Appendix 2
Discretionary
policy options
Eligibility


Age of
applicants
Verification
and reference
checks
- Type of
information
required from
applicants
Current Stockton
Policy with regard to
allocations
Be aged over 18 years
Or
Be aged over 16 years
and feature within the
Council’s Young
Person’s Protocol with
CESC for Care
Leavers & vulnerable
children under the
terms of the Children’s
Act 1989.
 proof of
identification for
everyone on the
application to be
housed
 proof of address for
everyone over the
age of 16 years on
the application
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
People over the age of 16 are able to
join the scheme. Subject to…
4.7 Any vulnerable
household or
person/s under the age of 18 years
will have a full housing need
assessment completed to identify
their support needs in conjunction
with other agencies.
Your Choice Homes
(Newcastle)
4.8 At the point of registration and
before a firm offer of accommodation is
made to an applicant who has
successfully bid against a property,
verification and reference checks will be
carried out to determine eligibility, these
checks will include one or more of the
following: -
Applicants can join the
general scheme when they
are 18. However, they are
allowed to count their
length of current tenure
from the age of 16. (Those
between 16 and 18 can be
helped through a Housing
Management let if they are
in priority need.)
YCH require:
Standard proof of ID.
Details of current
circumstances similar to
Erimus, but also the names
of 2 referees. These are
generally ex-landlords.
YCH require proof of length
Officer Recommendations
Retain current policy and not
prevent access to 16 and 17
year olds. Homelessness
amongst young people is a
key issue which the Local
Authority can respond
positively to in a planned and
strategic manner?
DCLG Code of Guidance
identifies that ‘Eligibility
requirements were not found
to be unduly restrictive in the
case study authorities. The
main barriers to access
included applicants living
outside of the area, young
people under 18 and owneroccupiers, unless in financial
need.’
Retain current policy.
To consider - Stockton does
not restrict access to those
who can financially secure
alternative accommodation
but some LA’s and RSL’s do
on the principle that social
housing should be for those
who need it and have no
1
Appendix 2
Discretionary
policy options
Current Stockton
Policy with regard to
allocations
 copy of current
tenancy agreement if
a private tenant
 immigration status
 previous/current rent
arrears – all tenures
 previous /current
property damage –
all tenures

Applicants or a
member of the
household to be
accommodated with
the applicant are
subject of a current
Acceptable
Behaviour Contract
for anti-social
behaviour against
other residents.
 Applicants who
since being
accepted onto the
Register, have
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
 proof of identification
 immigration status
 previous/current rent arrears
previous /current property
damage
previous legal action - antisocial
behaviour/harassment
 history of offending
 relationship to any members
of staff or board members
 confirmation that the
eligibility criteria for the
property has been met
 adequate equity to meet
current housing need
Your Choice Homes
(Newcastle)
of current tenure. The
scheme uses this to decide
between more than one
applicant to the same
property.
Officer Recommendations
other option.
A high proportion of our
older persons
accommodation is taken up
by owner occupiers. No
means test is applied
It is made clear that
verification checks may be
carried out at any point
during the process.
YCH make clear that onus
is on customer to provide
required information.
2
Appendix 2
Discretionary
policy options
Current Stockton
Policy with regard to
allocations
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
Your Choice Homes
(Newcastle)
4.10 If the verification checks are not
satisfactory, the applicant may not be
offered the property.
In certain
circumstances, the applicant may be
offered the property, subject to
specific conditions determined at the
YCH provide guidance to
applicants if they fail to
meet the eligibility criteria.
Applicants are provided
with an explanation of why
they have been excluded,
Officer Recommendations
themselves, or a
member of the
household to be
accommodated with
the applicant, been
guilty of
unacceptable
behaviour, which is
serious enough to
make them
unsuitable to be a
tenant of the
authority and would
entitle the authority
to a possession
order, will have their
registration
cancelled.
 relationship to any
members of staff or
board members
 Unsatisfactorily
referenced
applicants
If the verification
checks are not
satisfactory, the
applicant may not be
offered the property. In
certain circumstances,
Adopt Middlesbrough’s
approach which meets with
Government’s proposed
Code of Guidance.
3
Appendix 2
Discretionary
policy options
Current Stockton
Policy with regard to
allocations
the applicant may be
offered the property
subject to specific
conditions determined
at the discretion of THL
and SBC.
The application is
‘deferred’ until the
applicant can prove
that they should no
longer be deferred
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
discretion of Erimus. Erimus may
take into account the behaviour in
question in determining priorities
between applicants, rather than
classing an applicant as ineligible
after applying the ‘Unacceptable
Behaviour Test’ as described in the
Code of Guidance. This means that
where more than one applicant has
bid for a property and each have the
same level of priority, the behaviour
of the applicants may be used to
choose between which one of them
receives the offer of accommodation.
Erimus will refer to the Suspension
Policy in deciding whether to apply a
suspension period, if the applicant is
not offered the property on the
grounds of their unacceptable
behaviour.
If an applicant is
overlooked on the grounds of their
previous unacceptable behaviour,
s/he will be notified of the reasons in
writing, together with an explanation
of what action needs to be taken to
remedy the situation.
Your Choice Homes
(Newcastle)
Officer Recommendations
and steps needed to rectify
their situation.
Applicants may be originally
eligible, but will not be
offered properties if they
have since displayed
behaviour that would render
them ineligible.
In exceptional cases, offers
of properties may be made,
but will be subject to
conditions such as
Acceptable Behaviour
Contracts. Normally such
offers would be outside the
general scheme, through a
direct Housing
Management Let.
4
Appendix 2
Discretionary
policy options
Advertising
of properties
Local
Lettings
Policy
Current Stockton
Policy with regard to
allocations
N/A
N/A
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
Vacant properties are currently
advertised on a 2 weekly bidding cycle.
The first week allows customers to bid;
the second allows for shortlisting,
verification checks and arrangement of
viewings.
However, the proposals are to introduce
weekly bidding cycles as the 2 weekly
cycle had a negative impact on relet
times and lost rental income.
Your Choice Homes
(Newcastle)
6.0 In creating balanced, mixed and
sustainable communities and to
make best use of housing stock,
Erimus may introduce local lettings
policies on some estates. Local
lettings policies will allow specific
criteria to be applied in advertising
properties in order to attract certain
groups of people, if for example
there have been particular issues
concerning sustainability, high void
turnover or low demand. Erimus will
work with local residents in
developing local lettings initiatives
and will take into account the views
of residents groups and the wider
community to ensure that these
YCH normally operate a
weekly bidding cycle.
Belief that a daily cycle
would only be possible on a
web-based system, but
concerns over exclusion of
some customers.
Two-weekly cycle during
periods of low demand
such as bank holidays,
school holidays.
This is a potential future
development area for YCH.
Centres on Area Boards
looking at types of
tenancies and tenants, then
attaching conditions on
properties that become
available.
Foreseen that in any case:
‘the majority of lettings will
be made from the general
lettings category rather than
direct Housing
Management lettings or
Local Lettings plans. Even
in exceptional cases these
Officer Recommendations
Adopt Erimus’ new weekly
cycle proposals. They have
tested 2 weekly and cycle
and have identified
weaknesses which will be
resolved via weekly cycle.
Associated costs of
increased frequency for
advertising etc is expected to
be offset by the reduced loss
of rental income
Adopt Middlesbrough’s
approach. This is good
practice and acknowledged
within the proposed DCLG
Code of Guidance “Local
lettings policies may be used
to
achieve a wide variety of
housing management and
other housing policy
objectives. So for example,
local lettings policies may be
used to lower the
proportion of older
children/young adults on an
estate to reduce the
incidences of anti-social
5
Appendix 2
Discretionary
policy options
Current Stockton
Policy with regard to
allocations
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
initiatives are flexible and sensitive
to their needs.
Your Choice Homes
(Newcastle)
Proposed policy.
Prioritisation
of applicants
This refers to the
general method of
prioritisation;
whether banding,
points system,
priority cards, or a
combination of
these.
N/A
Current Erimus policy is for the use of
four bands (ie. no a and b). New policy
reflects need to reflect extra priority
need for those with multiple needs.
Proposal follows consultation with their
legal section and SHELTER.
special lettings will not
exceed more than 50% or
available properties in each
neighbourhood.’
Applicants are placed within
the general scheme when
they are first accepted. If
applicants consider
themselves to have an
immediate and urgent
housing need, they can
8.1 Each person applying to become a apply for priority status by
member of the CBL scheme will have indicating their
his or her housing needs and circumstances on the
requirements assessed at the point of registration form, or at any
registration and will be placed in one time afterwards.
of 4 bands, according to their level of
housing need. Section 167(2A) of the If approved applicants
Act allows allocation schemes to (such as homeless, severe
make provision for determining disability, overcrowding) are
priorities in relation to applicant’s who given a time-limited priority
fall within the reasonable preference status, normally valid for 3categories and any additional months, and are able to bid
preference categories. The Code of for properties which they
Guidance published by the former match the criteria for.
ODPM outlines how allocation
schemes should be framed to take If more than one person
Officer Recommendations
behaviour; or to deal with
concentrations of deprivation
by setting
aside a proportion of
vacancies for applicants who
are in employment.”
Adopt Middlesbrough’s
proposals.
DCLG proposed Code of
Guidance states ‘Generally
speaking banding schemes
are simpler for applicants to
understand and simpler for
housing authorities to
operate than points-based
systems.’
‘Complexity within a banding
scheme may be given effect
to either by increasing the
number of bands or by
employing mechanisms for
differentiating between
applicants in the same band.
While a scheme which
involves a large number of
bands may seem more
complex, it is
likely to be easier for
applicants to understand
6
Appendix 2
Discretionary
policy options
Current Stockton
Policy with regard to
allocations
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
into account reasonable preference
categories. Erimus Housing’s CBL
scheme has been framed to prioritise
people in these defined categories.
Since these categories can be
cumulative, this scheme has been
developed to account for multiple
housing needs. Bands 1 – 2 have
been split into (a) and (b) to account
for multiple needs within the defined
categories.
Your Choice Homes
(Newcastle)
Band 1 a) and b) – Applicants with
homes subject to demolition. No time
limit for this band
Band 2 a) and b)– All other priority
members of the scheme such as those
who are homeless, living in
unsatisfactory conditions, have medical
need.
Band 3 – Those with no urgent housing
need. Includes those from broke
relationships, intentionally homeless
and non-priority homeless; these placed
in band 3a). All others in 3b).
Band 4 – Applicants from out of area
with no urgent requirements; owner
occupiers.
with the same priority status
express and interest for the
same property, the date
priority was awarded is
taken into account. If
someone has qualified for
priority status by having
multiple needs and falling
across more than one
priority category.
Applicants automatically
lose their status after 3months, but are allowed to
remain on the general
scheme. Special
circumstances do apply, for
instance, priority may be
extended if someone has
been unable to find the
specially adapted property
that they require.
Officer Recommendations
than a scheme which has
only a limited number of
bands but a complex
mechanism for determining
priorities within those bands.’
After 12 months of delivering
their CBL scheme
Middlesbrough has proposed
to create ‘sub-bands’ to
reflect that individuals may
have complex needs and not
‘one fits all’ banding can
proritise fairly.
Homeless applicants: if a
successful bid is made, this
counts as the offer with
which YCH discharge their
7
Appendix 2
Discretionary
policy options
-Reasonable
preference (eg.
Erimus include in
Band 2 )–
extension of this to
cover those with
young family living
in
flats/maisonettes?
Current Stockton
Policy with regard to
allocations
To reflect the shortage
of houses in the
borough applicants
with children of any
age can request a flat
as long as it has its
own entrance.
However, within the
current policy we still
reflect the unsuitability
of accommodation for
those who do not see
flats as suitable for
their children e.g
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
Homeless applicants are given Band 2
status for initial period of 2 months. If
no suitable property becomes available
then this may be extended. If no bids
have been made for available suitable
properties, homeless officer will bid on
applicant’s behalf. The first successful
bid will be offered to applicant and will
count as the discharging of Erimus’
statutory duty. If properties are refused
for no good reason then priority status
can be removed. Applicant moved to
Band 3.
Your Choice Homes
(Newcastle)
8.3 Families with children aged 14
years or under or expecting a child,
living in a flat or maisonette above
ground floor level
Officer Recommendations
duty. If this is refused, then
priority status may be
withdrawn but applicant can
remain on general scheme.
Homeless applicants may
ask YCH to make an offer
as soon as a property
arises eg without having to
bid. However, refusal will
lead to loss of priority
status. Those intentionally
homeless will be given
preference by being given a
direct offer of property
No additional preference is
given to those living in this
situation.
The issue to consider is
whether or not it should be
regarded as reasonable or
not for families with children
to occupy flats which have
their own entrance or
whether it should remain as
we currently have whereby if
the applicant does not feel it
reasonable we agree and
award them preference over
others for accommodation.
Flats are still desired by
households with children
8
Appendix 2
Discretionary
policy options
Current Stockton
Policy with regard to
allocations
preference is given to

An expectant
mother/couple or
single parent who
are tenant of a multistorey flat with
children/child under
the age of 14 years.
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
Your Choice Homes
(Newcastle)
Officer Recommendations
who cannot acquire a house
in the area that they wish to
live.
A couple or any parent
who are tenants of a
maisonette or
flat/bedsitter with
children under the age
of 8 years.(only if they
were allocated the
property when they did
not have children under
8 years in the
household)- if they
were allocated the
property with children
under 8 years, the
additional points for
this category will only
be awarded when the
child(ren) has(ve)
attained 3 years of
age).
9
Appendix 2
Discretionary
policy options
- Reasonable
preference (eg.
Erimus include in
Band 2 ) – unborn
children and
children with
shared parentage
Current Stockton
Policy with regard to
allocations
This is not reflective of
current SBC policy
whereby an unborn
child is only included in
the assessment at 28
weeks into the
pregnancy and shared
parenting
arrangements are only
included within the
assessment when the
child resides there for 3
nights or more.
Overcrowding will be
assessed on the
household composition
and the current
housing status i.e.
number of people
wanting to be rehoused and number of
bedrooms currently
occupied.
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
8.3 People living in severely
overcrowded housing conditions i.e.
2 bedrooms or more short under
current criteria, refers to the whole
household that has naturally
increased over a number of years.
If someone in the household is
expecting a child, the number of
rooms will be calculated as if the
child has already been born.
Children from current or former
relationships will only be counted as
part of the household if they live with
the family for more than 50% of the
time. Applicants who have brought
about overcrowding by deliberately
worsening their own circumstances
will not be awarded priority status.
Your Choice Homes
(Newcastle)
Children under 1 year old
are not brought into the
equation.
A child will normally be
treated as a member of the
household of an adult who
is responsible for the day to
day care of the child
including situations
involving equal joint care
but not where the child
visits only at weekends and
holidays.
Officer Recommendations
The 28 weeks was adopted
due to the fact that when we
had an oversupply of
property and
accommodation could be
accessed fairly quickly, an
expectant single woman who
was only recently pregnant
could access a house
straight away. The
pregnancy may not for
whatever reason have
continued and a single
person would have the
tenancy of a 2 or 3
bedroomed house. The 28
weeks was agreed as being
reasonable for the child to be
viable and therefore part of
the household.
Middlesbroughs policy
regarding children with
shared parentage reflects
‘whole time’ e.g half of a
week, whenever that is. We
currently consider the need
to have bed space for
sleeping overnight 3 or more
10
Appendix 2
Discretionary
policy options
Reasonable
preference (eg.
Erimus include in
Band 2 ) – age of
children sharing
bedrooms
 Deciding
between bids
for the same
property
Current Stockton
Policy with regard to
allocations
Stockton currently
states 8 years should
be the limit
N/A
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
Your Choice Homes
(Newcastle)
8.3 Children over the age of 10 years
should not be expected to share a
bedroom with anybody of the
opposite sex.
Newcastle state 10 years.
8.4 Where more than one applicant in
the same band has successfully bid
on the same property, the applicant
with the earliest priority date will be
ranked first. However if the priority
date is the same, the applicant with
the earliest date of registration will be
YCH uses the length of
time spent at current home
to decide between bidders;
this extends across all
types of tenure. If length of
tenure is identical, date of
registration is then taken
Officer Recommendations
nights a week.
The issue to consider is
when it should be deemed
that provision for children
needs to be responded to in
a situation whereby the
child(ren) do not live with the
applicant all the time.
This is purely preference.
There is no guidance.
However when considering
the reasonableness of
different sex children sharing
bedrooms then clearly what
needs to be decided is at
what age is it felt that
children would be
uncomfortable sharing with a
sibling of different sex
because of lack of personal
privacy. Puberty may be an
influencing factor?
DCLG proposed Code of
Guidance states “ when
operating a banding scheme
it is important to have a
mechanism for
determining allocation
priorities between two or
11
Appendix 2
Discretionary
policy options
 High interest
properties
Current Stockton
Policy with regard to
allocations
N/A
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
ranked first.
Your Choice Homes
(Newcastle)
into account.
Only CBL scheme to do
this. Aim is to stimulate
commitment to homes, and
encourages people to sign
up only when they want to
move rather. Analysis of
lettings so far suggests noone has been unfairly
treated through this.
8.5 If there are more than 160 bids
placed on a property, when the
No special conditions are
bidding cycle has closed and
brought in if this situation
providing there is no interest from
arises.
applicants in Band 1, priority status
will be invalid and the applicant with
the earliest registration date in Bands
2 and 3 will be ranked first. This will
be subject to regular review to ensure
that the reasonable preference
categories are not disadvantaged.
Officer Recommendations
more households with similar
levels of need. The simplest
way of doing this is by taking
into account the length of
time they have been waiting
for an allocation (in the case
of new applicants this will
normally be the date of their
original application and in
the case of transferring
tenants, the date they
applied to transfer). The
Secretary of
State considers that such an
approach would be sensible
and fair
This area is not included
within any guidance etc it is
purely a preference of the
particular authority. It
basically means that when a
highly demanded property is
available and there are no
high priority bidders, it will be
allocated to the bidder who
has been waiting the
longest.
12
Appendix 2
Discretionary
policy options
Number of
bids per
applicant

Issue of
refusals/Void
bids
(continuous
refusals)
Current Stockton
Policy with regard to
allocations
N/A
N/A
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
8.9 Applicants placed in Bands 1 and 2
can place up to 4 bids per cycle, as
opposed to applicants who are not
in priority need in Bands 3 and 4
who can bid for up to 3 properties
per cycle
Your Choice Homes
(Newcastle)
21.2 If an applicant consistently
makes successful false bids, e.g.
successfully bids for a property but
then does not reply to any
correspondence and this happens on
more than 3 occasions, the applicant
will be contacted for an explanation.
However if the applicant fails to
respond to any further
correspondence the membership
3 bids allowed per applicant
per cycle, regardless of
status.
No penalties are brought in
for continuous refusals.
This only affects those
given priority status.
Officer Recommendations
There is no code of guidance
around the number of bids
that should be allowed but
DCLG proposed Code of
Guidance states “Authorities
may seek to limit the number
of refusals by restricting the
number
of bids which applicants can
make at any particular time.
This approach restricts the
amount of choice available
to applicants and is not
recommended.”
Middlesbrough have adopted
their policy having worked
the scheme for a year or so
and should be considered
favourably.
It seems that the introduction
of CBL could lead to an
increase in refusal rates
initially.
This is because
people bid for properties they
do not want alongside those
that they do; they then refuse
the ones they do not want if
those bids are successful.
Robin Newby (DCLG CBL
13
Appendix 2
Discretionary
policy options
Current Stockton
Policy with regard to
allocations
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
may be suspended. The same will
apply to those applicants who fail to
keep appointments for accompanied
viewings.
Your Choice Homes
(Newcastle)
The applicant’s reasons for refusal,
failure to respond to correspondence
or inability to keep an appointment
will be assessed individually and
discretion will be used before a final
decision is reached in applying a
suspension period. It will be the
responsibility of a senior member of
staff in the Homechoice Team for
making a decision on whether to
reactivate a suspended applicant.
The number of refusals has been
consistently dropping at Erimus.
At
Erimus, the refusal rate for properties that
have been bid for is currently at 42%,
down from 56%. (Current refusal rates at
Tristar are similar to Erimus. Sometimes
they are down to their 15th offer before a
home is accepted.)
To reduce the rate further, Erimus are
using the idea of having multiple viewings
for hard to let properties/those in areas of
Officer Recommendations
Adviser) has reported a
similar phenomenon in other
schemes around the country.
People are testing the system
by using their first bids for
‘dummy runs’; people are
bidding even if they don’t
really want any properties! It
is possible that the number of
bids available to people could
be linked to the increase in
refusal rates.
At Erimus,
those in band 1 and band 2
are able to exercise up to 4
bids, but there is no guarantee
that all 4 bids are always used
on properties people actually
want.
DCLG proposed Code of
Guidance states “Housing
authorities should not, as a
matter of course, impose
penalties on applicants who
refuse an offer of
accommodation which they
have applied for…”. “This is
particularly the case where
applicants are expected to
apply for properties before
14
Appendix 2
Discretionary
policy options
Current Stockton
Policy with regard to
allocations
Provision for N/A
vulnerable
clients and
those with
special needs
 Definition of
special needs
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough) Your Choice Homes
Including reference to Erimus’
(Newcastle)
current and draft future policies
low demand.
The top-5 qualifying
applicants for a property will be invited to
view it on the same day, and it is likely
that at least one of them will accept the
offer on the day.
10.2






Special needs applicants are
categorised as applicants with
housing needs that fall into one
or more of the following groups:
Medical / disability related needs
Older people requesting
sheltered housing
Hospital leavers
Carers and those requiring care
Applicants with mental health
needs
Applicants with learning
disabilities
Those indicating special needs are
flagged in order to alert the Disabled
People’s Housing Service (please see
Officer Recommendations
they have had a chance to
view them. Rather,
authorities should ensure
that applicants receive
sufficient information about
the property which is
advertised to enable them to
make an informed decision
as to whether or not to bid
for it”
Middlesbrough’s approach
appears fair.
DCLG proposed Code of
Guidance states “In many
cases it may be relatively
simple to identify those
individuals who need
assistance at the initial
application stage.” And that
we should “ Identify which
type of applicants are likely
to need assistance in order
to
choose accommodation that
is appropriate to their needs
and ensure that suitable
assistance is available.”
There is no specific
requirement to identify those
15
Appendix 2
Discretionary
policy options
 Advocacy for
vulnerable
clients
Owner
occupiers
Current Stockton
Policy with regard to
allocations
N/A
Stockton currently
accepts owneroccupiers onto
Register regardless of
financial status. The
demand from our
properties from owneroccupiers is for those
seeking ground floor
accommodation.
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
sub-regional briefing note).
Your Choice Homes
(Newcastle)
10.9 All applicants who are supported
will be individually case managed by
named officers in the Disabled
People’s Housing Service and can
actively bid for properties of their
choice advertised on the scheme. A
bid shall however only be deemed
successful if the property bid against
meets the applicant’s assessed
needs and requirements.
During the registration
stage, YCH assess whether
customers need a sponsor
to help them through the
process.
Questions on the form
determine whether
customers understand the
process of bidding and
whether anyone is available
to bid on their behalf if
necessary.
Anyone over 18 can join the
scheme regardless of
current housing
circumstances.
13. Erimus Housing will accept owneroccupiers who wish to join the
scheme where they do not have
sufficient equity to meet their current
housing need. Generally applicants in
this group will receive an offer of
Length of tenure is still
accommodation, only if there is no
counted in the normal way.
interest from members on the
scheme in Bands 1 – 3. Owneroccupiers will generally be placed in
Band 4. However if an owner
Officer Recommendations
client groups to whom
special provision will be
made. Consideration may
wish to be given to a ‘cover
all’ statement as opposed to
a list of groups?
We have no such dedicated
team at Stockton.
In identifying our vulnerable
clients we would need to
consider in the delivery of
the scheme how we would
adopt the advocacy role.
A high proportion of our
older persons
accommodation is taken up
by owner occupiers. No
means test is applied. It is
unlikely that under normal
circumstances an owneroccupier without ‘special
circumstances’ would be
successful in acquiring a
property. But if they are
16
Appendix 2
Discretionary
policy options
Transfer
applicants
 Notice of
termination
period
Current Stockton
Policy with regard to
allocations
Stockton
currently
states that our tenants
are not eligible to move
until
they have
been a secure tenant
for 1 year.
Any offer their tenancy
starts the Monday after
viewing unless very
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
occupier is assessed as being in
unsuitable accommodation and falls
within the reasonable preference
categories, s/he will be placed in
Band 2(a) if there are additional
multiple needs or Band 2(b) if there
are no additional multiple needs.
Your Choice Homes
(Newcastle)
14.1
Existing tenants of Erimus
Housing can apply to become
members of the scheme and will
have their applications considered on
the same basis as new applicants.
Starter Tenants will generally not be
eligible to move within the first year of
their tenancy, unless there is an
urgent need for rehousing, but they
can join the scheme and accumulate
valuable waiting time. Existing
tenants of Erimus Housing applying
to transfer within the scheme will be
placed in the relevant category within
Band 3, unless there is an urgent
need for housing, in which case the
applicant will be placed in the
relevant priority banding
14.3 If an Erimus Housing tenant is
successful in bidding for a property
the notice of termination for the
Existing Council tenants are
encouraged to consider
direct exchanges with both
other Council tenants and
tenants of other landlords.
Notice of termination is 1
week.
Officer Recommendations
awarded priority due to a
medical condition etc their
tenure status is not taken
into account or their financial
circumstances.
The issue that also needs to
be considered is the Right to
Buy. (see appendix 1)
Middlesbrough’s approach is
similar to ours but we
currently do not accept
applications until they are
eligible to be offered
accommodation therefore
they do not accumulate
‘valuable waiting time’.
Any offer their tenancy starts
the Monday after viewing
unless very special
17
Appendix 2
Discretionary
policy options
Current Stockton
Policy with regard to
allocations
special circumstances
Direct
Housing
Management
Lets
N/A
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
previous tenancy will in most
instances be one week.
Your Choice Homes
(Newcastle)
15.1 In certain circumstances, some
applicants registered on the CBL
scheme will be directly matched to
vacant properties, which will not be
advertised on the scheme.
Applicants in the following categories
require urgent rehousing on
exceptional grounds because they
are at risk if they remain in their own
home or because they are part of
rehabilitation programme supported
by other statutory / voluntary
agencies or a supporting people
programme. Erimus will also make
best use of housing stock by directly
matching tenants that are under
occupying their current
accommodation to a property suitable
to their household size and needs.



Emergency rehousing (flood
/ fire damage)
Other management lettings
& special circumstances
Witnesses of crime, or
victims of crime, who would
Officer Recommendations
circumstances
Similar to Erimus.
Circumstances exist where
YCH can use Housing
Management Lets: one
reasonable offer of
accommodation.





People having to
move from areas
affected by major
repairs or
demolition.
Asylum
seekers/national
priorities
Fire/flood/major
incident victims
Witness protection
schemes
Homeless cases
where the victim is
ineligible/there is
need to move
people rapidly from
temporary
Advise to adopt
Middlesbrough’s approach.
DCLG Code of Guidance
states “There may be
occasions, however, when it
is not advisable or
practicable to
offer a choice of
accommodation to a
particular applicant or
category of
applicants. This category
could include sexual or
violent offenders where the
need to manage the risk
which they pose to other
individuals or the community
in general could limit the
amount of choice they can
reasonably be allowed.”
There will always be the
need to respond out of the
‘scope’ of the CBL process
and Middlesbrough’s
approach seems fair. It Is
18
Appendix 2
Discretionary
policy options
Review of
scheme
Current Stockton
Policy with regard to
allocations
Each year all
applicants are asked if
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
be at risk of intimidation
amounting to violence or
threats of violence if they
remained in their current
accommodation
 Victims of racial harassment
amounting to violence or
threats of violence
 Same sex couples who are
victims of harassment
amounting to violence or
threats of violence
 Serious offenders subject to
MAPPA arrangements eg
sex offenders
 Supported housing project
leavers including young
people leaving care
 Foster carers
 Erimus tenants occupying
accommodation with 2 or
more bedrooms surplus to
their requirements
 Erimus Housing employees
leaving tied accommodation
Your Choice Homes
(Newcastle)
17.1An annual review will be completed
on the CBL scheme. Applicants
There is an yearly review of
scheme membership.


accommodation to
avoid use of
B&Bs/priority status
has expired and
Council has a duty
to provide
accommodation
Witness Protection
Scheme
Other exceptional
housing
management
reasons
Officer Recommendations
suggested that it is made
apparent that the list is not
exhaustive.
It is suggested that
Middlesbrough’s policy is
19
Appendix 2
Discretionary
policy options
membership
Property
advertising
criteria
Current Stockton
Policy with regard to
allocations
they still wish to remain
on the Housing
Register
N/A
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
will be asked to confirm if they wish
to remain registered, by either
telephoning the office, returning the
return notification slip from the
letter or visiting an Erimus office. If
there is no further contact from the
applicant, a reminder letter will be
sent and contact will be made with
any agency involved, prior to
cancelling him/her from the
scheme.
Your Choice Homes
(Newcastle)
18.1 To ensure a fair and consistent
policy for all applicants Erimus
Housing will be responsible for
determining the property labelling
criteria for each property advertised
under the scheme. A property
labelling criteria is for the purpose
of: Assisting customers in making
informed choices when
Used in Newcastle as with
Middlesbrough. This is to
ensure the best use of
available stock;
consequently it is normal
for every property
advertised to have a
minimum/maximum size of
household condition
attached. In addition local
Officer Recommendations
adopted. DCLG proposed
Code of Guidance states
“Rigorous management of
the waiting list is important to
ensure that the usefulness of
waiting list numbers, as an
indicator of demand, is not
compromised. Authorities
are also reminded that data
protection legislation
requires that personal
information is kept up-todate and is not held for
longer than necessary. It is,
therefore, strongly
recommended that
authorities review their
waiting list on an annual
basis.”
DCLG proposed Code of
Guidance states “Restrictive
labelling may be used, for
example, to give effect to a
local lettings policy e.g
 only people of a
particular description
may apply for that
particular
accommodation; or
20
Appendix 2
Discretionary
policy options
Current Stockton
Policy with regard to
allocations
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
considering available properties
Your Choice Homes
(Newcastle)

Ensuring best use of stock
matching the needs of tenants
to suitable properties reducing
the levels of over crowding and
under occupying.
housing managers may
attach criteria to properties,
in order to fulfil any local
lettings plan in operation or
for reasons specific to a
particular property.
Officer Recommendations

people of a
particular description
will be given
preference for that
particular
accommodation
Same criteria as Erimus

Helping to develop balanced
and sustainable communities

Making new customers aware
of local lettings initiatives which
are in operation in specific
areas to ensure sustainability.
The criteria can include:
-No children
-Age
-Minimum family size i.e. number in
household
-Or advertised as: family; single;
couple; elderly; large family; disabled
accommodation
-Preference to customer requiring care
or support due to age
-Preference to persons with mobility
difficulties/ wheelchair users
21
Appendix 2
Discretionary
policy options
Low Demand
Property
Applications
from staff and
board
members
Current Stockton
Policy with regard to
allocations
N/A although this is
similar to Stockton’s
Homes to Go initiative.
All offers of
accommodation to
Staff Members, Board
Members, Ward
Councillors and/or their
close relatives are
authorised by the Head
of Housing (SBC) and
Housing Director (THL)
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
-No dogs
-Community lettings initiatives
Your Choice Homes
(Newcastle)
19.1 If a property has been formerly
advertised with a descriptive property
labelling criteria for 1 cycle and no
suitable applicants are identified, the
property will be re- advertised as
“Property of the week” with suitable
incentives to encourage applicants
on the scheme to bid for it. The
property will be offered to the first
suitable applicant who has made a
bid on the property of the scheme,
providing the applicant meets the
eligibility criteria and satisfactory
verification checks are completed.
If properties have been
formally advertised twice
without a successful let,
Housing Manager can
decide to market the
property as an ‘open
market property’. These
are available to the first
suitable customer. This is
placed at the discretion of
local managers and can
potentially include those
who have been deemed
ineligible if deemed
appropriate.
All such applications are
screened by the Manager
of Your Choice Homes.
20.2 Erimus Board Members, Erimus
staff or their close relatives are entitled
to join the scheme and can register in
the normal way. They will also, where
applicable, be given priority in the
normal way. However if they are
successful in their bid, prior to a formal
offer of accommodation being made
authorisation from senior officers
within Erimus and Middlesbrough
Council must be sought.
Officer Recommendations
Advise to adopt
Middlesbrough’s policy
DCLG proposed Code of
Guidance states
“Hard-to-let property might
be one which had already
been advertised under the
choice based lettings
scheme and had received no
expressions of interest – a
‘first-come, first served’ basis
will usually be appropriate.”
Retain current policy which
is the same as
Middlesbrough
22
Appendix 2
Discretionary
policy options
Acceptances
Current Stockton
Policy with regard to
allocations
N/A
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
21.1 Occasionally an applicant of the
scheme may be successful in
bidding for more than one property.
In which case, the applicant can
choose which property to accept,
once the verification checks are
completed. The rejected property
will be allocated in turn to the next
qualifying applicant on the scheme.
Your Choice Homes
(Newcastle)
Officer Recommendations
Applicants are considered
for both properties.
No guidance but what
Middlesbrough propose
appears sensible.
No penalty is imposed.
Applicants are re-assessed
on against their new
situation.
No guidance but clearly
there needs to be a penalty
imposed. Middlesbrough’s
reflects our current policy.
If the applicant is a homeless
priority, the homeless officer
dealing with the case will contact
the applicant to confirm the ‘one
offer’ of accommodation.
Deliberate
worsening of
circumstances
An applicant who has
deliberately worsened
their housing
circumstances may not
receive a points
increase for one year.
The applicant has the
right to appeal against
the decision through
the ‘right of review’.
22. If an applicant deliberately
worsens their housing circumstances
in order to receive more preference
within the scheme and improve their
chances of being rehoused, e.g.
terminated a tenancy for no apparent
reason and moves into a household
causing overcrowding, a Senior
Officer in the Homechoice Team will
review the application and decide if
the application is to be suspended.
The application may be suspended
for a minimum period of 12 months.
23
Appendix 2
Discretionary
policy options
Reviews and
appeals
Current Stockton
Policy with regard to
allocations
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
Including reference to Erimus’
current and draft future policies
24.1 All applicants of the scheme can
request a review of a decision
provided they do so within a period of
21 days from the date of the decision.
Whilst the initial request may be
verbal they should be advised to
make a written representation
detailing the full reasons why they
think the decision is wrong, and to
supply any additional information that
they feel may help their case will be
required. Any person with literacy
difficulties will be provided with
assistance upon request.
Your Choice Homes
(Newcastle)
Officer Recommendations
Appeals procedures are
clearly defined; appeals can
be made against eligibility
decisions, length of
customer’s current tenure,
denial of priority status and
reasonableness of offer
made through priority status
or a housing management
let
Appeals valid if received
within 21 days of original
decision.
24
Appendix 2
Discretionary
CBL options
Involvement of
Registered Social
Landlords within
a scheme
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
I
Your Choice Homes (Newcastle)
Although Homechoice mainly advertises
Erimus’ housing stock, 50% of other available
RSL properties eg Endeavour, Accent are
advertised through the CBL scheme.
YCH initially concentrated on
involving RSLs from the start.
YCH involves 10 RSLs alongside
Newcastle City Council’s ALMO,
Your Homes Newcastle. Work is
ongoing to ensure that 100% of
RSL properties are advertised
within the CBL scheme.
A sub-regional RSL group has been set up
and is keen to be involved with the
development of policies and procedures.
Most of the RSLs in the group have
experience of CBL due to their connection
with Erimus Homechoice.
‘Some of the larger RSL’s operate in different
parts of the country, meaning they are
concerned about becoming involved in
several different schemes either regionally or
nationally, as multiple systems create
additional costs for them. However RSL’s do
recognise that the development of a sub
regional scheme alleviates some of these
concerns as they will be given the opportunity
to contribute to one single scheme within the
sub region.’ Tees Valley Feasibility Study
Guidance
Code of Guidance states that
the Secretary of State
recommends schemes work with
RSLs in their district so that the
majority of social housing is
advertised through CBL and:
- ‘best use is made of the
available social housing in the
district’
- ‘applicants are offered the
widest choice of accommodation
and, as far as possible, a single
point of access to that
accommodation.’
Sub-regional:
If an RSL property is advertised
through a sub-regional scheme,
the Code states that it should be
made clear which housing
authority is the nominating
authority, and which authority’s
allocation scheme applies to
which property.
25
Appendix 2
Discretionary
CBL options
Involvement of
private landlords
within a CBL
scheme
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
I
Your Choice Homes (Newcastle)
Erimus are looking to involve private
landlords through the development of the
sub-regional scheme:
An accreditation scheme is in
place for Private Landlords
already and now the Private
Landlord
Forum
has
been
incorporated into the process.
There is a recognised need to get
empty properties back into
circulation. YHN are to provide
investment in order to do this, and
then YCH will act as their letting
agent.
A sub regional private landlord group has
been established and is represented by key
officers within the local authorities in the sub
region. The main aim of this group is to
organise a private landlord event across the
sub region, to ensure that landlords are
aware of the key role they play within the sub
regional CBL agenda.
Erimus believe that potentially this brings the
benefits of a wider choice of housing for
customers, with landlords gaining from a
wider client base and verification checks on
applicants, covering such things as past
history of Anti-Social Behaviour.
Due to the nature of the housing
market, landlords increasingly see
their properties as a capital
investment; therefore, they need
reassurance that any investment
will be protected before they join
any CBL scheme. YCH aim to
provide such assurance, for
example re. anti-social behaviour,
by providing an effective
verification check on the
backgrounds of potential tenants.
Guidance
Code of Guidance
acknowledges the role private
landlords can play in further
widening the housing options
available for customers; but it
draws attention to the need to
highlight differences in type of
tenure at the property advert
stage, in particular:
‘that the tenant will acquire more
limited tenancy rights than in
respect of local authority or RSL
accommodation’
and
‘the basis on which the landlord
will select the successful bid, if
this differs from the basis on
which successful bids for social
housing vacancies are
selected.’
Cont. below
26
Appendix 2
Discretionary
CBL options
Evidence received from:
Evidence received from:
Erimus Homechoice (Middlesbrough)
I
Your Choice Homes (Newcastle)
Guidance
Councils and housing providers
are in the position to be able to
provide information on sustainable
areas in order for landlords to
make an informed choice on
where to invest in, and then rent
out, properties. Wider
involvement of private landlords
would provide another element
towards a fully comprehensive
housing options approach.
Private landlords have shown a
willingness to provide 2-year
tenancies if they can gain the
reassurance they need. YCH are
looking at rent guarantee schemes
to help facilitate the process if it
comes to fruition.
27