Housing Management Report Prepared by: Name: Joanne Coyle Position: Head of Housing Management Date: 23rd June 2014 Telephone Number: 028 38339795 Email: [email protected] HM 1 BOARD PAPER Agenda Item: Agenda Item: Sponsor: 8 Housing Management Report Kieran Matthews Draft Resolution The Board of Management is asked to note and comment on the attached Housing Management Report. No recommendations are included for Board of Management approval. DECISION SOUGHT Approval Recommendation to Board x Review and Comment x Information Other Executive Summary: The purpose of this paper is to provide up to date information to the Board of Management in relation to the current status on Housing Management, Anti-Social Behaviour and Arrears. Board Members are asked to note that both allocations and arrears reports are applicable to the month of May 2014. The information is provided for Information/Review and Comment. Key Points to note: Voids: BoM Reporting Total Void No. of Void Av. Void Period Period Rental Properties (weeks) Loss(£) March 2014 808.85 1.0 11 April 2014 769.55 1.4 8 May 2014 843.74 0.8 12 All properties identified in the previous Board Report have now been allocated The attached report provides full details of all 12 properties allocated in May 2014. HM 2 Board Members are asked to note the following: KPI Allocate 100% of properties within 2 weeks Allocate 95% properties within 1 week of Performance 100% 12/12 Comments Target for May 2014 has been met 100% 12/12 Target for May 2014 has been met 10 out of the 12 properties re-let in May 2014 were allocated within 1 week and the remaining 2 out of the 12 properties had no void period. All properties allocated are fully occupied and therefore there is no requirement to update the Welfare Reform Risk report. Anti-Social Behaviour Details of current work being undertaken by the Housing Management Team in relation to anti-social behaviour are set out for information. Case Ref 030 Anti-Social Behaviour Police search at a property found drugs which were confiscated by the PSNI along with money and a mobile phone Action Acceptable Behaviour Contract Signed on 01.05.2014. Housing Officer to maintain contact with Tenant and monitor closely. Date for Court case set for August 2014 The incidents at Ann Street, Lurgan have been resolved and the case is closed as the complainant has withdrawn her statement with the Police. Legal Action Notice seeking Possession served on 12th May 2014 on 8 Gilpins Mews, Lurgan for rent arrears. Abandonment Notice served on 27th May 2014 on 6 Mark Court, Lurgan for not occupying property. House Sales Five properties are currently subject to live House Sale Applications with the current status on each detailed in the attached report. A breakdown of the status is as follows: HM 3 Current Status of House Sale Sale completed since previous BOM Meeting With Association's Solicitor & Nearing Completion Deeds with DSD Delayed (Mortgage problems issues with Lease or Deeds ) File with Solicitor Offer of Sale Application for disposal sent to DSD Awaiting Re-Valuation Application Forms sent Pending Application – awaiting response to proceed Cancelled/Postponed/Ineligible/Expired Number 0 1 2 0 1 0 0 0 1 0 0 Welfare Reform With the proposed introduction of the Bedroom Tax under Welfare Reform, tenants who under occupy their property by one (1) bedroom and are in receipt of Housing Benefit will have their benefit reduced by 14%. Those who under occupy by two (2) or more bedrooms and are in receipt of Housing Benefit will have their benefit reduced by 25%. All tenants who currently under occupy their property received a home visit from a member of the Housing Management Team in February/March 2013. Following on from Housing Officer Visits the Association concluded that the ‘worst case scenario’ is £2,511.62 per week or c£131k per annum to reflect the rent increase of 2014. Next Steps 1. Continue to assess overall risk impact on Association as Low (operating surplus can accommodate x 5.5 WR worst case impact). Risk register reflects this position 2. Housing Officers to focus on tenant engagement to address: a) Tenants requesting transfer b) Where tenant wishes to remain in property but no payment mechanism agreed c) No access or interview refused Information on Welfare Reform is now included on the Association’s website. Tenancy Fraud Policy The Northern Ireland Audit Office produced a report on Tackling Social Housing Tenancy Fraud in Northern Ireland and the report recommends that Housing Associations put in place policy and procedure for tackling Tenancy Fraud. Board Members are asked to review the changes made and approve the Tenancy Fraud Policy. HM 4 Arrears Management Current Tenants (over £250) March 2014 April 2014 22,562.21 20,950.20 May 2014 22,175.18 Past Tenants March 2014 April 2014 14189.74 15,011.28 May 2014 14,855.06 DSD Target % SUHA Target % Mar 14 Apr 14 Non-Technical Arrears 5 4 2.62% 2.72% Technical Arrears (over 4 weeks) 1 1 0.00% 0.59% May 14 2.79% 0.00% Board Members are asked to note the following: An increase of £1224.98 in the current arrears figure (above £250) A decrease of £156.22 in the past tenants figure An increase of 0.07% in the total non-technical arrears figure A decrease of 0.59% in the technical arrears figure Court Action Tenant Reference EDW001 TOM006 BUC002 OWE002 MAR002 MCG010 DUF003 CAM011 QUI004 FIG001 MCA006 MCA023 Court Action/Update Small Claims application (Past Tenant) for £411.64. DD now set up for £20/month Decree granted 14/11/13 in favour of SUHA. 1st Stage of EJO Court Date 11.06.14 Past tenant is now paying £15/week off arrear 2nd Stage of Small Claims (Past Tenant) 1st Stage of EJO (Past Tenant) 1st Stage of Small Claims 1st Stage of Small Claims – breached Court Order – Agreement in place 1st Stage of Small Claims – Agreement in place & Execution of stay granted 1st Stage of Small Claims – Agreement in place 1st Stage of Small Claims 1st Stage of Small Claims 1st Stage of Small Claims Signing of Board Paper _____________________________ Chief Executive _____________________________ Sponsor The following people have been involved in the preparation of this board paper: Joanne Coyle HM 5
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