Homechoice

9. Homechoice

81

9. Homechoice

82 www.stockporthomes.org

Homechoice

When we have registered your completed form, you will receive a letter telling you how many points you have and what size of property you are eligible for.

IntroductionOver a thousand households a year find a new home through Homechoice, both with Stockport Homes and local housing associations. It is an open and clear way of allocating homes, with properties advertised on a weekly basis. Registered applicants can then ‘bid’ (express an interest) in up to three properties each advert where they would like to live, and homes are offered to households with the greatest housing priority. We also publish the results of the adverts, so applicants can see how properties have been allocated and make best use of their bids in the future.

The flowchart below explains briefly how Homechoice works. The rest of this section goes into more depth about each stage.

To apply for a property you first need to register with Homechoice by completing a form and returning it to the Housing Information Centre. More details on who can apply and how to do this are on pages 83 and 84.

After assessing your application we will let you know your application number and what priority for rehousing you have. Details of how we assess applications are on page 85.

You can then bid for properties after looking at the advert we produce every week on the internet or in property sheets. We can post out an advert to you or you can collect one at various points across the Borough. Details of how you can place bids and the help we can provide are on page 91.

At the end of each advert we look at who has applied for each property. We then offer it to the applicant with the highest priority for rehousing. Details of how this works and how offers are made are on page 93.

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83www.stockporthomes.org

Homechoice

The properties will be advertised on the Homechoice website, at all area housing offices and in libraries and information centres across the Borough.

Who can apply for properties?Most people can apply for properties through Homechoice, but there are some people who are unable to register. These are either people from abroad fitting in to certain categories, or applicants who are not considered suitable to be tenants due to anti-social behaviour or rent arrears. Those aged 16 or 17 years old can register with Homechoice, and start to build up ‘time on list’ points, but are not usually able to apply for properties until they are 18.

People from abroad unable to register

The law says that we cannot allocate properties to certain categories of people who are from abroad or do not have the UK as their main home. This is a very complicated area, but if it applies to you we will explain it in full and advise you of other housing options you may be able to access.

If it is decided that you cannot register with Homechoice, you can ask for the decision to be reviewed. You may also want to seek some independent advice from a solicitor or agency such as Shelter who can be contacted on 0808 800 4444.

People who are not considered suitable to be tenants

Applicants with a history of anti-social behaviour or rent arrears may also be advised that they are unable to register with Homechoice. We will also look at whether an applicant’s behaviour has recently improved, for example if the anti-social behaviour was a long time ago or the rent arrears are being paid off.

Again, if it is decided that you cannot register with Homechoice, you can ask for the decision to be reviewed. We will advise you of the other housing options available to you, and you may also want to seek some independent advice from a solicitor or agency such as Shelter who can be contacted on 0808 800 4444.


Homechoice

16 / 17 year olds

Young people aged 16 or 17 years old can register with Homechoice, however they cannot apply for properties until they are 18. If a 16 or 17 year old has nowhere to live, then we will work closely with Social Care to make sure they have appropriate accommodation until they are ready to have their own tenancy.

How to register with HomechoiceTo register with Homechoice, you first need to complete an application form. Forms are available by:

• visiting the Housing Information Centre at 1 St. Peter’s Square or any of our area housing offices;

• telephoning us on 0161 474 2975;

• emailing us at [email protected];

• texting us on 07797 806630; or

• downloading a form from our website www.stockporthomes.org

The form will ask details about who you wish to move with you and your current and past living arrangements. It is important that you fill in all sections of the form and make sure it is signed, otherwise it will have to be returned.

When we receive the form, we will check it has been fully completed and may contact you for more information. For example, if you have recently sold a property or have indicated that you have a criminal record we will need to ask for more details.

If you prefer, we also hold ‘face-to-face’ registration sessions, where you can sit with a member of the Homechoice Team who will process your application there and then. These are held at the Housing Information Centre, but please contact us on the details above to check availability.

Stockport Homes will allow 16 and 17 year olds to register. However, their applicationwill not be made live until they are 18 years of age.


Homechoice

If you need any further help registering, or are unable to visit our offices due to a disability, please contact us and we will be happy to assist further or arrange a home visit.

Commonly asked questions

Q: How long does it take to get registered? A: We aim to get 85% of completed forms registered within five working days, and all of them within 10 working days (as long as we have the information needed). Remember if the form is not signed or fully filled in we need to send it back to you, which causes delays.

Q: How can I arrange for a face-to-face registration session?

A: Just telephone us on 0161 474 2975 and we will arrange an appointment for you.

Q: What do I do if I change my address or my circumstances change?

A: All you need to do is fill in a short form which we can send out to you, can be downloaded from the internet, or can be collected from the Housing Information Centre and area housing offices. Just telephone us on 0161 474 2975 if you would like a form posted out.

How we assess applicationsHomechoice applications are assessed using Stockport Council’s Allocation Policy. This policy explains who can apply for Homechoice, what properties people are eligible for and what priority for rehousing they should be given.

When we receive an application form, there are four key things we need to assess:

Once bidding has closed, we will offer properties to the applicant with the highest number of housing need points.

1. Is the applicant allowed to register?

2. What type and size of property can the applicant apply for?

3. How many rehousing points should be awarded to the applicant?

4. What priority group should the applicant be in?


Homechoice

When your application has been assessed, we will write to you to explain what size and type of property you can apply for, how many points you have been awarded, and what priority group you are in.

1. Is the applicant allowed to register?

This is covered on page 83. We will write to applicants if they are not able to register and explain why, and they can ask for that decision to be reviewed.

2. What size and type of property can the applicant apply for?

Homechoice advertises a variety of properties of all sizes and types, from studio flats, through to family size houses and maisonettes. To make the best use of available properties, the type and size of home you can apply for depends upon the make up of your moving group. The table below explains how we decide what size and type of home you can apply for.

Property types Who can apply

One bedroom studio Single person or couple without children.

House, flat, multi-storey or one bedroom bungalow

Single person or couple without children.

Two bedroom house Single person or couple with one or two children.Single person or couple with access to children more than 50% of the time (except where ex-partner lives in a house).

Two bedroom flat, multi-storey, maisonette or bungalow

Single person or couple with one or two children.Two adults not in a relationship.Couple requiring separate bedrooms for medical reasons.Single person or couple expecting a child.Single person or couple with access to children less than 50% of the time.

Three bedroom house Single person or couple with two, three or four children(depending on age or sex).Single person or couple with access to two, three or four children for more than 50% of time (except where ex-partner lives in a house).

What size and type of property can you apply for?

Once accepted onto the Homechoice Register, you will receive points according to your housing need.


Homechoice

Some properties also have a ‘Local Lettings Policy’ which means that you can only apply for them if for example, you are over a certain age, only have one child or are able to provide references. Where this is the case it will be clearly stated on the Homechoice advert so you can see whether you are able to apply.

Property types Who can apply

Three bedroom flat, multi-storey, maisonette or bungalow

Single person or couple with two, three or four children(depending on age or sex).Single person or couple with access to two, three or four children more than 50% of time (except where ex-partner lives in a house).

Lancashire Hill - Local Letting Policy applies (Contact the Homechoice Team for details).

Four bedroom house Single person or couple with four, five or six children(depending on age or sex).Single person or couple with access to four, five or six children more than 50% of time (except where ex-partner lives in a house).

Four bedroom flat, maisonette or bungalow

Single person or couple with four, five or six children(depending on age or sex).Single person or couple with access to four, five or six children more than 50% of time (except where ex-partner lives in a house).

Five bedroom house Single person or couple with six, seven or eight children(depending on age or sex).Single person or couple with access to six, seven or eight children more than 50% of time (except where ex-partner lives in a house).

Six bedroomhouse

Single person or couple with seven, eight or nine children(depending on age or sex).Single person or couple with access to seven, eight or nine children more than 50% of time (except where ex-partner lives in a house).

3. How many rehousing points should be awarded to an application?

The Allocations Policy explains the different circumstances rehousing points should be given for, and how they should be added up. In some situations you can get full points for more than one category, in others you get a lower amount (secondary points) where more than one applies.


Homechoice

Circumstances Points awarded

Lack of facilities (max 40 points)No internal toilet, bathing facilities, running hot water.

20 points are awarded for the first facility lacking, 10 points for each additional one.

Compulsory purchase order clearance etc.

40 points are awarded where an order is in place.

Accommodation with repairs that cannot be put right (only awarded if the landlord has not accepted responsibility). For example, structural insecurity or penetration by damp.

25 points are awarded for structural instability or dampness penetration (for each application, not for each repair issue). A lower award of five points is made where compulsory purchase, clearance or land acquisition points are in place due to disrepair.

Applicants living above the ground floor with children under the age of 12.

10 points per child (please note that if you have homelessness or insecurity of tenure of points, you are only awarded an additional five or 10 points in total depending upon the number of children).

1) Medical - where an applicant’s health is being made worse by their living arrangements.

2) Social - where the applicant is subject to harassment or threats of violence.

3) Welfare / support needs - where an applicant needs to move to be closer to support.

These are three separate types of points, however often have common causes. If you have a need to move due to medical or social reasons, then an award of 10, 25, 40, or 50 points may be made depending upon the level of need. For welfare / support needs an award of 10 or 25 points may be made.

If you meet the category for more than one of these points, but it is for the same reason (for example you have a medical need due to a social issue), then you will be awarded five or 10 points for the lesser need and the full points for the main one.

Please note that if you have homelessness or insecurity of tenure of points, you can only be awarded an additional five or 10 points for social and welfare issues, depending upon how great the need is.

Some medical points are only awarded for a specific property type as well, for example, if you need a ground floor or adapted property.

Overcrowding 10 points for each bedroom lacking. Please note that if you have homelessness or insecurity of tenure of points, you are only awarded an additional five or 10 points in total depending upon the number of rooms you are lacking.

The table below explains the points scheme


Homechoice

Circumstances Points awarded

Applicants sharing facilitiesApplicants share basic amenities with those who are not considered to be part of the immediate family.

10 points are awarded. Please note that if you have homelessness or insecurity of tenure of points, you are only awarded an additional five points for sharing facilities.

Families living apartFamilies who have previously lived together but are unable to continue to do so due to lack of suitable accommodation.

10 points are awarded.

Homelessness points 50 points are awarded for those assessed as being unintentionally homeless and in priority need by the Housing Options Team.

30 points are awarded for those assessed as being homeless, but not in priority need by the Housing Options Team.

Insecurity of tenure points Awarded where people are in a tenancy or own their own home, but face losing it in the near future through no fault of their own.

30 points are awarded by the Housing Options Team.

Supported housing Only awarded to applicants in Supported People funded accommodation who have completed a Supporting People programme or who are blocking a hospital bed and are ready for discharge.

40 points awarded.

Lodger Living with another person or household.

Five points are awarded for lodging with a family member (mother, father, brother, sister, adult child), 10 points for those lodging with a non-family member.Please note that if you have homelessness points, you can only be awarded an additional five points for lodging.

Under-occupancy Only awarded to Stockport Council tenants and tenants of housing associations in Stockport where the property is too big for the household.

20 points for each bedroom.

Time on list Five points for each full year on the Homechoice Register. (max 20 points).


Homechoice

4. What priority group should an applicant be in?

As well as deciding how many points an application should be awarded, we also put them into one of four priority groups. Which group an application is placed in depends upon whether a household has any kind of housing need, and also whether a ‘local criteria’ applies. A local criteria is where a lower priority is given to an application because they have rent arrears, have demonstrated some form of anti-social behaviour, have recently abandoned or given up a tenancy, or have substantial equity (money left over) from the sale of a property. The four priority groups are:

Priority one Applicants with any form of housing need and no local criteria

Priority two Applicants with any form of housing need and a local criteria

Priority three Applicants with no housing need and no local criteria

Priority four Applicants with no housing need and a local criteria


Q: How are medical assessments made?A: Applicants with a medical need are asked to fill in a form explaining how their medical situation is affected by where they are living. This is then assessed by a medical professional and the Senior Homechoice Officer who may seek further information from the applicant’s doctor or specialist. Points are only awarded where someone’s health is being made worse by their living arrangements. The level of award depends upon how serious the situation is.

Q: When are social need points awarded?A: These points are awarded when a housing need arises from difficulties with other people, for example a neighbour or ex-partner. They only apply if harassment, violence or threats are particularly targeted at the applicant, rather then general anti-social behaviour in an area.

Q: What is a local criteria? A: A local criteria is when an application is placed into a lower

By working together with other housing agencies we can provide a better service to you, our customers.


Homechoice

priority group due to rent arrears, anti-social behaviour, recently terminating or abandoning a tenancy or having equity (money left over) from the sale of a property.

Q: My landlord has asked me to leave my tenancy, do I get insecurity points?A: Insecurity points are awarded after an interview with a Housing Options Officer and they are unable to end the risk of you losing your home. There are lots of things they can do to help, and the team can be contacted on 0161 474 4237.

Q: What if I don’t agree with how you have assessed my application or don’t understand why I have been given the priority I have?A: If you want us to explain your points level or anything else about your application, then please call us on 0161 474 2975. You can also drop into the Housing Information Centre or arrange an appointment to see a member of the Homechoice Team if you prefer. If you disagree with how we have assessed your application, you also have a right to ask for it to be reviewed.

Q. I am an existing Stockport Homes’ tenant but the property I’m living in is too big for me, can you help?A: The Downsizing Scheme helps Stockport Homes’ tenants move to smaller, more manageable properties. The scheme can help with removal costs and provide a cash incentive for downsizing. If you would like a leaflet or further information on the scheme, please contact the Housing Projects Officer on 0161 474 3762 for a chat about the scheme.

The points scheme is an effective way for us to assess your needs and award properties to those most in need.

How are properties advertised and how do applicants place bids (apply for properties)?

How are properties advertised?

The properties that we have available are advertised on our website www.stockporthomes.org Copies of the advert can also be collected from the Housing Information Centre, the area housing offices and libraries and information centres around the Borough. We can also email or post out a copy if you are unable to collect a copy or you live outside of the Borough.

The advert will explain where properties are located, if they are a house, flat or maisonette, how big they are and other details such as whether pets are allowed or if there are any restrictions on who can apply. Each property also


Homechoice

has a ‘bidding number’ which you will need to note down if you wish to apply.

We also advertise some housing association properties that you need to apply directly to the landlord for. These are clearly marked on the advert, along with the housing association’s contact details. An advert is produced every week on Wednesdays, and applicants can bid for properties until 5pm the following Tuesday.

How to bid

To place your bids you will need your application reference number and the bidding numbers of the properties you are interested in. The bidding numbers are on the advert, next to the address of each property.

You can apply for up to three properties each advert, and there is a range of ways you can place your bids:

• By telephone - You can call our 24-hour bidding line on 0161 474 4567, where you will be asked to enter your

application reference number, date of birth and the bidding numbers of properties you are interested in.

• Through our website - You can log on to www.stockporthomes.org and click ‘Search for a

home’ to place your bids. Again you will need to enter your application reference number, date of birth and the bidding numbers of the properties you are interested in.

• By email - You can email us at [email protected] with your application

reference number, surname and the bidding numbers of the properties you are interested in.

• By text - You can text us on 0779 780 6630 with your application reference number, date of birth, surname and the bidding numbers of the properties you are interested in.

• In person - You can call into the Housing Information Centre or any of the area housing offices to place your bids.

At the end of the bidding period, the Area Housing Teams look at who has applied for each property and put them in order according to who has the highest priority for rehousing.


Homechoice


Q: Does placing a bid involve money?

A: No, placing a bid just means letting us know what properties from the advert you are interested in.

Q: What do I do if I have forgotten my Homechoice registration number?

A: Telephone us on 0161 474 2975 and we can give you a reminder (after we have checked a few details with you).

Q: What if I make a mistake and want to change my bids?

A: You can change your bids by logging on at www.stockporthomes.org and clicking on ‘Search for a home’ or telephoning us on 0161 474 2975.

Q: What do I do if I need help placing bids, or know someone who does?

A: We have a dedicated support assistant who can help people who have trouble placing bids, for example if they are elderly or have a disability. For further information telephone the Homechoice Team on 0161 474 2975 or drop in to see us at the Housing Information Centre.

How we decide who gets the offer of a property

Stockport Homes’ properties

At the end of the bidding period, the Area Housing Teams look at who has applied for each property and puts them in order according to who has the highest priority for rehousing. Firstly, they split the applicants into the four priority groups that we explained on page 90. Those in group one have the highest priority, then group two, then three, then four.

We then look at all the applicants in group one and see who has the most rehousing points. The property will then be offered to that applicant as they are assessed as having the highest priority for a move. If there is no one in group one, then we will look at

If someone wants the property you live in and you wish to move to the property they live in, you can apply to your area housing office for a ‘mutual exchange’.


Homechoice

the applicants in group two, and offer the property to the person in that group with the highest number of rehousing points. If there are no applicants in group two, we move on to group three and then four if again there are no applicants.

If an applicant refuses an offer, we see who has the next highest rehousing priority, and offer them the property. If they refuse, we offer to the next person, and so on until it is accepted.

If you have been made an offer you will be written to by the Area Housing Team and have 48 hours to decide if you would like the property. If the property is not yet ready to let, you can provisionally accept it and finally make up your mind when it is ready for you to view inside.

Housing association properties

Housing association properties are dealt with in a similar way to those managed by Stockport Homes, however we do not make the offers ourselves. Instead, we send the housing associations a list of the top three applicants with the highest rehousing priority, and they make direct offers.


Q: If I refuse an offer, do I get less points or a lower priority? A: No, you can just carry on bidding as before until you find a property that is right for you.

Q: Are all housing association properties advertised through Homechoice?

A: No, although Homechoice allocates quite a few housing association properties, most of them also have their own registers and waiting lists as well. Their contact details are on our website www.stockporthomes.org under ‘Our Services/Homechoice’.

Q: How do I know how many points a property was let for?

A: The amount of points and priority group that every property has been let for are included on our website and published in the advert.

Housing association properties are dealt with in a similar way to those managed by Stockport Homes, however we do not make the offers ourselves.

Date post:	09-Mar-2016
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