we wish you a merry - williamsburghha.co.uk · we wish you a merry christmas we would like to take...

1Winter Newsletter 2017 Williamsburgh Housing Association

Please note that we can provide large print versions of this newsletter and indeed other publications, to those who are visually impaired. Similarly, we are happy to respond to

requests that publications be provided in other languages or formats.

Rent and Service Charge Review – Page 2

WINTER 2017 A recognised Scottish Charity No. SC035350 Volume No. 110

NEWSWINTER 2017 A recognised Scottish Charity No. SC035350

INSIDENews for Owners – Page 7

Emergency Telephone Numbers – 2

We Wish You A Merry Christmas

We would like to take this opportunity to wish all our residents the compliments of the season. We hope you all

have a Merry Christmas and a very Happy New Year.

Christmas and New Year HolidaysOur offi ce will close at 1pm on Friday, 22nd December 2017 and re-open on Wednesday, 3rd January 2018. A list of emergency numbers is provided in this newsletter. Please note that as this list has been updated, you should now dispose of any previous versions. The offi ce answering machine will also be checked regularly throughout the holiday period, in order that urgent matters can be dealt with. You can, therefore, leave messages by phoning 0141 887 8613.

2 Williamsburgh Housing Association Winter Newsletter 2017

The annual review of rents and service charges is currently underway. The review takes account of the costs incurred by the Association in relation to:

• managing and maintaining our properties,

• services provided, and

• anticipated infl ation and interest rates

It also allows the Association to promote a programme of work to improve the homes of

our tenants, including:

• major repairs,

• signifi cant re-investment including new kitchens, bathrooms and central heating systems, and

• improved energy effi ciency, such as increased insulation and the installation of new windows, with the aim of reducing fuel charges.

You will shortly be receiving your

consultation letter. We would be pleased to receive your comments on the proposals. Feedback should be provided to our Housing Manager, Lesley Ferrie, by 10th January 2018.

The result of this review will come into effect as of rent charges due from 28th March 2018.

Christmas is a wonderful time for giving, but it’s easy to feel pressured into spending money you don’t have. You may even be tempted to spend your rent money on the festivities. But if you do, you could be putting your home at risk.

We offer easy and convenient ways to pay:

• Allpay Payment app

• Online – www.williamsburghha.co.uk

• Any Pay Point outlet

• At the Post Offi ce

• By telephone on 0844 225 5729

Rent and Service Charge Review 2018/2019

Got a Smartphone or a Tablet?

If the answer is yes, then paying your rent couldn’t be any easier, just download the Allpay Payment app. Making payments this way is easy and more importantly – fast! Payments will be shown in your rent account the next day.

Don’t start off the New Year with a rent arrear hangover!

PayingYour Rentat Christmas

Got a Smartphone or a Tablet?

If the answer is yes, then paying your rent couldn’t be

Your Rentat Christmas

or a Tablet?

at Christmas


Williamsburgh HA Offers a Welfare Rights Service to All Our TenantsOur Welfare Rights Offi cers are happy to answer any of your enquiries relating to Universal Credit, or any other aspect of welfare benefi t entitlement.

If you would like to contact them with an enquiry, or wish to arrange a suitable appointment, please phone 01505 384100, or email [email protected]

This is a free and completely confi dential service.

Budget UpdateFollowing the Government’s Autumn budget statement on 22nd November, it was announced that the roll out of Universal Credit will be slowed down.

Renfrewshire was due to switch to ‘Full Service’ in May, however this has now been put back until September 2018.

To date, the only Universal Credit claims processed in Renfrewshire relate to single jobseekers, who satisfy certain ‘gateway conditions’.

The budget announcement means that from 1st January 2018, no new Universal Credit claims will be accepted, until the switch to Full Service in September. This means that anyone wishing to make a new benefi t claim between 1st January and September 2018 will continue to claim existing benefi ts, such as Housing Benefi t, Jobseekers Allowance etc.

As pensioners will not be affected by these changes at all, they should continue to claim Pension Credit and Housing Benefi t.

Applying for Universal Credit Residents should be aware that they can apply for Universal Credit at the Association’s offi ce. Applicants can make use of a dedicated computer, free of charge, situated in a private room.

For more information, please contact a member of the Rents Team – Elaine, Lorna or William.

Local Housing Allowance Rates Applying to Social HousingWe are pleased to report on some good news. The Prime Minister, in the House of Commons, announced on 25th October 2017 that the Government are no longer going ahead with their policy, which proposed to limit help with rent, to that of the Local Housing Allowance Rate applicable in the area, where the application is made.

New tenants, who have been advised when signing up for their new home, that their entitlement to assistance would be restricted, should note that, given the change in Government policy, this will no longer apply.


While celebrating the festive season, we would ask that you give consideration to your neighbours. We hope all our residents will enjoy this time of year but unfortunately, at times, things can get out of hand. If you experience anti-social behaviour, we would ask you to report it as and when it happens.

Renfrewshire Council’s Community Safety Partnership team deals with anti-social behaviour complaints, such as:

• Neighbour disputes• Drug dealing• Domestic disorder• Vandalism• Graffi ti• Dog nuisance• Pest control

The team can be reached on 0300 300 0380 (choose option 1)For noise complaints, call 0776 898 8186 (Friday – Saturday, 8pm – 4am).

Focus GroupWe are always happy to welcome new members to our Residents’ Focus Group. This group meets 4 times throughout the year, to discuss issues which affect their areas. The meetings are usually on a Thursday evening between 6.00 pm and 7.00 pm.

Why not come along to our next meeting? Dates for your diary are:

• 1st March 2018• 7th June 2018• 6th September 2018• 6th December 2018

Home Safety The Association provides both smoke and carbon monoxide alarms and undertakes an annual inspection of both. We would, however, encourage you to undertake periodic checks, by pressing the test buttons. If the alarm fails to sound, this should be reported to the Association immediately.

Fire PreventionAt this time of the year we normally take the opportunity to remind our residents about the dangers of fi re in the home. You should be aware of potential hazards during the festive season e.g. Christmas tree lights, candles etc. It is vital, therefore, to be extra vigilant and review your fi re precaution measures.

We would remind you that the Fire Service can provide advice in respect of fi re prevention and the action that should be taken in the event of a fi re. To arrange a Home Fire Safety Visit, log on to www.fi rescotland.gov.uk

Anti-social Behaviour


Winters in Scotland can be long, cold and unpredictable. It is important to remember that even an average winter is likely to include periods of severe weather.

A few simple steps can protect you and your home, from the most likely effects of a cold snap and could save you money.

• If you leave your fl at unoccupied during periods of particularly cold weather, let your neighbours and the Association know how to contact the person who has access to your fl at, in the event of an emergency.

• If possible, leave your heating on, in the frost protection

setting ‘*’, to maintain a minimum temperature that will protect your property against frost. Alternatively, leave a key with someone who can put your heating on, in the event of particularly cold weather.

• Find out how to turn off your water at source, by identifying where the stopcock is. This will cut off the main water supply to your property, in the event of a burst pipe.

• Check the terms of your household insurance policies and fi nd out what cover you have for risks such as fl ood or storm damage.

• Consider taking out insurance if you don’t have any.

• Make sure your cupboard is well stocked with food and you have essential medication, in case you fi nd it diffi cult to get out of the house.

• Keep an eye on your neighbours, particularly the elderly or vulnerable, who may be struggling in the colder weather. If you have any concerns about their safety, please contact our offi ce, or Renfrewshire Council’s Social Work Department on 0300 300 1199.

Cash for Kids The Association is delighted to be able to report that we have been able to access a sum of £2,075 from Radio Clyde Cash for Kids Mission Christmas Fund. This means that Christmas might be that bit more special for 83 children of WHA tenants who will receive a £25 toy voucher.

been able to access a sum of £2,075 from Radio Clyde Cash for Kids Mission Christmas Fund. This means that Christmas might be that bit more special for 83 children of WHA tenants who will

Elderly and Vulnerable TenantsIn addition to the advice outlined in the article above, the Association will be offering, once again, our winter service, aimed at supporting our elderly and vulnerable tenants. The service is described in a leafl et issued separately to those aged 65 and over. This not only includes useful information but offers a home visit, to provide advice and ensure tenants are using their heating to best effect during the cold weather.

Be Preparedfor Winter


Category of Complaint

Period ServiceIssue

StaffMemberIssue

CommitteeMemberIssue

ContractorIssue

Service IssueWilliamsburghProperty Services

Total

April –September 2017

6 3 0 12 0 21

AcknowledgedWithinTimescales

ResolvedWithinTimescales

ResolvedOutwithTimescales

Outstanding and OutwithTimescales

18 16 5 0

In analysing our performance, it is clear that, while largely successful in acknowledging the complaints received, there is room for improvement in relation to resolving issues, within the designated timescales. The Association believes that there should be no reason for us not to achieve a 100% success rate, in respect of this performance measure, albeit that some certain complaints are resource intensive and require detailed investigation.

We continue to monitor the operation of our procedures and reinforce the training provided,

to ensure staff are comfortable, not only in addressing the complaints but working to the set timescales.

In terms of responding to the complaints, the Association has:

• maintained our focus on responding to complaints of anti-social behaviour,

• directed staff resources towards addressing environmental and estate management issues, particularly with regard to close cleaning and grass cutting,

• shared learning experiences within the staff team of good practice in responding to issues raised, and

• reinforced with our maintenance contractors the quality of service we expect to be delivered, both in terms of their conduct while carrying out repair work and also the quality of the workmanship.

Given our belief in continuous improvement, we will monitor the areas identifi ed to ensure this is being achieved.

As readers will be aware, we provide a six monthly report on service improvements we have introduced, as a result of complaints received.

During the period April to September of this year, the Association received a total of 21 complaints, covering a variety of issues.

A breakdown of the categories of complaints received is detailed, together with a summary of our performance in relation to both acknowledging and resolving complaints, within our specifi ed timescales.

Complaints Performance/Service Improvements


News for Owners

The factoring service for owners is provided through our subsidiary company, Williamsburgh Property Services. The main contact, should you have any enquiries regarding this service, is Suzanne Sweenie. Suzanne can be contacted by telephoning 0141 847 6372 or by emailing [email protected]

Buildings InsuranceThe buildings insurance for your property is provided by Arthur J. Gallagher Housing Ltd. At present, the yearly premium of £65.36 (residential properties) / £124.51 (commercial properties) provides cover for full rebuilding costs, subject to a maximum claim limit of £10,000,000. In the event of a claim, you should contact Arthur J. Gallagher Housing Limited, 27 - 30 Railway Street, Chelmsford, Essex CM1 1QS, telephone 01245 341200.

Please note that your cover may be jeopardised if your factoring account is in arrears.

Property Factors (Scotland) Act 2011Consultation on a Draft Revised Code of Conduct for Registered Property Factors

The Act was passed by the Scottish Parliament in March 2011. It created a framework which provides increased protection for homeowners who use the services of a property factor.

The Act has three main elements:

1. A compulsory register for property factors

2. A Code of Conduct with which all registered property factors are required to comply; and

3. A new statutory dispute resolution mechanism, known as the First-tier Tribunal for Scotland Housing and Property Chamber (FTT). Homeowners can make applications to the FTT if they believe their property factor has failed to comply with either their factoring duties or with the Code of Conduct.

The Act requires that the Government must from ‘time to time’ prepare a draft code

which should be published and then consulted upon with ‘interested parties’, such as registered property factors and homeowners.

If you are interested in helping to ensure the continuous improvement of the standards of service provided to homeowners, a link to the online consultation is available at:

https://consult.gov.scot/housing-regeneration-and-welfare/code-of-conduct-for-registered-property-factors/

Williamsburgh Property Services


Cyclical Maintenance – Common AreasThe cyclical maintenance work undertaken by the Association is carried out as part of a regular schedule of work, over a 5 year period. Owners are charged an appropriate share of the costs incurred in carrying out cyclical maintenance to common areas.

Where signifi cant programmes of work are proposed, we will consult with owners who are affected, to obtain their feedback on any such proposals.

Owners can also opt to have additional work carried

out through the cyclical maintenance programme, subject to them having a clear factoring account. The Association can, on request, arrange, for example, the painting of window frames and/or fl at entrance doors.

Owners’ Cyclical Maintenance Work Scheduled for 2018:

Frequencyin Years

Notes

Common Area Inspections

The common areas of all properties are inspected on an annual basis and any repairs identifi ed are included within the annual work schedule.

1 Common Area Inspections

Carried out as part of our core service. Costs not recharged to owners.

Legionella Prevention System Disinfection

Bank Street, Caledonia Street,Clarence Street, Cochran Street,Dunn Street, Kilnside Road, McKerrell Street, Seedhill Road.

2 Legionella Prevention System Disinfection

Contract is being procured at present. Work will be carried out in properties where we have been unable to switch water supplies to the mains supply.

Cleaning Gutters/Test Roof Anchors

All properties

1 Cleaning Gutters/Test Roof Anchors

New contract tendered for and Contractor appointed for next four years. Work will begin during early 2018.

Will be recharged on factoring invoices, depending on when work carried out and contractor’s invoice received.

Paintwork

55 – 67 Love Street3 Albion Street3 – 17 Clarence Street2, 4 & 8 Porterfi eld Road1-17 Dunn Street

5 Paintwork

Year 3 of a 5-year programme. Will be recharged on factoring invoices, depending on when work carried out and contractor’s invoice received. All affected owners will be contacted in the near future with further details.

Environmental Works

All properties

Environmental Works

Currently surveying backcourt areas to assess maintenance requirements for Trees/shrubs and hard standing (paths). Also reviewing existing accommodation for bins and considering proposals to provide additional storage areas.


Making Factoring PaymentsThere are several options available, to make payment of your quarterly factoring invoices as convenient as possible.

• By weekly/monthly/quarterly direct debit.

• At the Post Offi ce

• At any PayPoint outlet

• By telephone – 0844 225 5729

• Online – www.williamsburghha.co.uk

• Allpay App

If you have an Apple or Android smartphone, download the FREE Allpay app from the Apple App Store or Google Play. Once you record your details, the information is securely saved. Payments will be shown in your account the next day.

Remember! If you are having diffi culty paying your factoring invoices, we are happy to discuss payment options with you. Contact us on 0141 887 8613 for further details.


The Association has been happy to support the Renfrewshire Foodbank throughout 2017, accepting donations at our offi ce. We have been delighted with the generosity shown and as we approach Christmas, we are making an extra effort. As such, we would invite our residents to join the Association’s staff

and committee members by contributing to this very worthwhile cause.

Staff of the Association recently joined other volunteers at Tesco’s East Lane store in a special initiative to boost donations.

News for our Partners

Our colleagues at Renfrewshire Council have recently issued information which provides tips to avoid being caught out by bogus callers. This involves:

• Locking your doors, whether you are at home or going out.

• Checking through a window or door viewer when you

have a caller at the door.

• Asking for ID and check it carefully. Genuine callers will wait if you phone to confi rm their identity.

If you are concerned about doorstep callers in your area, phone Strathclyde Police on 0141 532 5900.

Bogus CallersBogus Callers

Renfrewshire Foodbank


Starting in January 2018 and running through until June, it will be delivered as follows:

WHAT WHEN WHERE

Digital Drop-In

Wednesdays3pm to 4.30pm

Paisley Williamsburgh Housing Association

Digital Drop-In Wednesdays12.30pm to 2pm

JohnstoneCastle

Community Hub, 31GR Maple Drive

Should you wish more information, contact: Debs or Ryan:Call: 01505 384100

Email: [email protected]

ConnectUp is a community project that helps people improve their digital skills. It provides training on the use of computers, tablets and smartphones and gives access to computers, the internet and printing facilities.

It is for all residents of Williamsburgh HA – from absolute beginners to those just wanting to brush up on their computer skills. The project aims to help you learn what you want at your own pace, whatever your age or ability level.

You will learn whatever is most important and useful to you:

• Email

• Facebook, Twitter, Instagram, etc

• Internet Safety

• Smartphone Support and Apps

• Using the Internet

• Photos and Videos

• Create or Update your CV

• Tablet and iPad Support

• … and whatever else you want to learn!

Support will be tailored to help you to use digital technology to your advantage. You can also be shown how to use your own device, so if you have a laptop, tablet or smartphone, feel free to bring it along.

You will be welcomed and encouraged in a supportive and fun environment, by people who care and have patience.

We would encourage you to make use of this facility and visit the most convenient venue. Simply turn up!

Williamsburgh Housing Association LimitedRalston House, Cyril Street, PAISLEY, PA1 1RW

Tel: 0141 887 8613e.mail: [email protected] • web: www. williamsburghha.co.uk

Scan Me!

e.mail: [email protected] • web: www. williamsburghha.co.uk

As usual, at this time of year, we provide residents with contact telephone numbers for use, in the event of any emergency that may occur outwith offi ce hours, or during holiday periods.

Should you need to contact an emergency contractor, please have the following information available.

• Your name and telephone number.

• Full address, including fl at position.

• Full details of repair being reported.

• Confi rmation that you are a housing association tenant, owner occupier or tenant of a private landlord, in a property factored by Williamsburgh H.A.

Please have a pen and paper handy, before you telephone the emergency number, as some of the contractors use an answer machine facility and you may wish to note the instructions provided.

All Trades:

Joiner, Plumber, Electrician, Glazier,Roofer, Door Entry & TV Aerial

Mitie0845 600 8624

Gas Heating Engineer:James Frew & Sons01294 468113 (24 Hour Call Centre)

Gas Leaks: National Grid 0800 111999

Loss of Electricity: Scottish Power 0845 2727999

Water and Sewerage Problems Scottish Water 0845 6018855 or0800 7310840

Police (Mill Street, Paisley): 101 (non-emergency)

RSABI is a unique Scottish charity dedicated to the relief of hardship and poverty amongst people who are, or have depended for their livelihoods on the land.

They have recently advised us of a £300 heating grant they have available, ‘Help for Heating’, which is available to people who are working, or have worked in

farming, crofting and growing, and are struggling with fuel

costs. Contact details are noted in attached advertisement.

EMERGENCY TELEPHONE NUMBERS

Royal Scottish Agricultural Benevolent Institute (RSABI) – Heating Grant

we wish you a merry - williamsburghha.co.uk · we wish you a merry christmas we would like to take...

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