Housing Department HD7 Allocations Policy.

Information about the publication of Ministerial Decisions

A formal published “Ministerial Decision” is required as a record of the decision of a Minister (or an Assistant Minister where they have delegated authority) as they exercise their responsibilities and powers.

Ministers are elected by the States Assembly and have legal responsibilities and powers as “corporation sole” under the States of Jersey Law 2005 by virtue of their office and in their areas of responsibility, including entering into agreements, and under any legislation conferring on them powers.

An accurate record of “Ministerial Decisions” is vital to effective governance, including:

demonstrating that good governance, and clear lines of accountability and authority, are in place around decisions-making – including the reasons and basis on which a decision is made, and the action required to implement a decision
providing a record of decisions and actions that will be available for examination by States Members, and Panels and Committees of the States Assembly; the public, organisations, and the media; and as a historical record and point of reference for the conduct of public affairs

Ministers are individually accountable to the States Assembly, including for the actions of the departments and agencies which discharge their responsibilities.

The Freedom of Information Law (Jersey) Law 2011 is used as a guide when determining what information is be published. While there is a presumption toward publication to support of transparency and accountability, detailed information may not be published if, for example, it would constitute a breach of data protection, or disclosure would prejudice commercial interest.

A decision made (11/06/2007) regarding: Housing Department HD7 Allocations Policy.

Subject:	Housing Department HD7 Allocations Policy
Decision Reference:	MD-H-2007-0040		Exempt clause(s):	n/a
Type of Report: (oral or written)	Oral		Person Giving Report (if oral):	Dominique Caunce
Telephone or e-mail Meeting?	n/a		Report File ref:	n/a
Written report – Title	n/a
Written report – Author (name and job title)	Dominique Caunce Director of Tenant Services
Decision(s): The Minister approved the revised Allocations Policy for States rental accommodation.
Reason(s) for decision: The Allocations Policy is required in order to allocate all property administered by the housing Department on behalf of the general public in the fairest and most effective way to those in need of assistance.
Action required: Policy to be published on www.gov.je and distributed to all local Housing Trusts, Citizens Advice Bureau, States of Jersey Customer Service Centre, Tenant Groups and all Housing Department staff.
Signature: (Minister)		Date of Decision: 11 June 2007

Housing Department HD7 Allocations Policy.

POLICY HD7

STATES OF JERSEY HOUSING DEPARTMENT

ALLOCATIONS POLICY

Corporation of t

Lettings Team Mission Statement :

“To allocate all property administered by the Housing Department on behalf of the general public, in order to respond in the fairest and most effective way to those in need of assistance”

We cannot give a home to everybody who would like one. The Allocations Policy tries to match supply and demand in the fairest possible way. If you have any queries or concerns, please contact a member of the Lettings Team on 445510, or visit our Customer Service Centre on the ground floor of Cyril Le Marquand House, The Parade, St Helier JE4 8PF.

OUR PRINCIPLES

We operate according to the following principles:

Consistency

We will apply the Allocations Policy in a consistent way, so that all applicants with a similar situation receive similar treatment.

Flexibility

We recognise that no two situations are exactly alike – so our Lettings Team Officers will use their discretion in exceptional individual circumstances.

Openness

We will be open and honest with you (while keeping your personal information confidential).

Responsiveness

We will answer your inquiry within seven days.

Local co-operation

We will work closely with other social rented housing providers.

Regular review

We will review our policy every year to make sure that it keeps up with changing circumstances.

Right of appeal

If you are unhappy with a decision, you can appeal – first to the Director of Tenant Services – then, if you are still not happy, to the Housing Assistant Minister and finally the Minister. This does not affect your ultimate right to seek an independent review of any decision.

ELIGIBILITY

People we will consider for the Waiting List

We do not have the resources to help everyone and we have to make sure that the available homes go to the people in greatest need. We therefore normally only consider three categories of applicant for a new tenancy:

1. People with medical, physical or mental disabilities, who need special types of housing, but who cannot afford such accommodation in the private sector.

2. Families with young children, on relatively low incomes. (We consider situations involving separation or divorce on a case-by-case basis, but we cannot provide children with more than one home.)

3. People aged 50 or over, on relatively low incomes.

Applicants must be over the age of 18 and have gained local housing qualifications. We do not discriminate against unmarried or same-sex couples in a long-term relationship. We may, however, ask for documentary evidence that the relationship is genuine and long-term. In the case, for example, of a residentially qualified man with a non-residentially qualified partner with children, we would take into account a birth certificate showing that the man is father to at least one of the children.

Young mothers under the age of 18 who are unable to stay with their families are housed by the Children’s Service or by organisations such as the Causeway Association.

Due to the extreme shortage of large family accommodation, we are generally unable to assist in cases where two families are joining together requiring a property with four or more bedrooms.

We operate a “six month rule”: This means that you must be living in Jersey as your principal place of residence for six months before you can join the Waiting List. The reason for this is to prevent people from arriving in the Island, declaring themselves homeless, and expecting to be housed immediately – which would be unfair to families who have been waiting for a long time.

Maximum income levels

The purpose of States rental housing is to help people in need, who would have difficulty finding a home in the private sector. For this reason, we will not normally house people over a certain income level. The current accepted maximum income levels are set out at the end of this leaflet.

However, if you are a couple whose income exceeds the limits, we will take into account:

the possibility that your income may reduce soon, because the working hours of one partner will reduce with the birth of a new baby; and

whether you are committed to high childcare costs.

Couples awaiting their first child

Normally, we won’t offer you accommodation until your child is born and you have given us a copy of the birth certificate. However, if there are special reasons why you can’t stay in your present accommodation, or it is unsuitable for new-born babies, we will try to offer you a home at 7 months’ pregnancy (although we cannot guarantee that an offer of accommodation will be made before the birth of your baby). In these cases, we ask for medical confirmation of the expected date of confinement.

Property Ownership

Other than under exceptional circumstances, we will not consider an application from someone who owns property.

Homelessness

We have no emergency accommodation, but we do give priority to applicants who are homeless, or about to become homeless. This special priority does not apply, however, to people who intentionally make themselves homeless, hoping to ‘jump the queue’ – or to people who are being evicted in the private sector because of unacceptable behaviour or rent arrears.

People we will consider for the Transfer List

Current States tenants can join the list for a Transfer if –

you are living in a property which is too large for your needs; or

your medical condition means you need special accommodation, but your present home cannot be adapted; or

you have opposite-sex children (one of them at least 7 years old) who are having to share a bedroom; or

you are overcrowded in your present home; or

we need to move you, in order to carry out major work on your home.

We are unlikely to allow you to join the Transfer List if –

your rent is in arrears; or

you have failed to look after your present home properly.

Marriage Breakdown

A separate Policy, HD10, is currently under development in respect of marriage breakdown situations.

APPLICATION PROCEDURE

We use a points system to show which applications are most urgent: The greater the need, the higher the number of points. Where necessary, we can give extra points for unusual circumstances (mainly related to the condition of your present home).

You will need to complete an application form, to help us understand your housing needs and assess whether we can help you. Also, we may ask for some documentation to support your case, e.g. children’s birth certificates, and we may visit you at home to discuss your situation in more detail.

If you have medical problems which mean you need a particular type of property, we may ask for more information from doctors and specialists, or arrange for an assessment to be carried out by Health & Social Services staff. We may also, where relevant, seek advice from the Occupational Therapists, Children’s Service, Police, and Family Nursing Services.

We will ask you whether you are willing for us to put your name forward to a Housing Association or Trust

If you are eligible, you will be put in a Waiting List category or ‘group’, according to the number of points you have been allocated. If your circumstances change, you may be moved into a different group.

The groups are as follows:

Group 1 Urgent (60-100 points)

· Homelessness – 100

· Eviction with court date set (other than those being evicted for rent arrears or anti-social behaviour who we will not usually consider) – 100

· Tied accommodation (with eviction date set) – 100

· Decant / refurbishment of estate – 75

· Family in a 3-bed or 4-bed home seeking transfer to smaller unit – 80

· Individual or family with an immediate medical priority – 60

· ASBU / Arrears relocation – 60

Group 2 High priority (40-59 points)

· Family with opposite sex children (one over 7 years old) – 40

· Family overcrowded in current accommodation – 40

· Individual or family with a moderate medical priority – 40

· Financial (urgent) – 40

Group 3 Moderate priority (20-39 points)

· Eviction no date yet set (other than those being evicted for rent arrears or anti-social behaviour who we will not usually consider) – 30

· Financial (moderate) – 30

· Individual or couple in a 2-bed unit wanting to transfer to a 1-bed unit – 20

Group 4 Low priority

· Over 50 (not a case of financial hardship) – 15

· Tied accommodation (eviction not imminent) – 15

Pre-allocation review

High points will give you a high priority, but it is not automatic that the applicant with the highest number of points will get the first offer of accommodation. This is because we have to match empty properties against applicants’ needs, so that homes are used in the most efficient way.

Our Lettings Team, having taken all the factors into account, decide which applicant has the greatest need for a property which becomes vacant, bearing in mind the need to use the housing stock efficiently.

Before making you an offer, we will review your application, taking into account factors such as –

the condition and size of your present accommodation;

the length of time you have had to wait;

where other members of your family live;

whether you can drive;

the age and sex of children sharing a room;

location of schools;

the age of children, when considering allocating a property with a garden;

whether we have made you any previous offers;

where possible – your wish to be housed in a particular area.

Waiting times

Once your application has been accepted, there may be a waiting period. The length of time you will wait to be housed is dependent upon the number of points allocated to your case, the type of property you require and how flexible you are about where you wish to be housed.

For example, the waiting time can be significantly longer if you need a type of property which is in short supply, such as a ground-floor flat or property specially adapted for disability.

At times when we have to relocate tenants because we are refurbishing their homes the number of properties available to people on the Waiting Lists will greatly reduce and waiting times will be correspondingly longer.

Offers of accommodation

As soon as we know one of our properties is about to become vacant, we aim to pre-allocate it. If you are pre-allocated a property, you will usually be offered the opportunity to view the property with us, before making a decision. During the visit, you will be able to discuss any refurbishment questions – but in any case, we will make sure that the property is clean and structurally sound before you move into it.

Offers of accommodation will initially be for a period of 12 months. After that time, we will periodically review your rent payment record, any complaints we have received, and your financial situation, in order to assess whether you are still eligible for social rented housing.

When we make you an offer, we cannot guarantee that it will be your ‘ideal property’. However, you should bear in mind that, if you refuse our first offer, it may be some months before we are able to make you a second one.

If you are about to become homeless, it may only be possible for us to make one offer before your eviction deadline. In all other cases, you will normally get no more than two offers. If you refuse these offers without good reason, your name will be removed from the Waiting List.

MUTUAL EXCHANGE

In addition to the Transfer system, it is also possible for tenants to arrange a mutual exchange of their homes, through our Tenant Participation Team. Certain restrictions apply, namely: Neither party can be in arrears of rent; the property must be accepted as it is (i.e. no maintenance expenditure required by the Department); and the accommodation must be of a suitable size for each of your households.

VICTORIA COTTAGE HOMES AND GEORGE V COTTAGE HOMES

These Homes provide independent living for retired people; we are not able to provide primary care to residents. Our Assisted Living Team is responsible for the overall management of the Homes including the allocation of vacant units. There is an Assisted Living Officer based on each site who oversees the day-to-day operation of each estate in an administrative capacity.

Applicants for the above homes must be over 60 years of age, no longer working, and have only limited income i.e. pension. There is also a restriction on the level of savings any applicant may have: A couple must have savings of less than £14,000 and single applicants must have savings of less than £10,000.

HOUSING TRUSTS

When you apply to us for a new tenancy or a transfer, we will ask you whether you are willing to be nominated for a Housing Trust property. However, the Trust is not obliged to accept you as a tenant.

We work closely with the following Housing Trusts:

Clos De Paradis Housing Trust

The Community Homes Trust

F.B Cottages Housing Trust

Haig Homes

Les Vaux Housing Trust

Christians Together in Jersey (CTJ) Housing Trust

The Jersey Homes Trust

CURRENT MAXIMUM INCOME LEVELS FOR

STATES RENTAL ACCOMMODATION

Family with one child …………………………………………. £575 per week (£29,900 p.a.)

Family with two children (same sex)………………………….£650 per week (£33,800 p.a.)

Family with two children (opposite sex)………………. £725 per week (£37,700 p.a.)

For each additional child…….………………………………….£50 per week (£2,600 p.a.)

Single persons over 50………………………………………. £450 per week (£23,400 p.a.)

Couples over 50………………………………………………. £450 per week (£23,400 p.a.)

The level of savings will be considered on a case by case basis, as we will take into account your age and any special housing requirements you may have. However, as a general rule, if you have in excess of £50,000 in savings we would expect you to house yourself in the private sector.

Effective Date

The policy shall become active on the date on which the respective Ministerial Decision was signed by the Minister.

Policy Drafted	10th April 2007	D Caunce Director of Tenant Services J Dorey Policy Officer

Policy Reviews	Date	Reviewed By