Housing allocation scheme

When advertisements close for each property, all bids for each available home are put into priority order.

They are ranked according to the priority band with band A first, band B second and so on. Within each band, order is by priority date, starting with the earliest. This produces a shortlist of eligible applicants for each property. For each property, the housing association contacts the applicant at the top of the shortlist to check that the information they have given is correct and that the property is suitable. Subject to this, the highest priority applicant will usually be offered the property. If two or more applicants share the same priority date within the priority band, the housing association decides which of the applicants will be offered the property based on the best use of the housing stock and the applicants’ needs.

If an offer is refused, the property will be offered to the next applicant in the shortlist, and so on, until the property is successfully let.

The relative position of bidders on the shortlist for a property may change between bidding and when the property is offered. This will only happen if there is a change in priority band for one or more applicants. In such cases, the property will usually be offered to the applicant with the highest priority at the time of the offer.

We may refuse to shortlist or offer housing, for example where offering the property to the highest priority applicant would put others at risk. Housing associations may also refuse to offer housing to applicants:

• whose conduct has been unacceptable; or
• who do not satisfy their verification checks, which include confirming the members of the
• household and their current circumstances.

In these cases, the housing association will write to the applicant and explain why they have been rejected.

Unacceptable behaviour

When deciding if your behaviour has been unacceptable, housing associations may consider:

• If you, or any member of your household, have been evicted from a housing association or a council tenancy during the past five years due to rent arrears, anti- social behaviour, or criminal/fraud activities; or
• If you, or any member of your household, have outstanding rent arrears with your current landlord or a former landlord; or
• If there is evidence that you, or any member of your household, have a history of anti-social behaviour or other breach of tenancy conditions.

Each case is judged individually. Where you owe rent for a previous tenancy, you will be encouraged to enter into an agreement to pay your arrears. If you keep to such an agreement for a reasonable period, usually a minimum of three consecutive months, the housing association will reconsider whether, or when, you will be offered a tenancy. However, if you are an existing housing association tenant seeking a transfer, a rent account with no arrears is normally expected, except in the case of a re-housing emergency.

Direct offers

Occasionally, certain properties are excluded from CBL and allocated by making direct offers outside of priority date and band order to selected applicants. For example, this could apply to applicants:

• with an exceptional need to move on health or welfare grounds, for example in cases of terminal illness where the current home is unsuitable, or where there is an evidenced immediate risk to life; or
• who are subject to current multi-agency public protection arrangements (MAPPA), and who pose a very serious risk to the community, where the type or location of properties that are suitable may need to be restricted; or
• to discharge duties to provide accommodation to homeless households under the Housing Act 1996 (as amended), where there are considerable budgetary pressures on the council caused by numbers in temporary accommodation.

Wherever possible a direct offer will match your assessed need in terms of location, property type and floor level, and any essential requirements on health and welfare grounds. Other factors such as your non- essential preferences regarding the location or type of housing will not normally be considered.

Bidding for homeless accepted households

If you are assessed as homeless where the Council accepts a duty to secure accommodation then you can be offered a suitable home in either the private rented sector or the social/affordable rented sector. If you are assessed as homeless where the Council accepts a duty to secure accommodation, and you are accepted onto our housing register auto-bidding will be put on in line with your suitability assessment.

The Council may make you a direct offer of accommodation to discharge our duty to provide accommodation under the Housing Act 1996 (as amended).

Period for considering an offer

After the short listing and checking processes, the housing association will telephone the successful bidder and arrange for them to view the property and attend a verification interview. A longer period can be arranged for viewing where, for example, the applicant:

• is particularly vulnerable and needs to arrange for a relative or advocate to accompany them to a viewing or wishes to take advice before reaching a decision; or
• lives outside the borough, is not familiar with the locality and needs to make arrangements to travel; or
• is in hospital or some form of temporary home such as a hostel or refuge; or
• requires adaptations to help them cope with disabilities and the property needs to be assessed by an occupational therapist.

If you are offered a home then you will normally be expected to accept or refuse it within 24 hours of the viewing.

Refusing an offer

Where you refuse 3 suitable offers, without good reason, the Council will reset your priority date on the register to the date of your third refusal.

The exception to this is if you are accepted homeless, where you will be made one suitable offer.

A suitable offer is one that considers:

• whether the housing is affordable, considering income, including housing benefit where applicable, and living expenses, including rent;
• the size, floor level, space, and arrangement of the property, where applicable to the housing needs of the household;
• any medical or welfare grounds for re-housing; and
• any risk of domestic or other violence.

If we have accepted the duty to re-house you as homeless, refusal of a direct offer will result in discharge of the housing duty.

A direct offer is made by letter to you, explaining it is a final offer and, if refused, you have the right to ask us to review whether it was suitable for your needs. Any review is conducted by a senior officer not involved in the original decision – see section 10.

We do not hold the property for you during the review period; it will be immediately re-offered to another applicant. No further offers will be made, and you will be required to secure your own housing and leave any temporary accommodation that may have been provided if the review confirms the property was suitable.

Alternatively, you can both accept the offer and also seek a review as to its suitability. If the review confirms the property is suitable, you can remain there. If the review confirms the property is not suitable, you will be entitled to a further offer.