Lettings

PUBLISHED LETTINGS POLICY

Wisden is a fully-mutual housing co-operative as defined by section 5 of the Housing Associations Act 1985 and Schedule 1 of the Housing Act 1988.

Fully mutual housing co-operatives are Registered Social Landlords whose rules require that tenants must be members of the co-operative and only tenants or prospective tenants may be members.  Members of a fully mutual housing co-operative forego the Right to Buy.

Membership Policy

Application for membership is subject to approval by the Committee, delegated to the Lettings Group, and a membership share will be issued upon acceptance of a tenancy.

The Co-operative does not discriminate between persons of differing sex, race, disability, religion or politics, nor between members of minority groups.

However, whilst we do not discriminate against people with disabilities our sites are not set up to accommodate certain mobility issues i.e. stairs.

The Co-operative reserves the right to refuse any applicant whose income exceeds that  recommended for tenants in public sector housing currently defined as:

• the upper income limit to be allowed at approximately the published national average income at any time.

• for two bedroom joint applicants there is a maximum joint income of £40,000 per annum.

• the lower income limit to be in relation to the level allowable by Housing Benefit.

Disclosure of savings/financial gain – your level of savings will also be discussed and taken into account.This is relative to the capital above the level set by Department of Work and Pensions that would exclude a person from claiming Universal Credit. Proof of earnings/savings will need to be provided at interview stage. A maximum amount of savings up to £20,000.00 is acceptable.

Applicants must be over 23 years old.

Wisden is an organisation formed to assist with local housing needs, therefore the applicant would need to have at least one direct connection with the borough as identified below:

• be employed in Stevenage

• already reside in Stevenage

• have close relatives living in Stevenage

• a proven direct link to Stevenage

Applications Procedure

Applications are preferred in person to No. 1 Bader Close during office hours i.e. Monday to Friday 9am-1pm, and forms are available only from this source.  Long distance applicants may apply by post, email or phone to the above address. Two items of ID will be required, 1 photographic.

An information package and form E1 will be issued in response to the initial enquiry provided the applicant meets the criteria above.                                                                                                                   

The completed E1 must be returned within 28 days.  An enquiry list registration number and a set of 6 monthly up-date slips will be issued and it is the applicant’s responsibility to ensure they are sent in on time.  Failure to do so will result in the applicant’s name being removed from the list.

All applications are dealt with in strict chronological order.  All applicants who meet the criteria will be offered an interview when their turn is reached.  Only applicants who have been interviewed and accepted by the panel will be placed on the waiting list.  Please note that single person applicants will be placed in a bedsit initially with the opportunity to transfer to a one bed flat after six months of satisfactory tenancy (conditions apply). 

All future contact should be made with the Office, 1 Bader Close, including notification of a change of name, address or phone number.       

The Lettings Group reserves the right to re-interview any applicant.

The Lettings Group reserves the right to refuse any application.

An application is not complete without a stamped addressed envelope, which will be used to advise of the applicant’s interview appointment.  Any further queries by post must also be accompanied by a stamped addressed envelope.

Pets

Dogs are not permitted (except assistance dogs with special permission of the Co-operative).  Any other pet requires Committee permission.  Pets are only permitted once approval has been given by the Committee.  Only one cat per flat with a maximum of ten cats at Bader Close and three cats at Chatsworth Court.  We reserve the right to withdraw permission for the pet to continue living within the Co-operative if it is agreed that the Pet Policy is not being upheld by the owner.

Allocation

Allocation and offers of accommodation are made in strict chronological order from the waiting list.  If the first offer is refused there is a wait of six months before the second offer is made.  If the second offer is refused the applicant will be removed from the waiting list but may reapply if they wish to do so but will start the process from the beginning.  However, if they refuse the next two offers, they will be permanently excluded.

Each interview panel decides priority from those accepted at that session, according to their housing need, based on the following criteria

·the applicant’s existing and prospective housing conditions;

·the applicant’s ability to cope with those conditions;

·the length of time the applicant has had to endure those conditions;

·what other options are realistically available to the applicant;

Change of Circumstances:

We will allow, within reason, people to transfer to a different list in accordance with their change of circumstances.

Where the number of people on an application changes, a new E1 will need to be completed. Those applicants will then be positioned on the list in accordance with their original application date. For those already interviewed and accepted, they will be placed below those already interviewed and accepted. 

Internal Transfers

Members may apply to transfer within the Co-operative subject to having held a satisfactory tenancy for a minimum of six months; this will include rent record, flat condition, active membership etc.

Offer of a transfer will only be made subject to a satisfactory tenancy record.

Any member requesting a transfer or exchange who is or has been in rent arrears must demonstrate that the arrears have been cleared and their finances are firmly under control for at least six months before the transfer or exchange can be registered.  Any member on the transfer or exchange list who accrues arrears must also clear those arrears and maintain a clear rent account for at least 6 months before the transfer or exchange request can be re-activated.

Any breach of the tenancy other than rent arrears will be referred to the Lettings Group for review.

Offers of transfer are made in strict chronological order.  Members may express a preference that they wish to wait for a particular unit type but will be advised of every available flat at Bader Close and Chatsworth Court.

Members are required to take both the tenancy on the old unit and the tenancy of the new unit for a period of 1 or 2 weeks when transferring (not applicable to exchanges).

External Transfers

Every assistance and support is given, where possible, if a tenant wishes to transfer to another Landlord or Local Authority.

Mutual Exchanges - Internal and External

Internal Mutual Exchange - Initial contact would be between the tenants.  They must then both approach the Lettings Team.  Both parties would need to fully occupy the  properties concerned and satisfy all eligibility criteria. 

External Mutual Exchange - When a suitable tenant has been found, then an interview will be arranged.  If successful, the exchange would take place at a mutually convenient date.

Separations

If, in the two-person flats a separation occurs between Members with no dependents also residing with them and one Member leaves permanently or temporarily resides elsewhere, the remaining Member will be expected to move into a one bedroom flat, probably by means of an internal exchange.

Where there are dependants involved and they continue to reside with the remaining Tenant a new Tenancy will be granted as appropriate.

Wisden will be prepared to re-house the Member who is temporarily living elsewhere subject to a written request to do so being received within 30 days of the Member moving out.  This Member will be offered a one bedroom flat when one becomes available.

Ex-Members

Ex-Members are welcome to re-apply to Wisden subject to a previous satisfactory Tenancy. 

Appeals

Any appeal on a lettings matter should be made in writing and addressed to the Lettings Liaison Officer at the registered office.  An initial response to the appeal will be made within 14 days.

NOTE:

• Applications are dealt with in STRICT CHRONOLOGICAL ORDER.  There is no Special Case List.

• A reference number is given to each application.  This number MUST be quoted at all times.

• The Co-operative reserves the right to deal with exceptional cases on their own merit.    

• As Wisden is a Fully Mutual Housing Co-operative, applicants must demonstrate a willingness to participate in the management of the Co-op.

Revised by Committee 2015, 2016, 2020 and 2024.