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One Corby Policy Committee 2nd August 2016

Adapting Council Homes

SYNOPSIS BOX

This report introduces a draft policy designed to clarify what we will consider when adapting current council homes occupied by tenants or, if this is not possible or practical, how we will assist them in finding suitable alternative accommodation. The draft policy also considers

how we allocate adapted homes which become void.

1. Introduction and Relevant Background Details

In 2013/14, 215 adaptations were completed in council homes costing £412,197.00. In the same year 69 new tenancies commenced in adapted properties. In 2014/15, 216 adaptations were completed in council homes costing £346,820.00. In the same year, 131 new tenancies commenced in adapted properties. In 2015/16, 289 adaptations were completed in council homes costing £289,924.00. In the same year, 97 new tenancies commenced in adapted properties. It is not often possible to reuse aids and adaptations in another home needing it. With an ageing population and tenants living longer with managed medical conditions as a result of better health care it is expected that demand for adaptations will continue to rise. The cost of providing the Aids and Adaptations Service for Council Homes is met from the Housing Revenue Account.

It should be noted that Adaptations for Registered Social Landlords (RSL) tenants, private tenants and owner occupiers are mainly funded by Disabled Facilities Grant (DFG), which is funded through the General Fund Capital Programme.

It is recognised that the way both sectors access and are assessed for adaptations is different. All tenures receive the same Community Occupational Therapist (COTs) assessment which results in a written recommendation from them. The focus for COTs is in relation to the current home. There is no communication about alternative housing options between Housing Services and COTs. Tenants are not subject to the same DFG procurement processes which includes competitive tendering and gaining 2/3 quotes for each adaptation recommended. The DLO and their contactors currently provide the service for tenants. Tenants are not subject to means testing whereas private sector home owners and tenants are. As part of this report members are asked to comment on the relative differences in the treatment of HRA tenants and private sector home owners and tenants. Eligibility for DFG (Disabled Facilities Grant) Application for DFG is open to all tenure, including council tenants. Under Housing Grants, Construction and Regeneration Act 1996 all owner occupiers, tenants or licensees able to satisfy criteria in sections 19-22 are eligible. If a council tenant was assessed on the same

Open Decision Item

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basis as private owners and RSL tenant they would be subject to the same means testing arrangements. Where a council tenant is seeking help with adaptations it is for the authority to decide whether to carry out works under its own resources from the HRA or advise tenants to apply for a DFG. If the local authority decides to undertake the works from their own resources they should be carried out on broadly the same terms as if a DFG has been awarded. Role of Social Services to assist with adaptations Social services responsibilities are not affected by the grants legislation, they may be called upon to meet this duty in two ways:

a) where the assessed needs of a disabled person exceeds the scope for provision by the housing authority under Section 23; and

b) where an applicant for DFG has difficulty in meeting his assessed contribution determined by the means test and seeks financial assistance from the authority

In such cases, where Social Services determined the need has been established, it remains their duty to assist even where the local housing authority either refuse or are unable to approve an application. The amount paid under a DFG is usually based on a financial assessment (means test) of average weekly income in relation to outgoings. The first £6k of savings is disregarded. There is no means testing for families of disabled children under19 or recipients of certain welfare benefits. Applicants with partners have their combined income assessed jointly. Capital is included in the means test. The amount of financial assistance offered can vary from zero to 100% of the cost. A DFG will not affect any benefits receipt. In cases where Adaptations cost more than the current DFG private sector ceiling limit of £30k they are referred back to social services to seek funding through panel, reduced works or, the resident has to obtain the additional funding themselves. Under DFG all equipment installed belongs to the recipient who is responsible for repair and maintenance. Applicants must sign to say they intend to remain in the property for a period of 5 years. Part payback methods up to £4k maximum and timescales up to 10 years are in place. Aids and Adaptations undertaken for Corby Borough Council tenants belong to the landlord who remain responsible for their upkeep and maintenance. There is no provisions outlining how long a tenant is expected to remain in the property following an installation although very little priority would be given to transfer to an alternative property unless needs changed significantly. Most tenants remain as long as possible in their adapted homes.

Allocations of Disabled Properties and Policy

The Keyways Allocation Policy allows additional priority for transferring applicants who are releasing an adapted property. It also allows the use of direct let discretion of a property with major adaptations, both to assist with DFG and HRA adaptations budgets and make best use of stock. Adapted properties can be advertised more than once to ensure suitable bids and prevent removing adaptations. Many Local Authorities and RSLs are utilising housing options over adapting and removing unwanted aids thus saving time and money. An adapted housing register could exclude properties from the bidding process or only allow those requiring the adaptation to be able to bid and allow direct matches to take place. This type of register could match the needs of

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applicants waiting in unsuitable accommodation more quickly, streamlining the bidding process. Some housing providers include incentives to assist with moves. Members should consider if it is cost effective and the right thing to do to keep an adapted property, as a valuable asset, void for the right matching, rather than remove adaptations. CBC adapted properties which receive no bids or bids from ineligible applicants can be let to non-disabled applicants. New tenants agree to accept, for example a low level shower, but have been known to demand the adaptation is removed once they are settled in. To do this would incur additional expense. As a rule we would not agree to remove or allow a tenant to remove an adaptation unless there are exceptional circumstances or in the case of a straight stair lift for instance it could be re-used or stored.

No consideration is made to income thresholds of tenants requiring adaptations and members are asked to comment if this approach should continue. We cannot assume all council tenants are unable to afford to provide or contribute to aids and adaptations.

Apart from a service charge for newly installed stair lifts of £1.33 per week which covers annual servicing no other service charges or rent increases are imposed for providing the adaptations service. Members are asked to consider if they agree or not with the current position.

In March 2012, a Disabled Housing Stock report was presented to the Overview & Scrutiny Panel, it was noted 1065 council properties were suitable or adapted to be suitable for households of varying sizes with varying disabilities. The report concluded applicants with special needs for housing can be adequately housed. The Draft Policy was presented to Members of the Overview and Scrutiny panel on 13th April 2016. Members were asked to consider the proposals put forward in the report and draft policy and make appropriate recommendations to One Corby Policy Committee with the following outcome being recorded

RESOLVED that:

Members of the Panel recommend to One Corby Policy Committee that the Aids and Adaptations Policy be adopted.

Since presenting the policy to Members of the Overview and Scrutiny Panel on the 13th April 2016 changes have been made to Section 11. Previously services charges were being considered for some adaptations and rent increases for others. Some of the proposed service charges would not be eligible for housing benefit under Universal Credit regulations and the policy has been amended to reflect this. This change has resulted in a reduction in the number of service charges proposed than those which were presented to the Overview and Scrutiny Panel.

2. The Report

The proposed policy covers two areas:

Part 1 - Adapting existing homes Part 2 - Allocation of and best use of existing stock currently part or fully adapted to

meet housing demand

For ease of reference members attention is drawn to Appendix A which outlines the key objectives and changes in the proposed policy.

The policy recognises the impact aids and adaptations in and around the home can have in helping someone with a disability to maximise their independence. The policy also recognises that alternatives to the provision of new adaptations should be explored with the tenant and their household and in some cases tenants will be required to move to more suitable accommodation. It confirms the council’s commitment to meeting the needs of

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tenants, which may change over time, as well as effectively using the council’s existing housing stock to ensure a fair distribution of aids and adaptations within limited budgets. The council acknowledges that the timely provision of minor adaptations can often sustain the independence of tenants and postpone the need for substantial major adaptations. The provision of minor adaptations is therefore seen as an important preventative service.

There is no current policy which covers the decision making process when a recommendation is received to adapt a tenants home from the Community Occupational Therapy Service (COTS). The current procedures raise expectations and result in tenants misunderstanding the meaning of a recommendation. While the COTS team are the medical experts and can recommend suitable adaptations to meet a disabled tenants needs there is no consideration given to budget provision or alternative housing solutions.

3. Options considered:

The proposed policy is designed in two sections to cover:

How and when we agree to adapting tenants current homes; and How we allocate homes adapted to ensure best use of stock

The Officer recommendation is to approve the Policy as attached. Members may wish to:-

i) Approve the Policy; ii) Suggest amendments, and if agreed, approve an amended Policy; or iii) Decline to approve the Policy and agree status quo.

It should be noted that failure to agree the Policy or amended Policy will leave the Council open to potential successful challenge i.e. Ombudsman complaints. Having a clear and concise Policy mitigates against that risk.

4. Issues to be taken into account:-

Policy Priorities

Corporate Plan ‘One Corby’ Objectives:

1. Community Objective 1 – Improve the well-being and quality of life of residents of the Borough

2. Leadership Objective 4 – Deliver improved quality customer-focussed services

Financial

The budget for adaptations for 2016/17 is circa £300k. The revised policy will not materially change this and demand would be better managed financially.

Risk

Our current process and procedures coupled with an unclear policy has resulted in uncertainty amongst officers and tenants alike as to exactly what is expected and deliverable. There is a risk that complaints will be received regarding this and the Council’s reputation as a good landlord could suffer.

Performance Information

There are no National Performance indicators to consider.

Legal/ Human Rights

Legal to comment please

Equalities

A Equality Impact assessment has been undertaken a copy of which isavailable electronically to Members.

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The Equalities Act 2010 defines who should be considered as disabled and requires CBC to take account of disabled persons’ disabilities even if this means treating disabled people more favourably. The Equality Act 2010 ‘Duty to make Reasonable Adjustments’ applies to Landlords and Managers of rented premises or premises available to rent.  There are two requirements under the Act:

Providing auxiliary aids and services Changing provisions, criteria or practices (e.g. allowing a disabled person who uses

an assistance dog to take a property that might otherwise have stipulated ‘no dogs’)

There is no legal requirement under the Equality Act for CBC to make any changes which would consist of or include the removal or alteration of a physical feature of the property e.g:

Any feature arising from the design or construction of a building Any feature of any approach to, exit from or access to a building Any fixtures or fittings in or on a premises Any other physical element or quality

 What is reasonable? The test for deciding whether an adjustment is reasonable will be based on:

How effective the change will be in assisting the tenant or household member who needs the adjustment

Whether it can actually be done or not The availability of alternative suitably adapted properties   The cost

 Despite having no legal requirement to alter any physical features of our properties, Corby Borough Council is committed to providing an Aids and Adaptations service for its existing tenants that have a disability. We do this by allocating a budget for aids and adaptations annually, to complement the Local Authority’s Disabled Facilities Grant.  Economic/ Social

Our tenants expect the best services we can offer. This can be achieved by fairly and consistently considering recommendations received from COTS to ensure the proposed policy objectives are met.

Community Safety

There are no community safety implications relating to this report.

Consultation

Consultation with members of the Tenant’s Voice group has taken place. They have suggested amendments to the way we currently deliver minor adaptations. Consultation has also taken place with Members of the Overview and Scrutiny Panel and various colleagues.

Best Value

Changing how we deliver services demonstrates that the council is striving to continuously improve by being driven by the needs of tenants and residents to deliver the best possible service.

Sustainability

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With an ageing population and tenants living longer lives with well managed medical conditions the proposed draft policy would be sustainable at current levels of demand.

Conclusion

Members are invited to consider and comment on the proposed policy. Corby Borough Council will continue to review services to ensure it operates a first class landlord service to tenants. Providing an Aids and Adaptations service is an important part of meeting tenant expectations. If as a landlord we fail to provide a service from HRA funding streams tenants would have to utilise the DFG grant funding option. Pressure on that funding would be inevitable.

6. Recommendation

The Committee:

i) Agree the proposed policy.

Officers to Contact

Cath Maglone

Landlord Services Manager

01536 463174

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Appendix A: Easy reference policy options changes and considerations (see below)

Easy Reference to Policy Options Decisions Changes Considerations

Page Paragraph

Number

Description

5 2.2 Children: - A&A will only be carried out at principal home

5 2.3 Major Adaptations will not be carried out if medical procedures will improve mobility

5 2.4 Adaptations will not be carried out for Lodgers or temporary visitors

5 2.5 Only Secure Tenants are eligible for adaptations unless there are exceptional circs

6 2.6 Adaptations will not be carried out if a Right to Buy application submitted or being processed

6 2.7 Transfer Applicants and Mutual exchanges – is the property/ has the property they are going from and to been adapted?

6 2.8 Adaptations will not be carried out if Possession proceedings have commenced or a possession order is in place

6 2.9 Adaptations will only be carried out in receipt of a recommendation from OT

7 5.2 The provision of Minor Adaptations will be undertaken on a recommendation from the OT or be requested direct by the tenant

9 6.1 Considerations

The Building/ Property The Demand The Person/ The Tenancy See policy for a full breakdown

10 6.2 Options Appraisals – Triggers

Under/Over Occupation

Possession Order obtained or is being obtained

Estimated cost is over £5000

Unable to adapt because of property constraints

Excessive costs to adapt the property -

Over £5000 but below £10,000 Report to HOH/CE/Lead Member for housing

Over £10,000 – committee approval required

10. 6.2 Tenants are expected to remain in an adapted property if it is reasonable for them to do so

10 6.2 Adaptations will usually only be carried out within the existing footprint and structure of the property negating the need to extend.

10. 7.1 Maximum adaptation cost will not exceed £30k unless tenants contribute or another funding stream is willing to contribute

11. 7.3&7.4 The Prioritisation of Adaptations will be by the best way to meet demand, a waiting list defined by date the recommendation was received and accepted by CBC and OT recommendation as to the urgency of the case

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11. 9 The council will aim to complete all approved major adaptations within 12 months of receipt of the recommendation. Critical cases – 3 months Urgent cases 6 months Minor adapts 2 months

11& 12

10 Exclusions:

Mobility scooters storage and ramps. Vehicular access, hard standings and driveways. Certain pieces of non-specialist fixtures or equipment Safe play areas inside or outside. Extensions and loft conversions unless there are no suitably sized properties in the councils housing stock Full use of the home can’t be achieved The request is to address specialist medical needs other than basic needs (Example of specialist needs: self washing facilities, hospital beds or specialist hoists)

12 11 Tenants will not be subject to means testing

Costs not funded will have to be paid before work commences

Rent increases will apply

13 14 Permission to install own aids or adaptations will not be denied

Owns aids and adaptations will not be maintained by the council

At the end of a tenency tenants may be required to remove and make good. If agreed they can be left CBC will agree to take on responsibility

14 15.5 Provides financial help if tenants have to move to something more suitable

15.6 Allows for direct matching

17.1 Properties extensively adapted may not be advertised and may be let to someone on the accessible housing list

15 18.4 Following 2 advertising cycles where no applicant has been identified who can fully utilises the adaptation (including direct matching) properties may be offered to those without a need for the adaptation. In most cases the adaptation will not be removed

16 19.5 Reasonable timescales for finding alternative properties shall be no longer than 12 months

16 20 Financial assistance may be available to assist with the costs of moving home

16 21.1 CBC may consider adapting or partially adapting a void property

17 21.5 Following completion of adaptations there is an expectation that the tenant will remain in the property

17 22.3 Applications for Mutual exchanges may be refused if tenants chooses to move to an un adapted property following an installation at their current home

22.4 Where significant adaptations have taken place in a property and the person requiring the adaptation dies or is unable to remain at the property the remaining household may be required to move to alternative accommodation if there are applicant who we cannot meet their housing needs.

18 24.1 Removal of adaptations by a tenant without consent will be rechargeable

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Aids and Adaptations Policy for Council Tenants

2016

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Purpose The purpose of the Aids and Adaptations Policy (the ‘Policy’) for council tenants and their immediate household is to outline how the Council will support them to remain as long as possible independently in their current home and carry out essential daily activities which may be hampered by long-term health issues or disability, or, if this is not possible or practical, to assist them in finding suitable alternative accommodation. This policy: States clearly how new aids and adaptations requests will be accessed, considered, prioritised, approved or rejected. Makes best use of existing adaptations in council properties through the reallocation of those properties to those with needs most closely meeting the property attributes. Specifies threshold indicators and limits relating to types of adaptations. Indicates what support can be offered in terms of re-housing to more suitable accommodation when an option appraisal make the application nonviable for the existing dwelling or its occupants. States clearly which adaptations will not be funded. States clearly how tenants will be made aware of their responsibility to contribute towards the costs, if this applies where adaptations will cost more than the maximum limit the council will fund. This policy is based on private sector housing policy and the legislation which governs the implementation of major adaptations made from the Disabled Facilities Grants under the “Housing Grants, Construction and Regeneration Act 1996” and aims to provide a consistent service across all housing tenures. Corby Borough Council as a landlord meets the cost to supply and fit aids and adaptations to council homes. These costs are met through the Councils Housing Revenue account. We will do all we can to ensure there is sufficient funding to meet the needs of tenants, however this may not always be possible. Local Context

The council owns and manages 4800 properties across the borough and relets on average 350 each year. Accommodation primarily comprises of 2 and 3 bedroom properties and 10 sheltered schemes. As at August 2015, 14% of active applicants registered on Keyways, are waiting on a property which is adapted.

There are currently over 1,200 adapted properties (which have had at least one adaptation) within the council’s stock. There are a limited number of purpose built or fully adapted properties; these properties have widened doorways, a level access shower and are fully accessible to wheelchair users.

There has been sustained investment into the provision of aids and adaptations enabling people to remain safely within their own homes and maximising their independence.

With an ageing population and people living longer with managed medical conditions as a result of better health care it is expected that demand for adaptations will continue to rise.

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In 2013/14, 215 adaptations were completed in council homes costing £412,197. In 2014/15, 206 adaptations were completed in council homes costing £346,820. In 2015/16 289 adaptations were completed in council homes costing £289,9240.

Legal and Regulatory Framework In determining this policy, regard has been given to the Council’s Allocations Policy alongside the Regulatory Framework for Social Landlords, which states that Registered Providers shall:

Offer tenancies or terms of occupation which are compatible with the purpose of the accommodation, the needs of individual households, the sustainability of the community and the efficient use of their housing stock.

Co-operate with the local authorities’ strategic housing function and their duties to meet identified local housing needs. This includes assistance with the local authorities’ homelessness duties and through meeting obligations in nominations agreements.

Co-operate with relevant organisations to provide an adaptations service that meets tenants’ needs.

Develop and deliver services to address under-occupation and overcrowding in their homes within the resources available to them. These services should be focused on the needs of the tenants and will offer choices to them.

Provide tenants wishing to move with access to clear and relevant information about their housing options.

The Equality Act 2010 has repealed much of the previous disability legislation. It includes a new duty for public bodies when carrying out their functions to have due regard to promoting equality. Discrimination on grounds of disability can be justified in law if the council has appropriately balanced the needs of the person with a disability and those of others in need of accommodation. Making better overall use of the housing stock and meeting more needs, including those with disabilities, is a legitimate aim. The Equality Act 2010 ‘Duty to make Reasonable Adjustments’ applies to Landlords and Managers of rented premises or premises available to rent. This duty is not anticipatory – it only arises if CBC are requested to make an adjustment by a person to whom the premises are let or by someone on their behalf. There are two requirements under the Act:

Providing auxiliary aids and services Changing provisions, criteria or practices (e.g. allowing a disabled person who uses

an assistance dog to take a property that might otherwise have stipulated ‘no dogs’)

There is no legal requirement under the Equality Act for CBC to make any changes which would consist of or include the removal or alteration of a physical feature of the property which includes:

Any feature arising from the design or construction of a building Any feature of any approach to, exit from or access to a building Any fixtures or fittings in or on a premises Any other physical element or quality

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The cost of adaptations and the suitability of the current accommodation (including under occupation) are relevant factors when considering proportionality. Alternative means of meeting needs other than adapting the current property include transfers to more suitable accommodation or tenants contributing to costs may also be considered. Under the terms of this policy, a person is regarded as being disabled if they have a physical, sensory or mental impairment, which has a substantial and long-term adverse effect on their ability to carry out normal day-to-day activities within their home. A long-term effect refers to disabilities that have lasted for at least 12 months, the effects of which last for at least 12 months, or which are likely to last for the remainder of a person’s life. Scope This policy covers two areas

Part 1 - Adapting existing homes Part 2 - Allocation of and best use of existing stock currently part or fully adapted to

meet housing demand

The policy recognises the impact aids and adaptations in and around the home can have in helping someone with a disability to maximise their independence. The policy also recognises that alternatives to the provision of new adaptations will be explored with the tenant and their household and in some cases tenants will be required to move to more suitable accommodation. It confirms the council’s commitment to meeting the needs of tenants, which may change over time, as well as effectively using the council’s existing housing stock and ensuring a fair distribution of aids and adaptations within finite resources. Whilst the needs of tenants will be given proper consideration it is inevitable that the use of the councils housing stock must additionally be considered in parallel to ensure that all residents are being treated fairly particularly where the nature of the adaptation is substantial The council acknowledges that the timely provision of minor adaptations can often sustain the independence of tenants and postpone the need for substantial major adaptations. The provision of minor adaptations is therefore seen as an important preventative service.

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Part 1- Adapting existing homes

1. Policy Details

1.1 The term Aids and Adaptations covers a number of related activities including:

Option appraisal and feasibility of recommendations received from the Community Occupational Therapy Service.

Commissioning and installation of aids and adaptations to council properties. Appropriate removal and reuse of aids and adaptations in council properties. Developing and maintaining an adapted council property list to support new

applications for council property. Supporting tenants through the various stages of the aids and adaptations process. Receiving and prioritising new applications for re-housing from existing tenants

requiring adapted or accessible housing solutions. Appropriately allocating adapted council properties. Assessment of new applications for housing

This policy specifically refers to disabled adaptations to properties managed by the council in its capacity as landlord. This policy does not extend to home owners, leaseholders or tenants applying for aids and adaptations to private sector or other social rented properties; such assistance is available through Disabled Facilities Grants (DFG).

2. Eligibility

2.1 Who Qualifies and who doesn’t?

Aids and Adaptations will only be considered for CBC tenants, their partner or a member of the immediate family who is permanently resident in the household.

And

Have an impairment which has a significant long term effect on their ability to

- Carry out normal day-day activities in and around their home - Access essential facilities within their home

2.2 Adaptations for children of tenants will only be completed at the property which is the principal home.

2.3 Major Adaptations will not be approved for individuals who are waiting for medical procedures which will improve mobility until their expected recovery is complete. Adaptations will be considered when a tenant is waiting to be discharged from hospital and require their current homes to be adapted, however it may not be possible for them to be completed prior to discharge.

2.4 Adaptations will not be carried out for lodgers or temporary visitors

2.5 Generally adaptations will be carried out where a secure tenancy is held, although consideration will be given if tenants are introductory tenants. If the tenancy is in its

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introductory period and is less than 12 months old adaptations may not be carried out if the tenant failed to declare that they or a member of their household had a pre-existing disability where it would have been reasonable for them to do so.

2.6 Requests for major adaptations will not be approved where a Right-to-Buy application has been received. Tenants in these cases will be signposted to the assistance available through the council’s DFG programme once they have bought their home. 2.7 Tenants seeking to Transfer or Mutual Exchange will be considered on their individual merit and whether they are leaving or going to a suitably adapted property will form part of this consideration. 2.8 The council will not progress with an adaptation where possession proceedings have commenced or a possession order is already in place. 2.9 We will only consider carrying out major adaptations that have been recommended by an occupational therapist from Northamptonshire County Council

3. The Application Process for Adaptations 3.1 How to enquire or make an application – tenants should: Contact their Housing Officer, the One Stop Shop, Doctor or other health professional to complete a referral, tenants can also self refer by completing an application for assessment available on Corby Borough Council’s website or the website of Northamptonshire County Council. http://www3.northamptonshire.gov.uk/councilservices/adult-social-care/living-at-home/Pages/equipment.aspx

Tenants can also telephone the Occupational Therapy Service on 01604 366000, alternatively, they may call into the One Stop Shop in The Corby Cube, George Street, Corby NN17 1QG and ask for assistance in completing an application.

Once a referral is received and reviewed by the Community Occupational Therapy Service they will contact the tenant from which is usually by telephone to undertake an initial screening. An appointment to visit (if required) will be made with the tenant to identify any adaptations that are necessary, appropriate and qualifying. If a need for adaptations is identified the Community Occupational Therapy Service will in turn send a written recommendation to the Council for consideration.

4. Qualification for Adaptations

4.1 An assessment of needs, by an Occupational Therapist must be undertaken for all major adaptations identifying any necessary and appropriate adaptations required to meet the needs of the disabled person. Following the assessment the Occupational Therapist will provide a written recommendation to the council. The council must be satisfied that the recommended works are:

Reasonable Feasible and Practicable with regard to the type, age and condition of the dwelling

Necessary and appropriate to meet the needs and prognosis of the disabled occupant, having regard for end of life care protocols.

For example, the council would not normally provide a level access shower to a first floor flat unless there was lift access to the first floor. The council will also consider the wider impact

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of the requested adaptation in relation to issues such as others in the family tenancy, regular visitors to the property, under-occupancy levels. Some of the council’s properties are unsuitable by design for adaptation. If a tenant has expressed the intention to move from the property, e.g. by way of transfer, mutual exchange or other method, the council may decide not to approve major adaptations at their current property. However, each application will be considered on its individual merit. 5. Types of Assistance Available There are three categories of Aids and Adaptations for existing tenants covered by this policy. 5.1 Equipment and Aids Provided a tenant meets the Fair Access to Care (FACS) criteria, Health or the Community Occupational Therapy Service (NCC) will provide a range of freestanding portable or medical aids suitable for the functional requirements including:

Portable Hoists Hospital Beds Toilet frames and Specialist seats Bed levers Wheelchairs Shower chairs Chair risers Walking frames Reaching devices Door entry systems

5.2 Minor Adaptations Works which cost £1,000 or less. The provision of these adaptations may be based on the recommendation of an Occupational Therapist or be requested by a tenant direct to CBC. Examples of minor adaptations include:

Grab rails Hand rails Lever taps Stair rails Lowering/repositioning of light switches and sockets (wheelchair users only) Steps Small ramps or removable ramps Bath lifts Flashing or amplified doorbells Door and wall protectors

Minor adaptations such as those listed above will be assessed and agreed by the Housing Officer. This will help speed up the process, assist tenants to remain independent and may postpone the need for substantial major adaptations at a later stage.

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5.3 Major Adaptations Major adaptations are works that cost over £1,000 and usually involve structural alterations, improvements to, or additions to the fabric of the property. For all Major adaptations a written recommendation from an Occupational therapist must be received. Major adaptations are provided in line with the provisions of the Housing Grants, Construction and Regeneration Act 1996 for disabled facilities grants (DFG) and in summary help to facilitate:

Access to and from the home. Making the dwelling or building safe for the disabled occupant and other persons

residing with him/her. Access to a room used or usable as the principal family room. Access to or providing for the disabled occupant, a room for sleeping. Access to, or providing for the disabled occupant, a room(s) in which there is a

lavatory, a shower and or bath, a wash hand basin, or facilitating the use of such facilities by the disabled occupant.

The preparation and cooking of food by the disabled occupant. Improving/providing a heating system in the dwelling to meet the needs of the

disabled occupant. The use by the disabled occupant of a source of power, light or heat by altering the

position of one or more means of access to or control of that source or by providing additional means of control.

Access and movement by the disabled occupant around the dwelling in order to enable him/her to care for a person who is normally resident in the dwelling and is in need of such care.

Facilitating access to and from a garden by a disabled occupant Examples of major adaptations include:

Level access showers Large permanent ramps Door widening Stair lifts Kitchen refurbishment with low level units (appliances excluded) Through floor lifts Tracked Hoists Swing doors or doors operated electrically Extensions – Ground floor level only

6. Threshold Indicators and Options Appraisal Process for Major Adaptations

In assessing the recommendations received from the Community Occupational Therapy Service the council will consider in more detail a number of factors and threshold indicators to establish if it is willing to proceed. To do this it will undertake an Options appraisal process which includes: Establishing if the aids and adaptations are feasible, reasonable and practicable. Where necessary, gather further information through an application form, site visits,

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case conferences and key professionals. Identify if any threshold indicators have been reached, and if they have, recommend an options appraisal be undertaken 6.1 On deciding whether it is reasonable and practicable to undertake major adaptations the council will consider the following threshold indicators: The Building/ Property

a) The age and structural condition of the property. b) Existing adaptations at the property. c) Cost of adaptations necessary to make the property suitable. d) Length of time the adaptation will take and incumbent void rent loss if the tenant has

to be decanted. e) Property constraints in terms of its adaptability. f) Architectural and structural characteristics of the dwelling, some of which may render

certain types of adaptation inappropriate, for example properties with narrow doors, stairways and passages, or steep slopes and flight of steps.

g) If the adaptation is for a level access shower in a first floor flat the means of accessing the flat

h) Where a sheltered scheme has an adapted communal bathroom and that bathroom would meet the needs of the tenant and it is reasonable that the tenant can use the facility the council will not further adapt the bathroom within the tenants accommodation  

i) Where works would require planning permission or building regulation approval which has not been, or would not be, granted

j) Whether adaptations make the best use of the council’s housing stock and future let ability of a property

k) Whether adaptations affect the amenity of the area for other residents l) Whether there is a 2nd reception room which could be utilised as a bedroom

/bathroom when a stair lift and wet room to the 1st floor is being recommended  

The Demand

m) Property type and demand. n) Availability of more suitable alternative adapted or part adapted accommodation. o) A suitable, alternative adapted property is offered and refused p) Whether the property is a ground floor home in a block of flats q) Whether the property is a bungalow

The Person/ The tenancy

r) Availability of the disabled person’s existing support network and carers s) Affordability (rent increase and under occupation for instance) t) The tenants intentions regarding the long term use of the property u) Where the council is taking possession proceedings against the tenant for example,

for rent arrears (in line with general needs transfer requests) and anti-social behaviour

v) Any competing needs of different members of the family which cannot be met in that particular home.

w) Whether the property and proposed adaptations will meet the long-term needs of the disabled person. For instance if a tenant has a deteriorating condition which means ground floor rooms would meet their future needs better than adapting the first floor.

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x) Current occupancy of a property, for example is it under-occupied or will it be over occupied on completion

y) The request is to address specialist medical needs of an individual other than basic needs (Example of specialist needs: self washing facilities or hospital beds.)

6.2 An options appraisal process will automatically apply to cases that hit one or more of the following triggers but may also be referred through the process if a larger number of other threshold indicators are in question:

a) Where the property is currently under or over-occupied or will become under or over-occupied if the adaptations are undertaken

b) Where a possession order has been obtained or is in the process of being obtained c) Where the estimated cost of adapting a property is £5,000 or above d) The property cannot be adapted because of design constraints e) If there are likely to be excessive costs

The options appraisal will be undertaken by the Landlord Services Team. A short report with officer recommendations on the options available will be presented to the Chief Executive and Lead Member for Housing for consideration for adaptations over £5000 but below £10,000. Committee Approval will be required for adaptations costing more than £10,000. In these cases consideration will be made as to whether the work should go ahead or whether an alternative solution can be found which will continue to meet the essential needs of the tenant. Consideration will also be given to whether any extensive adaptation work would be the best use of the current housing stock, or would negatively affect the future let ability of the property or would prove to be prohibitively expensive. Before extensive adaptations are carried out to a property other options will always be considered. These options include the possibility of better use of space within the existing footprint of the property, for example utilising a second reception room/dining room, or whether a move to a more suitable property would resolve the need for adaptations and present a better long term solution for the applicant. Only one main family room is necessary to meet a households needs as such the council will consider the use of one of any additional reception rooms in a property to provide adaptations. Tenants will be expected to remain in their adapted property if it is reasonable for them to do so. Where ever possible the council will seek to carry out the most cost effective adaptation to the property which adequately meets the applicant and households needs, this usually means that an adaptation is carried out within the existing footprint and structure. The options appraisal will make a decision as to whether the adaptations will be undertaken or recommend/approve an alternative option.

7. Funding and Prioritisation of Adaptations

7.1 The council will normally only fund major adaptations up to a maximum limit of £30,000. The maximum is set in line with DFG limits, currently £30,000. Anything not being funded by the council, e.g. over the maximum limit, or having a client contribution, will need to be funded by other means. In such circumstances, the council will discuss with the tenant the options of self-funding, alternative funding available or re-housing 7.2 An options appraisal will be invoked for all adaptations over £5,000

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7.3 The annual funding of aids and adaptations is a fixed amount, with demand often exceeding the financial resources available. Therefore, the council will prioritise the demand in a way that best meets the greatest needs. All major adaptations are subject to budget availability.

7.4 Prioritisation of adaptations will be by means of a waiting list and the Occupational Therapists assessment of how critical and urgent the adaptation is. In general terms, this means dealing with the highest priority cases first and will take into account the length of time a person has been waiting. Should funds be depleted the council will inform tenants who are awaiting an adaptation to explain the position and give an indication as to how long they are likely to have to wait. Where necessary, the council will also work with the tenant to explore alternative options such as re-housing or other sources of funding.

8. Approval of works If adaptations qualify and are considered the most appropriate solution, the council will: 8.1 Instruct the production of any schemes, costs and drawings as necessary. 8.2 Ensure relevant permissions are obtained. 8.3 Approve the undertaking of such work with relevant contractors. 8.4 Agree and implement where applicable the need to reclassify the property in terms of adaptations undertaken and any reduction in bedrooms due to the adaptations. 8.5 Work with relevant partners, such as our housing maintenance service provider, to facilitate the adaptations to properties 8.6 Add the recommendation to the waiting list 8.7 Inform the tenant of the outcome and estimate a timeframe within 6 months of

receiving the recommendation

9. Timescales The council will look to facilitate a tenants discharge from hospital by fast tracking approved recommendations in order to minimise any delay to ensure they are able to return home as quickly as possible and prevent bed blocking where adequate notice, communication and information has been received. Under normal circumstances and the financial resources being available the council will aim to complete all approved major adaptation recommendations within 12 months of receipt. Cases will be dealt with in date order. The council will aim to complete Critical timeframe cases within 3 months, urgent cases may take up to 6 months. Cases for minor adaptations may take up to 2 months

10. Exclusions The following are examples of aids and adaptations that will not be funded: 10.1 Adaptations for the use of or storage of mobility scooters. 10.2 Vehicular access, hard standings and driveways. 10.3 Certain pieces of non-specialist fixtures or equipment and appliances will not be

classed as aids and adaptations. In general, this applies where the fixture, equipment, or appliance has the same use for another occupant who is not disabled. For example ovens and hobs and other appliances forming part of an adapted kitchen.

10.4 Safe play areas inside or outside. 10.5 Extensions and loft conversions would only be considered if a suitably sized property

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did not exist in the councils housing stock 10.6 If the proposed adaptation results in the disabled person still being unable to access

a significant proportion of the home 10.7 The request is to address specialist medical needs of an individual other than basic

needs (Example of specialist needs: self washing facilities or hospital beds)

11. Tenants Contribution towards Major Adaptations Currently, applicants for major adaptations will not be subject to means testing However, this may have to be reviewed at a future date to be more reflective of the test of resources calculation applied to DFG applicants and meet any budget constraints to ensure the future viability of the scheme can be sustained for as many tenants as possible.

Where a tenant has a contribution to make towards works over the maximum limit or in relation to preferred choice, this will be discussed with them. Any costs not funded by the Council must be paid for prior to works commencing. In the majority of cases tenants will make no contribution to the cost of an adaptation. However, the rent will be increased on all new or replacement adaptations to cover the costs of installation, annual servicing, testing and maintenance. Rent increases will also be made where the structure of the building is increased in size to accommodate an adaptation or internal modifications are undertaken to accommodate any additional aids that would result in an increase in future maintenance costs. Any voids being returned into stock will have the rent increase implemented where they currently do not exist. Adaptation

Rent Increase per week

Stair lift £1.33 Through Floor Lifts £2.70 Tracked Hoists £1.53 Extension £3.50 Loft Conversion £3.50 Additional Bedroom £2.80 Integral or attached Garage Conversion £1.80 Rent increases will be subject to annual review.

12. Undertaking Major Adaptation Work Where the Council is funding adaptation works, partially or in full, the council will contract these works through our DLO and their relevant specialist contractors.

13. Adaptations to Common Parts/Communal Access Common parts relate to those areas outside of an individual dwelling but within the structure of the building, for example, entrance hallways or communal staircases to blocks of flats. Communal access relates to shared access to a group of properties, for example, shared paths and steps. Stair lifts on communal stairwells will not be installed. Aids and adaptations to common parts and communal areas including handrails or ramps to a shared path will be reviewed on a case by case basis via an option appraisal. The council will take into account of the health, safety and needs of all affected occupants as well as the local area needs and the most appropriate funding agreed where necessary.

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14. Installing Own Aids and Adaptations – Permissions

In some circumstances tenants may wish to install their own aids and adaptations such as showers over baths or stair lifts. The Council will need to give the tenant permission in writing, through the Alterations and Improvements application process, for adaptations they wish to make to the property before the work is undertaken. Introductory tenants may also be able to undertake these works if supporting evidence is provided from their Occupational Therapist or General Practitioner. When tenants wish to install their own aids and adaptations and before work begins the DLO will advise on the application and where they are of a technical nature, these will not normally be maintained by the Council, therefore the tenant will be responsible for any servicing or repairs costs that are required as a result of the adaptation. Any Planning or Building Regulation fees and costs will be met by the tenant if applicable. In the case of tenant installed aids and adaptations, at the end of the tenancy the tenant will be required to remove them and make good any damage to the property. Alternatively, if the Council agrees to take responsibility for the alterations the tenant will need to agree to sign over ownership free of charge. Agreement to accept any aid or adaptation will be dependant on its age, condition and demand.

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Part 2 – Allocation of and best use of existing stock currently part or fully adapted to meet housing demand

15. Allocation Managing and Re-letting of properties – this policy: 15.1 Identifies the appropriate matching of customers’ needs on the housing register to

adapted and void properties via the keyways allocation scheme. 15.2 Requires acceptance of the adapted property ‘as is’, unless a new tenant’s disability

at a later stage require it to be altered. 15.3 Ensures the adapted property list will be kept up to date. 15.4 Considers if current adapted properties make best use of available stock 15.5 Provides financial help to existing tenants where a move to more suitable

accommodation is the most appropriate option. 15.6 Allows the Direct Matching of adapted properties to meet current tenants needs when

a decision has been reached not to adapt the tenant’s current home

16. Re-lets, Matching Need and Re-housing Adapted Properties List 16.1 A list of adapted properties confirming the type of purpose built or part adapted

council accommodation detailing the type of adaptations by area, will be kept up to date by Landlord Services and shared with the Housing Options Team. Keyways adverts will clearly describe adaptations to interested bidders

16.2 The DLO will provide details of adaptations undertaken once complete 16.3 Allocation of properties will be based on the criteria set out in the Council’s current

Allocations Policy except when a direct match is required to meet the needs of a current tenant

16.4 It is expected that there will be appropriate matching of applicants needs on the housing register to an adapted void property to ensure best use of the Council’s facilities and resources. This could mean a part adapted property could be offered

that doesn’t meet exact needs but could do with additional adaptations. An example of this includes where a wet room has been installed in a 1st floor bathroom which would meet bathing needs however due to mobility problems accessing it would be difficult. With the provision of a stair lift the property would meet all essential needs.

Accessible Housing List 16.5 The Housing Options Manager will keep a list of applicants requiring an adapted

property detailing what is required, this will be shared with the Landlord Services Manager.

16.6 The Landlord Services Manager will share details of any approved Direct Match tenant for whom the decision has been made not to adapt their current property.

17. Direct Matching /Discretionary Lets

17.1 If a property becomes vacant and has extensive or specific adaptations, the decision

may be made not to advertise the property and offer a direct/discretionary let. The decision will be made by the Housing Options Manager and Landlord Services Manager to meet the needs of those on the Accessible Housing List. Properties may be offered directly to a current tenant waiting for adaptations to their current home

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where the need has become urgent and an options appraisal identifies reasons not to proceed adapting the current home or a Keyways waiting list applicant who can make full use of the adaptations and to date no properties have become available which would suit their needs.

17.2 The council will hold a list of all the applicants who require extensive or specific adaptations. When a property is identified as not being suitable for a normal let an attempt can will be made to match it to the applicant most in need, based on priority banding and waiting time.

17.3 The council reserves the right to withdraw adapted properties from the lettings list as appropriate to meet urgent unmet demand.

18. Letting adapted properties 18.1 If a person requiring adaptations applies to join the housing register, they may, after

being assessed by an Occupational Therapist, be granted priority banding for any suitable adapted properties in line with the current Councils allocation scheme

18.2 If a tenant no longer requires the adaptations and would prefer to move from an adapted property to an un-adapted home, the council will consider awarding priority if it has someone else who needs that type of adapted home.

18.3 Future tenants must accept the adapted property ‘as is’, unless after taking up the tenancy a new recommendation identifies additional adaptations are required.

18.4 Where the adaptation is preventing the property from being relet, after 2 advertising cycles and Direct Match offers being made the council may consider offering it to applicants without a need for the adaptations. In most cases the adaptation will not be removed. Applications to remove the adaptation will not be approved. In some cases it may be appropriate to remove in part or whole the adaptation and where practical to do so place it into storage. Each case will be considered on a case by case basis with input and advice from relevant officers.

19. Re-housing current tenants

For all requests for major adaptations, the council will discuss with the tenant the option of a transfer to alternative accommodation that better meets the needs of the disabled person. This will be done on receipt of an OT recommendation. This could include arranging a suitable alternative home within the council’s stock, for which a discretionary direct match or priority medical banding may be given. Examples of why this may be considered:

A vacant property which is already suitably adapted to meet the essential needs of the tenant can be identified.

A vacant property which is more suitable to be adapted to meet the essential needs of the tenant can be identified.

An extension can be avoided by a move to a larger property. The current property is not suitable for a particular adaptation. Adaptations to a property may reduce its potential to be let in the future. There is under occupation by at least one bedroom or more

19.1 Where it is considered that a move to more suitable accommodation would be

possible and/or is the best solution, a priority banding may be given to the tenant to enable them to move more quickly.

19.2 If suitable accommodation is available the tenant would be expected to accept the alternative property.

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19.3 Once an offer has been accepted on an alternative property, the customer will be expected to take up the tenancy and move in to this property as soon as is practical.

19.4 If a tenant refuses two reasonable offers of alternative accommodation, the council will inform the tenant that they may be excluded from any further considerations Under such circumstances, the council may also discuss with the tenant the options of self-funding or alternative funding.

19.5 In cases where re-housing is being looked at as the approved/preferred option, then this must be possible within a reasonable timescale (based on an assessment of risk and availability of accommodation). If it is not possible to find suitable alternative accommodation within a reasonable time, adaptations to the existing property or another property will be considered. A reasonable timescale is deemed to be no longer than 12 months from the date the decision not to adapt has been made.

19.6 If any additional aids and adaptations are required to the new property these will not be undertaken until confirmation of the tenants intention to move has been received.

20. Financial assistance towards moving

Where an offer is accepted to transfer/re-house under the Aids and Adaptations Policy, the council may help with the cost of moving to the other home. Tenants who take up the option to be re-housed may receive financial assistance to cover relocation expenses. Assistance will vary according to circumstances but may include:

Removal costs Disconnection and reconnection of cooker, and essential appliances Refitting of carpets Redecoration allowance or where appropriate redecorating of rooms in a new home

21. Adapting Vacant Properties There may be occasion where a property would be suitable if additional adaptations were installed. However under the council’s current allocation scheme unless a property meets the needs of the household they would not be nominated to it. This does limit the choices disabled applicants and currents tenants have to move. If adaptations were undertaken in a vacant property they may not be suitable for all. Many adaptations are recommended according to the individuals needs and are not a generic assumption.

21.1 If the council is considering offering Keyways applicants or a current tenant a vacant un-adapted or partially adapted property which may require further adaptations to address needs, council officers, the Occupational Therapist and Housing Surveyor will firstly assess the suitability of the property to meet essential needs. The priorities of the Occupational Therapy Service do not always result in a immediate response to such requests. However where possible this will be pursued only when it would not hold up a letting or result in void loss.

21.2 Once the Occupational Therapist and Housing Surveyor have made their assessment of a vacant property, the council reserves the right to withdraw any offer of accommodation if the property is not deemed suitable. If extensive major adaptations are required or there is no funding available to carry out the works, the offer of accommodation may be withdrawn. The customer will be advised regarding the outcome and of their alternative housing options.

21.3 If major adaptations are required and the property is deemed suitable, some or all of the adaptation work will be carried out as a priority where possible and practical, to minimise void times.

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21.4 The customer will be expected to take up the tenancy as soon as is practical. If the tenant is able to live in the property whilst awaiting some or all of the adaptation work they will be expected to do so. If minor adaptations are required the customer will be expected to take up the tenancy prior to the adaptations being carried out.

21.5 Prior to undertaking major works, applicants who are existing council tenants will be required to sign a tenancy agreement for the newly allocated property. The property they currently reside in will then be treated as a decant property. Upon completion of works the tenant will be required to vacate the decant property and move into their new property. They will have no rights to remain in the decant property. Note; the tenant will only be responsible for paying rent at the property where they are actually residing.

21.6 Applicants who are not existing council tenants will be required to sign a Declaration of Understanding prior to works being undertaken. The Declaration of Understanding highlights that the applicant is making a commitment to move into the property as soon as it is available and adapted if they cannot take up immediate residence and that they will not receive another offer of accommodation. In such cases applicants will be considered as adequately housed. Failure to take up an adapted property offer once works have commenced, will be deemed a refusal of a reasonable offer and this will affect any future applications they make for re-housing or aids and adaptations.

22. Future occupation and successive applications

22.1 Once major or extensive adaptations have been completed at a property it is

expected that the tenant requiring the adaptation will continue to live at the address, unless circumstances do not allow this (for example, no longer able to use the property due to a worsening medical condition and further adaptations are not possible).

22.2 If a tenant applies to be re-housed, unless their circumstances have changed, they would normally be considered to be adequately housed and would have no priority on the housing register.

22.3 Tenants requesting consideration to undertake a mutual exchange to a property without adaptations when it is clear they have been provided for them in their current property will be refused consent if they chose to move to an un-adapted/unsuitable property.

22.4 Where significant work has taken place at a property and the person(s) requiring the adaptation(s) dies or is unable to remain at the property and permanently resides elsewhere, the remaining family members may be asked to move to alternative accommodation to allow the adapted property to be let to a disabled tenant or applicant. Similarly, where the disabled person remains after death of a partner in a joint tenancy, the disabled person may be required to move to alternative adapted accommodation if for example, the property is grossly under-occupied.

23. Maintenance and servicing

23.1 On relet of any adapted property there will be routine inspection and maintenance

undertaken of the aids and adaptations in place. 23.2 Certain aids and adaptations will be subject to agreed servicing and maintenance

programmes. This generally applies to large pieces of equipment including stair lifts, through floor lifts, step lifts, and fixed tracked hoists.

23.3 Tenants will be expected to allow reasonable access to enable servicing and maintenance of aids and adaptations. Should this not be permitted, tenants may be liable for the cost of any deterioration or fault which is attributed to the inability to perform necessary servicing and maintenance.

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23.4 Tenants may also be liable for charges in the case of inappropriate call outs or aborted pre-arranged visits.

23.5 After 12 months maintenance/repair of new major adaptations to the structure of a property will be undertaken as responsive repairs.

24. Removal of Aids and Adaptations 24.1 An aid or adaptation to a property that has been funded by the council is owned by

the council and must not be removed by the tenant during or at the end of their tenancy. If a tenant removes an adaptation without approval then they will be recharged the full cost of replacing it.

24.2 In circumstances where an aid or adaptation is no longer required, the council will consider removing it if it may be used in another home. Otherwise, it will be left in place. If an aid or adaptation is no longer working and beyond reasonable repair then approval will be given for it to be removed following a reassessment of need. The council will not normally remove structural adaptations to a property, for example ramping, widened doors or level access showers and wet rooms.

24.3 CBC reserve the right to remove adaptations if this is viewed as the best use of its resources to meet local housing need.

25. Appeals and Complaints If applicants are dissatisfied with any decision made about their application they have the right to request a review. Reviews will be carried out by a relevant Service Manager from the Council. If applicants are not satisfied with the review decision they may register a complaint through the Council’s formal Complaints Procedure. Housing Applicants who want to make a general complaint or comment about the aids and adaptations process can also use this procedure. Details are available from the One Stop Shop or online at www.corby.gov.uk

26. Information Sources

It is intended that tenants will have access to a range of information about aids and adaptations, through appropriate literature and receive advice and assistance from the appropriate officers throughout the process. Information will be maintained of adapted properties. A list of adapted properties, setting out the type of pre-adapted council accommodation on offer by area, will be kept up to date by the Landlord Service Team. A simple information leaflet is also available from Landlord services, the One Stop Shop or online at www.corby.gov.uk

27. Financial Implications

The budget in relation to Aids and Adaptations for council tenants is an annually agreed capital budget which comes from the Housing Revenue Account. In 2015/16 this stands at £300,000 and is forecast to remain at similar levels for the three financial years ahead.

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28. Consultation undertaken 1. Sam Dickson – Housing  Options Manager  

2. Sarah Brackpool – Tenancy Team  Manager  

3. Gus Paton – DLO Manager  

4. Norman Stronach – Chief Executive  

5. Adrian Sibley – Corporate Director  

6. Craig Spence – Senior Neighbourhood Manager  

7. Jackie Martin – Housing Support Intervention and Involvement Manager  

8. Amy Plank – Environmental Protection and Private Sector Houisng Manager  

9. Andrea  Ziebis – Service Improvement Manager  

10. Tenants Voice Group  

11. Overview and Scrutiny Panel  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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Option Appraisal following receipt of OT Recommendation  

About The Current  Household  

Name of Tenant(s)  

 

Address   

 

Who’s  the  adaptation for?  

 

If the adaptation  isn’t for the  tenant(s) what  is  the household relationship to the tenant(s)  

 

If  the adaptation  is  for a child of the tenant  is this their  principal  and  only home? 

 

Current  household makeup 

 

Date  of  OT recommendation  

  Details  of    OT recommendation  

     

The Building/ The Property  

Property Type  Bed spaces   Estimated Cost of Adaptation(s)   Under £2000 DLO Over £2000 but under £5000 LLS/DLO Over £5000 up to £10,000  CE/LMH Over £10,000 Committee   

  

 

Keyways  numbers waiting 

 

1. How old is the property?  

 

2. Is the structural condition of the property  suitable  for  the recommended adaptation? 

 

3. Can  the  proposed  adaptations be  undertaken  within  the existing  footprint  of  the property? 

 

4. What  existing  adaptations  have been  undertaken  at  the property? 

 

5. Level  access  shower  to  a  first floor  home  ie  typical  2  storey house or 1st floor or higher flat is their a means of access? 

 

6. Estimated Cost    

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7. If ramping is proposed on or in a shared area or pathway would it adversely  affect  the  area  for other residents? 

 

8. Will  it  be  necessary  to  decant the  tenant  and  family  during works? 

 

9. Estimated Void Loss   

 

10. Estimated  time  to  complete works 

 

11. Are  there  any  property constraints  in  terms  of adaptability: Narrow Doors  Narrow passageways Narrow or Dog leg staircases 3 Storey property Steep flights of stairs or steps Steep slopes Multiple level changes  

 

12. Where  works  would  require planning  permission  or  building regulation approval would  it be granted? 

 

13. Is  there  a  2nd  reception    room which could be converted? 

 

14. If  the  adaptation  is  in  a sheltered  scheme  is  there  a communal  bathroom  with current adaptations  that  can be accessed? 

 

The Demand  

15. Is  the  property  type  deemed general  needs 

 

16. Is  the  property  a  ground  floor flat  or bungalow? 

 

17. What  is  the  demand  for  the current property un‐adapted 

 

18. Are  there  suitable  adapted property  or part adapted in the locality? 

 

19. What  alternative  part  or  fully adapted  properties  would  be available borough wide 

 

The Person/ The Tenancy  

20. Is  the property currently under‐occupied  

 

21. If  the  adaptation  is  approved  would  the  property  be  under occupied  

 

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22. If  the  adaptation  is  approved would  the  property  be  over crowded?  

 

23. Are  there  needs  of  different household  members  which cannot be met in the property if the adaptation took place? 

 

24. Intentions  for  long  term  use  of the property?  

 

25. Is  the  property  subject  to  the RTB? 

 

26. Does  the  tenant  have  existing network of carers and support in the locality?  

 

27. Will  the  adaptations recommended meet  the  longer term needs?  

 

28. If  the  tenant has a  contribution to make is this affordable ? 

 

29. Service charges – would they be affordable?  

 

30. Is  there  a  current  possession order relating to the property? 

 

31. Has  an  application  been  made for possession or eviction  

 

Notes:       

Recommendation:   

Name of Officer :  

Signature:  

Date:  

 

Approve/ Reject:    

Housing Manager:   

Signature   

Date   

 

 

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Equality Impact Assessment Full Assessment

Name of policy/strategy/project:

Disabled Adaptations Policy for Tenants

Department/Section:

Housing and Neighbourhood Services

Officer(s) responsible for completing the assessment:

Cath Maglone

Equality Questionnaire (initial assessment) completed on:

6.6.16

Relevant Committee & Meeting Date:

One Corby Policy Committee 2ND August 2016

The Equality Act 2010 places a general duty on all public bodies to have due regard to:

o Eliminate discrimination, harassment and victimisation o Foster good relations o Advance the opportunity of equality

As a local authority we also have a specific duty to publish information about people affected by our policies and practices. Therefore all Equality Impact Assessments should be published on the relevant CBC website page on their completion.

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Section One: General Information Is this a new or a review of an existing Policy/Function?

Review of an existing function. Currently there is no clear Council approved policy in place.

What are the key objectives/purpose of this Policy/Function?

1) To clarify when it is appropriate to adapt a current home or if this is not feasible

reasonable or practicable outline what support and assistant is available in terms of re-housing

2) Consider how we allocate adapted properties which become void

Who will benefit from this Policy/Function?

Current Tenants and Applicants

Why is a Full Assessment being completed? (what were the findings of the Equality Questionnaire)

There are both negative and positive impacts for tenants and applicants: Some actions within the policy will promote equality for people with disabilities. For

example the council’s policy to provide an alternative home in specific circumstances may mean that a tenant who has a disability may get a property that is suitable more quickly, rather than remaining in a unsuitable property and waiting for the adaptations.

In the short term it has been identified that moving someone due to under occupancy may have a negative effect, this type of negativity is most likely to affect elderly tenants. However, assistance will be provided to enable the move to take place. In the longer term it is expected that their utility bills would be reduced and a smaller home will be more manageable and affordable.

Families who have a need to occupy a home with multiple bedrooms will benefit from this policy due to the increased availability to meet demand for homes that have been not had adaptations.

Those that require adaptations will incur a minimal rent increases to maintain the adaptations which is a legitimate landlord function, this may be seen as a negative impact.

Section Two: Data Collection & Evidence What relevant evidence/data/research is available to assist your assessment of the potential impact of this policy on the Equality Target Groups?

N/A

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Is there a need for further research? If so, what information do you require? How do you intend to acquire this information? How will it assist you in being able to make a fairer assessment?

No

From the evidence, has any potential negative impact of the policy/function been identified?

No

Will any changes be made to the function/policy as a result of this evidence?

N/A

Section Three: Potential Impact Addressing each `Equality Target Group’ in turn, and using the data and evidence collated, describe what potential negative impact that an individual from this group may experience as a result of the policy/function. Age

Those families that have a need to occupy a home with multiple bedrooms will benefit from this policy, with the increased availability of this type of property in addition to it being a property that has not been adapted to cater for someone with a disability. In the short term it has been identified that moving someone due to under occupancy may have a negative effect, this type of negativity is most like to affect elderly tenants. However, in the short term assistance will be provided for the move, and the tenant will be heavily consulted. In the longer term it is expected that their utility bills would be reduced as a smaller home be more manageable and affordable.

Disability Rent increases linked to adaptations for current tenants may have a negative impact on the household income of those who are not benefit dependant. There are both positive and negative impacts in terms of allocating adapted properties in terms of identifying ways to use our stock and adapting the type of homes which could be used by others at a future date. Limiting adaptations in certain circumstances such as under occupation could be seen as a negative impact in the short term for the individual however releasing a general needs home with no adaptations and allocating a more suitable adapted property would benefit tenants who require adaptations and applicants who don’t.

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Sex

Marriage & Civil Partnership

Pregnancy & Maternity

Race

Religion or Belief

Gender Re-assignment

Sexual Orientation

Socio Economic Those that require adaptations will incur a minimal rent increases and this s may be seen as a negative impact. In the longer term those tenants that have to move due to under occupancy are expected to benefit from lower utility bills and a smaller more manageable home.

Community Cohesion

Section Four: Consultation & Involvement Who have you consulted with on this Policy/Function? Explain why these group(s) were consulted with?

Corby Tenants Voice Group Elected Members of the Overview and Scrutiny Panel Housing Options Manager Tenancy Team Manager Repairs and Maintenance Manager Senior Neighbourhood Manager Supported Housing Manager Environmental Protection and Private Sector Manager Service Improvement Manager Equalities Officer To offer the opportunity to understand, challenge and comment on the draft policy

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Does the consultation identify any negative impact on any of the equality target groups?

No

What changes will be made to the policy/function as a result of the consultation(s)?

None other than further explanation to points which required clarification.

Is further consultation planned?

Further consultation may be required to take place once a clear decision has been made on which direction elected members wish officers to take.

Section Five: Assessing the Impact On analysis is there the possibility that there is an adverse impact or discrimination, please out line these. NB: i) Any identified impact that is or may possibly be discriminatory, but is justifiable* must be mitigated. You must complete the action plan to evidence how you intend to reduce the effect this policy/function has on these groups. ii) If the discrimination or adverse impact is illegal, action must be taken to prevent this immediately. These actions must be stated here.

The implementation of rent increases for any tenant receiving an additional service is a legitimate landlord function. The current rent only cover services provided at the initial letting. Any additional services can be agreed direct with the tenant and charged for during the tenancy. The current tenancy agreement has this clause 6.8 We have the right to charge you for any new service we provide for your home. The

cost will be charged as part of your gross rent. We will tell you in writing, at least four weeks before we do this.

i)What changes can be made to the policy/function to mitigate any adverse impact? (what barriers could be removed)

None

ii)What action(s) must be taken to stop any illegal impact?

No illegal impact identified

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*A proportionate means of achieving a legitimate aim.

Section Six: Monitoring & Evaluation What monitoring systems have been set up to measure and monitor the policy/function impact to ensure that it makes a positive contribution the general duties of the Equality Act 2010.

Monitoring will be undertaken in the following at areas 1. Performance - improved time frames for completion of works once agreed 2. Complaints 3. Satisfaction surveys following completion of works

Section Seven: Decision Making Findings should be summarised, highlighting how the policy contributes towards the general duty of the Equality Act 2010. What if any changes have been made, and why changes were necessary.

In meeting the general duty of the Equality Act 2010 the proposed policy aims to advance the equality of opportunity by minimising disadvantage to tenants and applicants with disabilities. The proposed policy outlines what steps we will take in making decisions on when it is and isn’t appropriate to adapt a current tenants home and how we will assist tenants to find suitable homes which meet their needs. The policy looks at ways of utilising adapted homes which become empty to ensure those most in need of home which is adapted to suit someone with a disability is allocated it .

Line Manager:

Cath Maglone

Date: 20.7.16

Policy Officer (Equality & Diversity)

Date;

Chief Executive:

Date:

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A signed hard & electronic copy should be retained within the unit for audit purposes. Forward an electronic copy to the Policy Officer (Equality & Diversity) to be logged.

Equality Impact Assessment Improvement Plan Negative Impact Changes proposed Lead Officer Resource

implication Progress Timescale