Letting Policy
April 2003
Amended 12TH April 2003
CONTENTS
Page
Contents
Introduction
Key Principles
2-4
5
6-8
1. Legal Obligations
9
2. Customer Choice
9 - 11
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General Needs Housing
Special Needs Housing
Community Letting Policy
Transferring tenants
3. The Housing Register
11 - 20
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Applying for a property
References
Joint applicants
Deferred applicants
Rent Arrears
Persons under 18 years of age
Provisions for vulnerable people and social inclusion

Exclusions - Non qualifying persons from abroad

Suspensions – Unacceptable behaviour
Breach of tenancy conditions /
Rechargeable repairs

Review and Appeal Procedure
2
4. The Selection Criteria for Property
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20 - 21
High Demand Properties
Age Banded Properties
Property Types and Customers
Families
Customers
with Special Needs
Customers with Pets
Single people & childless
couples
Single people with access
to children
Sheltered accommodation
5. Flexible Letting Criteria
21 - 23
6. Housing Priority Banding System
23 - 33
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Waiting Time Credit

Target dates
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A -

B - General Housing Need
 Minor Medical
 Overcrowding
 Children at Height
 Insecure Tenure
 Customers with other housing need

C – No Local Connection
Priority Housing Need
Management Decision
Statutory Homeless
Special Needs
7. Other people who require accommodation
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Older people – sheltered accommodation
Children In Care
Black and Ethnic minority groups
Armed Forces
Tied Tenants
Offenders and people in prison
Employees of New Prospect, City of Salford & Board Members /
3
33 - 38
Elected Members (or their relatives)
8. Lettings Partnerships
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38 - 39
Registered Social Landlords ( Housing Associations)
Letting of Special Needs housing
Community Regeneration
Private Sector Landlords
Letting property outside Salford – H.O.M.E.S. & Homeswap
Mutual Exchanges
9. Community Lettings Policy
40 - 46
4
Introduction
New Prospect Housing Limited is an Arms Length Company contracted by
Salford Housing to provide housing services in respect of it’s 29,000 homes
across the City. A Parent Board and five Local Boards govern the organisation.
These Boards are made up of tenants, residents, Councillors and Independent
representatives who monitor the performance of the organisation along with
ensuring that new initiatives will assist in the future development of the
organisation and improve the quality of service delivery. Applicants are
welcomed from all groups of customers whether currently resident in the City or
not. A variety of types of properties are available to applicants including flats for
single applicants or childless couples to family houses and accommodation
designated for older people.
We are committed to providing customers with a range of quality unfurnished and
furnished affordable property throughout Salford. Customers can express interest
in our property, without any obligation to rent by calling into our offices in person,
by
free
phone
0808
100
2347
or
via
the
Internet
at
www.salfordpropertyshop.com. Or by visiting the Salford Property Shop, 45
Hankinson Way, Salford.
New Prospect Housing Ltd operates an open and fair letting policy that gives
opportunity to both existing and new customers and is open to scrutiny. The
policy has been developed to encourage and promote Social Inclusion and we
aim to reduce barriers to applicants wishing to access social housing whilst
creating sustainable communities throughout the City of Salford. The Policy and
Procedures have been designed to assist us in reducing those barriers and to
provide an effective and efficient service to its customers.
New Prospect Housing Ltd has a duty to assist vulnerable people and as such
may offer such customers reasonable preference when letting property.
Specialist letting services are also provided for specific vulnerable groups
including homelessness, special needs housing, supported accommodation and
asylum seekers. In addition New Prospect will promote and encourage the use of
the Supporting People initiative managed by Housing Services and delivered by
a variety of external agencies both by existing and new customers to our service.
It is recognised that retention of our customers is crucial in developing
sustainable communities for the future and we will assist all customers in
maintaining a tenancy once they are a tenant.
In order to provide a letting service and meet the needs and aspirations of its
customers New Prospect Housing Limited works with other statutory
organisations including Registered Social Landlords, Social Services, Health
Authority, Probation as well as a range of voluntary and tenant groups.
5
Key Principles
1. Legal Obligations
Salford Housing has a statutory requirement to provide for and adhere to all legal
obligations within an ‘allocation scheme’. New Prospect is committed to ensuring
that those legal obligations as defined by the Housing Act 1996, Code of
Guidance 2002 and the Homeless Act 2002 giving reasonable preference where
appropriate whilst meeting the needs of those applicants determined as statutory
homeless.
2. Customer Choice
To provide all customers with a choice of how to access the service along with
providing all customers with options of choice of property available to them.
3. Housing Register

Provision for vulnerable people
Take a "proactive and positive approach" in meeting the needs of vulnerable
people and work with other agencies to ensure need is addressed. By reducing
barriers and extending networks of support mechanisms to those applicants
considered to be vulnerable to allow all applicants, including those who are
homeless, multiple areas of choice without limitations of offers.

Social Inclusion and Sustainability
To provide a framework that allows all applicants to be assessed on an individual
basis to ensure that no applicant is discriminated against unjustly. To encourage
and assist all customers in creating sustainable communities by developing
support networks that provide for a healthier environment for all residents.
Promoting new and existing customers to recognise and participate in the future
of Salford by working as part of a community.
4. Best Value
To recognise Best Value in Public Sector housing and view housing as a
valuable public resource and to ensure the housing stock is let effectively and
efficiently. To ensure that the service is customer focused and provides for the
needs of the customer as well as the strategic marketing objectives.
6
5. Equality of Opportunity
Statement
We are committed to providing quality housing and services to our customers.
It is our aim to ensure that our services are fair and equitable for all our
customers that may utilise them. We want our services to be accessible and
useful to everyone, regardless of age, disability, gender, race, national origin,
sexual orientation or any other factor that may cause disadvantage.
We do not tolerate any unfair or unlawful discrimination that provides a lower
standard of service to any group or individual.
We will take action against all forms of racial harassment and racial
discrimination. We will also take action against any other forms of harassment
and offer support for the victims of any such harassment.
We will seek to ensure equality of opportunity in the recruitment, retention and
development of staff from black and minority ethnic communities and people from
any disadvantaged group.
How we will achieve our aims?
Our specific objectives are to:
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Achieve greater consistency in New Prospects approach to equality in the
delivery of all its services;
Promote the development and design of services that are sensitive to the
requirement of the diverse population of Salford;
Ensure that actions are taken to identify groups within the community who
have specific needs from our services;
Ensure that all employees understand how to provide equal services to all
customers;
Ensure that customer complaints, queries or comments are dealt with in a fair
sensitive and consistent manner;
Promote a climate where staff feel comfortable in making suggestions about
unfairness, exclusion or discrimination without fear of victimisation or
recrimination;
Ensure that equality becomes a mainstream issue that will be addressed in all
performance reviews and service audits;
Monitor services provided to minority groups against performance indicators
and report the outcome.
Ensure that volunteers, partners, contractors and suppliers are clear about
our equality policy position and aware of their obligations in providing
services.
7

Actively develop effective relationships with black and minority communities in
the city.

To ensure that requirements of an individuals faith are accommodated for
where possible.

To ensure that access to the service is achievable by all customers by
providing a link between relevant agencies that offer free assistance to those
applicants who are likely to have difficulty in making an application for
housing.

To provide a variety of ways in which the customer may access the service
that meets with customer need in accordance to individual circumstances.
8
1. Legal Obligations
New Prospect Housing Limited recognises the legal obligations that Salford
Housing must adhere to and as the contractor for providing the allocation service
it promotes a policy which addresses all requirements of the Housing Act 1996
and the Code of Guidance 2002. In addition the policy and allocation scheme
allows for a link between these legal obligations and the requirements of Salford
Housing to provide for homeless applicants under the Homeless Act 2002. It also
provides for legislative requirements concerning the Human Rights Act.
In order to ensure that the policy is open it provides for an appeal and review
process, which provides the applicant a structured method of requesting that any
decision made by New Prospect staff in relation to their application for suitable
accommodation be open to a review.
2. Customer Choice
New Prospect Housing Ltd sets out a framework for letting property that aims to
reflect both the needs of customers with urgent housing need and take into
account the local housing market. As demand patterns change locally the policy
is subject to periodic review and monitoring.
In providing customers with multiple selection of both area and property types as
well as not restricting the number of properties offered gives the applicant the
opportunity to express a preference in relation to accommodation. Applicants
may express preferences for particular properties advertised through the Salford
Property Shop and the Web-Site. However like any property choice, buying or
renting, it must be recognised that ‘choice’ may be limited to actual availability of
property in the desired location.
It must also be recognised that in some instances “social housing" can be
considered a ‘valuable resource’ and therefore take into account vulnerable or
special needs customers who would benefit from being let specific property.
Customers must therefore base their property choices on how long they are
prepared to wait for a property to become available and Salford Housing's duty to
vulnerable people.
To assist in providing customer choice Salford offers the following letting
services;
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The Property Shop has property ready and available for immediate letting.
Property is advertised weekly basis in the local press.
Salford Housing Property Web-Site www.salfordpropertyshop.com
Five Area Letting Teams offer a specialist one to one letting service.
9
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Specialist letting services are available for vulnerable groups.
Accredited Private landlord property is advertised from the Salford Property
Shop.
Customers can apply to move outside Salford via the HOMES scheme.
Salford lets property within the framework set out below;
General Description
General
Needs
Housing
Letting will be determined by priority and waiting time. However
defined flexible letting criteria operates across the city to reflect the
market demand and turnover.
Special
Needs
Housing
Property that has "special attributes" that makes it suitable for people
with special needs. The letting of this type of property is set out in
detail within the Special Needs Housing Policy.
Community
Letting
Areas
Property on estates/areas that have been designated a "Community
Letting Area" and letting is in partnership with locally recognised
tenant groups. (see appendix 1)
Transferring tenants
New Prospect Housing Limited recognises the need for equality in respect of
existing social tenants seeking a transfer to alternative accommodation within the
Salford area. The scheme provides equal access to the register for alternative
accommodation, within Salford, for all applicants on the same basis as new
applicants. This enhances the prospects of those tenants who have registered
some time ago as the waiting time credits have been backdated to the time of
their original application. Transfer applicants will not be required to provide two
satisfactory references but will be subject to tenancy checks to ensure that the
obligations set out in the Conditions of Tenancy Agreement have been adhered
to. These checks will include:
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Rent account checks
Anti-social behaviour checks
Property condition checks
In accordance with the Housing Act 1996, Part VI and the subsequent Code of
Guidance 2002 New Prospect Housing Ltd will accept applications from other
social housing providers. Applicants of this nature are subject to regulations
concerning eligibility but the organisation will consider local connections that exist
10
between the applicant and the boundaries of the City of Salford. In addition
existing tenants of New Prospects have access to transfer to other social housing
providers as the organisation are active members of the National Homeswap
scheme and H.O.M.E.S. New Prospect Housing will assist its existing tenants in
seeking alternative accommodation through these schemes. Application forms
for the Homeswap scheme are available through the five Area offices and the
Salford Property Shop. Tenants wishing to transfer via the National H.O.M.E.S.
Mobility scheme should contact the Salford Property Shop in the first instance.
3. The Housing Register
Applying for Property
Customers can apply and make an application for property via a range of options
that include;
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Call into any of our 5 local Letting Offices.
Call into The Salford Property Shop
Free phone 0808 100 2347
The Internet - connect, choose a property and apply on line
www.salfordpropertyshop.com
Acceptance on our waiting list is subject to a "take-on interview" to assess
general eligibility (see exclusions). New Prospect Housing Ltd also require two
satisfactory references from every new customer (see references) and
accommodation history for the previous five years. Existing tenants will be
subject to satisfying a Pre-Transfer Inspection of their current property to ensure
that the property and tenancy has been maintained in accordance with the
conditions of the tenancy.
References and Identification
Two satisfactory references and two forms of identification are normally required
from customers. New Prospect Housing Ltd does not accept references from
family members or friends. If an applicant is having genuine difficulty in obtaining
two references due to personal circumstances then discretion can be applied by
the Team Leader (Lettings) where and when appropriate. All new applicants are
provided with standard reference forms that assist the customer in obtaining
references from the appropriate persons. If the applicant is currently a tenant of
another social housing landlord New Prospect will expect one of the references
to be provided by their current landlord. One of the forms of identification must
include the applicants National Insurance Number, customers will be advised
during registration of the acceptable forms of identification.
11
Exceptions – Applicants who have been granted Statutory Homeless status and
those applicants identified by the Supported Tenancy section as applicants who
are unable to obtain references.
Unsatisfactory references
In the case of applicants providing unsatisfactory references New Prospect
Housing Ltd may defer an application for a specified period of time to allow the
applicant time to rectify the conditions of the reference that have been deemed
as unsatisfactory. Applicants will be advised in writing of the reasons their
reference was considered unsatisfactory and the date their application has been
deferred to. Applicants have the right to appeal against such decisions at any
time following the date of decision. (see Review and Appeal Procedure)
Joint Applicants
Where household members have long term commitments to the home, for
example, when adults share accommodation as partners (including same sex
partners, friends or unpaid live-in-carers), New Prospect will normally grant a
joint tenancy.
Each of the joint applicants will be responsible for the payment of rent and
ensuring that conditions of tenancy are adhered to when a property is allocated
as a joint tenancy. A joint tenancy may be terminated in writing by any joint
tenant following which any remaining joint tenants will have no legal right to
remain in the property. Court action for recovery of possession of a property may
be taken by New Prospect Housing Ltd where a joint tenancy of family
accommodation has been terminated and the property will be under occupied by
the former joint tenant or tenants who remain in the property. However, New
Prospect reserves the right to make a discretionary decision to grant a new joint
tenancy or sole tenancy for the tenant/s remaining. This discretionary right will
take account of any adverse implications for the good use of the stock and the
organisation’s ability to continue to provide for housing need.
Deferred Applicants
1. Customers not wishing to move at present
Customers who wish to apply for re housing and do not wish to receive offers of
accommodation will have their applications 'deferred' until they indicate they are
'actively seeking accommodation'. Deferred applications will continue to accrue
waiting time from the date of application but will not appear on any property
shortlist. This allows immediate access to the register and provides for personal
circumstances of the individual in respect of need.
2. Rent Arrears
Current tenants of NPHL who owe rent may register but will be given no
preference until the account has been satisfied. These applicants will be
12
deferred, the date for review will be calculated in accordance with a regular
payment plan that will satisfy the account. Exceptions to this would be:
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Severe medical needs that would be improved if a transfer to a property that
met their requirements i.e. disabled adapted property
Tenant is a witness in a Police investigation and the Police have
recommended that the tenant be provided with alternative accommodation
The tenant is awaiting a discharge from hospital and their current tenancy
does not meet their medical requirements
Authorisation from the Director of Housing Management will be required for those
applicants wishing to be considered as exempt from deferral due to rent arrears.
All applicants are entitled to apply for a Review and Appeal of a decision made
by NPHL to defer on the grounds of rent arrears.
3. Persons 16- 17 years of age
Persons can register form 16 years of age for housing but will generally be
deferred from the housing register until the date of their 18th birthday. This means
that although the applicant will not be given any preference for immediate
allocation they will accrue waiting time credits during the date of registration and
the date the application is deferred to. Exceptions to this are:
i.
Tenancies for Minors – Applicants who are 16 – 17 who have
been granted Statutory Homeless Status or have been referred by
‘Priority Re-housing’ via the ‘The Next Step Project’ (formerly
AfterCare) these applicants will be granted an Introductory
Tenancy.
ii.
Lone Teenage Parents and Expectant Lone Parents Under 18 –
In accordance with Government objectives where a young parent
under 18 requires social housing allocation of accommodation can
be made. This is in the form of semi-independent accommodation
with support. New Prospect Housing Ltd and Salford Housing’s
Supported Tenancy Team should work with the Teenage
Pregnancy Team, social services, RSL’s and other voluntary
organisations to assist the applicant in creating a sustainable
tenancy that meets the requirements of the applicant and the
child/children. Applicants meeting these criteria will be granted an
Introductory Tenancy.
Applicants between 16-17 years will be registered and deferred pending an
assessment by the Homeless & Housing Advice Section within Salford Housing.
The Homeless section will refer all applicants that qualify for accommodation
under the above to the Supported Tenancies Team for evaluation. Although it is
13
recognised that applicants do not have to accept support New Prospect would
actively encourage all such applicants to accept some support during the
Introductory period of their tenancy and beyond if required.
Provision for vulnerable people and Social inclusion
New Prospect Housing Limited aims to reduce barriers to applicants wishing to
access social housing whilst creating sustainable communities throughout the
City of Salford. The Policy and Procedures have been designed to assist us in
reducing those barriers and to provide an effective and efficient service to its
customers. Retention of customers is important to our aims and objectives and
in order to achieve these goals Officers must take responsibility for ensuring that
a high quality service delivery is achieved.
It is recognised that exclusion from housing can cause very real hardship and
that secure housing offers people access to other services and can assist in
them becoming a part of the wider community, denying this opportunity can be
costly to both the individual and the community.
New Prospect Housing Ltd recognises the need to create close links with other
services providers operating within the City of Salford to support and encourage
applicants who may experience difficulties in maintaining a long-term tenancy. It
is therefore essential that New Prospect Housing Ltd is pro-active in maintaining
existing joint working and developing new initiatives that will assist in the
sustainment of long-term tenancies to areas of Salford and communities within
Salford as a whole. This may include developing specific projects for groups of
people require additional resources in order to both secure and maintain suitable
accommodation.
Social housing providers have a responsibility to provide housing to all sections
of the community. It is essential to recognise that housing providers must
become more flexible by providing a wider range of services to enable certain
vulnerable groups to maintain tenancies.
Many individuals who struggle in general needs tenancies could succeed if given
the correct amount of support. Persons between 16 – 25 Years can obtain
support through Salford’s Supported Tenancies Unit. Further enquiries can be
made at:
Supported Tenancies
Halton House
Eccles Old Road
Salford
Telephone number 0161. 607.1620
14
In addition New Prospect Housing Ltd will support the Supporting People
Initiative, which aims to provide housing related support to vulnerable groups of
people. The providers can assist both existing and future tenants with issues
surrounding:
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Claiming benefits
Rent arrears/budgeting
Neighbour conflict
Managing utility bills
General Housekeeping
Who Can Provide This Support?
The groups currently available to provide this support are:
Organisation
Contact Name & Telephone Number
Salford Women’s Aid
The Drug Action Team
Social Services
Salford Probation Accommodation Worker
Alcohol Team
Henshaw’s Society For the Blind
737.9792
787.7813
No specific contact
736.6441
773.1523
872.1234
This list is not conclusive and may be subject to change.
Exclusion / Suspension
New Prospect Housing Ltd has a clear exclusion/suspension policy with a built
in review and appeal procedure. Applicants who are excluded / suspended from
the register will be notified in writing and will be advised of the process for the
Right of Review and Appeal. All exclusions / suspensions will be in accordance
with the Housing Act 1996 and the Code of Guidance 2002.
New Prospect Housing Ltd defines exclusion and suspension as follows;
Exclusion
Suspension
Only applies to "non qualifying applicants from abroad" These
applicants are legally excluded from registering for re housing
with a local authority.
Persons under 16 years of age
Applicants who fall within the suspension criteria (see below)
can be placed on the housing register but will appear on the
15
Re housing review list and will be subject to review.
Exclusions
Exclusion criteria will reflect legislative categories of the Housing Act 1996 and
immigration control within the meaning of the (Asylum and Immigration Act
1996). Where an applicant has been accepted as statutory homeless by Salford
Housing then exclusion criteria will not apply and New Prospect Housing Ltd will
seek to facilitate an offer accommodation within its own stock, RSL or in the
within private sector.
Non-qualifying persons from abroad.
Customers who are “non-qualifying persons from abroad as defined by the
Housing Act 1996 include:
A. All persons from outside the European Economic Area (EEA*), with the
EXCEPTION of persons who have been GRANTED,
i. Refugee Status
ii. Exceptional Leave to Enter or Remain” in the UK which is not subject to any
condition requiring them to accommodate and support themselves without
recourse to public funds
iii. Humanitarian Protection or Discretionary Leave, which is not subject to a
condition requiring them to maintain and accommodate themselves without
recourse to public funds.
iv. Current Leave to Enter or Remain” in the UK which is not subject to any time
limit or condition
B. Persons from the EEA who have been informed by the Home Secretary that
they no longer have the right to residency in the UK.
* The EEA includes the following countries
Austria, Belgium, Denmark, Finland, France, Germany, Greece, Iceland, Ireland,
Italy, Liechtenstein, Luxembourg, the Netherlands, Norway, Portugal, Spain,
Sweden and the United Kingdom.
Persons under 16 years of age
All persons under 16 years of age will be excluded from the register.
16
Suspension Reasons
Unacceptable behaviour
The Code of Guidance stipulates that the following criteria must be satisfied:
o The behaviour of the applicant for rehousing is considered as if the
applicant was a secure tenant:
OR
o The behaviour of a member of the applicant’s household is
considered as if the person was residing with the secure tenant:
AND
o That behaviour which would entitle New Prospect Housing to an
immediate possession order on the grounds in Part 1 Sch.2
Housing Act 1985
Main grounds in Part 1 Sch 2:
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Rent due not paid (Ground 1)
Obligation of the tenancy broken or not performed (Ground 1)
Tenant or person residing with or visiting them is guilty of conduct causing
nuisance or annoyance to another in the locality (Ground 2)
Tenant, co-resident or visitor convicted of an arrestable offence in the locality
or using the house for illegal or immoral purposes (Ground 2)
Property condition (Ground 3)
Inducing the granting of a tenancy by a false statement (Ground 5)
In order to exclude an applicant from the register New Prospect must be satisfied
that the behaviour of that applicant (or a member of the applicant’s household) is
serious enough to warrant New Prospect Housing entitlement to an immediate
possession order under s.84 of the Housing Act 1985. It is not necessary for an
applicant to have actually been a tenant when the unacceptable behaviour
occurred but whether the organisation would have been entitled to an immediate
possession if, whether actually or notionally, the applicant had been a secure
tenant.
Consideration of the following will be taken prior to making decisions whether or
not to exclude an applicant from the register:


Would the Court deem it reasonable to grant an immediate possession
Is New Prospect Housing satisfied that the applicant is unsuitable to be a
tenant by reason of the behaviour in question – previous unacceptable
17
behaviour may not justify a decision to consider the applicant unsuitable
where the applicant can show an improvement of that behaviour has been
made
Considerations of individual circumstances will be made:



Health, dependants or other factors
If an applicant has experienced a change in circumstances New Prospect
may deem that previous behaviour should no longer be held against them,
the applicant would have to make a fresh application and it would be the
responsibility of the applicant to show that his/her circumstances or behaviour
have changed
Where it is considered that unacceptable behaviour has been a result of
physical, mental or learning disability an applicant cannot be treated as
ineligible for an allocation without first considering if a tenancy could be
maintained with appropriate care and support.
A panel has been established to assess all applicants who are considered to
have previously committed forms of anti-social behaviour. The aim of the panel is
to provide a decision making process that does not discriminate against any
applicant due to local office opinion. The panel will assess each case on its own
merits and will take into consideration all documented evidence provided, the
current situation of the applicant in terms of vulnerability along with other factors
that may have contributed towards the anti-social behaviour.
The panel will meet ever two weeks and consists of:
Principal Officer, Anti-Social Behaviour Team
Lettings and Marketing Manager
Team Leader, Homeless Families
Applicants being considered under this framework will be registered but deferred
until such time as the panel has reviewed the case. Applicants will be informed in
writing of the decision by the registering office to defer to the panel. They will also
receive written notification of the panels decision, giving reasons for that
decision.
All applicants are entitled to a Review and Appeal of any decision made by the
panel. This should be done in writing, at any time following the decision, to:
Director of Housing Management
Turnpike House
631 Eccles New Road
Salford
18
M50 1SW
Breach of Tenancy conditions including Re-chargeable Repair Work
The customer has been evicted or is subject to legal action for breach of tenancy,
that would meet the criteria stated above, in that:


NPHL another Local Authority, RSL or private landlord would be entitled to a
possession order under one of the grounds defined above or appropriate
under the Housing Act 1985.
The customers current tenancy has been altered, damaged or neglected to
an extent that makes it unsuitable for re-letting.
Where a customer owes for damage or neglect of a previous or current tenancy
with NPHL (City of Salford), another Local Authority, RSL or private landlord
NPHL must be satisfied that the customer would not make a suitable tenant. (see
page 12)
Rent Arrears and Former Tenants Arrears
Where a customer has rent arrears from a former tenancy NPHL must be
satisfied that the arrears were such an amount that would have entitled the
landlord to an immediate possession. In accordance with Part 1 Sch.2 Housing
Act 1985, Ground 1. This also applies to arrears owed by customer’s who are
tenants with another Local Authority, RSL or private landlord. If New Prospect
Housing is satisfied that outright possession would have been granted then an
applicant may be suspended on the housing register.
Authorisation from the Director of Housing Management will be required for those
applicants wishing to be considered as exempt from suspension due to rent
arrears.
All applicants are entitled to apply for a Review and Appeal of a decision made
by NPHL to suspend on the grounds of rent arrears.
Review and Appeal Procedure
All customers will receive written confirmation as to the status of their registration
on the Housing Register and have the right to appeal against any decision made.
Requests for review and appeal must be made in writing, there is no time limit
between registration and the applicants right of appeal, to:
Lettings Manager – Allocations, Lettings and Marketing
Turnpike House
Eccles New Road
19
Salford
M50 1SW
All written requests for review and appeal will be investigated and responded to
within 28 days.
Customers can seek independent advice from the Housing Advice Centre at :
Housing Advice
Halton House
Eccles Old Road
Salford
Telephone number: 0161.607.1601
4. The Selection Criteria for Property
High Demand Properties
Some properties throughout the City are considered to be high demand. This
means there is a waiting list of applicants that shows genuine demand for
particular property types in particular areas. Customers will be selected for these
properties from a shortlist generated from the waiting list. The short listing
position will depend on three main criteria;
 the customers housing band and the waiting time recorded on the customer's
application. Customers will only appear on the shortlist if they qualify for
property in terms of bedrooms required.
 Special property attributes may also apply and include age banding on
sheltered accommodation
 Property attributes that determine the property as suitable for Disabled
Adaptations or have had Disabled Adaptations carried out.
Age Banded Properties
New prospect recognises that in order to create sustainable communities
throughout the City it is sometimes necessary to restrict designated properties to
defined age groups. This may mean that some applicants may be restricted in
their choice of property available to them. New Prospect staff will advise all
applicants during the registration of any age banded properties within the
areas/property types of the applicants choice.
Property types and customers
In order to make the best possible use of the housing stock which becomes
available applicants will normally only be considered for accommodation which
20
provides the number of bedrooms which The City Council considers is required
to meet the applicant's household's needs. Only if there is no genuine demand
from applicants who require the full use of the bedrooms available in a property,
will applicants who require fewer bedrooms be considered.
Families
Applicants whose household includes a child under the age of 16 years who will
be residing with the applicant on a full time basis when re housed, will be
considered for all property types of their choice except high rise flats.
Customers with Special needs
Applicants with special needs will only be considered for property types which
meet their medical needs, as defined by Special Needs Housing Team.
Customers with pets
Customers with a pet (cat or dog) will only be considered for, houses and cottage
flats which have their own private entrance at ground floor level.
Single people or childless couples
Single applicants and childless couples who are not expecting a child will not be
considered for houses, bungalows with more than one bedroom, unless;


On the specific recommendation of the Special Needs Housing Team
The property is deemed "flexible letting" and there is no demand from families
for the available accommodation.
Single people with access to children
Single people with minority access to children will be considered for a property
size and type that will accommodate the children. In these circumstances it will
be generally flatted accommodation that is offered. However, in areas deemed as
flexible under the flexible letting criteria described in section 5 of this policy, such
applicants will be considered for family type accommodation.
NB. Minority access is considered to be where an applicant has overnight access
to a child of no more than 3 times a week.
Sheltered accommodation
Only applications where the applicant or their partner is 60 years of age or
greater will be considered for properties which have been designated as
"sheltered accommodation".
5. Flexible Letting Criteria
Flexible letting criteria operates for the following reasons;
21
1. To let property efficiently and effectively in areas where supply of property
exceeds actual market demand for property and/or where letting turnover is
high.
2. To reduce the time taken to let property and reduce rental loss.
Property that CAN be let using flexible letting criteria includes;
Property that has been designated as flexible letting and thus indicated on the
property database. This would be due to historical lettability of properties in
areas or particular types of properties and would reduce the turnover time and
rental loss of a property.
Properties that meet the following criteria must be made flexible on the
database.
i) Any property (including property from the non-flexible property list) that has
been subject to 4 offers and has reasonable recorded refusals. The term
reasonable recorded refusals means that ‘no response to offer’ would not be
considered as a reasonable refusal and therefore can be omitted from this
criteria.
ii) Any property that has had a tenancy terminated for 4 weeks and has not
been ‘Let’ or ‘provisionally accepted’ by an applicant.
If a property is considered as a high demand property authorisation from a
Team Leader must be given prior to making the property flexible.
Property that CANNOT be let using flexible letting criteria is as follows;
i. Property not designated as flexible letting on the property database. These
properties must be shortlisted against the housing register.
ii. Property with attributes that make it suitable for customers with special
needs.
iii. Property within a designated Community Letting Area.
In order to ensure the needs of vulnerable people and those in urgent housing
need are not overlooked in letting property using flexible letting criteria Housing
Officers must consider the following customers for an offer if they appear on the
shortlist before letting the property under flexible letting criteria;


Management Decision
Statutory Homeless
22


Special Needs
Community Regeneration
Exceptions to the shortlisting rule for flexible properties only apply to those staff
who select and offer flexible properties to applicants who visit the Salford
Property Shop, either by offering a property to a person visiting the shop on the
telephone or via the Website.
In letting property under flexible letting criteria the following policy will still apply;
1. Suspension and exclusion reasons that are set out within the letting policy.
2. Two satisfactory references must be supplied (as per reference guidance)
3. Offers to elected members, Board Members, NPHL staff members, City of
Salford staff members or close relatives still require approval from Principal
Officer for Allocations and the Group Manager. Applicants that meet this
criteria should be made the offer on the database whilst waiting for the above
approval.
6. The Housing Priority Banding System
Band A
Customers assessed with urgent and very specific housing need. Customers in
this band will shortlisted before band B and band C customers. This band is split
into three categories:
Management Decision
If an applicant requires emergency rehousing and Officers need to
bypass other applicants who possess more waiting time credits in the
same Band, Officers must be able to justify that the situation of the
preferred applicant must be one that cannot wait until they reach the top
of the list. For example, if a witness for a Police case has received
threats that would endanger their life, the Police agree that the threat
received is of such a nature that it is considered to be life threatening,
then that applicant may be offered a suitable property before applicants
higher up on the housing register at that point in time. A written report
must be provided to the Group Manager for authorisation prior to the
offer being made.
Special Needs – Medical
23
Applicants who require accommodation due to medical needs that meet
the criteria of the Special Needs policy. No additional credit will be
required as the allocation of designated properties is carried out by the
Special Needs Team only.
Care and Support Needs – 24 months backdated waiting time
credits
Applicants who require accommodation closer to family and friends in
order to receive support needs, will receive an additional 24 months
backdated waiting time credits.
Applicants with minor medical needs will be placed in Band B and may
receive additional waiting time credits as described in the Housing
Priority Banding System.
Statutory Homeless – 24 months backdated waiting time credits
Priority Need
Applicants who have been assessed by the Homeless Family &
Housing Advice Section and meet the legislative requirements of
statutory homeless under the Homeless Act 2002 and determined as
in priority need with be granted an additional 24 months backdated
waiting time credit. Once discharge of duty has been established the
applicant will then be placed in Band B.
Regeneration Applicants – 48 months backdated waiting time
credits
Applicants who require alternative accommodation due to
regeneration initiative within the City will receive 48 months backdated
waiting time credits.
Band B
This category makes provision for all other applicants, with a local connection,
and provides additional preference for Non-Priority / Intentionally homeless
applicants.
Non-Priority / Intentionally Homeless – 6 months backdated
waiting time credits
Applicants who are found to be homeless but do not meet the priority
need criteria of statutory homeless will receive 6 months backdated
waiting time credit.
24
Other Applicants (including transfers)
Customers with a local connection will be placed in this band.
Shortlists will be produced by waiting time and reasonable preference
maybe awarded depending on eligibility. (Students or members of the
armed forces who normally reside in Salford will be considered to
have a local connection). Additional backdated waiting time credits
may be awarded for specific needs of the applicant as described in the
‘Housing Priority Banding System’ and the ‘Waiting Time’ section of
this policy.
Band C - Customers wishing to move to Salford who have no local connection
will be placed in band C. Such customers will not be entitled to any
backdated waiting time credit as listed in band B. These customers will
only receive waiting time from the date of registration.
Waiting Time
The date of application will separate customers placed in the same band.
For customers with housing need and where 'reasonable preference' must be
given then 'waiting time credit' will be added to the date of application to reflect
this need.
If multiple need exists then waiting time credit for each element of need will be
reflected in the application to give a total waiting time credit.
Customers who are eligible for Special Needs will have their application dated
from the "referral date" for assessment, if this is earlier than the actual
application.
Target Date
Customers who require re housing by a specific date will be given a "target date"
to assist with monitoring. These customers will generally include:




Applicants requiring discharge from hospital
Homeless applicants
Regeneration applicants
Witnesses in Police cases or anti-social cases being dealt with by NPHL AntiSocial Behaviour Team
25
Housing Priority banding system
Band A – Urgent Housing Need
Priority Given
Management Decision*
Statutory
Homeless *and **
Regeneration* and **
Police request /
witness in anti-social
behaviour case*
Exceptional/urgent
cases*
Backdated waiting time – 2 Years
Backdated waiting time – 4 Years
No additional waiting time, except
that granted for specific need as
listed in Band B
No additional waiting time, except
that granted for specific need as
listed in Band B
Special Needs
Physical Disability
Care and Support**
Backdated waiting time – 2 Years
Band B – General Housing
Need
NonPriority/Intentionally
Homeless**
Backdated waiting time – 6 months
Minor Medical
Reasons**
Overcrowding**
Backdated waiting time – 1 Year
Children at Height**
Insecure Tenure**
Backdated waiting time – on a
sliding scale depending on degree
of overcrowding within the property
Backdated waiting time – 6 months
Backdated waiting time – 6 months
26


* A target date will also apply
** Backdated waiting time is subject to periodic review
Band C – No Local Connection
Band A – Urgent Housing Need
Urgent housing priority is restricted to exceptional and urgent housing need. Only
customers with a 'local connection' are deemed eligible for urgent housing priority
banding.
Management Decision
The category "Management Decision" allows for discretion as no single policy
could be expected to cover all cases. The category is designed to assist in re
housing customers where re housing need is exceptional and urgent. e.g.
Decant required for structural repairs or fire damage, Police request, witness in
serious anti-social behaviour case.
This category should be used to place all applicants who have been determined
as:

Statutory Homeless – Backdated waiting time – 2 Years
This category is restricted to where a statutory duty under Homeless Act 2002
and Salford Housing has a legal duty to make a reasonable offer of
accommodation. New Prospect will ensure that all applicants that Salford hold a
legal requirement toward will be given priority preference under the allocations
scheme.
Customers who are statutory homeless are also actively encouraged to choose
or express interest in property that is advertised in The Property Shop or any
other advertised source.
Customers will be given reasonable preference for property by having their
application amended to reflect a minimum of 2 years 'waiting time".
Customers who have a current application less than 2 years and then
subsequently have been found statutory homeless will have their application
backdated to show a minimum of 2 years waiting time.
27
All statutory homeless applications will also have a 'target date' of 28 days to
reflect the period by which a 'reasonable offer(s)" should be made. This target
date is for monitoring purposes only and does not give any extra priority to the
application. Monitoring is carried out by staff from the Homeless Persons Unit
who will work in conjunction with Letting Teams in pro-active case review
approach to ensure a reasonable offers of accommodation are made before the
target date is reached.
Salford Housing also assist applicants under Section 213 who have been
assessed as in priority need but do not have a local connection. This is carried
out via a partnering network with other surrounding local authorities. This
partnering also allows applicants currently within Salford to also be considered
for properties outside the City boundaries.
Offers and discharge of duty
There is no set limit to the number of offers customers who are statutory
homeless can be made until the expiry of the target date. However Salford
Housing reserve the right to discharge their legal duty if it is considered that 1
reasonable offer of accommodation has been made and refused. If the legal
duty is discharged then the target date will be removed and the original date of
the application will apply with loss of 'waiting time' if applicable.
Where duty has been discharged customers will be placed in the General Need
Band B and will still be eligible for any offers if they have sufficient waiting time
accrued and their turn is reached.
Statutory Homeless Appeal Procedure
Where an offer of accommodation made and is subsequently refused and legal
duty discharged then a customer has the right to appeal.
An offer of a property will be held pending the outcome of the appeal review.
A Homelessness Duty Appeal Form is available on request from any local letting
office or alternatively from Halton House. The appeal must be made within 21
days of the decision.
Principal Officer – Homelessness & Housing Advice
Turnpike House
Eccles New Road
Salford
M50 1SW
Telephone 0161.925. 1709
28

Require housing due to a Regeneration Programme – 4 Years
Backdated waiting time
It is recognised that for regeneration of an area to be successful it may be
necessary to demolish property across all tenures. Customers living in
designated clearance areas will have several housing options ranging from being
re housed in new-build or refurbished property within the regeneration area to
buying or renting a home. It may also be the case that where appropriate "home
loss and disturbance entitlements" may be payable.
This category of "Community regeneration project" is reserved for any tenure
where, as a direct result of a regeneration project by Salford City Council or
partner agencies the person is required to vacate their present home.
Should a customer decide to rent from Salford Housing or a registered social
landlord then the category of "Community regeneration project" will be given if
the following applies;
(a) where a property, irrespective of tenure, is in a declared clearance area and
where the property is being purchased by agreement with the City Council
prior to formal clearance area declaration
(b) where a property, irrespective of tenure, that does not fall into a clearance
area but is being bought by the City Council as part of area regeneration.
(These applicants are not entitled to home loss and disturbance but are given
priority as the authority requires the property for successful implementation of
the regeneration strategy).
A 4 year' waiting time credit will apply to customers given the priority to reflect the
high priority of the application on top of any other waiting credit that may apply.
An individual target date (set by the Strategy Division) will also apply to reflect
the specific date by which re housing is required and short listing for property will
be by target date then application date.
Property choices for 'Community Regeneration' customers



Customers will only normally be offered property that has the bedrooms and
type they currently need and not the size and type they currently occupy.
However if the property is deemed 'flexible letting' then the offer of property
can exceed their actual bed room requirements.
Customers are eligible for property in any area of the City,
Customers will be given priority and can be offered property owned by
Registered Social Landlords via the Councils local partnership arrangements.
29

Customers are encouraged to choose property from The Property Shop or
Web Site or from advertised property.
If two or more applications with the same application date (who also qualify for
the property in terms of size and need) shortlist for the same property then the
target date set by Strategy Division will be the deciding factor.
Community Regeneration waiting time credit priority can be removed if the
Housing Department deem a reasonable offer of property has been made.
Community Regeneration customers with Special Needs.
Customers in a Community Regeneration area with Special Needs requirements
subject to will be dealt with via the Special Needs Housing Policy. Customers will
keep their target date.
'Management Reason' can also be used in order to make effective use of
housing stock if deemed appropriate and the specific exceptional and urgent
need cannot be met via the current policy. A written report supporting and
justifying the decision must be approved by the Director of Housing
Management.
As re housing will be required urgently a "target date" of 28 days will operate
after which the category should be reviewed and removed if an appropriate and
reasonable offer has been made.
The category of "Management Decision" is to enable customers to be moved
quickly due to exceptional circumstances. It is NOT intended to give priority for
property that has a low turnover and limited availability.
In the case of applicants requiring urgent housing outside Statutory Homeless
and Regeneration applicants the upgrade of an applicant to this category can
only be authorised by Principal Officer grade and above.
Special Needs
Re housing vulnerable customers with "special needs" is a vital role undertaken
by Public Sector landlords and Registered Social Landlords. New Prospect
Housing Ltd gives a high priority to customers who meet the "eligibility criteria"
for the special needs housing.
More information can be found in the Special Needs Housing & Care in the
Community Policy.
However limited resources in respect to property with attributes for the physically
disabled must be recognised and taken into account.
30
To be given Special Need's category the following must be applicable;
1. The application must meet the "eligibility criteria" as defined in the Special
Needs Housing Policy.
2. The Special Needs Housing Assessment Panel have to agree the applicant
meets the criteria and then will set the appropriate category to reflect primary
special need (Care & Support or Physical Disability)
Applications that meet the eligibility criteria will be short listed from "referral date"
(The date the applicant applied / approached Housing, Social Services or Health
Authority for assistance) rather than the re housing waiting time date. This is to
reflect the 'special needs element' of the application and the assessment period.
In the case of Physical Disability ALL adapted property is let by the Special
Needs Housing Team working in partnership with Area teams. Customers who
meet the criteria for the adapted property will be short-listed before all other
customers.
All Other Applications
If the customer is not eligible for band A 'Urgent Housing Need' then band B
'General Housing Need' or band C ‘No Local Connection’ will apply.
Customers will have their housing need assessed depending on their individual
circumstances. "reasonable preference" will be given in the form of backdating
"waiting time" (waiting credit) where it is deemed appropriate.
Band B – General Housing Need
Minor Medical Reason
Backdated waiting time – 1 Year
This category is for customers with minor medical conditions who do not meet
the 'eligibility criteria' for special needs housing. Applicants in this category do not
require re housing as a direct result of the physical attributes of their property but
nonetheless may have a medical condition that is directly or indirectly related to
the property.
However it is recognised that the property alone maybe one of several other
more significant factors that prevents improvement in the condition.
Applicants also do not require property with special needs attributes.
Overcrowding
Backdated waiting time on a sliding scale
31
The overcrowding category applies to any person or group of people who have
applied to be re housed as a single household and currently have exclusive use
of fewer bedrooms than their household unit requires.
The waiting credit will reflect the degree of overcrowding which exists within the
property and a "sliding scale waiting credit" will apply that reflects the current
circumstances of the application that takes account of;


The total number of bed rooms in the current property.
The total number of people who currently live in the property.
Bedrooms required applicants household.
In order to calculate the size of property and bedrooms required for the
applicants household the following is considered reasonable;
i. Any two children under the age of five years, irrespective of sex can share a
double bedroom.
ii. Any two persons living together as a couple should share a double
bedroom.
iii. Any two persons of the same sex, with an age difference less than 16 years,
should share a double bedroom.
Children at height
Backdated waiting time 6 months
Property that is a multi-storey or high rise is generally considered unsuitable for
families with majority access to young children under the age of 16. It is policy
not to offer this type of accommodation to customers who have full custody of
children.
However where a single person or couple has limited access to children (three
nights per week or less) a multi-storey or high rise property may be considered
suitable, to a maximum of the third floor. However, when considering this option
the surrounding community should also be considered and discussed with the
applicant.
To be eligible for reasonable preference waiting credit due to having a child in a
flat the following must apply;


The property must be a multi-storey or high rise property.
A child under 16 must live in the property as their principle home
Insecure Tenure
Backdated waiting time 6 months
This category will apply to customers living in
accommodation and includes the following tenure types;
32
temporary
insecure








Lodger
Tied tenant
Armed forces personnel
Hostel resident
Hotel or B&B resident
Prison inmate
Homeless person (where there is no legal duty to offer re housing)
Student staying in accommodation provided by University/College (provided
they meet the eligibility criteria)
Customers with other housing needs
It is widely recognised in Salford that customers seek property for a variety of
reasons other than what would be considered "traditional housing need". These
reasons can include;




Job seeking or taking up a new job in the area.
Education reason, to take up a college or university place.
Social or family reason, to move closer to friends or family members.
Financial reason, current rent level or mortgage payments are unaffordable.
Customers who do not receive waiting time credit will have their 'reason for re
housing recorded'. This information will be used to assist with letting and
marketing policy reviews and to assist in the proactive marketing of property to
these customer groups.
Band C – No Local Connection
All applicants who do not have a local connection to the City will be placed in this
category. Although they are provided with a choice of housing through the
‘flexible letting’ stock it is unlikely that these applicants will be offered ‘high
demand’ properties. This is due to those applicants who have an urgent need for
accommodation and those applicants within Band B who show a genuine interest
for a property type or area.
Applicants in Band C will be registered from the date of application and will not
receive any additional waiting time credits for specific needs as in Band B.
7. Other people who require accommodation
It must be recognised that housing can play a key role in addressing the needs of
vulnerable people. New Prospect Housing Ltd Lettings Policy sets out to cater for
a wide range on vulnerable people and offers specialist services to ensure
accommodation is not only made available but is also effectively maintained. In
33
order to achieve these objectives New Prospect Housing Ltd works in partnership
with a range of statutory and voluntary agencies.
In order to meet the needs of vulnerable groups New Prospect Housing Ltd
combines both a degree of priority on the Housing Register with proactive
management procedures and monitoring.
i)
Older People – Sheltered Accommodation
Sheltered accommodation is accommodation designed for people who would like
to continue to live an independent life with the reassurance of around the clock
emergency support provided by warden services.
The accommodation consists of flats or bungalows in schemes located across
the City. Sheltered schemes offer a range of practical facilities and services such
as laundries, hairdressing and social activities for tenants to use if and when they
choose.
Sheltered housing is specifically intended for older people aged 60+ but
applications will also be considered from younger people with a medical or social
need for this type of accommodation.
ii)
Children in Care
Children residing in a children's or foster home under the care of Salford Social
Services will be assessed on an individual case basis when it has been agreed
between Housing and Social Services that the applicant requires and is ready for
re housing.
The Priority Re housing Scheme established in 1995 ensures all children who
have been accommodated by the Local Authority and are seeking their own
tenancy will be interviewed by Aftercare and Housing staff to establish suitability
for tenancy, support and all available housing options.
Applicants are interviewed jointly by Social Services and Housing at a special
monthly panel. If accepted on the 'Priority Re housing Scheme' the applicant will
be placed in Special Needs (Care & Support) and set a target date for re
housing.
iii)
Black and Ethnic Minority Groups
New Prospect Housing Ltd recognises that black and ethnic minority groups
including refugees and asylum seekers may experience very specific difficulties
in accessing housing services. Research and monitoring by New Prospect
Housing Ltd has shown that BME communities in Salford are limited to the
34
Yemeni community in the Eccles area and the orthodox Jewish community in
Higher Broughton. In the case of the Yemeni community Salford Housing works
in partnership with a mainstream RSL in the provision of sheltered
accommodation for this community which occupies a mix of accommodation in
the public and private sector.
The orthodox Jewish community resides in a relatively compact area within
Higher Broughton in Salford. The area comprises largely of privately owned
accommodation, occupied by owners or privately renting tenants. New Prospect
Housing Ltd works in partnership with Agudas Israel Housing Association and
Sp@ce New Living in order to meet the needs of the orthodox Jewish
community.
The Jewish community continues to expand and suffers difficulties in terms of
overcrowding and also high rents charged by private landlords knowing that the
demand for accommodation amongst the community within this relatively small
area is great. New Prospect Housing Ltd continues to work with the local
community and Agudas Israel Housing Association and Sp@ce New Living in
order to meet the needs of the community.
New Prospect Housing Ltd continues to research and monitor black and ethnic
minority groups and there is increasing evidence of a growing Asian community
in the Broughton area of the city. New Prospect Housing Ltd and Salford Housing
is working with Manchester City Council monitoring the needs and extent of the
Asian community and to establish implications in regard development work in the
Cheetham/Waterloo Road Area.
New Prospect Housing Ltd and Salford Housing also work in partnership with the
Home Office in the provision of accommodation for asylum seekers. Once
refugee status has been granted New Prospect will work with Salford Housing,
RSL’s and private landlord to assist the applicant with their housing needs.
New Prospect Social Housing Team is a combined team of Housing and Social
Services that offer accommodation based services to asylum seekers referred to
New Prospect Housing by the National Asylum Support Service(NASS). This
team works in partnership with other statutory and voluntary agencies for those
persons accommodated by the team.
Customers from black and ethnic minority groups including refugees or asylum
seekers can seek the following services that have been specifically designed to
meet their needs;




Assessment for eligibility to local authority housing and benefits
Interpreter services & housing advice service
Health checks
Supported housing
35
New Prospect Housing Ltd record all applications made using the CRE ethnic
monitoring codes and this information is used to monitor letting activity and to
assist in planning future service delivery.
New Prospect Housing Ltd operate a separate racial harassment policy and
should anyone be forced to vacate their home due to any confirmed form of racial
harassment they will be given the appropriate high priority within the letting
system to enable them to move.
iv)
Armed Forces
New Prospect Housing Ltd take a very proactive approach in re housing
members of the armed forces by advertising available property in the forces
magazine.
Applications can be backdated to the date their service commenced if the
following applies;
i. Applicants are required to vacate current armed forces accommodation or
have vacated armed forces accommodation within the last six months.
ii. Applicants do not have alternative secure accommodation – these
applicants should be referred to the Homeless & Housing Advice section.
iii. Applicants, prior to enlistment, previously resided in Salford.
v)
Tied Tenants
A tied tenancy is accommodation which, as a condition of service, must be
occupied by a person in order that they may undertake the duties and
responsibilities of their employment and for which they have occupancy rights
only for the duration of their employment.
Applications received from applicants who, are required to vacate a tied tenancy
or have been required to vacate a tied tenancy within the last six months and do
not have alternative secure accommodation which they may lawfully occupy, will
be awarded waiting time credit of two years. These applicants should be referred
to the Homeless & Housing Advice section.
Tied tenants, (resident caretakers, block superintendents, sheltered housing
wardens etc.) who retire prior to normal retirement age, either on a voluntary
basis or for reason of ill health, will be given a waiting time credit of two years.
vi)
Offenders and People in Prison
New Prospect Housing Ltd has developed information sharing protocols and
close joint working arrangements with other agencies including Probation, Police
36
and Social Services and Health in assessing the needs of offenders that require
re housing in the community.
Under the Sex Offenders Act 1997, Crime & Disorder Act 1998 and the Criminal
Justice Act 2000 the Police and Probation Service are the two main statutory
bodies for assessing and monitoring offenders in the community. However,
Housing has the following role to play;

To assist with the monitoring and implementation of supervision orders within
the community in order to reduce risk to the public.

To reduce social exclusion and homelessness among offenders' that could
lead to an increased risk of re offending if homelessness is not addressed.

To ensure sensitive and appropriate letting is offered that meets the needs of
the offenders but also take into account the needs of the wider community.
Each individual applicant is assessed on its own merits at a Senior
Management level.
To achieve the above a "risk assessment" from Probation Services maybe
required prior to an applicant being considered for a property. Risk assessment
can be via the Multi-Agency Public Protection Panel (MAPP) of which Housing is
a core member or via a referral from Probation under the RMX (Risk
Management Procedure).
New Prospect Housing Ltd also work closely with Greater Manchester Police and
Probation in assessing the need of Prolific Offenders. It is recognised that the
provision of secure accommodation can often assist in an individual’s ability to
refrain from re-offending. The needs of these applicants are assessed by a
Committee consisting of representatives from New Prospect Housing Ltd,
Greater Manchester Police, Probation Services and Homeless Families when the
applicant has been granted statutory homeless status under the Homeless Act
2002.
Applicants leaving prison will be interviewed via the Homeless Families route in
conjunction with co-workers from Beacon Support who provide support packages
to those applicants leaving prison.
vii)
Employees of New Prospect, City of Salford & New Prospect Board
Members, Elected Members of the City Council (or their relatives)
A special letting procedure is in place for Employees of New Prospect Housing
Ltd, Salford Council, Board Members, Elected Members and their relatives. The
procedure should be followed if an offer of property is to be made. The procedure
is in place for the following reasons;
37



To ensure that New Prospect Housing Ltd policies on Equal Opportunities in
relation to the allocation of property is implemented.
To protect members of staff from accusations of corruption, in relation to the
allocation of property that could result in disciplinary action.
To assure the Public that the letting of council property is carried out in
accordance with existing letting policy and criteria.
8. Letting Partnerships
Registered Social Landlords (Housing Associations)
New Prospect Housing Ltd has developed partnership arrangements for letting
property with a range of RSL's who let property in Salford.
Partnership arrangements with RSL's are via the following;

Letting of special needs housing
All special needs property RSL and local authority is allocated via the Special
Needs Housing Team who hold a definitive list of customers who require special
needs property in Salford. A database of all adapted property is held centrally by
this team who also assess for special needs housing.
The partnership arrangement also has a strategic role in monitoring demand
trends for special needs housing and working with RSL's in building newbuild
property for special needs housing.

Community regeneration and local agreements
In areas of community regeneration cross tenure partnership is vital to ensure
efficient re housing of customers whose homes are affected. Local agreements
with RSL's provide housing priority for RSL property and Community
Regeneration priority for RSL tenants ensures customers in these areas have
high priority and a wide choice of available property.
Private Sector Landlords
New Prospect Housing Ltd is committed to developing Closer links with private
sector landlords. In pursuit of these aims the New Prospect Housing assists with
the promotion of the accreditation scheme for private landlords. The purpose
of the scheme is to help achieve the following broad aims:




Reduction in empty properties in the private rented sector.
Reduction of incidence of crime antisocial behaviour and harassment.
Improve the image of the private rented sector housing in Salford.
Ensure the public have access to quality housing and to widen their choice.
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
Ensure landlords have access to information and resources which will
improve the service - including promoting the private sector through
advertising opportunities.
Through its Property Shop, letting web site and innovative marketing the New
Prospect Housing Ltd will seek to promote housing across all tenures, including
the private sector across the city should the private landlord meet the criteria of
the accreditation scheme. This will increase choice and accessibility for
applicants seeking housing in Salford.
As well as advertising properties New Prospect Housing Ltd will also offer
accredited private landlords a range of services to help facilitate effective
management of property in the private rented sector. These services will include:





a referencing service
support tackling neighbour nuisance problems
a comprehensive Landlords Information Pack
improved Housing Benefit Service
access to funding to improve property and security
Letting Property outside Salford - H.O.M.E.S & Home Swap
Applicants who live outside Salford and apply via the established HOMES
Scheme or referral from another landlord will be directed to the Salford Property
Shop that can offer a fast and efficient letting service.
Mutual exchanges
Mutual exchanges are promoted via a mutual exchange register held at each
office and also displayed in the Salford Property Shop.
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NEW PROSPECT HOUSING LTD
Community Lettings Policy
Policy Statement
New Prospect Housing Ltd Community Lettings Policy is a part of its
commitment to working in partnership with the residents of the borough
to provide responsive, effective local services, which deliver high quality
and Best Value.
Its aim is to support the development of stable, harmonious communities
by using the skills and expertise of local people and locally-based staff in
order to achieve property allocations which best suit both the individual
applicant and the local community.
It is not an exclusionary policy. It does not seek to refuse a home to any
bona fide applicant, rather to provide them with a home where they will
feel happy and welcomed and to provide the community with a valuable
new member.
Policy Objectives
To give local tenants the opportunity to become involved in
the management of their estates.
To attract new applications for rehousing from people with
an existing family or historical connection with particular
estates.
To reduce voids and turnover.
To reduce the overall cost of dealing with void properties.
To reduce tenancy management problems.
To attract new and active members to tenants’ associations.
To enhance or improve the reputation of estates.
To help develop stable communities.
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Criteria for introducing Community Lettings Policies on estates
Community Lettings Policies are unlikely to be relevant for all estates.
They are most likely to suit estates with the following circumstances: Estate Criteria - estates where:
They are experiencing difficulties in terms of turnover and
ease of reletting.
They are experiencing an increase in anti social behaviour
problems.
Although turnover may be high there should not be more
than two or three vacancies arising per week on average,
otherwise the numbers involved will become unmanageable.
Each individual Community Lettings Policy should cover no less than 52
and more than approximately 1200 properties; if many more properties
than this are covered the benefits of local knowledge and sensitivity are
likely to become diluted. A Community Lettings Policy could be devised
to cover only a portion of an estate.
The Housing Office must be in a position to be able to offer
to work with the tenant group in the proposed area.
Tenant Group Criteria - the group needs to be:
Committed, 2 or 3 tenants could be spending significant
amounts of start-up time followed by about a day a week into
the foreseeable future on this policy alone.
Preferably experienced. This would probably be a difficult
initial task for a new group.
Preferably, but not absolutely necessarily, have their own
base. They will need somewhere pleasant and welcoming to
conduct interviews with applicants.
Committed to equal opportunities and confidentiality and
avoiding unfair discrimination.
Able to conduct interviews on a regular weekly basis, taking
up at least one half day.
Able to give follow-up support to new tenants in terms of
welcome visits and be available to give advice and help
e.g. gas, electricity, repairs etc.
Willing to commit to appropriate training.
The group need to have notified its members of its intentions
and gained approval.
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Training
A Community Lettings Policy will only be introduced where the tenants to
be involved in interviews have received training in the following areas: Equal opportunities and discrimination.
Confidentiality.
New Prospect Housing allocations policy and procedures
including eligibility and determination of priorities.
Introductory Tenancies.
Interview techniques.
Approval of Community Lettings Agreements for individual estates
The Parent and Local Boards will consider proposals for
Community Lettings Policies on individual estates.
They must be in the form of the “Community Lettings
Agreement” contained in this policy document.
Local variations to the standard policy will be negotiated on
an individual basis by the Group Manager and the Local
Board with the Tenants’ Association, taking into account
factors such as demand, the size of the waiting list, and
other local circumstances.
Community Lettings Agreement for the .................................Estate
This Agreement is made on (date) ..........................................
Between New Prospect Housing Ltd and the ......................................
...........................................................Tenants’ Association.
It covers allocations to Council-owned dwellings on the ...........................
.....................................................................................Estate, comprising
the following addresses:The Agreement is entered into on the basis of trust, both parties
acknowledging that it is not a legally binding document and gives Tenant
Representatives only advisory powers. It is entered into in a spirit of cooperation for the mutual benefit of residents on the estate, applicants for
rehousing, the Tenants’ Association and New Prospect Housing Ltd.
Signed
Group Manager ....................................................................
Chair of Local Board…………………………………………
Chair of Tenants Association(……………………………….)
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CONTENTS
PART 1
GENERAL PROVISIONS
1.
Parties to the agreement
2.
Allocations covered by the agreement
3.
Allocations not covered by the agreement
4.
Starting date
5.
Tenant and New Prospect Housing Representatives
6.
Confidentiality
7.
Equal opportunities
8.
Conflicts of interest
9.
Training
10.
Reviewing the agreement
11.
Varying the agreement
12.
Ending the agreement
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PART 1
GENERAL PROVISIONS
1. Parties to the Agreement
This agreement is between New Prospect Housing Ltd and
...................................................... Tenants Association representing
tenants and residents on the........................................
.......................................... estate.
2. Allocations Covered by the Agreement
This agreement relates to all allocations of the Council-owned homes on
the .......... ........................................................................estate, as
identified on page 1 of this agreement, to applicants from the Council’s
General Waiting List except those with medical priority for rehousing.
3. Allocations Not Covered by the Agreement
This agreement does not apply to allocations to applicants who the
Council has a statutory duty to rehouse: for example homeless; persons
being decanted or permanently rehoused because the Council is
demolishing, selling or refurbishing their home; and people being
rehoused because of statutory duties under other Acts eg. The Children
Act.; and Asylum Seekers i.e. under the new agreed scheme with the
Home Office.
In these cases the Housing Office will notify the Tenant Representatives
of properties allocated to those not covered by the agreement within the
first week of take up of tenancy. This will provide an opportunity for the
Tenant Representatives to be able to visit the new tenants so as to be
able to welcome them on the estate and provide information, advice and
support.
4. Starting Date
The agreement will commence on ..................................................... for
allocations made after that date.
5. Tenant and New Prospect Housing Representatives
New Prospect Housing Ltd will ensure Housing Officers administer this
policy.
The Tenants Association will provide not less than 3 and not more than
5 members to administer this policy, undertake and attend appropriate
training, interviews with applicants from the General Waiting List. Such
interviews will be conducted by the Council Officer and either 1 or 2 (2
wherever possible) of the Tenant Representatives. There will be no one
designated Housing Officer. The Council will ensure appropriate
Housing Officers administer the policy.
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The Tenants Association will undertake to replace their representatives
as and when the need arises, i.e. when the number of Tenant
Representatives falls below 3. New Tenant Representatives will be
required to undertake relevant training. The Tenant Participation Team
must be notified of any new Tenant Representatives and will provide the
training.
6. Confidentiality
New Prospect Housing Officers and the Tenant Representatives will
treat all information about tenants and other residents of the estate, and
applicants for accommodation, as strictly confidential.
7. Equal Opportunities
In carrying out this policy, New Prospect Housing Officers and Tenant
Representatives will ensure that no applicant for rehousing on the estate
receives less favourable treatment than any other applicant on unjust
grounds; for example because of their race, ethnic or national origin,
gender, age, marital status, sexual orientation, disability or illness,
appearance, or unrelated criminal convictions.
8. Conflicts of Interest
New Prospect Housing and tenant representatives will declare any
personal interest they may have in the outcome of any particular
application for rehousing; for example
they are related to or close friends with the applicant or a member
of their family.
they are involved in a dispute or disagreement with the applicant or
a member of their family.
the property to be allocated is adjacent to a Tenant Represenative
and will not allow their personal interests to be taken into account when
considering the merits of the case.
As far as possible, individual tenant representatives will try to avoid
involvement in cases where they have such an interest.
The Council’s general rule on Senior Management approval of
allocations to relatives of members of staff will apply to all allocations
made under this agreement where a Council Officer has such a personal
interest.
9. Training
New Prospect Housing Ltd will provide the Tenant Representatives and
its own Officers with such training as it feels is necessary to enable them
to carry out this policy, and will try to provide other relevant training at
the request of the Tenant Representatives.
The Tenant Representatives will undertake to complete initial training as
defined in the Council’s policy statement prior to the start date of this
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policy, and to undertake any other training that may become necessary
once the policy is in place.
10. Reviewing the Agreement
The effects of this policy will be reviewed by the Council in consultation
with the Tenant Representatives one year after the start date and then
annually, and the results of the reviews will be reported to the Parent
Board.
11. Varying the Agreement
The terms of this agreement may be varied at any time by either New
Prospect Housing or the Tenants Association, provided that the varied
terms comply with the overall requirements of New Prospect Housing
Community Lettings Policy. Any request for variation must be subject to
consultation between New Prospect Housing and the Tenant
Representatives, and agreed by the Local Board, before it can be
brought into effect.
12. Ending the Agreement
This Agreement can be ended by the Tenants Association giving one
weeks written notice to New Prospect Hosing Ltd at any time.
The Agreement can be ended by New Prospect Housing Ltd giving one
weeks written notice to the Tenants Association in any of the following
circumstances:i.
If the Tenant Representatives have all resigned or withdrawn from
the policy and the Tenants Association has been unable to replace
them.
ii.
If no Tenant Representatives have been available to attend
interviews with the Council Officer(s) for a period of 4 consecutive
weeks, except by agreement between New Prospect Housing Ltd and
the Tenants Association.
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