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What is so different about CBL?,
We want your views.
What is Choice Based Lettings?
Choice Based lettings (CBL) is a new way of allocating social housing - both Council and Housing Association properties - and which the government expects all housing authorities to introduce by 2010.
Babergh, along with 7 other local authorities who form the Greater Haven Gateway sub region are working to establish a common CBL system.
The local authorities that form the Partnership are:
- Babergh District Council
- Braintree District Council
- Colchester Borough Council
- Ipswich Borough Council
- Maldon District Council
- Mid Suffolk District Council
- Suffolk Coastal District Council
- Tendring District Council
This partnership has many advantages. It will allow us to standardize the way in which people can apply for housing. Currently, people would have to make 8 separate applications. We will also be able to use a common method for assessing housing need. Again, all of the local authorities have their own policies. It will also allow people to apply for homes that become empty outside the traditional district and county boundaries. Currently, people without a connection to a particular area are accepted onto the Housing Register but have little or no priority for housing.
The partnership will also mean that we can reduce our costs by introducing one computer system instead of eight separate systems. We will also save as a result of having one application form and identical publicity information.
Planning for these changes are well underway. This section will tell you more about how these changes will affect you and how you can give us your views.
It may be helpful first to explain why change is needed and how the new CBL scheme will actually work.
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Why change the current system?
Currently, Babergh like most housing authorities, allocates social housing vacancies using a complicated "points" scheme. We use 22 pointing factors, which relate to the applicant and the property they live in. Put simply, the more points an applicant has the more likely it is for us to offer them a home.
Decisions as to who are offered a home are made by Lettings Officers so when a home becomes available to let, they look at the people in highest housing need and arrange for the home to be offered to them.
And so whilst this system of letting homes has served us well over the years, we are aware that it is not always seen as being fair, open and transparent.
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A move from "points" to "bands"
Most of the local authorities that have already introduced CBL have also taken the opportunity to simplify their Lettings Policy at the same time. The majority have abandoned points in favour of bands.
Bands simply group together a series of housing circumstances. Each band will include a number of circumstances from those situations that we know are very serious, for instance living in accommodation that is seriously overcrowded or people with a life threatening illness through to circumstances which indicate little or no housing need.
It is our intentions to have five separate bands, A to E and so band A will include the most needy cases and band E the least needy. Further details of these bands are explained within our consultation. Once we have agreed which circumstances fit within each band, the next stage will be to decide the priority of each application within the band. It is our view that the fairest way would be to base this upon the date someone first applied to go on the housing register. This will mean that time on the Housing Register will actually count towards a persons housing priority. Under the current system it does not.
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How does CBL work?
CBL follows seven basic steps explained as follows:
Step 1: Applying for housing
To apply for housing, you must first join the housing register by completing the Greater Haven Gateway application form.
Step 2: Assessment of Need
Your application will then be assessed and you will be placed into one of five bands. We would then write to you explaining the band you have been allocated to with the date that your application becomes effective. This is usually the date you apply although there will be special rules for people whose circumstances change. You are now ready to take part in CBL.
Step 3: Advertising available homes
Properties will be advertised:
- on the website
- at local offices
- in a property newsletter sent to all Housing Associations, voluntary agencies and other agencies who request it
- Customers in Bands A and B or those who require sheltered accommodation can be sent the property newsletter if they are unable to access the website.
Advertisements will include a description of the home and other relevant information, for example rent charge, property size and any disabled adaptations or other special facilities.
The home will be labelled to show whom it is suitable for and any other qualifying issues e.g. where a local connection is required or if there is an age restriction on the home.
Step 4: Expressing interest in available homes
To be considered for an available home you will need to express an interest (make a bid) on the property you wish to be considered for. This may be done by using the website, telephone, text or calling in person to a local office.
You will be able to make expressions of interest each advertising cycle on properties that meet your need.
You may not be eligible for a property because:
- your bedroom requirement is different to the number of bedrooms in the home
- you do not meet the criteria of a local lettings policy
- there are disabled adaptations that you do not need
- there is an age restriction on the property.
If you require assistance in making bids support will be offered. If you regularly bid on properties that are unsuitable for you, you will be contacted and offered support.
Step 5: Making an offer of accommodation
Once the advertising cycle for the property has closed, a shortlist of customers will be produced for each property. It will be drawn from those who meet the advertised criteria.
Generally the successful customer will be the person who has been in the highest housing needs band for the longest period of time.
Step 6: Viewing of a property
Once a shortlist of customers is produced the person with the highest priority who meets the advertised criteria will be invited to view the property. In most cases you can view the properties and refuse without any penalties.
Step 7: Feedback
Feedback will be provided on all homes let through the CBL scheme on a regular basis. This is to provide an open and transparent service and to help you make realistic choices.
Feedback details may include the band of the person in the highest need who applied for the property and the total number of people who expressed an interest in the home. No personal information will be disclosed. You will be able to receive individual feedback on your bidding for each property through the website or by contacting one of the Partner Organisations (housing associations and councils in the scheme).
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What is so different about CBL?
People are able to make decisions themselves about which home to apply for. Currently, these decisions are taken by Babergh officers.
People will not be penalized for refusing an offer of housing. At the moment we only make three offers to people on the Housing register and just one offer to homeless households.
People will be able to see clearly the number of homes that become available to let. They will also be able to check how many other people have bid for the properties and their priority at any point within the bidding cycle.
Special arrangements will be put in place to ensure "vulnerable" people receive help with the bidding.
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We want your views
In order to introduce CBL we need to change our existing lettings Policy and this means we must consult with people who will be affected by these changes. This includes people on our Housing register, our Tenants, Housing Associations and other statutory and voluntary groups.
The period of consultation must give all these people a chance to provide their views and comments and will commence in December 2007 and end at the beginning of February 2008. Once the period of consultation ends we will be required to seek approval from the Council to adopt the new Choice Based lettings Scheme.
Details of how the sub-regional scheme will operate are explained in the Scheme Guide and Banding Policy. You can also see how we will manage the scheme by looking at the draft Allocations policy.
We would like you to tell us your views and any suggestions you may have about the policy and scheme by completing and returning the Questionnaire (PDF, 98kb). Please print and return it by post to the CBL Project Manager, Diane Foley, address on form, or you can hand in to your local Council who will pass this on.
Please note that before completing the questionnaire you will need to refer to the Consultation on Choice Based Lettings Scheme Guide and Banding Policy (PDF, 113kb) or the full draft allocations policy (PDF, 383kb).
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