The City Council has been forced toset an average rent increase of 6.5%from April 2011 due to delays in theGovernment introducing a newfunding regime for social housing.

The actual rent rise will be between£4 and £9 per week, depending onthe difference between your existingrent and the ‘target rent’ for yourproperty. You will have been sent aletter notifying you of yourindividual rent rise.

Councillors reluctantlyagreed the increase afterhearing the Council wasstill required to giveover £10m of all rentscollected to theGovernment in subsidydespite significantshortfalls in its own budget.

Cllr Lucille Thompson, Portfolio Holderfor Housing said: “We continue to bein an impossible position. Whilst the

Rents to rise by 6.5%

The Government has announcedproposals for the reform of Housingfunding and for introducing flexible tenancies.

The ‘Localism Bill’ includes plans toabolish the Housing Subsidy systemand allow councils to keep allmoney collected in rents, whichcould be introduced in April 2012.

In return, councils will need to takeover the debt currently funded by

e d i t i o n 1 M a r c h 2 0 1 1

e d i t i o n 1 9

housing news for Winchester City Council tenants and leaseholders

Tenant News, produced by Tenantsfor Tenants can be found at the back of this edition

house

HousingFinance Reform

� Tenant Satisfaction(status) Survey page 3

� Hot PropertyInformation pages 4-7

� Money Matters page 8

inside this edition:

Government accept the currentsystem is unfair and promise change,

it is disappointing that additionalmoney has not been madeavailable this year.

“This has meant the Council hadlittle choice but to accept theGovernment’s recommendationsfor rent increases”.

The proposed change in councilhouse funding should mean bothmore Council control of budgets andmore cash for Council housing.

the Government. However, thisshould mean:

� more cash for housing locally� more control for the Council

over the services it manages� tenants have a greater say on

how services are run.

The Government also intend tomove away from secure tenanciesand want to see councils introduce‘time-limited’ tenancies in the nextyear. This would mean regularreviews of tenancies and powers forlandlords to change tenancyagreements if the tenants’

circumstances change. All existingsecure tenancies will be protected.

The Council has raised a number ofconcerns about this proposal andwill keep you informed once anynew information is available.

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thebigwordtelephone interpreting service

The Council uses a 24-hourTelephone Interpreting Service,which also provides written orrecorded translations includingaudio tapes and CDs.

If you, a relative or a neighbourwould like to talk to the Councilthrough an interpreter, pleasecontact your Area HousingManager on 01962 840 222.

In March, I shall be retiring as Head ofContracts and Property Services after 25 yearsservice at WCC working with tenants andofficers to facilitate repairs and improvementsto properties. I’ve overseen major modernisations duringthe 80’s & 90’s; the redevelopment of Makins Court opened byHRH The Princess Royal in 2003 and achieving Decent Homes in2010. I’m also proud to have developed the aids and adaptationservice for disabled and elderly tenants.My thanks go to colleagues for their assistance and particularlyProperty Services, without their dedication my achievements wouldnot have been possible.I look forward to rebalancing my time between more leisure andnew work related activities.Best wishes

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If you have any particular needswhich affect how you are able touse or be involved in our servicesor how you would like to receive

information - for exampletranslation, interpreters, Braille,

audio tape, large print, sign language - please contact theCustomer Service Centre either bytelephone: 01962 840 222 or by

email: customerservice@winchester.gov.uk

T E X T P H O N EThis facility is available for readerswho are deaf or hard of hearing.Please telephone 01962 878 982.

Local Offers – The standards you canexpect from your landlordThe Council, along with all othersocial landlords, has been asked bythe Tenant Services Authority toreview all service standards andagree new ‘Local Offers’ withtenants by April 2011.

We published our local standards insome detail in the October editionof on the house. Copies of thestandards are available on requestor on the Council’s websitewww.winchester.gov.uk

Since then, we have consulted tenantson their views on local services andwhether they want to see changes tothe existing local offers or standards.This consultation has been throughthe on the house survey, discussionswith tenant groups and through thebi-annual Tenant Satisfaction (Status)

on discOn the house is available

in large print or on CD (audio). Please call Glynis Cole on Freephone 0800 716 987.

Dear Readers

If you are interested in taking part in a focus group to review suchoptions, please contact us on the Freephone 0800 716 987 oremail tenantinvolvement@winchester.gov.uk

survey (seepage 3).

Richard Botham, Head of LandlordSevices said: “Tenants clearly wantto see service standards maintainedbut there is no noticeable demandfor additional housing services. TheCouncil intends to retain thestandards published in October asthe Local Offer for Winchester.”

Responses to the Tenant Satisfactionsurvey did suggest some additionalservices if funds were available,including internal decoration,condensation control measures,gardening services andimprovements to car parking. TheCouncil plans to arrange focusgroups with tenants in the next fewmonths to review these options.

Printed on 75% recycled paper.

All winchester tenantscan register forHomeswapper for freeHomeSwapper is the largestnational mutual exchange servicefor council and housing associationtenants wanting to swap homesthroughout the UK. Join today atwww.HomeSwapper.co.uk

Clive Broomfield

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o n t h e h o u s e p a g e 3

The recent Tenant Satisfaction(Status) survey has shown theoverwhelming majority ofWinchester City Council tenants(85%), were satisfied with thehousing service.

Tenants in sheltered accommodation reported astaggering 97% satisfaction.

Nearly 80% of tenants who contactedthe council were satisfied with theway their enquiry was handled – anincrease of 3%. 94% of shelteredhousing tenants felt they had valuefor money – up 4% on last year.

For the first time we askedquestions around how you felt youwere treated by our staff and the

Thank you to the readers who tookpart in our survey on October’sHousing Annual Report.

Over 90% of respondents said itwas relevant and interesting with36% giving it the top grade.

The council was also delighted tolearn that 86% said Landlord Servicesoffered good value for money.

Congratulations to Dave Moore fromWinnall who won £150 worth ofLove2Shop vouchers.

Dave said: “I read all the publicationsand find them very interesting. Ikeep them and will refer back tothem from time to time.”

87% satisfied with the quality of theirhome, 97% of sheltered tenants

88% satisfied with their neighbourhoodas a place to live

85% satisfied with the repairs andmaintenance service

87% of sheltered tenants were happywith the frequency of contact from theirOlder Person Support Officer

93% were satisfied with the helpfulnessof the staff when using the emergencycall system

Tenants Happy withtheir Housing Service

You said... We did... (�)

majority of you respondedpositively. 92% of general needstenants told us they are treated withrespect and 87% said they weretreated with understanding.

The results raised issues with someservices such as antisocial behaviourand we’ll be talking these throughwith TACT and Councillors and will

report back in future editions of on the house.

This information is invaluable inhelping us plan future changes and agree service standards, so abig thank you for taking the time to complete and return thequestionnaire.

Texting Our Area Housing Managers

regularly use text messaging

to contact tenants.

on the house 93% of those tenants who receiveaudio versions of on the housetold us they found these useful.They say it is easier to keep up todate with what’s going on andhelps them remain independent. If you know anyone who wouldbe interested in receiving audionewsletters contact the TenantInvolvement Team on Freephone 0800 716 987 or email tenantinvolvement@winchester.gov.uk.

Advocates As part of our customer servicestandards we aim to involveagencies who specialise inproviding support to our tenantswith particular needs. Our AreaHousing Managers have made 20referrals in the last six months tosupport tenants with issues suchas gas service visits or signing upfor a tenancy.

Garage Promotion

Tenants from the Housing

Management Group suggested

offering incentives to encourage

people to take garages at

Winnall. We offered half price

rents at Winnall until Christmas

and as a result the number of

empty garages there has been

reduced by an impressive 65%.

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Challenging Times AheadFollowing Clive Broomfield’s retirement theProperty Services team are facing veryinteresting and challenging times. AndrewKingston, Property Services Manager said:“To ensure the service we offer remainscompetitive and current in an ever changingenvironment we are looking at our currentstaffing structure with a view to setting updesignated area teams which we hope willoffer customers a more focussed andpersonalised point of contact.

We will also be working to improve our knowledge of the homes inwhich you live, gathering property information to help us with financialplanning and long term forecasting (Asset Management) of repairs. Thiswill allow us to ensure our customers are kept fully informed of futureprogrammes of work.

We continue to be fully committed to providing a first class repairs and maintenance service which remains accountable to its customersand stakeholders.”

P r o p e r t yContract RenewalsThe contracts for day to dayresponsive repairs and voids (emptyproperties) currently being carriedout by Serco and JAD are due toend in Spring 2011. A tenderexercise has been carried out andthe Council has received bids from anumber of contractors for the newcontracts. A detailed assessment ofthe bids has unfortunately takenlonger than anticipated whichmeans the new contracts will nowstart in Summer 2011. In themeantime, Serco and JAD willcontinue in their current roles.

Further details regarding the awardof the contracts will be published inthe next edition of on the house.

The Council is legallyobliged to undertake anannual inspection andservice of all gas or solidfuel appliances in yourhome. This also applies togas supply pipes even ifyou do not use gas.

The Council continues to take thestrongest possible steps to gainaccess to all homes where tenantshave not co-operated, includinggaining orders for possession of your

home from the Court. Thisfirm approach has lead to ayear on year improvementin our access rates whichcurrently stand at 99.16%but we must gain access to100% of properties.

Kinetics, the Council’s contractorsare able to offer appointments atyour convenience to carry out thiswork. They will also check andservice your smoke detectors andcarbon monoxide detectors ensuring the safety of your home.

Annual Servicing of Gas andSolid Fuel Fired Appliances

Your home is at risk if you donot allow us access to carry out servicing.

Failure to carry out this work couldresult in serious injury or death bycarbon monoxide poisoning.

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I n f o r m a t i o n

Kitchen & BathroomRefurbishmentsKitchens and bathrooms will only beconsidered for refurbishment wherethey are beyond economic repair.Following a detailed survey, anywork issued may consist of a fullreplacement, a partial refurbishmentor ongoing holding works to ensure

Major Repairs & Renewals Programme 2011/12the kitchen and/or bathroom remainin good repair. This approach isapproved by TACT who agree thattenants should not expect kitchenunits and worktops to match interms of colour or style, the mostimportant thing is that the kitchenremains serviceable.

Subject to funds being available,priority will be given to thosekitchens and bathrooms in thepoorest condition through fair wearand tear. Deliberate or accidentaldamage will not guarantee areplacement and may result in thetenant being recharged for anywork carried out.

Internal DecoratingThe programme of discretionaryinternal decorating in elderly anddisabled tenants homes remainssuspended indefinitely. Internalcommunal areas will be decoratedon an ad-hoc basis if the work is necessary.

Gas CentralHeatingUpgradesGas heatingupgrades willtake place asdetermined by the age, reliability,condition and availability of sparesfor your current appliance. You willbe notified in writing if your boiler isdue for replacement.

Electrical TestingElectrical testing will be carried outat a number of properties this year.Any essential work identified duringthe test will be carried out as soon asis practically possible. You will beinformed in writing if your home is tobe included in this years programme.

Adaptations for theElderly & DisabledThe Council is pleased to say thebacklog of requests for this type ofwork is now clear allowing a fullprogramme of adaptations for2011/12.

We can carry out a range of small or‘fast-track’ works without the needfor a referral from an OccupationalTherapist. These include:

� Grab rails, handrails and banisters

� Lever taps

� Levelling of thresholds

� Raising/lowering of electricpoints and cupboards

� Key safes and intercoms

� Easy access to entranceways

You, your GP, care worker or anyoneconcerned with your welfare can referyou through the fast track scheme.Please contact Customer Services on01962 840 222 for details.

More complex adaptations must bereferred through OT Direct so youcan be assessed by an OccupationalTherapist. You can contact OT Directon 0845 600 4555. More expensivework will be subject to a means testand you may be asked to make afinancial contribution.

o n t h e h o u s e p a g e 5

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Abbotts BartonAusten Close

Charles Close

Chaundler Road

Coney Green

Coram Close

Dyson Drive

Simonds Court

Colbourne Court

Oglander Road

AlresfordAshburton Road

Jesty Road

Lovells Walk

Meryon Road

Mitford Road

City CentreLower Brook St.

Middle Brook St.

Upper Brook St.

Princes Buildings

Tower Street

Colden CommonSpring Lane

ComptonAttwoods Drove

CurdridgeTebourba Way

DroxfordSt Marys Close

East StrattonStratton Close

ExtonLarrymore Cottages

HambledonOld Barn Crescent

HighcliffeGordon Avenue

The Bungalows

MeonstokeSt Andrews Green

OtterbourneBourne Close

ShedfieldCanford Close

SobertonBig Tree Cottages

StanmoreBattery Hill

Addison Street

Drayton Street

Drummond Close

Mildmay Street

Waynefleet Place

Wykeham Place

Cromwell Road

Lisle Court

Paulet Place

Princes Place

Woolford Close

TitchfieldWitherbed Lane

TwyfordDolphin Hill

WeekeTrussell Crescent

West MeonRailway Cottages

WickhamBrittany House

Normandy Court

WinnallBraxton House

Craddock House

Dennett House

Earle House

The External Repairs and Paintingprogramme operates on a five-yearcycle which means one fifth of thehousing stock is surveyed andconsidered for inclusion every fiveyears (see list for this yearsproperties). Following the survey,only those homes identified asrequiring essential repairs/paintingwill have work carried out. If yourproperty is in reasonable condition,no work will be carried out this year.

By only carrying out essentialrepairs, we can ensure no homeswill fall short of the GovernmentsDecent Homes Standard.

You will be notified in writing whenthe contractors are due to start workin your area.

External Repairs and Painting

P r o p e r t yReplacement DoorsThe Council does not have areplacement programme for frontand rear doors. These will bereplaced only when they becomebeyond economic repair and eachdoor will be assessed independently.

Don’t expect to get a new door justbecause your neighbour has one!

Tenants are able to replace doorsthemselves at their own expensethrough the Tenant ImprovementScheme. See page 63 of yourTenants Handbook for details.

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o n t h e h o u s e p a g e 7

Winnall FlatsReplacement RoofsFollowing the successfulreplacement of the roof to EarleHouse in 2009, work is now beingplanned to the other three blockswhich should be completed duringthe 2011/12 programme. We will becontacting tenants and leaseholders

to keep theminformed ofprogressthroughoutthis project.

Lift Refurbishments –Winnall Flats & RichardMoss HouseThe lifts in these flats are due to berefurbished during 2011/12. Tenantconsultation will take place toestablish your needs and considerthe most practical ways the Councilcan help you during the time thelifts are out of action. We willcontact you well in advance of thework taking place to ensure yourviews are taken into consideration.

Out of HoursEmergenciesA 24 hour 365 days a year service isavailable to deal with emergencyrepairs. The Council defines anemergency as danger to life or limb,where there is serious risk to health or where there is risk of considerabledamage to the property. Please seepage 57 of your Tenants Handbook forfull details. You may report an out ofhours emergency on 01962 865 405.

If you need further information about any of the issues raised in theproperty information articles, please contct Property Services on 01962 840 222 or email housing@winchester.gov.uk

Installation of Solar(Photovoltaic) Panels –Solar Electricity SystemsA limited number of homes may besuitable for the installation of SolarPanels for generating electricity.These will typically be where roofsface south and aren’t overshadowedby trees or buildings.

Solar electricity systems capture thesun’s energy using photovoltaic (PV)cells. The cells convert thesunlight into electricity, whichcan be used to run householdappliances and lighting.

There are several benefitsassociated with generatingsolar electricity:

Cutting your carbon footprintSolar electricity is a green renewableenergy source that doesn’t releaseany harmful carbon dioxide (CO2) orother pollutants. A typical home PVsystem could save around 1 tonne ofCO2 per year - that’s around 25tonnes over its lifetime.

Cutting your electricity billsSunlight is free. A typical home PVsystem can produce around 40% of

the electricity a householduses in a year.

Selling electricityback to the gridIf the system is producingmore electricity than you

need, the Council will be able to sellit back to the National Grid and

generate income to re-invest inits housing stock.

We will contact you if yourhome is suitable for aninstallation and if it is

likely to be included in the programme.

Problems with Condensation and Mould?Having problems with condensation and mould in yourhome? Have you read our information and self help leaflet‘Keep your home free from condensation, damp andmould”, also available on DVD? Before you send for thesurveyor, please call the Customer Service Centre on 01962 840 222 to request a copy of the leaflet or DVD.

I n f o r m a t i o n

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Domestic AbuseLandlord Services have launchedtheir new Domestic Abuse Policyand Procedure, explaining ourcommitment to effectively dealingwith and responding to all reportsof domestic abuse.

One in five relationships in the UKare affected by domestic abuse,which comes in many forms:psychological, physical, financial or emotional abuse.

It can happen to anyone – men,women or children. Domestic abuseis unacceptable.

If you or your family areexperiencing domestic abuse thenhelp is available. Your Area HousingManager can work with you to offer

If you would like to discuss anyissue surrounding domestic abuseplease contact your Area HousingManager on 01962 840 222.

As the Budget cuts and the rise intax begin to bite, everyone needs toensure they review theirhousehold budgets and choosethe right spending priorities.

Please remember rent andCouncil tax are priority debtsand are not something that can beignored at the expense of other bills.

Zadia Green, Arrears Officer, said: “Ifyou are having difficulties payingyour rent please contact your AreaHousing Manager. An agreement canbe made to gradually clear yourarrears and a referral can be made tothe Citizens Advice Bureau (CAB)Debt Advisors.

“CAB advisors will help youcomplete a financial statement,

ensure you are receiving all thebenefits you may be entitled to and

liaise with people you owemoney to and reachrepayment agreementswhich you can afford.”

Tenants who are inarrears must pay during

any rent free weeks.

Now turn the magazine over to read

Loan Sharks and HomeCredit / Doorstep LoansUnder no circumstances would werecommend you borrow moneyfrom a doorstep lender or LoanShark. Both will charge you a veryhigh rate of interest on the loanusually amounting to far more thanthe original loan. This will not helpyour financial situation and will leadto more stress.

Home Credit is where you borrowmoney and the lender calls at yourhome to collect it. Lenders have tobe licensed by the Office of FairTrading and you can check this ontheir website www2.crw.gov.uk

Loan Sharks lend money without alicence and are breaking the law.They often take illegal action tocollect the money such as violenceor taking your valuables.

appropriate help and support andwhere appropriate we will ensurethose responsible are heldaccountable for their actions.

Whether you want to stay in yourproperty or leave, support andinformation on your options isavailable.

You can talk to your Area HousingManger in confidence and thinkabout your options before you makeany decisions.

Want to take the stressout of paying your rent?Unfortunately we can’t pay yourrent for you but we can make it asimple and hassle-free process! Byallowing us to collect your rent by amonthly Direct Debit you will avoidcash office or Post Office queues.The amount collected from yourbank account will normally be thesame each month but if this everchanges, for example the annualrent increase, we write to you twoweeks before the money is taken.

Why not contact us and we canhelp you to set this up. Contact theRents Section on 01962 840 222.

Money Matters

From 5th April to 31stDecember 2010, we have:

� Evicted 3 tenants for

rent arrears

� Been awarded 20

Possession Orders by the

Courts (not counting

Adjourned Orders or

Costs Only Orders)

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