancy. We will takeappropriate action (including legalaction) against anyone who gains atenancy through knowingly providingfalse information. This may mean youlose your home. A person guilty of anoffence under this section is liable onsummary conviction to a fine. Legalproceedings may begin if:

i. any false information is given, orinformation withheld, on anapplication form to appear on theHousing Register

ii. any false information is given, orinformation withheld, in response tosubsequent review letters or otherupdate mechanisms

iii. any false information is given, orinformation withheld, by applicantsduring a review.


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45. We will check if you, or anyone in yourhousehold, are already registered on theHousing Register. You can only be onone active application at any one time.

When someone else at your addresswants to join the list

46. If you are a tenant of one of the partnerlandlords and someone living with youapplies for separate housing, we will askyou to give an undertaking that, if youmove, you will make sure no one is leftin the property. Normally, until you givethis written guarantee of vacantpossession, you will not be able to bidfor available homes and we will notactively consider your application.

Joint tenants who want to be re-housed separately

47. If you are a joint tenant you will berequired to apply together or end yourexisting joint tenancy otherwise you willnot be able to sign a new tenancy if youare made an offer through the HousingRegister. You should seek legal advicebefore ending your joint tenancy.

Where the above situation arisesbecause of relationship breakdown, youmust show formal evidence ofseparation, and end the existing tenancybefore you can sign a new tenancy. Anycases accepted onto the HousingRegister and subsequently made anyoffers will be subject to this condition.

Proof required

48. We may ask housing applicants toprovide independent documentary proofof the following:

• identity;• relationship to and between all those

named on the application• immigration status• the property you currently live in –

where, the occupation status andhow long

• previous property details and reasonsfor moving

• if you have a local connection withthe Local Authority area

• salary levels, proof of income e.g.pay slips, P60

• formal evidence proving separationand relationship breakdown

• main bank account into whichbenefits or salary is paid

• School letters• utility bills• proof of benefits including proof of

receipt of child benefits• Residence order

49. For every person on the application wemust normally see at least two of thefollowing forms of proof of identity - oneof which must be a photo ID, and proofof where they currently live andpreviously lived:

a. full birth certificate;b. medical card;c. marriage certificate;d. driving licence;e. National Insurance card;f. passport.

50. We will then assess what priority yourapplication has and tell you:

a which Band your application is in;b. your preference date;c. the size of property you can bid for.

Who can be on my application?

51. Only those in your immediate family, orothers if previously agreed, will beregistered as part of your household forthe purposes of the Housing Register.Immediate family means the mainapplicant, their spouse or partner, theirchildren (except as below) and anyonewith whom they have to live because ofextenuating circumstances. If you are themain applicant, immediate family doesnot include your or your partner’sparents; grandparents; aunts or uncles;


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grandchildren; nieces or nephews;cousins; children over 18 living with apartner (whether married or not); childrenover 18 who have their own children;friends; lodgers; brothers or sisters.

52. If you have to live with someone that wedo not usually define as immediatefamily because you have to provide orreceive care or support you can ask us toreview the decision not to include thesepeople on your application. If there is ahealth need for you to live together theCouncil may seek advice from a healthprofessional before deciding whether ornot they should be included.

53. If there is a justifiable and genuinesocial need for you to live together theHousing Management Panel will makethe decision. If you share custody ofchildren with someone else, we willdecide who is the main provider of careby looking at who is paid child benefit ortax credits and whom the children staywith for the most nights each week. Ifyou are not the main care provider yourchildren will not normally be consideredas part of your household for thepurposes of the Housing Register.

What happens if I owe rent?

54. It is very important that you pay yourrent. If you do not then you risk losingyour home. If you are having difficultiesthen you should speak with yourlandlord who will be able to provide youwith advice and support. If you owe nomore than four weeks of your weeklycharge (that is the net amount you haveto pay after any benefit has beendeducted), then your housingapplication will not be affected. You willbe asked to sign an undertaking that youwill pay any arrears before you move.

55. If you owe no more than 10 weeks ofyour weekly charge and you have beenkeeping to an agreement to pay off thearrears for at least 8 weeks then your

housing application will not be affected.You will be asked to sign an undertakingthat you will continue to pay the arrearsif you move. If you owe more than 10weeks of your weekly charge then youwill normally not be considered for anyhomes you may apply for.

56. Each case will be considered on itsindividual merits by Common HousingRegister partner landlords, the Council’shomeless or lettings service. Discretioncan be used by a manager to overridearrears if it is considered thatunreasonable hardship would otherwiseoccur.

57. If the Housing Management Panelmakes this decision then you will beasked to make an agreement to payyour arrears and sign an undertakingthat you will continue to keep to theagreement if you move.

When your application is accepted

58. You can then look at the propertiesadvertised in each advertising cycle andapply for those you are interested in andthat are suitable for your household sizeand any medical needs. Each applicantis permitted to place 3 bids in eachadvert cycle.

What happens to my application if Iam accepted as homeless?

59. If the Council’s Homeless Officeraccepts that a homeless duty is owed toyou your application will be placed inBand 2 on the Housing Register or Band1 Group B if you are accepted as singlehomeless and in priority need becauseof your vulnerability. Your preferencedate will be the date you made ahomeless application. Any earlierpreference date will be lost if you werealready registered on the HousingRegister.


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60. If the Council’s Homeless Officeraccepts that a homeless duty is owed toyou and recognises that you must haveground floor or wheelchair accessiblecategory A or B property based on therecommendation made by the healthadvisor, you will be placed in Band 1Group A.

61. If you are already on the HousingRegister, your existing preference datewill no longer apply. You will be given anew homeless preference date whichwill be the date you applied ashomeless. Your position in the queue willchange and you will not keep the timeyou have previously spent in the band.

62. You will then be able to bid for availablehomes that are advertised. If you havenot moved in to a permanent home orprivate sector accommodation withinthe average waiting time for the size andtype of accommodation that you requirethen your application will be placed onAutobid for all suitable and reasonablevacant homes that become available.Refer to paragraph 65 for moreinformation on Autobid. Whereappropriate and justified due to highpriority of the applicants direct offersmay be agreed by the Lettings Manager.

63. You will be made one offer of a suitableand reasonable home to ensure that theCouncil properly ceases any duty to you.Where necessary direct offers will bemade. We cannot tell you how long thismay take after the average waiting timelimit is up. You will be asked to confirmthe areas of the Borough or types ofproperty that you cannot live in. This isnot the same as properties you do notwant to live in. You will be asked toexplain why you cannot live in aparticular area or in a specific type ofhome. You will not be asked to live in anarea where you are not safe. If you aremade an offer of suitableaccommodation and refuse

unreasonably, the Council will, in alllikelihood, cease its statutory duty toyou and you will be asked to leave anytemporary accommodation provided bythe Council. If you then secure your ownaccommodation and wish to beconsidered on the Housing Register, youmust make a fresh application. You willbe assessed on your newcircumstances and be given a newpreference date.


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Step One – Advertising homes

How will I know about homes to be let?

64. Homes that become available to let willbe advertised periodically. Currently,information is available on theHomeseekers and Council’s websites,One Stop Shops, local housing and localRegistered Provider offices. Policy,advertising mechanisms might change,but you will be kept informed of anysuch changes.

65. Where possible, the advertisement willhave a photograph of the property or theblock it is in and will endeavor to includeinformation about:

• who the landlord is;• the rent;• the sort of property it is: floor level,

type and how many bedrooms;• the area it is in;• the size of household that can apply;• if there are special facilities for

households with particular medical orother needs who will be givenpreference for it;

• whether there are any specialfeatures or where certain conditionsapply such as limited to applicantswho qualify under a local lettings planor priority target group.

66. To mimimise rent loss landlordsadvertise some homes as ‘potential’voids. This means that the property isavailable in the future but it may bewithdrawn by the landlord because theproperty does not actually becomeavailable for letting.

Local Lettings Schemes

67. From time to time the Council and itsCommon Housing Register partnersmay adopt local lettings schemes.These schemes are designed toencourage residents to develop lastingconnections with the area; to helpsustain a community; to reduceovercrowding and tackle other housingneeds in the local area.

How these schemes would work

68. Homes available for letting at broadlythe same time will be identified assuitable for local lettings. Usually thesewill be new build, Registered Providerhomes. The qualifying criteria will bedefined for each local lettings schemeincluding consideration only being givento applicants who meet the criteria setdown for each scheme. The criteria mayvary between schemes but will be madeclear at the start.

69. The Common Housing Register Forummust agree a local lettings scheme.Homes will be advertised through theChoice Based Lettings scheme as onlysuitable for applicants who qualify forthe scheme. Where possible bidding willbe restricted to applicants who meet thecriteria for the scheme. Applicants willthen be short listed in the normal wayand homes offered in priority order.

70. If it is not possible to let all the availableproperties earmarked for a local lettingsscheme, the remaining properties willbe let in the normal way and the policycriteria to qualify will not be applied.Properties suitable for applicants withhigh priority needs, for example withspecial needs adaptations, may beexcluded from the scheme.


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Choice Based Lettings: The four steps in detail

Step Two – Bidding foradvertised homes

71. • You can place up to 3 bids per cycle(refer to paragraph 19 on groupedadverts) on homes that are suitablefor your size of household as set outin the table below.

• You should not bid for homes thatyou are unlikely to accept if they areoffered to you.

Currently, bids can be made as follows:

• On line on the Homeseekers website• By telephone/mobile• Exceptionally, by the Autobid process

72. Placing bids early in the advert cycledoes not give you any advantage overother applicants who have more prioritythan you but place their bids later on inthe advert cycle.

73. The Council will be introducing othermechanisms as technologies evolve.

Auto bidding

74. If the Council is satisfied that you areunable to register your own bid you canregister your choices with us then we canbid on your behalf. These auto bids willact as if you have told us about an interestin an advertised home and you should bevery sure about the choices you makebefore telling us about them so that theauto bidding system can bid for the typeof home you are willing to accept.

75. If you are a homeless household andhave exceeded the average waiting timefor any household who is biddingregularly and sensibly for the type ofproperty they can reasonably expect tobe offered, the council will review yourbidding history. If you are found to beeither not bidding or only bidding forhomes that you have no prospect ofbeing offered, you will be givenguidance on the ways you can improveyour prospect of an offer.

76. If after a 6 month period your biddingpractices have not changed, you will beplaced on autobid for any property that inthe council’s view would be reasonablefor you to accept having regard to theproperty type, location and any othersocial, medical or relevant factors. Ifnecessary, a direct offer may be made.

77. This is to ensure you are rehoused assoon as possible. If you refuse an offerof reasonable and suitableaccommodation made under theAutobid option your priority will bewithdrawn if under the policy you areentitled to one offer only.

What size home can I apply for?

78. You can only apply for a size of homesuitable for the number of people inyour household. How this works is setout in the table below.


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Household size

Household 1 or 2 adults

Household with one child

Household with two children – same sex

Household with 2 children – opposite sex

Household with 3 children

Bedroom need

Studio or 1 bedroom

2 bedrooms

2 bedrooms

3 bedrooms

3 bedrooms

Bed spaces

1 or 2 bed space

3 or 4 bed spaces

4 bed spaces

4 or 5 bed spaces

5 or 6 bed spaces

Can I apply for a smaller home than I need?

79. To ensure applicants do not face unduefinancial hardship when they move totheir new homes, they will be permittedto bid for properties that have onebedroom and one bed space less thantheir assessed housing need. This willenable choice to many applicants whowill be affected by Welfare Reforms andother financial imperatives allowing theselection of a home that is smaller thanideal requirements as assessed underthe Allocations Scheme. If and when afamily successfully moves into a newhome which is smaller than theirassessed bedroom need, anysubsequent transfer application will startwith a new date for that application.

80. A single parent will be classed asneeding up to two bed spaces.

81. Two siblings of the opposite sex will onlybe able to share a bedroom if bothsiblings are under 10 years old. Thisamendment to the policy will come intoeffect on 1 April 2017 and may besubject to review.

82. Two same sex siblings when part of thesame household can share a bedroomregardless of age. If a sibling sharing inthis way makes an individual applicationto live independently and not as part of

the household, they will be classed asovercrowded for the purposes of theindividual’s rehousing application.

83. A health advisor may recommend a sizeof property for you that is different tothat set out above.

Step Three – Short listing84. A short list will be drawn up from those

who have bid for a home. Applicantswho have bid for a home are selected bycomparing the size of the home with thenumber of people on their application.

Short listing Priority Order


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Household size

Household with 4 children same sex ortwo of each sex

Household with 4 children – 3 same sex 1opposite sex

Household with 5 children

Household with 6 children – same oropposite sex

Household with 6,7 or more children

Bedroom need

3 or 4 bedroom

4 bedroom

4 bedroom

4 or 5 bedroom

5 bedrooms or more

Bed spaces

5 or 6 bed spaces

6 or 7 bed spaces

7 or 8 bed spaces

8 or 9 bed spaces

9 or 10 or more bedspaces

Band 1 Group A

Group B

Emergencies first:

Earliest preferencedate:

Earliest preferencedate

Band 2 Earliest preference date

Band 3 Earliest preference date

Then:

Then:

Then:

Then:

Step Four – Making offers of ahome

85. Homes will be usually offered to highestpriority applicant on the short list first bythe allocations officer. However,preference for ground floor homes willusually be given in priority order toexisting management, decant or underoccupying tenants currently living onground floor or applicantsrecommended ground floor onlyaccommodation on medical grounds.

86. If more than one applicant in the bandapplies for a home, it will usually beoffered to the one who has waited thelongest in the band, which is theapplicant with the earliest preferencedate (see Appendix 2).

87. Where necessary, a number ofapplicants may be invited to view aproperty so that if the applicant with thehighest priority does not accept theproperty it can be offered to anotherapplicant without delay.

88. If a home has been advertised for aparticular group in order to meet annualtargets it will be offered to the applicantin that group with the earliestpreference date.

89. If an offer is refused it will be offered tothe next applicant on the short list andso on until the home is accepted.

90. Landlords can reject an applicant, if aftera financial assessment it is establishedthat the applicant will not be able toafford the tenancy.

91. You should not bid for homes that youwould not be willing to accept if theywere offered to you. To help you makean informed choice about the propertiesthat you bid for, the Homeseekerswebsite will provide you with yourposition in the queue for that property at

the time that you place the bid. This willbe a snapshot, because applicants whobid after you may change your finalposition. However, it will give anindication of whether or not you have areasonable chance of being short listedfor that property.

Direct Offer Policy

92. The Council and its Common HousingRegister partners will as far as possiblelet the majority of property through theChoice Based Lettings scheme.However, the Council and its partnerscan offer a home directly to someapplicants without advertising the homethrough the scheme if circumstancesjustify it. Reasons for this can be: tomeet the need of a high priorityapplicant; or to meet a legal obligation;to facilitate an under occupation move,or for effective management of theCouncil’s or partners housing stock; inrelation to public protection cases; aspart of overcrowding reductioninitiatives; or for split households.

93. Direct Offers can also be made onSheltered Housing vacancies where theproperty has been advertised once andhas not been let.

How will I know if I will be offered ahome that I have applied for?

94. We receive a lot of bids for advertisedhomes. We will only ever contact theapplicant who has been successful withthe details of when they can view theproperty. Information on the positionthat you came for a property will beprovided to you at the point of biddingso that you can make an informedchoice.

95. When you view the property you will betold what repairs are to be done to it,whether any allowances are payable tohelp you move or decorate, and whenyou would be expected to move in.


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Is there any penalty if I refuse or notturn up to view it?

96. If you do not attend a viewing, this willbe taken as you having refused theproperty unless there are very goodreasons why you could not turn up ANDyou could not tell us beforehand. Youmust tell us if you are not able or notprepared to attend a viewing, giving atleast 24 hours’ notice.

What happens if I refuse three offers?

97. You should only bid for properties thatyou wish to accept the tenancy on ifoffered. If you refuse a home that isoffered to you we will review yourapplication. A 12-month demotion to thebottom of the Band your application iscurrently in will be enforced upon refusalof a third offer from the date this policycame into effect 18 October 2013. Inaddition, this penalty will be repeatedevery time you refuse a subsequent offer.The original priority date will be restoredon expiry of that 12 month period.

Does one offer only rule apply to you?

98. One offer only rule applies to casesawarded emergency, homeless, prioritysocial (management), medical, prioritytarget group priority. The details of thisare covered below.

99. If you are offered a home as anemergency category on medicalgrounds and refuse the offer yourpriority will be withdrawn and you willbe placed in Band 1 Group B as apriority medical category.

100. If your application has been awardedemergency management or is in prioritysocial category, or a priority target groupin Band 1 Group B and you refuse anoffer unreasonably then your priority willbe withdrawn. If you are in Band 1Group B as a priority medical case andyou refuse an offer, your case may be

reviewed and consideration given towithdrawing your priority.

101. If you are an applicant where theCouncil has accepted a homelessnessduty then different rules apply. As anapplicant that has been accepted ashomeless, you will receive just one offerof accommodation, which may includean offer in the private sector. It is veryimportant that you speak to someone inthe Housing Options (Homeless) Teambefore you refuse an offer made to youas duty owed to you will cease.

102. You can ask us to review the decisionsto withdraw any priority award. We willconsider every review on its merits.However, if requesting a reviewjustifiable and genuine reasons will haveto be shown as to why the property wasnot suitable for you or why it was notreasonable for you to accept the offer.We will consider whether you havechosen the property (either in responseto an advert or if the property meets thechoices you have told us about in thepast) when making a decision about thereasonableness of any offer you refuse.(See Appendix 3 on right to a review.)

Information about homes that havebeen let

103. We know it is difficult to wait for asuitable home to become available andthat many applicants on the HousingRegister can be under a lot of pressure.It is only natural that people willspeculate about the reasons when theysee someone else get a home wherethey may not seem to be in as urgentneed as they are.


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104. Please remember that someone may berehoused before you because:

a. their application was in a higher bandthan yours

b. they had been waiting longer thanyou in a band

c. they bid for a property you did not bidfor

d. they were eligible for a home thatyou were not eligible for

e. they were overcrowded and you arenot

f. their household has been givenpriority on health grounds

g. they had to move because of anemergency

h. they have had to move because theirhome is being demolished,refurbished or repaired

i. homes meets their specialistrequirement e.g. are wheelchairaccessible

105. We will publish information abouthomes that have been let and as far aspossible give information about thelength of time you may have to wait.This will be provided to help applicantsmake informed choices when bidding.

106. We will not publicise information aboutspecific applicants and properties asthat information is confidential, but theinformation given will show the type ofhome it was and the length of time ahousehold had been waiting.


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107. If you are already a tenant of a landlordwho is a member of the CommonHousing Register partnership there areother re-housing opportunities you maywish to consider.

108. These schemes will vary over time, butopportunities that may be available are:

• Move to a smaller property with arange of incentives and/or a cashincentive depending on your landlord

• Mutually exchange your tenancy withanother tenant

• Participate in a chain lettings moves• Shared ownership where you could

part buy part rent a home• Move to the private rented sector.• Move out of the Borough if your

landlord has housing elsewhere.• Move to others parts of London

through the London Mayor’s HousingMoves scheme

Under occupation or downsizing

109. We award a high priority to thosetenants who want to move to smalleraccommodation and who are preparedto give up at least one bedroom. Youcould move in or outside of the Boroughalthough there will be limited scope fora move outside of Tower Hamlets.

110. If you are a transferring under occupier,you can apply for a home one bed largerthan you need and you will be givenpriority to move as long as you give upat least 1 bedroom. If you are onbenefits and under occupy your homeyou may lose benefit so please checkwith the Benefits Team before makingthis decision.

111. If you live in a home with 3 bedroomsand you are assessed as needing 1bedroom you will get priority if youapply for a home with 1 or 2 bedrooms.

112. The greater the number of bedroomsyou give up, the higher your priority tomove. If you are a Council tenant andyou give up at least 1 bedroom, theCouncil will be able to help you with arange of incentives depending on yourneeds e.g. help with removals, handyperson service, help towards advancerent payment, payment for white goodsetc. Incentives are reviewed regularly soplease check with the Council whatincentives are currently available. If youare not a Council tenant you shouldcheck with your own landlord whatincentives, if any, are available for you.

Mutual Exchange Scheme

113. If you apply to the Housing Register fora move, when you move, it does nothave to be to a vacant home. It could bea home that is currently being lived in bysomeone else who also wants to move.

114. A mutual exchange is when two or moretenants swap homes once they have thepermission of all landlords involved.Given the shortage of available homes inthis area for many tenants this is theirbest and quickest prospect for moving.


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Other re-housing opportunities

115. All Council and RP tenants who ask tomove may be registered for the mutualexchange scheme. Your landlord willwork with you to try to find a partner toswap homes with you. If you are put intouch with a partner, neither of you areunder an obligation to agree, nor will itaffect your housing application if yourefuse to swap. You can register forhome swap atwww.homeswapper.co.uk orwww.houseexchange.org.uk The Council and many of the RegisteredProviders subscribe to these services,which means you may not need to payto register. Details of your home will beadvertised. However, your personaldetails, your full address, and yourcontact details will not be publishedwithout your express permission.

116. If you are an under occupying Counciltenant who swaps homes with anotherCouncil tenant in the Borough whosehome is too small for their family, wewill offer you a range of incentives,which may be subject to change on ayearly basis.

117. Legally, your landlord can only say no toyour request to exchange for a limitednumber of reasons:

• that either tenant is moving to ahome that is inadequate for theirneeds, e.g. on health grounds, or thatit would be too small;

• that either tenant is moving to ahome that is substantially too largefor their requirements;

• your landlord will usually agree toyour moving to a home that has 1bedroom more than you need, but nobigger;

• that there is a current order forpossession made by the Court inrespect of any of the tenanciesinvolved;

• that any of the properties areadapted, sheltered, warden-controlled or other special needs unitand the tenant moving in to theproperty is not eligible for or does notneed it;

• that the accommodation is tied;• that the landlord is a charity and the

proposed occupation would conflictwith their aims;

• that any of the tenants has beenissued with a Notice of SeekingPossession.

118. Your landlord may say that you cannotswap tenancies straightaway if, forexample, you owe rent, or there arerepairs needed to the property that youhave to carry out. However, once thesematters have been sorted out, theyshould say yes.

119. Your landlord should consider yourrequest in accordance with theallocations scheme and is obliged to tellyou in writing the reasons why they aresaying no to your request. Whatever thedecision, you should be told within 42days of requesting to exchange. Youhave a right to refer the decision to theCounty Court under Section 86 of the1980 Act if you disagree with it.

Chain Lettings

120. Chain Lettings is a way for us to use avacant property as part of a chain, in thesame way as estate agents do in theprivate owner-occupying sector.

121. This is an example of how a chain couldwork with one vacant home used tohelp four families to move:


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122. In order for chain lettings to work, it isnecessary for us to identify usefulvacant properties and withdraw themfrom being advertised. Discretion hasbeen given to senior officers to decidewhen properties can be removed fromthe overall lettings scheme to makechains work so helping more people tomove.

Mobility Schemes

123. Government regulation now requires theCouncil to give reasonable preference to‘social tenants’ who want to move foremployment reasons where the councilis satisfied that undue hardship wouldbe caused; and employment is for morethan one year and over 16 hours perweek. Applicants, including apprenticeswho qualify will be placed in a PriorityTarget Group in Band 1 Group B.

124. In addition, the Council currentlyparticipates in three separate mobilityschemes. The first of these is designedto facilitate those social tenants whoneed to move to other parts of Londonfor employment, educational, socialreasons or if they under occupy theircurrent accommodation. This is the Pan-London Mobility Scheme operatingcurrently under the name“Housingmoves”. Tenants of participatinglocal authorities or housing associationswho meet the criteria are able to bid for1, 2 and 3 bedroom homes that areadvertised through the Housingmoveswebsite. This is a reciprocal mechanism,with nominations out being matched bynominations in.


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Vacant 1bedroom flatnear Mr B’s

work

Mr B Lives nearMrs A’s motherin 3 bedrooms,but would like 1 bed nearer his work

Mrs A has 3bedrooms.Would like tomove near her motherwho is ill

Mr & Mrs C livewith theirparents andshare a

bedroom withtheir son

Mr & Mrs D Have 2 bedrooms,would like 3 as they

have just had a baby

125. The second is the Seaside and CountryHomes Scheme that offers tenants whoare 60 years or older the potential toaccess to properties along thesouthwest coast from Cornwall throughto the countryside from Shropshire toCambridgeshire, over to Norfolk andLincolnshire in the east. This schemedoes not guarantee a move although itis recognised that the highest priority isavailable to those giving up large sizedaccommodation.

To find out more information aboutthese schemes please visitwww.housingmoves.org

126. The third is the Homefinder UK, which isa national housing mobility scheme thatallows tenants and homeless householdsof participating social landlords to movehome. Participating landlords advertisetheir available homes on Homefinderwebsite: homefinderuk.org

Tenants of participating social landlordscan express an interest in properties bybidding as they would on traditionalChoice Based Lettings systems.


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127. There are times when people need tomove because of their health or adisability. Priority on health or disabilitygrounds will only be awarded after anassessment if someone in thehousehold has:

a severe long-term limiting illness, ora permanent and substantial disabilityANDtheir health or quality of life is severelyaffected by the home they live in

128. Please Note: A priority medical awardis not given on the basis of themedical condition or disability alonebut upon the effect the housingcircumstances are having on a longterm and serious medical condition ordisability.

How is it decided if I should haveadditional priority on health grounds?

129. An officer in the Lettings Team will makedecisions on medical applications andmay ask qualified health advisers torecommend who should be givenadditional preference for housing onhealth or disability grounds. The healthadvisor does not make arecommendation based upon how illyou are. They will look at how yourhealth or disability problem affects youon a day-to-day basis and how yourhousing affects your health or quality oflife. They will assess each person with ahealth or disability problem and alsoconsider the impact on your wholehousehold. In addition, other non-medical factors affecting you ormembers of your family can be takeninto account where appropriate.

130. In reaching a decision on whether or notto make a priority award on medicalgrounds, an officer from Lettings, whereappropriate, will have regard tocomments and information from yourown doctor as well as other medicalprofessional opinions.

131. Case examples are given on the‘Homeseekers’ websitewww.thhs.org.uk as a guide to the kindof decisions made.

132. There are two levels of additionalpriority on medical grounds linked tohousing circumstances that can beawarded.

Emergency Medical Award

133. This is the highest priority award andwill normally be considered where thecriteria for a priority medical award ismet and one or more of the followingconditions also applies:

• someone is in hospital/residentialcare and cannot return homebecause it is not suitable

• there is a risk to life• there are very exceptional

circumstances• when the Adult Services Directorate

makes a nomination under theIndependent Living and CommunitySupport Scheme (see priority targetgroups in Band 1 Group B below).

134. When awarded emergency medicalstatus, the application will be placed inBand 1 Group A. The preference datewill be the date the award was made.Applicants awarded emergency priorityare considered first within Band 1 Group

Priority on health grounds


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A in preference date order when biddingfor the available homes.

Priority Medical Award

135. This recommendation will normally beconsidered if you, someone on yourapplication or for whom you providecare, has a severe long term limitingillness or permanent and substantialdisability. Health or quality of life mustbe severely affected by the place youlive in now.

136. Please Note: A priority medical awardis not given on the basis of the medicalcondition or disability alone but uponthe effect the housing circumstancesare having on a long term and seriousmedical condition or disability.

137. We will also consider if where you livenow can be reasonably adapted to meetyour needs. It may also be that there arecombinations of serious health ordisability concerns that mean that thehealth or quality of life of a household isbeing severely affected.

Examples include:

• the current home does notreasonably allow essential healthtreatment there e.g. renal dialysis;

• the ability to live independently in thecommunity is at risk without suitableaccommodation;

• someone is housebound, effectivelyhousebound or cannot reasonablyaccess the essential facilities in theirhome;

• if there are critical concerns aboutsomeone’s safety e.g. through fallsdue to difficulties with access.

138. Applicants who are awarded prioritymedical status will be placed in Band 1Group B (unless they are already inGroup A as an under occupier). Your

preference date will be the date youapplied for the assessment.

Other recommendations that can bemade on health grounds

139. The health advisor can also makerecommendations about the type ofproperty that is most suitable andessential on health grounds. This caninclude access, space, location, oraccess to a garden.

140. When a property with one of thesefeatures is advertised, preference for itmay be given to applicants where arecommendation by health advisors hasbeen accepted.

141. If a specific recommendation has beenmade by the health advisor that aspecific type of home or facilities areessential you will only be considered forhomes that meet this recommendation.

Some specific housing needrecommendations that can be made

(a) Use of a Garden

142. The health advisor will normally makethis recommendation if there is acapacity to benefit from a safesupervised outdoor play area by a childunder 18 in your household with either:

• a permanent and substantial physicaldisability;

• severe long term limiting illness;• the severest forms of learning

disabilities; or• the severest forms of behaviour

problems.

143. A garden may be recommended for anadult in the following circumstances:

i. if they have a severe cognitiveimpairment that means they do notsense danger, are at risk of wanderingand so need constant supervision;


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ii. if they have a severe, permanent andsubstantial disability or severe longterm limiting illness.

iii. limiting illness and caring for childrenis causing concern such that theircontinued residence is at risk, or thestress of caring for them isexacerbating the health problems; or

iv. if they have a sensory impairmentand/or a guide dog and they livealone or only with others withdisabilities.

(b) Extra space

144. The health advisor will normally onlyrecommend that you need extra spaceif:

i. you, or someone in your household,has either a permanent andsubstantial disability, or a severe longterm limiting illness, or the severestform of learning disabilities;

ii. or the severest forms of behaviourproblems and it is unreasonable foryou to share a bedroom as it wouldseriously affect the sleep of thoseyou would normally share with, to thesevere detriment of their or yourhealth;

iii. you are having health treatment athome that needs large machinery ora stock of health supplies to bestored e.g. you are having renaldialysis at home;

iv. you need a full time carer to providesupport night and day;

v. you have a permanent andsubstantial disability or long termlimiting illness or

vi. severe learning disability and needadditional space for specialistequipment; or

vii.you have a severe long-term limitingillness and sharing a bedroom willexacerbate your health problems e.g.you have an immune deficiency.

(c) Ground floor or category A or Bwheelchair accessible on health/disability grounds

145. An additional recommendation that canbe made is that an applicant must haveground floor on health or disabilitygrounds or must have a ground floorproperty that is wheelchair accessiblecategory A or B. This may berecommended by a health advisor if youhave a permanent and substantialdisability or severe long term limitingillness that means that your mobility orexercise tolerance is so severelyrestricted you cannot safely manage anystairs.

146. Applicants awarded therecommendation that they must haveground floor will be placed in Band 1Group A unless no medical priority hasbeen awarded. Apart from emergencystatus, Band 1 Group A is the highestpossible priority in the allocationsscheme. The preference date will be thedate the application for an assessmentwas made.

147. Where an under occupier, decant,management applicant currently on theground floor and in Band 1 Group A hasbid for a ground floor property with anearlier preference date than an applicantwho has been given a recommendationthat they must have a ground floorproperty on medical grounds, discretionmay be exercised to offer the propertyfirst to the applicant with the medicalrecommendation.

(d) Care and support

148. If you need care because of your healthproblems, there are different ways inwhich support can be provided. Youcould live with the person you aresupporting (or who supports you). Oryou each may want to have your ownhome, but move nearer to each other.


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As you can choose to apply foradvertised homes you should talk withthe person you support (or whosupports you) about the best solution toyour support needs. You may want toconsider both applying for homes ineach other’s areas to see who issuccessful first. Or it may be that onearea is better for you both because it isnear a particular doctor, or hospital, orother support. The health advisor willonly give preference to an applicationwhere care and support are an issue ifyour application meets the criteria to begiven preference on health grounds andthere is no one currently living with youwho can reasonably provide the supportyou need.

149. If you are awarded priority on groundsof health and specific and essentialhousing need recommendations aremade by the health advisor, you will onlybe made an of accommodation in linewith those recommendations.

Homes that may be offeredfirst to certain groups ofapplicants

Designated accommodation

150. There are some homes that have beendesignated for specific groups ofpeople, either because of age, disabilityor other defined criteria. When this typeof vacancy occurs it will be advertisedgiving preference to those who meetthe designated criteria. This will bespecified in the advert and we will onlylet the property to a household thatmeets all the designated criteria.

Homes designated as wheelchairaccessible category A or B

151. Homes designated as wheelchairaccessible will be directly allocated toapplicants recommended for this typeof property through the Project 120. Aspart of the Project 120, the council is

actively working with registered housingprovider to identify and secure suitablenew build wheelchair standard homesfor disabled applicants.

Homes with access to gardens or playareas, on the ground floor

152. There is a large demand for homes onthe ground floor, with gardens.Preference for this type ofaccommodation may be given first tohouseholds that the health advisorshave recommended should live in thistype of home. Normally, tenantscurrently living on the ground floor andwho are under occupying, beingdecanted, have been given a prioritysocial award, and those recommendedground floor only on health grounds willbe considered in priority order.

Homes provided by RegisteredProviders (RPs) with a specialist remit

153. There are Registered Providers whoprovide specialist services to specificgroups of people in the localcommunity. This can be because thesegroups of people have beendisadvantaged in the past or havespecial needs. When one of theselandlords has an available home it willbe advertised only to those who meetthe designated criteria. This may bespecified in the advert or used when wecome to decide who should be madethe offer of the home. We will only letthe property to an application from ahousehold that meets all the criteria.

Discretionary AdditionalPriority

I have an urgent or unusual reason forwanting to move

154. There are times when an applicant maybe considered for discretionaryadditional priority for unusual or urgentreasons that are not covered by the


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general criteria in the AllocationsScheme. There are also times when it isin the community’s interest that ahousehold is given additional priority forhousing.

155. The Housing Management Panel willmake all decisions to award discretionaryadditional priority under this policy unlessan application is considered anemergency. In these cases a seniormanager will make the decision.

156. The circumstances under which adiscretionary priority award may beagreed are:

i. Where an applicant has an exceptionalneed or where a combination ofsignificant social/welfare/medical/safety or urgency factors occur thatcannot be adequately dealt withwithin the normal rules of theAllocations Scheme.

ii. Where it is in the Council or aCommon Housing Register partnerlandlord’s interest to award additionalpriority for: effective management ofthe stock; for financial or legalreasons; or in order to supporthousing strategy objectives orpriorities; or to remedy an injustice.

157. The purpose of having this discretion isto respond to exceptional cases. Whilstit is not possible to define all thecircumstances where discretion shouldbe exercised, any decisions should fallwithin the guidance set out above forgenuinely exceptional and justifiablereasons.

158. Decisions to grant discretionaryadditional priority should not be made incircumstances that do not reflect thebroad direction of policy and prioritiesset by the Council and its CommonHousing Register partners.

159. Some examples are given below as aguide.

• if moving will prevent a child or elderneeding to live in institutional care;

• if you are attending Court as awitness against someone accused ofanti-social behaviour;

• if you are threatened with or areexperiencing violence and it is nolonger reasonable for you to live athome;

• if you are threatened with or areexperiencing problems that mean it isno longer reasonable for you to live athome.

160. The list is not exhaustive and an awardmay not be made in every case wherethese circumstances apply. Each casewill be individually considered based onthe information and evidence availableto the case.

161. The demand for homes in TowerHamlets is so great that even withdiscretionary additional priority awardyou may have to wait a long time beforeyou will be offered an alternative home.If you are a Council or Residential SocialLandlord tenant all other options willalso be considered to assist you that areset out in paragraph 93 onwards.

If I want to be considered foradditional priority what should I do?

162. We will need to investigate yourcircumstances and gather information andevidence in order to assess your claim.

163. First, you should tell your landlord whyyou want to move. If you are not happyspeaking with your landlord about this,you can ask for help from staff in theLettings Team, One Stop Shop, HousingOffice, legal or other voluntary advicecentres in the Borough.


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164. In most cases, reports on behalf oftenants will be co-ordinated by theirhousing officer or equivalent. This willensure staff managing the tenancy areaware of all issues affecting residents intheir area.

165. If you are not a tenant, then a lettingsofficer will be assigned to theinvestigation if it is consideredinappropriate for the investigation to becarried out locally.

166. You may ask someone else to make arequest on your behalf. This may be asolicitor, a social worker, or otheradvocate. If a third party makes a request,it will usually be referred to your housingofficer or lettings officer to investigate.

167. The officer managing your case will getinformation from all relevant sources andthen submit it to the Lettings Team. It isin your interest to present all availableinformation or evidence about thecircumstances that you feel justifies youbeing considered for a discretionaryadditional priority award and thereforegiven greater priority for housing overother applicants on the Housing Register.

168. We will consider the reasons why youfeel you cannot continue to live whereyou do now. We will also considerwhether it is reasonable for you to livethere, the support you have there and ifthere are actions that can reasonably betaken to help you to continue to livethere. If there is no other effectivesolution available, giving additionalpriority for rehousing you may bedecided upon as the most appropriatecourse of action.

169. We will not normally consider referralson grounds of health or overcrowding asprovision for this is already madeelsewhere in this policy.

170. The officer dealing with your case willprepare a report that gives full details ofthe grounds for additional priority to beconsidered. This should includeevidence from all relevant interestedparties (such as the Police, VictimSupport, Social Services, Schools, Anti-Social Behaviour Control Unit, healthprofessionals etc.) This co-ordinatingrole is important as it ensures that localstaff are aware of issues in their area.

171. We receive hundreds of requests eachyear to carry out assessments for priorityon social grounds. The Lettings Officerwill make an initial decision on whetheror not your application should bereferred to the Panel. You will beinformed of the decision and if youdisagree with it you may ask for a reviewof the decision as set out in Appendix 3.

If you fear violence

172. If you feel unable to continue to livewhere you are because of fear of violencethen you should approach the Council’sHousing Options (Homeless) Service,which has a statutory duty to carry out anassessment and consider whether theCouncil has a housing duty to you. Thisincludes if you are experiencing any typeof hate crime, domestic violence, racialharassment, or other harassment fromany other source. They will decide if astatutory duty is owed to you.

173. We are committed to taking all legitimateaction against the perpetrators of anti-social behaviour or hate crime. This couldinclude taking legal action againstperpetrators. The aim is to ensure thatyou have a safe place to live and whereappropriate we will do all we reasonablycan to secure this for you.

174. We will not give priority for housing tothe perpetrators of anti-social behaviourunless there are overwhelming andjustifiable reasons to do so.

175. Where a referral is made to theHomeless Service, Homeless Officerswill explain to you what will happen.

176. Where appropriate your case can alsobe referred to the Housing ManagementPanel.

The Housing Management Panel

177. This is a panel of at least three officers,one of whom will be a manager. ThePanel will make all decisions onrequests for discretionary additionalpriority unless the case is considered anemergency. In these circumstances adecision can be made by a seniormanager before a meeting of the Panel.Normally you will not be able to attendthe Panel meeting, although inexceptional cases the Chair hasdiscretion to agree to your attendance.

178. The officers on the Panel will make adecision based on the information andevidence they are given about yourcase. It is therefore important that youtell the officer who is investigating yourcase everything that may be relevant.

179. The Panel sits monthly. If discretionaryadditional priority is awarded, theLettings Officer will write to you withthe decision and any conditions of theaward. If it is decided that no priority willbe given, or that more information isneeded before a decision can be made,then the officer investigating your casewill write to you giving details.

180. We aim to inform you within fiveworking days of the Panel meeting withdetails of the decision, the reasons for itand any conditions attached to it. If youdo not agree with the decision you canask for a review.

What additional priority may beawarded to my application?

181. There are two levels of additionalpriority that can be made to yourapplication, a) additional priority socialneed award and b) emergency priorityaward. They are set out in detail below.

Additional priority social need award

182. This is one of the awards that can bemade by the Housing ManagementPanel. If it is awarded the application willbe placed in Band 1 Group B. Yourpreference date will be the date yourcase was first considered by the Panel.

183. The Lettings Officer managing your casewill review the priority awarded to yourapplication every three months toconfirm whether the award made to youcontinues to be justified. If due tochange of circumstances it isconsidered the award is no longerjustified your application will revert tothe status before the award was made.It is therefore very important that youcontinue to report anything thathappens that may be relevant to youraward.

184. It is important that you make aninformed decision about the type ofhomes that will become available. Theadditional priority you have been givenreflects a genuine and compellingreason for you to move. This will giveyou higher priority than most applicantsin housing need on the HousingRegister.

185. Offers with this award will be made on alike-for-like basis, unless there are soundreasons why this should not be thecase. You will only receive one offer ofsuitable and reasonableaccommodation. Where appropriate youmay be made a direct offer.


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186. If you have not moved to permanentaccommodation within three monthsthen your application will be included onlists for all suitable and reasonablevacant homes that become available.When considering what is suitable andreasonable, you will be asked to confirmthe areas of the Borough or types ofproperty that you cannot live in. This isnot the same as properties you do notwant to live in and you will be asked toexplain why you are not able to considerthem. You will not be asked to live in anarea where you are not safe.

187. If you refuse a home that is offered toyou, the additional priority awarded toyour application will be withdrawn. Iftemporary accommodation has beenprovided this will also be withdrawn. Ifyou do not attend a viewing, we willassume that you have refused theproperty unless there are genuinereasons why you could not turn up andyou could not tell us beforehand. Inaddition, the penalties for refusals setout in this policy document will apply.

188. If you disagree with a decision madeyou can ask for a review. (See Appendix3). Whilst we will consider every reviewon its merits, for a review to succeedthere should be genuine reasons whythe property was not suitable for you orwhy it was not reasonable for us tomake you the offer. We will considerwhether you have chosen the property(either in response to an advert or if theproperty meets the choices you havetold us about in the past); thecircumstances that you have told usabout justifying your application beinggiven higher priority; and the reasonswhy you feel the offer made was notsuitable or reasonable.

Emergency priority award

189. This is the highest priority awardavailable and will only be given inexceptional circumstances. Yourpreference date will be the date yourcase was first considered by the Panelor the date of an award if a seniormanager makes the decision. Ifawarded, the application will be placedin Band 1 Group A. Applicants awardedemergency status are considered firstfor any suitable homes available.

190. The Lettings Officer managing your casewill review the priority awarded to yourapplication every three months toconfirm whether the award made to youcontinues to be justified. If due tochange of circumstances it isconsidered the award is no longerjustified your application will revert tothe status before the award was made.It is therefore very important that youcontinue to report anything thathappens that may be relevant to youraward.

191. It is important that you make aninformed decision about the type ofhomes that will become available. Theadditional priority you have been givenreflects a genuine and compellingreason for you to move. This will giveyou higher priority than any applicantson the Housing Register exceptemergency cases agreed before you.

192. Offers with this award will be made on alike-for-like basis, unless there are soundreasons why this should not be thecase. You will only receive one offer ofsuitable and reasonableaccommodation.

193. If you have not moved in to permanentaccommodation within one month thenyour application may be included onlists for all suitable and reasonablevacant homes that become available.


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When considering what is suitable andreasonable, you will be asked to confirmthe areas of the Borough or types ofproperty that you cannot live in. This isnot the same as properties you do notwant to live in and you will be asked toexplain why you are not able to considerthem. You will not be asked to live in anarea where you are not safe. Whereappropriate a direct offer may be made.

194. If you refuse a home that is offered toyou the emergency priority awarded toyour application will be withdrawn. Ifyou do not attend a viewing, we willassume that you have refused theproperty unless there are genuinereasons why you could not turn up andyou could not tell us beforehand. Inaddition, the penalties for refusals setout in paragraphs 96-101 of this policydocument will apply.

195. If you disagree with a decision madeyou can ask for a review (see Appendix3). Whilst we will consider every reviewon its merits, for a review to succeedthere should be genuine reasons whythe property was not suitable for you orwhy it was not reasonable for us tomake you the offer. We will considerwhether you have chosen the property(either in response to an advert or if theproperty meets the choices you havetold us about in the past); thecircumstances that you have told usabout justifying your application beinggiven higher priority; and the reasonswhy you feel the offer made was notsuitable or reasonable.

When you need re-housing because ofthe condition of your home

196. When a surveyor employed by either theCouncil or partner landlord reports that itis not reasonable or possible for you tocontinue to occupy your home whilerepairs are being carried out, yourapplication will be awarded an

emergency priority and placed in Band 1Group A. The preference date will be thedate the award was made.

197. Offers with this award will be made on alike-for-like basis, unless there aregenuine reasons why this should not bethe case.

198. If you have not accepted an offer ofpermanent alternative accommodationwithin one month of the award beingagreed then your application will beincluded on lists for all suitable andreasonable vacant homes that becomeavailable. Where appropriate you maybe made a direct offer.

199. When considering what is suitable andreasonable, you will be asked to confirmthe areas of the Borough or types ofproperty that you cannot live in. This isnot the same as properties you do notwant to live in and you will be asked toexplain why you are not able to considerthem. You will not be asked to live in anarea where you are not safe.

200. You will be made only one offer ofpermanent alternative suitable andreasonable accommodation with thispriority. If you refuse it then temporaryaccommodation will be secured for youfor the duration of the repair works andyou will be expected to move back toyour home once the repairs arecompleted.

201. If we are not able to secure permanentalternative suitable and reasonableaccommodation for you within 3 monthsof the award being agreed, or if it is notsafe for you to continue to live in yourcurrent home, then temporaryaccommodation will be secured for youfor the duration of the repair works. Theemergency priority award will bewithdrawn and you will normally beexpected to move back to your homeonce the repairs are completed.


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What if I disagree with the Panel’sdecision?

202. If you disagree with any decision of theHousing Management Panel you canask for a review (see Appendix 3).

203. Whilst we will consider every review onits merits, for a review to succeed thereshould be genuine reasons why theproperty was not suitable for you or whyit was not reasonable for us to makeyou the offer. We will consider whetheryou have chosen the property (either inresponse to an advert or if the propertymeets the choices you have told usabout in the past); the circumstancesthat you have told us about justifyingyour application being given higherpriority; and the reasons why you feelthe offer made was not suitable orreasonable.

How long before I am housed if I amawarded additional priority?

204. We are not able to tell you how long youcan expect to wait before an offer ofalternative accommodation is made toyou. This is dependent on the number ofsuitable available homes that becomeavailable and the number of otherapplicants who may have greater prioritythan you. However applicants givenemergency status are considered firstfor all the homes available. Applicantsgiven discretionary emergency priorityare in Band 1 Group A, the highestpriority band in the Allocations Scheme.

Priority Target Groups205. Listed below are groups of applicants

that will be given additional prioritybecause of their specific circumstances;or that it is in the community’s interestto do so; or where there may be astatutory duty. Applicants in thesegroups will be placed in Band 1 Group Band are referred to as ‘priority targetgroups’.

206. Targets will be set for these groupsbased upon the number of applicantswho qualify for these groups and anassessment of the housing needs andpriorities prevailing in the Borough inorder to balance the group’s needs withother applicants and the housing supplyavailable. Targets will be decided inorder to plan for the anticipated numberthat will require housing.

207. To qualify for a priority target group,unless otherwise stated, you must beeligible for the Housing Registeraccording to the prevailing AllocationsScheme. It is in yours and yoursponsor’s interests to provide sufficientinformation and evidence todemonstrate that you are eligible.

208. Unless otherwise stated, there will beno time limit on the choices you canmake when your application is in one ofthese groups. When considering what issuitable and reasonable, you will beasked to confirm the areas of theBorough or types of property that youcannot live in. This is not the same asproperties you do not want to live in andyou will be asked to explain why you arenot able to consider them. You will notbe asked to live in an area where youare not safe. If the Priority Target Groupyou are in is time limited, after thewaiting time you will be placed on auto-bid and considered for all suitable andreasonable properties.

209. It is important that you make aninformed decision about the type ofhomes that will become available. Youwill receive only one offer of suitableand reasonable accommodation withthis additional priority and if it is refusedthen the award will be withdrawn. Ifyour application is otherwise eligible forthe Housing Register it will be removedfrom the priority group and re-assessedfor priority.


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210. If you are offered a home but do notattend a viewing, we will assume thatyou have refused the property unlessthere are genuine reasons why youcould not turn up and you could not tellus beforehand.

211. You can ask us to review the decisionsto withdraw any priority award as setout in Appendix 3. We will considerevery application for a review on itsmerits. For a review to succeed thereshould be genuine reasons why theproperty was not suitable for you or whyit was not reasonable for us to makeyou the offer. We will consider whetheryou have chosen the property (either inresponse to an advert or if the propertymeets the choices you have told usabout in the past); the circumstancesthat you have told us about justifyingyour inclusion in the quota group; andthe reasons why you feel the offer madewas not suitable or reasonable.

Care Leavers

212. The Council’s Children’s Leaving CareTeam will sponsor you for housingpriority. If you have not moved in topermanent accommodation within 6months then your application will beincluded on lists for all suitable andreasonable vacant homes that becomeavailable.

Intensive Living and Community Careand Support (ILCCS)

213. The Council’s Adults Servicesdepartment that administers the ILCCSscheme and sponsors single peopleliving in hostel accommodation forhousing priority. You will be consideredfor bed-sit or 1-bedroom properties only.

214. If you have not moved in to permanentaccommodation within 12 months thenyour application will be included on listsfor all suitable and reasonable vacanthomes that become available.

Foster Carers

215. If the Council’s Children‘s Social CareTeam will sponsor you for housingpriority you will normally be consideredfor one additional bedroom to thatneeded by your immediate family.

Living in a decant block with a Councilor CHR partner landlord tenant

216. You will be placed in this group if youhave been living with a Council or CHRpartner landlord tenant for the previous12 months as your only or principalhome prior to a decant being declaredto the property.

217. If you have not moved in to permanentaccommodation within 6 months thenyour application will be included on listsfor all suitable and reasonable vacanthomes that become available. Whereappropriate you may be made a directoffer.

218. We are not able to guarantee that wewill be able to help you with re-housingbefore the tenant has to move. If youare still living with the tenant when theyhave to move you will be expected tomake your own arrangements forhousing and you may be able tocontinue with your Housing Registerapplication from your new address.

Sons and daughters of tenants of CHRpartner landlords

219. Your application can be placed in thisgroup if you have been living with yourparents for the previous five years as youronly or principal home, and they aretenants of the Council or a CommonHousing Register partner landlord, andone of the following circumstances apply:

i. your parents are registered on thehousing register and their applicationhas been awarded a health priority;


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ii. you need no larger than a 1 bed homeand your parent/s also wish to moveto a smaller property where there is anet bed gain and a 2 bed or largerproperty would be available to let toanother household on the HousingRegister. In these circumstances wewill usually make direct offers to bothparties simultaneously to ensurevacant possession of the existingtenancy;

iii. your parents’ household (excluding youand your immediate family and anyoneelse who is not their immediate family)is living in overcrowded conditionslacking two or more bedrooms.

220. We cannot guarantee that you will beoffered housing before your parentsmove. If you are living with them whenthey move you will be expected to makeyour own arrangements. If they do notgive their landlord vacant possessionthey may be asked to return any CashIncentive Grant. If your parents fail tomove once you do then, unless there arejustifiable circumstances, your landlordwill seek possession of your new home.

Retiring from tied accommodation

221. If you have been an employee of theCouncil or partner landlord and havebeen living in accommodation providedby them for the better performance ofyour duties for at least the previous fiveyears and you are retiring due to age orhealth grounds.

Host Team Referrals (SupportedHousing Move-On)

222. The Council’s HOST Team will determinethe appropriate route out of SupportedHousing in accordance with the HostelsPathway procedure which ensures thatpeople who are ready to move on toindependant living can access suitableaccommodation in the Private rented orSocial Housing Sectors. The suitability ofaccommodation will be determined by

an assessment of the applicant’shousing need regardless of tenure.Access to social housing under thisscheme will be determined solely by theavailability of properties, in accordancewith the Hostels Pathway procedure.

223. If you are made an offer ofaccommodation in the private sectorand you refuse that offer your priorityunder this scheme will be withdrawn.

Key Workers

224. There are many public sector jobswhere it is hard to recruit and retainessential staff. If you are employed fullor part time on a permanent contractwithin the Local Authority area as one ofthe following you will be considered forinclusion in a target group:

• ambulance staff who areparamedics;

• fully qualified nurses working in theBorough’s NHS hospitals;

• fire fighters and police officersstationed in the Borough;

• teachers working in the Borough’sLEA maintained schools

• social workers employed on apermanent contract by the Council

225. This scheme aims to help a small numberof people in these occupations who donot currently have a social tenancy and/ordo not currently live within a reasonabledistance of their workplace.

226.There is a serious shortage of homeswith four or more bedrooms. Therefore,if your household needs this size ofaccommodation you will not normally beconsidered for this priority.

227. There are a small number of designated‘key worker’ blocks and you will be ableto apply for this accommodation in linewith the prevailing Allocations Scheme.


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228. Some of the housing providers in theBorough offer shared homes. TheCouncil and partner landlord will onlyoffer you this type of home if you tellthem that you would be interested in it,or if there are a number of key workerswho want to share.

Ex service personnel

229. Ex service personnel including bereavedspouses or civil partners will have theirapplications assessed in line with thispolicy. Local connection criteria will notbe applied. In some cases, where thereis an urgent need for rehousing becauseof serious injury, illness or disability,applicants will be placed in Band 1,Group A. This is where a wheelchairhome is required or emergency priorityhas been awarded because social ormedical grounds apply.

Right to move

230. Government regulation now requires theCouncil to give reasonable preference to‘social tenants’ who want to move foremployment reasons where theemployment is for more than one yearand over 16 hours per week. Applicants,which may include apprentices, will beplaced in a Priority Target Group in Band 1Group B if the council is satisfied thatundue hardship would be caused.Qualifying applicants will receive oneoffer only. The target for lets to applicantswho qualify for an employment relatedmove from all mobility schemes will be1% of annual lettings.

Decants

What happens if a decision is made torefurbish, redevelop or demolish myhome, and I have to move?

231. If you are a Council or partner landlordtenant and your landlord makes adecision that you have to move then wewill do our best to ensure that you and

your family are re-housed to a home thatyou will be happy in. This process iscalled ‘decanting’. It means that aproperty has to be empty for works totake place or a decision to demolish theproperty has been made. This usuallyhappens only after residents have beenasked for their views or when there hasbeen an emergency leaving the propertyunsafe. Unless otherwise stated here,the prevailing Allocations Scheme willapply to all applicants. You will be toldthe date on which your home has to beempty. This is called the ‘clearance date’.

232. Your landlord will usually talk to youabout all the re-housing optionsavailable to you and your family. Someschemes may involve new homes beingbuilt. Others will mean you have theright to return to your old home onceworks are finished. You may wish tomove to another part of the Borough orconsider home ownership. We will try tohelp you make an informed decisionabout the best choices for your family.You will be asked to fill in a re-housingapplication form. If anyone in yourhousehold has special housing needsbecause of health or disability problems,you will be asked to fill in a housinghealth assessment form.

Will I be offered new homes beingbuilt?

233. Many decant schemes include newhomes being built to replace thosebeing demolished. The new homes willusually be owned by a Registered SocialLandlord, not the Council. You may beoffered a tenancy with the new landlord.You will be told at the beginning of adecant scheme whether or not newhomes are being built. If they are, thenyou may be given the choice of them.We will try to develop a new home thatmeets your family’s housing needs butwe cannot promise that in every case itwill be possible. If more tenants want


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new homes than the numbers that arebeing built or more than one householdwants a single plot, preference will bedecided as follows:

234. Tenants with decant status where theirclearance date is less than a year away;or need a 4 bed home or larger; or ahome that is wheelchair accessiblecategory A or B, will be placed in Band 1Group A. The preference date will be theclearance date. Priority for availablehomes will be given in clearance dateorder with the tenant with the earliestdate being considered first and so on.Where tenants have bid for a home andhave the same clearance date, anytenants with a medical award or areovercrowded will be given preference. Ifthis does not resolve the issue, thetenant with the earliest tenancy date willbe given preference.

235. Tenants with decant status in Band 1Group A who have not received oraccepted an offer within six months oftheir clearance date will have their casereviewed by a senior officer and whereappropriate, their priority may beamended.

236. Tenants with decant status where theirclearance date is more than a year awaywill be placed in Band 1 Group B. Theirpreference date will be the clearancedate. Priority for available homes will begiven in preference date order as above.

What happens if I have an “option toreturn”?

237. Some regeneration schemes mean thatyour current home will be refurbished.Sometimes your home will bedemolished. In either case you may begiven an option to return to the newproperties built on the site of yourdemolished block or to your old homeonce works to it have been completed.You will be given a written promise of the

option to return. Your landlord will find atemporary home for you to live in untilyou can return permanently. Whereverpossible the temporary home will besuitable for your family’s housing needs.However, if we cannot find a propertythat meets all your housing needs youmay have to move to a home that is like-for-like with the home you are leaving.You may be in a temporary home forsome time, maybe years if a new homeis being built. If you change your mindand want to stay in the temporary homepermanently, wherever it is reasonablefor you to do so we will agree.

Do I have to move to new homes builtto replace my demolished home?

238. Wherever possible you will be given thechoice of where you want to move.However, you will be given a date bywhich you have to make a final decisionabout whether or not you want to moveto new homes being built. This is toensure that a home will be available foryou and choices about that home (suchas layout, colours, fittings or adaptations)can be made whilst it is being built.

239. If you do not want to move to newhomes being built then your applicationwill be put in Band 1 Group A or B as setout above. You can then apply for anyvacant properties that are advertised.Your preference date will be theclearance date your landlord hasdecided is necessary to have theproperties empty. Preference will thenbe decided as set out above.

What happens if I do not apply for anew home before the clearance date?

240. Whilst we will try to help you find a newhome that meets all of your choices itmay not be possible. It is important thatyou make an informed decision aboutthe type of homes that will becomeavailable.


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241. If you haven’t been able to identify ahome you want then it may be necessaryto serve a legal notice. This is a legaldocument that allows your landlord toask a Court to instruct you to leave yourhome. You will not be homeless if thishappens, as we will have to assure theCourt that we have suitable alternativeaccommodation available for you tomove in to. This may be like-for-like theproperty you are leaving.

242. Serving a legal notice is always a lastresort when you have not accepted anyof the other housing options available toyou. We have to do this to ensure that adecant scheme can proceed soprotecting the interest and rights ofother residents.

If my home is being decanted howmany homes can I apply for?

243. Until you accept an offer of re-housingyou can continue to apply for anyhomes that interest you up until sixmonths before the decant scheme’sclearance date.

244. If you have not moved by this date, thenyou will be made an offer of the nextproperty that we consider reasonable tomeet the minimum housing needs ofyour family. If you do not accept it thenwe may ask a Court to instruct you tomove as described above.

245. If you are successful for an advertisedvacancy and it is suitable andreasonable your landlord will expect youto move to it. If you do not and a legalnotice has been served (as describedabove) either the property will be heldfor you or you will be made an offer ofthe next property that we considerreasonable to meet the minimum needsof your family. If you still do not movethen your landlord may ask a Court tomake you move.

What size home can I apply for?

246. You can apply for the size of home thatmeets the needs of your household, asdescribed above in paragraphs 78-83.

247. However, if you currently live in a homethat is larger than that standard you canapply for a home that has one bedroomlarger than the standard to a maximumof the same size as your current homeup to a 3 bed property. If you choose toapply for a larger home than thestandard then it must be a flat ormaisonette on the same floor level asyou are now living. For example, if youlive in a 3 bedroom flat on the 4th floorand you need a 1 bedroom home youcan apply for a 1 bedroom property onany floor level or a 2 bedroom flat ormaisonette on the 4th floor or above.

248. There is a shortage of homes with 4 ormore bedrooms so you will only beconsidered for this size home if youneed it.

249. If you choose to move to new homesbeing built you will only be consideredfor the size of home that meets theneeds of your household as set out inparagraphs 78-83.

250. If you are a Council tenant and youagree to move to a smaller home youwill be entitled to the incentives that areavailable as set out in paragraph 98.

251. If, during the course of the decant, aseparate re-housing application isreceived from your address that hasbeen awarded additional prioritybecause of the decant (e.g. if your sonor daughter wish to be re-housedindependently) you will only be able toapply for a home the size of your ownassessed need.


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Will I get help with the cost ofmoving?

252. If you have been living in the propertyfor at least 12 months before a decant isagreed then a ‘Home Loss’ payment willbe made. The Government, not yourlandlord, decides the amount, which isreviewed annually. For joint tenanciesonly one payment is made. You will betold if there is any change in thisamount following the annual review.

253. Your landlord will also pay reasonableremoval expenses. This is for thingssuch as the cost of hiring a removal van;disconnection and reconnection ofservices such as gas, electricity andyour telephone; hiring a plumber toconnect your washing machine and anelectrician or engineer to move yourcooker. You should always use properlyqualified people and must ensure that aproperly registered fitter carries out anyworks to your gas supply.

254. There is a maximum amount that will bepaid. When your landlord visits to talk toyou about the decant, they will tell youhow much you can claim. You will beasked to provide receipts that show thatyou have paid for the service. In somecases, your landlord may be able to giveyou some of the money before you moveif you would otherwise have difficultypaying for services at the time of moving.

255. If you owe your landlord money, such asrent arrears, they may deduct it fromany Home Loss or expense paymentsyou claim. If the money you owe ismore than you can claim, you will beexpected to make an agreement to paythe outstanding amount back.

What happens to other people whowon’t be moving with me? Will theyget help finding a home?

256. Anyone who is not your immediatefamily, as defined above, will have toregister separately for housing unlessyour landlord agrees otherwise. There isprovision to house them through apriority target group in Band 1 Group B.To qualify for this group the person mustbe able to prove that they were livingwith you in the property as their only orprincipal home continuously for at least12 months before the decant schemewas agreed.

257. They must also be eligible to be on theHousing Register. Their application willbe placed in Band 1 Group B. Theirpreference date will be the date thedecant was agreed. They can then applyfor advertised vacancies.

258. If they refuse a home that is offered tothem their priority will be withdrawn. Ifthey do not attend a viewing, we willassume that they have refused theproperty unless there are genuine andsubstantial reasons why they could notturn up and could not tell us beforehand.

259. They can ask us to review a decision towithdraw any priority award (seeAppendix 3).

260. We will try to ensure that they have atleast one offer before you have to move,but we cannot promise that this willhappen. If they are still living with youwhen you are moving they will beexpected to leave the property whenyou do and make their ownarrangements for housing.

261. You have to give your landlord vacantpossession of your home as describedabove. If you do not give vacantpossession your Home Loss paymentmay be withheld and your new homemay not be available to you.

262. Anyone who does not qualify for thisadditional preference may apply forhousing in the usual way but will beexpected to leave the property whenyou do and make his or her ownarrangements for housing.

I own a home that is included in adecant scheme. Will I be re-housed?

263. Unless there are exceptionalcircumstances, we will not consider youfor housing priority if you are ahomeowner. We may be able to help youfind shared ownership or other low costhome ownership opportunities, but onceyour landlord has negotiated to buy backyour home, you will be expected to makeyour own arrangements for housing.

264. On the exceptional occasions that it isagreed a homeowner is to beconsidered for housing priority, they willbe included on lists for all reasonablevacant properties that become available.

265. If you are offered a property that yourlandlord thinks is reasonable and thenrefuse to move to it, the property will beheld whilst your landlord asks a Court toinstruct you to move.

266. If you do not apply for a property thenyou will be made an offer of the nextavailable property that your landlordconsiders reasonable to meet theminimum needs of your family and thiswill be held whilst your landlord asks aCourt to instruct you to move.

267. If you have not moved within one monthof the completion date of your propertybeing bought back then you will bemade an offer of the next property thatyour landlord considers reasonable tomeet the minimum housing needs ofyour family. If you do not accept it thenyour landlord may ask a Court to instructyou to move, as described above.


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Band 1 Group A

Emergencies

268. The decision to award an emergencypriority can be made by a seniormanager or the Housing ManagementPanel based on the individualcircumstances of the household. It willusually consist of a combination ofexceptional social/welfare/safety/medical and urgency factors affectingan applicant or their household thatcannot be adequately dealt with withinthe normal rules of the AllocationsScheme (see paragraphs 133 and 189).

Decants

269. The decision to decant a block can onlybe made by councilors (for Councilproperties) and Management Boards(for partner landlord properties) (seeparagraphs 231-267).

Ground Floor Priority/Category A or BWheelchair Home

270. The decision to award priority forground floor on medical or disabilitygrounds is made by a Lettings Officerfollowing a medical assessment andrecommendation by a health advisor(see paragraphs 145-147).

Under occupiers or downsizing

271. If you are an existing social housingtenant applying for a home with at least1 bedroom less than you currently have(see paragraphs 109-112 and 116). If youare a tenant of a landlord who is not apartner in the Common HousingRegister then a reciprocal agreementwill be required.

Band 1 Group B

Priority Medical Award

272. This award is made by a Lettings Officerfollowing a health assessment andrecommendation by a Health Advisor(see paragraphs 135-138).

Priority Social Award

273. The decision to make this award ismade by a Panel including a seniorofficer in circumstances as set out inthis policy (see paragraphs 182-188).

Priority Target Groups

274. The decision to make this award ismade by a Lettings Officer if evidence isprovided to verify that an applicantmeets the criteria for the relevant targetgroup (see paragraphs 205-230 fordetails of the groups).

Priority Target Group – Singlehomeless in priority need due tovulnerability

275. A Homeless Officer from the Council’sHousing Options Service makes thisdecision following a homelessassessment (see paragraphs 59-63).

Band 2 Group A

Homeless applicants with children andin priority need

276. A Homeless Officer from the Council’sHousing Options Service makes thedecision on homeless applicationswhether the Council accepts a fullstatutory duty following investigationand an assessment (see paragraphs 59-63).

Appendix 1 – How decisions aremade to place you in a Band

Overcrowded applicants

277. This will be based upon an assessmentand verification of your circumstancesas stated on your housing application. ALettings Officer will make this decision.(Note: Single applicants lacking a roomof their own will be included in thiscategory. This includes applicants whohave been found to be homeless butfollowing assessment are not in priorityneed). The assessment will be based onthe Council’s bedroom standard policy.

Band 2 Group B

278. Resident households without anestablished local connection but are inhousing need.

Band 3

Applicants who are not overcrowded

279. This will be based upon an assessmentand verification of your circumstancesas stated on your housing application. ALettings Officer will make this decision.This will include applicants who aretenants of Common Housing Registerpartner landlords who are notovercrowded but wish to move to thesame size property.


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280. Each applicant will be given apreference date on the HousingRegister. In some bands this will be theiroriginal date of application. For others itwill be a date of notification of their

change of circumstances especiallywhere higher priority has been given.How the preference date is decided foreach category in each band is set outbelow.

Appendix 2 – Preference Dates

Emergencies

Ground FloorMedical/Disability/Wheelchair AccessibleCategory A or B

Priority Decants(less than a year to clearance date – or as adecant require 4 bed or larger – or as adecant require wheelchair accessiblecategory A or B)

Under Occupiers

Group A Sorted by emergencies first then earliestpreference date as defined below

Date of Award

Date of application for medicalassessment

Earliest clearance date

Greatest number of bedrooms releasedfirst then date order of application

Priority Medical

Priority Social

Decants(More than a year to clearance date)

Priority Target Groups

Priority Target Group single homelessassessed as in priority need due tovulnerability where the Council hasaccepted a full statutory duty

Group B Sorted by earliest preference date asdefined below

Date of application for assessment

Date of award by Housing managementpanel

Earliest clearance date

Date of application for the target group

Date of application as homeless

Band 1 Preference Dates


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Group A

Overcrowded applicants on the HousingRegister on the date this Allocationsscheme is implemented

New applicants who are overcrowded

Applicants who are not overcrowded atthe time of application who have sincebecome overcrowded

Applicants moving from Band 1 to Band 2

Homeless applicants with children wherethe Council has accepted a full statutoryduty

Applicants moving from Band 2 Group B

Single non priority homeless

Group B

Applicants without a local connection butin housing need

Original date of application (defined as thedate the application was received)

Date of application (defined as the datethe application was received)

Date of notification of change ofcircumstances

Earliest preference date in Band 1 or 2 (if they were previously in Band 2)


Date when 3 years continuous residenceis satisfied


Date of application Will be moved to Band 2 Group A oncompletion of 3 years continuousresidence in the borough following areview

Applicants who are not overcrowded

Tenants of Common Housing Registerpartner landlords who are notovercrowded but wish to move to thesame size home

Applicants moving to Band 3 from Bands 1or 2 due to change of circumstances

Date of application

Date of application

Earliest date of application




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Appendix 2 continued:

What if my circumstances change?

281. If your circumstances change, forexample you change address or yourfamily composition changes, or youapply for additional priority on medicalor social grounds you may be moved toanother band and be given a newpreference date. The following rulesapply should this happen.

Rule 1:

282. When moving up a band, i.e. to a higherpriority band, a new preference datebased upon the change ofcircumstances will be given.

283. The reason for this rule is that anapplicant will not overtake applicantsthat were already in the high priorityband before them.

Rule 2:

284. If an applicant moves from Band 1 toBand 2 – they will retain the earliestpreference date they were in Band 1 or2 (if they were previously in Band 2).

285. Applicants in Bands 1 & 2 fall within thecategories where the law states theymust be given ‘reasonable preference’on the Housing Register. The reason forthis rule is that if an applicant was in thiscategory in Band 1, it is consideredfairest that they do not lose time spentwaiting in a reasonable preferencecategory if they move to Band 2 wherethey will also be in this category. Thepreference date will be the earliest datethe applicant was in reasonablepreference category.

Rule 3:

286. If an applicant moves from either Band 1or 2 to Band 3 – they will retain theirearliest date of application.

287. The reason for this is that if, due to achange of circumstances, an applicantmoves to a lower priority band they donot lose time already spent on theHousing Register in a higher band.


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What if you make a decision about myapplication that I do not agree with?

288. You can ask for a review on any decisionthat is made about your application. Youshould do this within 28 days of thedecision being notified to you. If you askus to review a decision to exclude youfrom the Housing Register, a moresenior officer who did not make theoriginal decision will carry out a review.

289. If you ask us to review a decision on thesuitability or reasonableness of an offerof accommodation that you haverefused so that the priority awarded toyour application is withdrawn, a moresenior officer who did not make theoriginal decision will carry out a review.

290. If you disagree with the Council’sdecision following a recommendation bya health advisor, a review will be carriedout by another health advisor who hasnot been involved in the firstassessment of your application forpriority on health grounds. The Councilwill make a final decision based uponthe recommendation of the secondhealth advisor.

Further enquiries may be made at anystage of this process if appropriate.

291. If you ask us to review a decision aboutthe priority awarded to your applicationby the Housing Management Panel, thePanel will first review any additionalinformation or evidence that ispresented. If you still disagree with thePanel’s decision, a more senior officerthan the chair of the Panel will carry outthe review, which will be our finaldecision. The senior officer will be

someone who has not had any previousinvolvement in the matter.

292. For reviews of any other decision maderegarding your application, an officerwho was not involved in the originaldecision, but not necessarily someonemore senior to the officer, who madethe first decision, will carry out a review.

293. If you wish to request a review of adecision it should normally be in writing.This is to make sure that we have arecord of what you have told us.

294. In exceptional circumstances we willagree to you making the request inperson. We will aim to tell you the resultof a review within 56 days from the dateof your request unless it is necessary torequest further information. If more timeis needed we will let you know.Normally, the decision is made morequickly than this. We will also tell youhow we have made our decision.

Appendix 3 – Right of review

partner landlords allocations scheme - tower hamlets€¦ · allocations scheme applies equally to...

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