The Intimidation Game

[steveL]

This is the letting policy for Compass which is the Tees Valley-Wide agency which allocates social housing. There's nothing here to actually confirm that HBC is one of the participating social landlords but I assume they are:

3.3 The priority bands

Applicants will be assessed and given a priority band in accordance with the
following categories of housing need:

Band 1+: Home loss through regeneration (Decants)
A People losing their home due to a recognised regeneration scheme within
any one of the local authorities within the sub-region.
 This includes council tenants, registered provider tenants within a local
authority's regeneration area, private tenants and owner-occupiers living within
the boundary of a defined regeneration area who are required to move home.
 Main householder/s *who require their own accommodation, provided they
have lived there, as their sole or main home, for at least 12 months. Proof of
residency will be requested e.g. bank statements, verification of housing benefit
or council records. Other household members submitting an application will be
assessed on their own housing need.
*There may be variations between partners to meet their regeneration
objectives.
Additional information on priorities and the selection process is given in
Appendix 2.
Band 1: Statutory homeless and homelessness prevention
A People assessed as statutorily homeless and in priority need
 People who have been accepted as statutorily homeless and in priority housing
need and where the main homeless duty is owed (part 7 of the Housing Act
1996). A direct offer may be made where there is an urgent need because of
an imminent risk of violence e.g. hate-related crime. The risk of violence may
be substantiated where appropriate by a professional body that is supporting
the applicant e.g. police or victim support.
One reasonable offer will be made before homeless duty is discharged.
B People threatened with homelessness within 90 days and in priority need
 Applicants who are at risk of homelessness within 90 days, providing an
assessment concludes that there would be a statutory homeless duty as
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defined by law, should a homeless application be taken at a later stage.
C People at risk of domestic abuse
 Victims of domestic abuse who have lost their accommodation or who are at
risk of losing their accommodation as a result of violence or a threat of violence.
D People leaving HM Armed Forces community*
 People at the point of leaving HM armed forces who are homeless and
assessed as institutionalised
 People requiring suitable adapted accommodation because of a serious injury,
medical condition or disability sustained as a result of service in the Armed
Forces
* People leaving HM Armed Forces community include: a member of the Armed
Forces (serving, or has formerly served in the regular forces; serving, or has
formerly served in the reserved forces; a bereaved spouse or civil partner)
E People who need to move on urgent medical grounds
 Applicants who have been assessed as requiring suitable alternative
accommodation because their medical condition and/or disability is having a
significantly detrimental affect on their ability to live independently at home.
Examples include:
 People in hospital who cannot be discharged because no suitable
accommodation is available.
 People with a serious and debilitating medical condition which is affected by
living in their existing home.
 People with a disability which seriously affects their mobility around the
home and need to move to a more accessible property as an alternative to
home adaptations
 People with a severe and enduring mental health problem whose Care Plan
Approach (CPA) identifies a need to move to a particular locality in order to
receive care and support.
F People who need to move on welfare grounds
 Applicants who cannot be expected to live in their current accommodation
without suffering detriment which is assessed as being an equal level of need
to Band 1.
Examples include:
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 People assessed as ready for independent living who need to move as part
of an agreed plan to re-integrate into the community e.g. people leaving
supported and temporary housing projects.
 People with learning disabilities who are assessed as having to move in
order to receive care and support or where their current housing is having a
detrimental affect on their quality of life and ability to live independently.
 A household with a child in need (as defined in the Children Act 1989),
where a formal referral has been made by Social Services with the aim of
safeguarding the welfare of the child or children.
 Children leaving the care of the local authority under the Children (Leaving
Care) Act 2000.
 Adoptive parents or prospective adoptive parents/foster carers who need to
move due to their current accommodation being unsuitable or who need to
move to a different location to safeguard or promote the well-being of the
child or children they have adopted or are planning to adopt or foster
children in foster care
 People leaving local authority care following a referral from social services
e.g. people leaving rehabilitative care to return to independent living.
Note: It may be necessary to defer offers where a suitable care and support
package needs to be put in place or until the applicant's support needs have
been assessed.
The partners reserve the right to use discretion in the range of choice permitted
to people in this category, where this is in the interests of sustainable and
balanced communities.
G People living in unsafe or unsanitary housing conditions and there is a
high risk of harm
 People who are deemed vulnerable and occupying accommodation where the
local authority's risk assessment has concluded that the property is
uninhabitable and it has a duty to take action.
In such cases all other housing options will be explored whilst the local
authority enters into negotiations with the landlord about carrying out repairs to
the property. If the applicant has not been successful on the scheme when the
repairs are completed, they will normally be expected to return to the property.
If the applicant does not return to the property s/he will be placed in the relevant
band as if they had returned.
Note: The partnership will consider owner occupiers under this category if they
are elderly, disabled or mentally ill and their property is uninhabitable because it
has fallen into serious disrepair and they are incapable of repairing it; this is
subject to them not having the income or capital to resolve their housing
situation. The relevant partner landlord will involve other professional
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organisations in carrying out a full needs assessment in resolving the
applicant's immediate and long term housing needs.
Examples of unsafe or insanitary housing conditions:
 electrical defects that pose a safety risk
 excessive damp which is affecting the applicant's health
 fire risk
 an infestation of pests which affect the applicant's health and/or safety
H Social housing tenants of the partner organisations that are underoccupying
their accommodation by 2 or more bedrooms*
Additional priority will also be awarded to Compass Partner tenants who are
under-occupying and financially affected as a result of welfare reform benefit
restrictions as set out in The Housing Benefit Regulations 2012 and section 69
of the Welfare Reform Act 2012.
* Calculations for under-occupancy will be based upon the number of people
within the household and the criteria set out by the Department of Work and
Pensions.
Applicants can only bid for properties that fit their household's identified
housing need.
I People leaving prison
 People leaving prison, who are homeless and assessed as institutionalised and
who have a local connection to one of the local authorities in the Tees Valley
area. The partners reserve the right to use discretion in the range of choice
permitted to people leaving prison where this is justified by the type of offence
committed.

Band 2: High housing need
A People assessed as non priority homeless or no longer owed the main
homelessness duty
 People who have been assessed as non-priority homeless as defined by the
Housing Acts.
B People assessed as intentionally homeless or no longer owed the main
homelessness duty
 People who have been assessed as intentionally homeless as defined by the
Housing Acts.
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Note: In some cases, where applicants have made themselves homeless as a
result of unacceptable behaviour, which makes them unsuitable to be a tenant
as defined by legislation, they will be removed from the Register altogether or
reduced preference will be applied in regards to offers of accommodation. See
Appendix 4
 People who are no longer owed the main homelessness duty as a result of
turning down a reasonable offer of accommodation that was made according to
sections 193(7) and 202 of the Housing Act 1996.
C People who need to move due to a high medical need
 People who have been assessed as having a medical condition or a disability
where a move to suitable alternative accommodation would significantly
improve their health e.g. frail elderly people who need single level
accommodation, or need the support of a resident or mobile warden service.
 People with a medical condition or disability that are assessed as having to
move in order to receive care or support will be allowed to bid for homes with
an additional bedroom in order to provide sleep-in for a carer, providing the
property is not needed to meet the needs of a larger household.
D People living in overcrowded conditions and are 3 or more bed spaces
short of requirements.
 Overcrowding is assessed on the number of people within the household and
according to the best use of bedrooms and sleeping spaces available. See
Appendix 3.
Evidence will be required and a home visit will be carried out by the relevant
partner organisation to verify the overcrowded conditions, prior to the applicant
being placed in this band.
E Social housing tenants of the partner organisations that are underoccupying
their accommodation by 1 bedroom*
Additional priority will also be awarded to Compass Partner tenants who are
under-occupying and financially affected as a result of welfare reform benefit
restrictions.
* Calculations for under-occupancy will be based upon the number of people
within the household and the criteria set out by the Department of Work and
Pensions.
Applicants can only bid for properties that fit their household's identified
housing need.
F People who need to move on hardship grounds
 People who need to move to a particular locality within the sub region in order
to take up an offer of employment, education or training, or to be nearer to
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family or friends in order to give or receive support, providing it is unreasonable
to expect them to commute to their place of work from their existing home.
Applicants will need to provide evidence of their housing need e.g. a letter from
their employer or a health professional. Applicants in this category will not
need to have a local connection with a local authority in the Tees Valley area.
 People suffering financial hardship
This will not include people affected financially by the Government's bedroom
rules. Tenants of Compass partners affected financially by welfare reform in
respect of the Government's bedroom rules will qualify for additional preference
within the relevant under-occupation priority band i.e. Band 1 or Band 2.
An applicant will be considered to be in financial hardship if their income is
insufficient to cover reasonable living expenses and financial commitments.
Accommodation, Food, Fuel, Travel to work and priority debts would be
considered as reasonable outgoings. However, an income/expenditure
analysis will be required as part of the housing application assessment process.
G People sharing facilities with persons not of the same household
 People sharing facilities with other people who are not members of the same
household i.e. people living in houses in multiple occupation or bed & breakfast.
Shared facilities may include a kitchen, bathroom, living room and w.c. This
does not include sharing facilities with family or friends.
Note: Gypsies and Travellers will be considered under this category if they are
sharing outside communal facilities e.g. w.c. or showers
Band 3: Other housing needs & efficient use of the housing stock
A People leaving 'tied' accommodation within the sub region
 People who work for the partner organisations participating in the scheme and
have accommodation provided as part of their terms of employment. For
example, resident sheltered housing wardens or school caretakers. The letting
agreement or employment contract must state that the accommodation will end
when the employment ends.
An exception to this rule will be displaced agricultural workers who fall
within Section 27 of the Rent (Agriculture) Act 1976 as defined by the
Code of Guidance – Allocations.
Eligible applicants will be moved to Band 1 whilst prevention measures are
pursued, once the employer has given formal notice in writing that the
accommodation tied to the employment is ending due to no fault of the
applicant and providing they would appear likely to be owed the full homeless
duty.
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If an employee has died and the tied tenancy has to come to an end, the
remaining household will be placed in Band 1, providing the needs assessment
concludes that the full homeless duty would be owed.
B Relationship breakdown
 People continuing to co-habit following a relationship breakdown.
Only applicants with full parental responsibility will be considered for family
accommodation. .
C People who are 1 or 2 bed spaces short of requirements
 Applicants who are 1 or 2 bed spaces short of requirements.
The calculation will use the rules detailed in Appendix 3.
Band 4: No or low level housing need
 A person whose current home is adequate to meet their basic housing needs in
terms of lifestyle, size, design and location.
 A person who has refused a reasonable offer of accommodation or worsened
their own circumstances *
* In Hartlepool this will apply after three reasonable offers have been
unreasonably refused.
3.4 Reviewing Bands 1+, 1 and 2
Applicants in the reasonable preference bands (1+,1 and 2), with the exception
of those who are statutorily homeless or threatened with homelessness, will
have their applications reviewed every 6 months to check whether their
circumstances have changed and they are still entitled to be in this band. This
review will also identify which applicants are not bidding on available properties
and the reasons why, in the event they need more support in accessing the
scheme.
3.5 Reviewing statutorily homeless and threatened with
homelessness applications
Applicants who are statutorily homeless or threatened with homelessness will
be reviewed on a more frequent basis to ensure they are bidding for available
properties advertised on the scheme. Bidding will be monitored. See section
2.11.
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3.6 Making direct offers without advertising
As well as applicants bidding for advertised properties there will also be
circumstances in which some applicants will receive direct offers. This will be
where a sensitive letting is required because of the applicant's previous history
or where there is a particularly urgent housing problem, which is having a
serious detrimental effect on the applicant's health or well being.
Applicants needing a direct offer will usually be given a Priority Band that
reflects their housing need and will be encouraged to bid for advertised
properties. The exception will be where particularly vulnerable people need to
be integrated into the community working alongside other statutory and/or
voluntary organisations. There will still be an aim to provide choice where this is
possible.
Applicants eligible for a direct offer will receive an offer of accommodation,
which will either be in their expressed area of choice or an adjacent area.
However this will be subject to availability, particularly in areas of high demand
and low turnover.
The offer of accommodation will be made in most cases in date order of
approval being given for a direct offer. However, where there are particularly
urgent housing needs, an offer may be made outside of this order e.g. in the
event of an emergency due to fire or flood. Where a reasonable offer of
accommodation is refused after a direct offer, an applicant may lose their
priority. The exception will be where a reasonable offer has been refused by an
applicant who is owed the main homelessness duty. See section 2.11.
In order to ensure a transparent lettings process, feedback will be provided to
the general public when the lettings results are published to show that a letting
has resulted from a direct offer without an advertisement.
A direct offer may be made in the following circumstances and in other
exceptional circumstances that reflect our commitment to sustainable
communities. See section 1.6. The following list is not exhaustive.
 Ex-offenders subject to Multi Agency Public Protection Arrangements
(MAPPA), where a full support package is in place with other relevant
statutory and voluntary organisations to enable them to be returned to the
community.
 People who are at an imminent risk of violence or a threat of violence e.g.
victims of domestic abuse, hate related crime or through a witness
protection scheme.

[steveL]

For the record:Dated 19th February 2016

[fred c]

It stinks like a Whitby kipper box left out on a sunny day.

[ashamedtobebritish]

Does anyone know how long she lived at Lynton Court ?

I know of people who have waited 6 years on the housing list to be allocated a bungalow, to be honest 3-7 years appears to be the norm in Hartlepool as opposed to just 12 months to 2 years for certain areas of County Durham.

A copy of her compass housing application would make interesting reading however I think the "untouchables" will have that info sealed tightly away where no one will ever see it.

[Inspector Knacker]

A symptom of imperial arrogance or breathtakingly  naive poltical understanding ?

[fred c]

A Case of...... `I Don`t Mind & You Don`t Matter`so much for being an equality for all Labour Councillor, this lot have no comprehenion of what soacial equality is, we need only look at the numerous examples of their self serving modus operandi to know exactly what they are.

Only In Hartlepool

[hartlepool sea coalers]

she has reduced her hours steveL  at the care home

[steveL]

As far as I'm aware her hours were 10:00 till 4:00 but we need confirmation that she is still working there. The manager job come's complete with a house and that's where she has been living. She sold her house in Westbrooke Avenue to her son Stephen and Christopher  in 2005 for £113,000 so I presume this means she has been at Lynton Court for around 10 years.

She has been telling people for quite a while that she was moving into 13 Chepstow Walk - a 3-bedroomed house in Throston. I assumed that this meant that she had given up her job and also the house that came with it but even this gets a bit 'iffy' if it turns out that she is still working at Lynton Court.

In any case, the question moves to whether or not she actually ever moved into Chepstow Walk - it looks like she didn't.

That said, it could be arranged so that, on paper at least, she was the tenant of 13 Chepstow Walk, a 3 bedroomed house. She could then offer to give up her 3 bedroomed house (which are in short supply) for a one-bedroomed bungalow i.e. the brand new one in Daley Close.

The 'official' HBC line is that her move to Daley Court was 'a simple exchange'. If so, an exchange with who? She could not exchange her house in Lynton Court as that was a property tied to the job of manager.

13 Chepstow Walk is currently empty. A light is left on at night but there is no furniture in the house so if the 'official' line is that this was 'a simple exchange' and Belcher swapped with someone already in 14 Daley Close then you have to ask 'where is the furniture belonging to the original Dale Close tenant?'

In The Mail tonight is a story about the conversion of Anderson's Bakery into houses with CAB and Cranney boasting about how HBC now owns 200 properties. I understand HBC has set up its own letting agency for the properties and does not go through the Compass organisation. In other words, the allocation of those 200 council properties is decided, in theory at least, by council officers and, of course, we all believe that it's done without interference from Councillors     

[Alnwickist]

SCABS use Westbrooke as a postal address,another member of the lives there.

[steveL]

They have a mortgage on the property and, incidentally, spent £5,000 on a new bedroom suite relatively recently, (let's not go there). If you're still saying that they've moved to Elwick Rise then we need an address so that we can check it out. I don't see how they could have two mortgages.

[The Great Dictator]

The registry deeds only cost £3 to obtain, i often buy them.

[steveL]

This is a bit like watching an episode of Shameless. Since this whole scam was rumbled Mrs B. has now been on Facebook telling everyone how she can't walk very well and can't manage stairs at all..... a bit odd considering that it's been confirmed that she IS still working at Lynton Court as well as doing her councillor thing. I remember well her election leaflet last year and of how she emphasised that 'unlike other candidates, I will walk the ward regularly'

Reminds me of Christopher's 8 months on the sick, too ill to sit at his Healthwatch desk but well enough to sit at his Leader's desk 200 yards down the road; never mind that two week jaunt to Mexico while on the sick.

Obviously it's a family thing;when you're caught out - say anything to try and get out of the s**t. 

[fred c]

Now we know where Lying Ste gets it from, it must be hereditary.

Time sheets, expenses, sick leave, compassionate leave, funerals, adjourned/closed meetings, masterplans, visions.... where does it end ?

[Johnny Bongo]

Now we know where Lying Ste gets it from, it must be hereditary.

Time sheets, expenses, sick leave, compassionate leave, funerals, adjourned/closed meetings, masterplans, visions.... where does it end ?

Durham prison hopefully...along with the other criminals on/in the Council!

[hartlepool sea coalers]

still working there ,she has reduced her hours