Freedom of information response

1. On average, how many new applications do you receive per month / year?

On average we receive 290 applications for the register per month.

For the year 3510 application were submitted for the year 2023.

2. How do you process applications from your homeless applicants who fail to meet the qualification criteria? For example: If an applicant is owed a relief duty, who has recently been evicted from their last settled address for rent arrears, but investigations into intentionality under Part VII have not been concluded yet?

As per our Allocations policy:

6.8. Band 4 – Low Housing Need

6.8.3. Homeless Applicants – not owed the main housing duty

Homeless applicants fall into the reasonable preference group, but Local Authorities may distinguish between groups of homeless applicants when determining whom they prioritise within their housing allocation scheme.

Thurrock Council has decided to make a distinction between those homeless people who are owed the main housing duty under the Housing Act 1996 and those who are not.

This band applies to homeless applicants who do not meet all the criteria for the main housing duty for example, they do not have priority need or who have been found intentionally homeless.

            This means, we may still allow them to remain on our register as a band 4 – low housing need.  See also our section regarding applicants with current/former rent     arrears and using discretion (also under Band 4)

6.8.4. Applicants with Rent Arrears and other charges

6.8.4.1. Current Rent Arrears

Where applicants on the housing waiting list have current rent arrears they will usually be placed in this band until the arrears are cleared and a clear rent account is maintained for at least 3 months, or an arrangement with the Landlord has been agreed and kept to for at least 6 months, at which point they will be moved to the appropriate band for their circumstances.

6.8.4.2. Former Rent Arrears

Where an applicant owes money for rent on a former Private, Council or Registered Provider tenancy, and the debt has accrued within the past six years, then they will be placed in this band until the debt is cleared or an arrangement has been made and kept to for at least 6 months, at which point they will be moved to the appropriate band for their circumstances.

6.8.4.3. Using discretion regarding arrears 

In some cases – usually for cases meeting the criteria for a high priority - it may be necessary for an applicant to be placed in a higher band despite having arrears. This will be decided at the council’s discretion

Applicants with a priority will still be expected to clear any current or former rent arrears before an offer is made although it may be possible, at the council’s discretion for an offer to be made where tenants do have arrears, these will be assessed on a case-by-case basis and the applicant will be expected to make a commitment to clear the arrears as soon as possible (See Section 8.5.2 and 8.5.3).

3. What is the average monthly percentage of your Homeless households being allocated Part VI accommodation?

      On average 8.5 per month for 2023.

4. What Band and process do you use for households who require adapted accommodation? For example: Do you allow them to bid and then adapt the property or must households bid on stock already adapted? Do you accept applications from households whose landlord has access to the DHP?

The Council operates an Accessible Housing Register (AHR) alongside the housing waiting list that records the details of waiting list applicants who have been awarded a priority for, or need, adapted properties. An applicant could be placed in either band 3 or band 2, depending on how compromised their quality of life is because of their current accommodation.

In general, we only would allow them to bid on existing adapted properties.  We do not ask whether their landlord has access to the DHP so this doesn’t affect their assessment for a priority banding or to join the AHR.

5. How do you consider applications from households with access children? Are they accepted for single persons accommodation only, larger homes to accommodate the access circumstances or other (please describe)?

All applications for our register are assessed in line with our Allocations policy and this includes a persons assessed bedroom need.  After we receive the application, they will be assessed in line with the bedroom standard to determine their bedroom entitlement.  For example, a parent with two children of same gender (both below age of 21), would be entitled to bid for two-bedroom properties.  If it was the case that there is a diagnosis which meant that additional space is required, such as an additional bedroom as one child has medical needs, then this follows our medical assessment process.  Applicants would then need to evidence their requirement for an additional bedroom under medical grounds.  They do this by supplying relevant medical evidence such as diagnosis reports, hospital admission/discharge reports, OT/Physiotherapist reports etc

6. Do you accept owner occupiers, including those who own boats, caravans or shared ownership?

As per our current Allocations policy, in regard to homeowners section 1.2.3.3. Homeowners

Applicants who own any property will only qualify to join the housing waiting list if:

• they do not have sufficient funds to maintain the property to a liveable standard
• the property is inadequate, and they do not have sufficient funds or assets to be able to adapt the property
• they do not have sufficient funds or assets to move to alternative accommodation

Where a homeowner is able to meet their own housing needs by selling their property, they will be expected to do so and will not qualify for the housing waiting list.

Homeowners who are made an allocation will be expected to sell their property and a written undertaking that they will do so will need to be signed before an offer of accommodation is made. The Housing Allocations Team will be responsible for ensuring the undertaking is given at the point of an offer.

Applicants will need to supply information regarding the details of all properties they own.

The council

This would be applicable to homeowners/shared ownership.  In regard to boats or caravans, this would fall under our financial criteria of the following section where those meet the above criteria.

1.2.3. Financial qualification

 

Qualifying applicants will not have savings, assets or an annual income above the set caps. Any applicant with a total net income savings or assets above the appropriate levels will be expected to meet their own housing needs and will not qualify to join the housing waiting list

The thresholds are set at different levels and are dependent on the type and size of housing that the applicant needs. They are related to the costs of renting a suitable property. The three different levels are:

• general needs housing
• sheltered housing
• extra care housing

Please refer to Appendix 2 for a full breakdown of the financial caps.

When assessing the relevant cap for general needs housing a calculation of the bedroom need will be made in line with the Bedroom Entitlement at Appendix 1.

Therefore, it would depend on the value of caravan/boat (asset), and the relevant financial cap for the applicant, i.e are they general needs/sheltered. 

7. Would you be able to share a copy of your band breakdown and your qualifying criteria, within your Allocations Policy (not whole policy), please?

Band 1 – Urgent Need to move

This band is used to recognise applicants with the highest priority.

1. 1. 1. Violence or Threats of violence

Where applicants are facing violence or threats of violence that are life threatening and an immediate move is required.

This priority will not be available for Thurrock Council tenants since any need for an urgent move would be dealt with as a management move –see section 8.12

The decision to award the priority will be made by the Council’s Housing Management Move Panel and usually in conjunction with a formal, recorded, and direct recommendation from a senior police officer or the Anti-Social Behaviour Service and Strategy Manager.

Due to the urgency of the need to provide alternative accommodation, a direct offer of suitable accommodation will be made in line with the applicants’ assessed bedroom need and outside of any identified areas of danger.

Once re-housed, the applicant may choose to register a transfer application, and this will be awarded the date of the original housing waiting list application.

1. 1. 2. Domestic Abuse

The Domestic Abuse Act 2021 provides the definition of ‘domestic abuse’ for this allocations scheme.

The homelessness legislation recognises domestic abuse as a priority need category and reasonable grounds for leaving a home that would otherwise be available.

The council will consider a household’s circumstances and needs when determining the suitability of their current accommodation, including personal safety. There are a number of potential accommodation options for victims of domestic abuse, and the council may award a Band 1 priority where the most suitable option would be a permanent move to accommodation within its housing stock.

Due to the urgency of the need to provide alternative accommodation, a direct offer of suitable accommodation may be made in line with the applicants’ assessed bedroom need and outside of any identified areas of danger.

Once re-housed, the applicant may choose to register a transfer application, and this will be awarded the date of the original housing waiting list application.

1. 1. 3. Permanent decants for redevelopment, refurbishment, or decommissioning

This priority only applies to Thurrock Council tenants where the Council has agreed to re-house tenants.

The priority is awarded where the tenant needs to be moved out of their current property to allow the building to be:

• redeveloped
• refurbished
• decommissioned
• demolished

If applicants fail to bid for suitable properties bids may be placed on their behalf by the Housing Allocations Team or a direct offer will be made.

Applicants will be restricted to bid for a property of the same type that they currently occupy, but appropriate to the assessed bedroom entitlement. However, should no similar property type be available an alternative type may be offered where it is deemed too urgent to wait for a similar property type to become available.

For individual Council tenant and temporary decants the management move procedure will be applicable – 8.12.

Band 2 – Additional Preference Groups

This band includes applicants within the reasonable preference groups who are assessed as requiring additional preference because of their urgent need to move.

Thurrock Council has also chosen to use this band to move certain people on policy grounds to free up larger and resident staff, accommodation.

1. 1. 4. Cumulative Need

Thurrock Council will continue to recognise cumulative need for example, where an applicant meets the criteria for more than one reasonable preference group (band 3) an additional priority is awarded.

Evidence for the appropriate priorities within the band 3 must be met. The Housing Needs Manager will award the priority upon evidence of the criteria being met.

The priority is awarded for a maximum period of one year during which time it is anticipated that the applicant will successfully bid for a property. After one year, if the applicant has not been housed, the priority will be removed and the applicant will need to re-apply for the priority, at which point a further assessment of the applicants’ eligibility for the priority will be carried out.

Applicants will be restricted to moving to a property type which meets the needs of both priorities, such as an adapted or level access property

1. 1. 5. Delayed Hospital Discharge

Priority can be awarded to an applicant who is in a hospital or care home and ready for discharge, but the applicant cannot be discharged to their current home due to its unsuitability or because they face a homeless situation. The hospital will need to confirm that the applicant is a delayed discharge and that they are holding up a bed that is needed for other patients.

Where appropriate the hospital Occupational Therapists will liaise with the housing Occupational Therapists to determine that the current accommodation is unsuitable.

Due to the urgency of the need to provide accommodation, a direct offer of suitable accommodation can be made in line with the applicants’ assessed bedroom need. When making the offer the advice of both the housing and the hospital occupational therapists will be considered.

1. 1. 6. Medical Priority 1

This priority is awarded where an applicants’ quality of life is compromised because of their current housing.

When making a medical assessment, the Council can award this priority where the applicant or a member of their household:

• has a life-threatening illness or progressive condition being made significantly worse by their current housing
• is housebound due to internal or external stairs or steps at their current property

Any applicant that feels they require a medical assessment can email [email protected] to request this. Applicants must have an active application and be able to provide supporting evidence for a medical assessment to progress. 

The Allocations Team is responsible for the assessment of medical priority and may take advice from an independent medical service and a doctor may review the application. When a decision is made, the applicant will be advised in writing and where applicable a copy of the doctor’s advice attached.

Applicants may be restricted to bidding for a particular property type or size which meets their assessed needs, for example a ground floor flat or a property with a lift.

When independent medical advice is provided, a recommendation for the most suitable type and size of accommodation may also be made which may also restrict the properties an applicant can bid on.

The priority is awarded for a maximum period of one year during which time it is anticipated that the applicant will successfully bid for a property. After one year, if the applicant has not been housed, the priority will be removed and the applicant will need to re-apply for the priority, at which point a further assessment of the applicants’ eligibility for the priority will be carried out.

Applicants will be advised by the Allocations Team of properties being advertised that appear to meet the applicants’ needs and encouraged to place bids accordingly. When a property is subsequently offered, the Housing Occupational Therapist may attend the viewing to consider the suitability of the property and/or any adaptations that will be required.

It is not usual for an applicant to be seen by a doctor or other medical advisor at the Council when undergoing the medical assessment.

1. 1. 7. Carers - Priority 1

This priority is awarded where an applicant needs to be moved to alternative accommodation either to give care to, or receive care from, another person. The higher priority is awarded where an urgent need to move is identified.

The priority is awarded where it is shown that regular care is needed for a person who is unable to care for themselves within the home. This can be evidenced by, but is not limited to, proof of benefit received for caring for someone such as Carers Allowance and/or copies of social care, health or caring agencies support plans.

The priority is applied to allow the applicant to live closer to the person giving or receiving the care, and consideration will be taken of the wishes and circumstances of both the carer and the person receiving care, and of the likely wait for suitable properties, should the priority not be awarded.

The priority is awarded for a maximum period of one year during which time it is anticipated that the applicant will successfully bid for a property. After one year, if the applicant has not been housed, the priority will be removed and the applicant will need to re-apply for the priority, at which point a further assessment of the applicants’ eligibility for the priority will be carried out.

Where the priority is awarded to the person being cared for applicants may be restricted to bidding for a property type which meets their assessed needs, such as an adapted or level access property. In these circumstances applicants will be advised by the Allocations Team of properties being advertised that appear to meet the applicants’ needs and encouraged to place bids accordingly. When a property is subsequently offered, the Housing Occupational Therapist may attend the viewing to consider the suitability of the property and/or any adaptations that will be required.

Where the priority is awarded to the carer, no restrictions will apply.

The priority is assessed and awarded by the Allocations Team.

1. 1. 8. Adapted Housing

This priority only applies to Thurrock Council tenants where recommendations have been received from occupational therapists to undertake major adaptations.

This priority will be awarded to support a move to an alternative property which already meets the recommendations for adaptations or accessibility, where engagement with the applicant (and their household) shows a preference to explore this option.

The priority is awarded for a maximum period of one year during which time it is anticipated that the applicant will successfully bid for a property. After one year, if the applicant has not been housed, the priority will be removed and the applicant will need to re-apply for the priority, at which point a further assessment of the applicant’s eligibility for the priority will be carried out.

Applicants will only be able to bid for properties which meet, or can be adapted to meet their needs, as assessed by the Occupational Therapist, and must be within the bedroom requirement for the household.

1. 1. 9. Downsizing by more than 1 bedroom

This priority only applies to Council or Registered Provider Transfer Applicants living in Thurrock, who are moving to a smaller property, thereby making available a property with two or more bedrooms extra to their bedroom entitlement.

Applicants will be identified at the registration stage, or at the point of a change of circumstances, and the Housing Allocations Team, upon confirmation that the property meets the criteria, will award the priority.

Couples down-sizing from a 3 or 4 bedroom house will be eligible to bid for a two bedroom bungalow or flat even though their assessed need is only for 1 bedroom.

Where down-sizing would result in children of the opposite sex sharing a bedroom when they previously did not, a priority will not be awarded since this would be setting up a future over-crowding situation.

Should an applicants’ assessed bedroom need change such that they would no longer be under-occupying, then the priority will be removed.

Because down-sizing frees up larger family sized properties the Council may offer a financial incentive scheme and / or assistance with moving. These schemes will be advertised separately and will only apply to Thurrock Council tenants.

1. 1. 10. Retiring Thurrock Council Resident Staff

This priority only applies where applicants are staff members of Thurrock Council with at least two years continuous service and have been living in tied accommodation with the Council for at least two years.

The priority will be awarded where the applicant is retiring from the Council, or leaving the post to take up another non-residential post within the Council, and the new member of staff taking over the role requires the current accommodation.

The Housing Allocations Team will require written confirmation from the applicants’ line manager before an assessment is made.

The priority will not be awarded where the applicant is dismissed from the post on disciplinary grounds.

The priority is time limited to 3 months and will be regularly monitored by the Housing Allocations Team to ensure that the applicant is bidding appropriately. The 3 month time-limit reflects the need for the applicant to move quickly in order to free up the tied accommodation. However, there may be circumstances where the priority is awarded in advance of the retirement, in which case the 3 month time limit can be extended.

Where the applicant fails to bid for suitable properties a direct offer of suitable accommodation may be made.

The Council may also take formal action to re-possess the tied accommodation. Should a re-possession take place, the priority will no longer be relevant and will be removed.

1. 1. 11. Change of tenancy

The procedures and rules regarding successions, and changes to tenancies following relationship breakdown, are found in the annexes below. This priority is awarded only on the specified grounds:

• where an applicant has the right to succeed to a tenancy, but the succession would result in the property being under-occupied, the Council will seek to make good use of its housing stock by offering more suitable alternative accommodation – see Appendix 6

Under Ground 16 of Schedule 2 Housing Act 1985, the Council may seek possession of a secure tenancy where the property is more extensive than is reasonably required by the tenant.

In such cases the Council will award a priority to the new tenant to enable a move to a suitable property that meets their bedroom entitlement.

• where the applicant does not have the right to succeed to a tenancy that is under-occupied, the Council may use its discretion to allow a priority for alternative accommodation – see Appendix 6

In making such a decision, consideration is taken of the amount of time an applicant has lived at the property, the makeup of the household and whether the applicant has any particular vulnerability.

• where a joint tenant has ended the tenancy but the applicant remains at the property and the property is under-occupied – see relationship breakdown at 4.8.1

Thurrock Council may use its discretion to award a priority so that the applicant moves to smaller accommodation in line with their assessed bedroom need.

• where a relationship breakdown involves joint tenants who wish to move to separate one-bedroom properties and a larger property (2 or more bedrooms) would be vacated – see relationship breakdown at 4.8.1

A priority may be awarded to both parties.

In all of the above situations, the Tenancy and Neighbourhood Services Manager makes the decision to award the priority as part of the Change of Tenancy procedures.

The procedures for these circumstances are defined below in the appropriate sections or annexes.

1. 1. 12. Transfer from high-rise properties for those unable to self-evacuate in the event of an emergency

The housing service has been undertaking significant work to understand the support needs of residents living within the council-owned high-rise residential tower blocks in the borough.

Other factors, such as the disproportionate impact of the Grenfell Tower fire on residents with disabilities and new building and fire safety regimes introduced through the Building Safety Act 2022, have led the housing service to consider the suitability of high-rise residential tower blocks for residents unable to self-evacuate if necessary, in the event of an incident or emergency.

It is important to note that the 'Stay Put' policy remains in place in the event of a fire at blocks of flats, meaning that residents should not evacuate unless the fire is inside their flat or they are affected by heat or smoke.

This priority banding will support those already living in high-rise properties but, due to a medical condition or disability, are identified as being unable to self-evacuate safely from that property in the event of an incident or emergency if necessary.

The Allocations Team is responsible for the assessment of this priority and may take advice from an independent medical service and a doctor may review the application.

When a decision is made, the applicant will be advised in writing and where applicable a copy of the doctors’ advice attached. If a medical priority is awarded, a recommendation for the most suitable type of accommodation may also be made, for example, ground floor or a property with a lift. Where such a recommendation is made, applicants will be restricted to bidding for only that property type.

Band 3 - Reasonable Preference Groups

This band recognises and awards priority to applicants who meet the criteria for Reasonable Preference

1. 1. 13. Homeless Applicants - owed the main housing duty

Homeless applicants fall into the reasonable preference group, but Local Authorities may distinguish between groups of homeless applicants when determining whom they prioritise within their Housing Allocation Scheme.

Thurrock Council has decided to make a distinction between those homeless people who are owed the main housing duty under the Housing Act 1996 and those who are not.

This priority only applies to applicants who have been assessed by a Homeless Officer and meet the criteria for the main housing duty by the Council for example, applicants to whom a homeless duty has been accepted under S193 or S195 Housing Act 1996.

Where an applicant qualifies for the homeless duty but only because of a restricted person within their household such as someone who is subject to immigration control and not eligible for assistance, this homeless priority cannot be awarded.

The Council intends to use the full range of housing options available to it to discharge its homeless duty and this includes making use of private housing instead of social housing where the relevant conditions are met. Decisions regarding how the duty is discharged are in the Council’s policy on the discharge of the homeless duty into the private sector.

If this priority is awarded, the applicant may place bids on properties which meet their identified needs; however, the council may also seek to make a direct offer of accommodation.

The Council has a duty to accommodate homeless households, which often involves temporary accommodation, before a final offer is made. The Council will ensure that temporary accommodation usage is minimised by offering any available suitable accommodation in line with the criteria at 6.2.

Any offer made will be considered an offer to discharge the homeless duty (subject to suitability) – this means that applicants will only receive one offer of accommodation.

All homeless applicants who are owed a statutory re-housing duty by the Council, have the right to request a review of the suitability of any accommodation offered to them as a discharge of that duty. This right is a statutory right under Part VII of the Housing Act 1996 and applies whether the property is accepted or not.

1. 1. 14. Medical - Priority 2

This priority is awarded where an applicants’ quality of life is compromised because of their current housing.

When making a medical assessment, the Council can award this priority where the applicant or a member of their household:

• has a condition requiring ongoing medical treatment, being severely exacerbated by current housing
• has a condition causing a significant reduction in mobility when combined with stairs or property location

Any applicant that feels they require a medical assessment can email [email protected] to request this. Applicants must have an active application and be able to provide supporting evidence for a medical assessment to progress. 

Section 6.6.5 outlines further details regarding the assessment of medical priorities, any restrictions on bidding and the duration of the priority banding given.

1. 1. 15. Carers Priority 2

This priority is awarded where an applicant needs to be moved to alternative accommodation either to give care to, or receive care from, another person, but the need to move is not so urgent as to meet the (higher) level 1 priority see 6.6.6.

The priority is awarded where it is shown that regular care is needed for a person who is unable to care for themselves within the home. This can be evidenced by, but is not limited to, proof of benefit received for caring for someone such as Carers Allowance and/or copies of social care, health or caring agencies support plans.

Section 6.6.6 outlines further details regarding the assessment of carer priorities, any restrictions on bidding and the duration of the priority banding given.

1. 1. 16. Care Leavers Move-on

Where an applicant is a former child who has been looked after by Thurrock Council, a priority may be awarded to enable the applicant to move into Council accommodation to live independently.

Any priority will be subject to the agreed protocol between the Housing Department and the Children’s Leaving and After Care Team. Priority is only awarded after the applicant has lived in semi-supported accommodation and has shown that he/she can live independently.

The applicant must be willing to accept floating support and/or any recommended care package.

Recommendations for the priority are discussed at a joint panel meeting attended by Social Care and Housing Officers. A joint decision is made regarding suitability for awarding the priority and a risk assessment must be carried out.

The priority is awarded for a maximum period of one year during which time it is anticipated that the applicant will successfully bid for a property. After one year, if the applicant has not been housed, the priority will be removed and the applicant will need to re-apply for the priority, at which point a further assessment of the applicants’ eligibility for the priority will be carried out.

1. 1. 17. Supported Housing Move-on

Move-on Priority can be awarded where the Local Authority has placed an applicant in supported housing, and that applicant is ready to move on to independent living, thereby freeing up space in the supported accommodation for another suitable and eligible applicant.

Any priority will be subject to any agreed protocol between the Housing Department and the supported housing provider (where applicable).

This priority will not be awarded to all applicants leaving supported accommodation, since other housing options will also be considered and may be deemed more suitable.

To qualify the applicant must have completed a period of appropriate training within the scheme and show that he/she is capable of living independently. For example, an applicant living in the mother and baby unit will undergo a period of training relating to motherhood.

A report is required from the Supported Housing Manager outlining the training and the reasons why it is felt that the applicant is ready to move on.

This priority is also available to applicants who have been living in residential care where it is determined that this level of support is no longer applicable. The priority will not be awarded to all applicants leaving residential care since all housing options will be considered, but in cases where is determined that applicants can live independently or in sheltered housing a report outlining this and the proposed continuing support to be provided will be required.

The Senior Allocations Officer will award the priority upon assessment of the reports provided.

The priority is awarded for a maximum period of one year during which time it is anticipated that the applicant will successfully bid for a property. After one year, if the applicant has not been housed, the priority will be removed and the applicant will need to re-apply for the priority, at which point a further assessment of the applicants’ eligibility for the priority will be carried out.

1. 1. 18. Court Order

Where a Court orders that an applicant must be offered suitable alternative accommodation, a priority will be awarded. Proof will be required in the form of a Court Order to the Council and the Housing Allocations Team will assess this.

Any restriction on property type will be determined by the Court order if appropriate.

It may be necessary to make a direct offer where the Court orders that a specific property is to be offered – see Direct Offers.

1. 1. 19. Properties with severe housing hazard(s)

Where an applicant is living in privately rented accommodation that has been assessed by the Housing Environmental Health Officer, and a has a category 1 hazard under the Housing Health and Safety Rating system which is an immediate threat to health and cannot be rectified within a reasonable time, or has a number of significant Category 2 Hazards identified, a priority may be awarded once an application has been submitted.

Housing Environmental Health Officer will inspect the property and produce a report outlining the hazards.

The Housing Environmental Health Officer will normally issue the Landlord with a Housing Act notice to remove the housing hazards.

If the Landlord subsequently fails to rectify the hazard(s), within a reasonable period of time, then a priority can be awarded. In such circumstances the Housing Environmental Health officer will present the case to the Senior Allocations Officer who will determine if a priority is to be awarded. If the hazards are rectified before any successful bid is achieved, the priority will be removed.

This priority is not applicable to Council tenants since any hazards within Council accommodation should be rectified promptly or the tenant moved to more suitable accommodation.

If this priority is awarded, the priority will have a time limit of 4 weeks; however, this can be extended at the council’s discretion or where no suitable properties have been advertised, for example where an adapted property is required for a disabled applicant, the period may be extended to find a suitable property.

The Housing Allocations Team will monitor the bidding process.

If the applicant fails to bid for suitable properties (see definition of suitable properties at 6.2) within the 4 week time limit period, the Allocations Team will place bids on suitable properties on behalf of the applicant and/or make a direct offer of accommodation. This recognises the urgency of the need to move.

1. 1. 20. Overcrowding

Overcrowding is recognised as one of the reasonable preference groups to whom a Local Authority must give priority.

Thurrock Council will use the Housing Health and Safety Rating System (HHSRS) and Housing Act 2004 to measure overcrowding. Under this system the bedroom standard in Appendix 1 is used to determine the number of bedrooms required by a household.

When assessing for overcrowding the household makeup will be measured against this standard to determine the recommended number of bedrooms for the household.

A housing officer will usually visit the family to verify the number of people living at the property, including their ages and sex, and bedrooms available. A report will be provided to the Housing Allocations Team who will carry out the assessment and award the priority where appropriate.

A Housing Environmental Health officer following a visit to the property can also carry out assessments.

Where the number of bedrooms is short by two or more bedrooms the applicants will be placed in band 3 to recognise that they are overcrowded.

Where the number of bedrooms provided is short of the standard by 1 bedroom the applicants will be placed in band 4 since they will not be adequately housed.

Applicants who deliberately overcrowd their property with family members or others who would not reasonably be expected to live with them will not be awarded the priority.

The priority is awarded for a maximum period of one year during which time it is anticipated that the applicant will successfully bid for a property. After one year, if the applicant has not been housed, the priority will be removed and the applicant will need to re-apply for the priority, at which point a further assessment of the applicants’ eligibility for the priority will be carried out.

1. 1. 21. Welfare Grounds

Priority is given to applicants who need to move to, or from, accommodation, because of specific social and welfare needs. This priority encompasses a wide range of needs and is determined on a case-by-case basis.

The criteria may apply to the applicant or any member of the household and may include, but is not limited to:

• a need to move to a particular locality within the borough where failure to do so would result in the applicant or others facing hardship
• a need to move because of a disability - this includes a learning disability as well as a physical disability
• a need to provide or receive care or support – this includes cases where an applicant has been assessed and is in the advanced stages of being accepted as a foster carer by the council but cannot foster until larger accommodation is provided, and the award of a band 3 priority for being rehoused in a larger property would allow their application with Children’s Services to progress to completion
• a need to recover from the effects of violence or from threats of violence or physical, emotional or sexual abuse

The Housing Allocations Team, considering recommendations by other agencies such as Social Care, Health Professionals, Police and other supporting agencies, will carry out an investigation of the circumstances.

The decision to award the priority is made by the Council’s Housing Management Move Panel, having considered all the facts.

Where alternative accommodation is offered it is essential to assess any support and/or care needs that the applicant may have, and how these needs will be addressed within the alternative accommodation.

Applicants may be restricted to bidding for a property type which meets their needs and is appropriate to their bedroom entitlement.

The Housing Management Move Panel may also award this priority as a homeless prevention measure where such priority would enable the applicant to remain in their current home or an alternative home for at least 6 months following intervention by the Housing Solutions Team.

The priority is awarded for a maximum period of one year during which time it is anticipated that the applicant will successfully bid for a property. After one year, if the applicant has not been housed, the priority will be removed and the applicant will need to re-apply for the priority, at which point a further assessment of the applicants’ eligibility for the priority will be carried out.

1. 1. 22. Transfer within Sheltered Housing

Where an applicant lives in Council owned sheltered accommodation, on the first floor without a lift, a priority can be awarded to facilitate a move to the ground floor in the same scheme due to medical needs.

The assessment is carried out by the Housing Occupational Therapist, in conjunction with information provided by the Scheme Sheltered Housing Officer and any medical information provided by the applicant. The decision to award the priority is made by the Senior Allocations Officer.

Applicants should identify why they need to move to a lower level – this will typically be because of deteriorating health and mobility issues.

Where the Housing Occupational Therapist identifies a more urgent move, a medical assessment will be carried out in line with the criteria for Medical Priority.

Applicants with this priority are restricted to moving to a ground floor property within the same scheme or within another scheme close by. The property must meet their assessed bedroom entitlement.

The priority is awarded for a maximum period of one year during which time it is anticipated that the applicant will successfully bid for a property. After one year, if the applicant has not been housed, the priority will be removed and the applicant will need to re-apply for the priority, at which point a further assessment of the applicants’ eligibility for the priority will be carried out.

1. 1. 23. Under-occupation by 1 bedroom

This priority only applies to Council or Registered Provider Transfer Applicants living in Thurrock, who are moving to a smaller property and thereby freeing up a property with one bedroom extra to their bedroom entitlement.

Applicants will be identified at the registration stage, or at the point of a change of circumstances. Upon confirmation that the property meets the criteria, the Housing Allocations Team will award the priority.

There is no time restriction, but applicants will only be entitled to bid for properties that meet their bedroom entitlement.

Couples down-sizing from 3 or 4 bedroom houses will be eligible to bid for a two bedroom bungalow or flat even though their assessed need is only for 1 bedroom – they will be entitled to the appropriate priority for under-occupation depending on the number of bedrooms they are giving up.

Should an applicants’ assessed bedroom need change such that they would no longer be under-occupying, then the priority will be removed.

Because such moves free up larger family sized properties Thurrock Council may offer a financial incentive scheme and / or assistance with moving. These schemes will be advertised separately and will only apply to Thurrock Council tenants.

In such circumstances applicants need to be aware that changes in welfare benefit may mean they are not entitled to benefit for a property that is larger than their assessed bedroom need and therefore there may be a shortfall in benefit received.

Where downsizing would result in children of the opposite sex sharing a bedroom when they previously did not, a priority will not be awarded since this would be setting up a future over-crowding situation.

Should an applicants’ assessed bedroom need change such that they would no longer be under-occupying, then the priority will be removed.

Band 4 – Low Housing Need

This band is for applicants with a general housing need that do not meet the criteria for a higher priority.

1. 1. 24. Applicants who have been issued with a valid notice to quit

Applicants must be given notice in writing, which must meet the required standards laid down in law. An assessment of the validity of the notice will be carried out by a member of the Housing Solutions Team. Where an invalid notice is issued, an applicant will be advised accordingly.

• 1. 25. Applicants who are not adequately housed
• applicants living in privately rented or other non-social housing accommodation and
• who are not adequately housed in terms of size, suitability or affordability
• but who do not meet the criteria for the reasonable preference groups

This will include households who are 1 bedroom short of the bedroom standard – see overcrowding - Section 6.7.8

1. 1. 26. Homeless Applicants – not owed the main housing duty

Homeless applicants fall into the reasonable preference group, but Local Authorities may distinguish between groups of homeless applicants when determining whom they prioritise within their housing allocation scheme.

Thurrock Council has decided to make a distinction between those homeless people who are owed the main housing duty under the Housing Act 1996 and those who are not.

This band applies to homeless applicants who do not meet all the criteria for the main housing duty for example, they do not have priority need or who have been found intentionally homeless.

1. 1. 27. Applicants with Rent Arrears and other charges
          1. Current Rent Arrears

Where applicants on the housing waiting list have current rent arrears they will usually be placed in this band until the arrears are cleared and a clear rent account is maintained for at least 3 months, or an arrangement with the Landlord has been agreed and kept to for at least 6 months, at which point they will be moved to the appropriate band for their circumstances.

1. 1. 1. 2. Former Rent Arrears

Where an applicant owes money for rent on a former Private, Council or Registered Provider tenancy, and the debt has accrued within the past six years, then they will be placed in this band until the debt is cleared or an arrangement has been made and kept to for at least 6 months, at which point they will be moved to the appropriate band for their circumstances.

1. 1. 1. 3. Using discretion regarding arrears 

In some cases – usually for cases meeting the criteria for a high priority - it may be necessary for an applicant to be placed in a higher band despite having arrears. This will be decided at the council’s discretion

Applicants with a priority will still be expected to clear any current or former rent arrears before an offer is made although it may be possible, at the council’s discretion for an offer to be made where tenants do have arrears, these will be assessed on a case-by-case basis and the applicant will be expected to make a commitment to clear the arrears as soon as possible (See Section 8.5.2 and 8.5.3).

1. 1. 28. Applicants with multiple band 4 needs

Band 4 of the Housing Register exists for applicants with a general housing need, but which does not meet the criteria for a higher priority.

Where there is a combination of these needs within a household, or where there may be multiple reasons why a household is not adequately housed under band 4, the council recognises the need to be rehoused becomes more urgent.

When an applicant or their household has two or more ‘Band 4’ priority needs, the effective date on the application is backdated to reflect this additional level of need by six months. For each additional ‘Band 4’ priority need identified, the application effective date can be backdated by a further six months.

Band 5 – No Housing Needs

This band is for applicants with no housing need. From 1 April 2019, no new applicants will be accepted into band 5, except for those who would be eligible for Sheltered Housing (See Section 3.1)

1. 1. 29. Adequately Housed

Applicants who are adequately housed in their current accommodation.

Where applicants are already housed in accommodation, which meets their needs, in terms of size, property type and affordability - then they will be deemed adequately housed and will remain in this band.

If an applicant disputes this, they will need to provide information regarding the size and cost of their accommodation and any other applicable information to enable the assessing officer to decide.

In determining whether an applicant is adequately housed, the following will apply:

• where an applicants’ assessed bedroom requirement is larger than that afforded by their current accommodation, they are not adequately housed
• where an applicant is in receipt of housing benefit that covers the full cost of their property rent, the applicant cannot argue that the property is inadequate on financial grounds since the rent is being fully covered by housing benefit

The next range of questions is regarding capacity and resources:

8. What is the number of social and affordable rented housing stock in your area?

The Allocation Team do not hold information on all social and affordable housing in the area.

9. How many properties are advertised through your scheme annually?

426 properties were advertised through our choice based lettings scheme in 2023.

10. Can you share the targets you apply to the processing of applications? For example: How many working days to assess an application before deciding on qualification? How many working days to respond to general correspondence? How many working days to respond to a high level enquiry including formal review, MP/Member enquiries, stage one complaints, etc? How many working days to short list and process nominations?

We currently work on a two-stage process.  An application is submitted and then officers will verify the information and make initial decision as to whether someone meets the criteria.  Where they do appear to qualify, they will then be sent a checklist requesting relevant documents to evidence this.  Where they do not qualify, they are sent a rejection letter, with the opportunity to appeal.

Once a person provides the requested documents, they are then placed in a pending status (on a tracker we get sent daily) in a queue for assessment.  This takes place in date order from when we receive documents. 

Step one – we currently work between 4/5 days, so when an application is submitted, its not normally any longer than 5 days before hearing from our team.

Step two – 2-3 weeks, so when a person provides documents, they are usually assessed within 2-3 weeks.

The whole process is advised as being within 28 days however, this can take longer at times due to high demand.

• How many working days to respond to general correspondence?

Our generic mailbox is always manned during the working week.  Our guidance is 5 days for a response, but this does depend on the query.

We do not provide interim updates on applications waiting an eligibility assessment, as advised in our auto-response.

Change of circumstances - 10 working days for a response (usually completed within same week)

If its just a general enquiry, a response is likely to be provided the same day/next working day.

• How many working days to respond to a high level enquiry including formal review, MP/Member enquiries, stage one complaints, etc?

 

This forms part of our corporate complaints procedure and the following applies:

MP/Members enquiries – 10 working days

Complaint Stage 1 – 10 working days

Complaint Stage 2 – 20 working days

11. Finally, what is your staffing structure/capacity for the team who administers your Housing Allocations Scheme?

Registration officers – 3 full time, 1 part time

Allocations officers – 2 full time, 2 part time

Medical allocations officer – 1 full time

Allocations project officer – 1 full time

Registrations team leader – 1 full time

Allocations manager – 1 full time