Moving for Regeneration

Decanting for Regeneration

This information explains what standards and compensation you can expect if you are asked to move from your home so that regeneration can take place. This is called decanting and we aim to make sure you are treated fairly and have confidence in the decanting process.

Re-housing Existing Assured Tenants

Once the programme of works has been agreed, usually following consultation with residents and approval by the Trust’s Board, the order in which tenants are to be decanted will be identified. Before you are asked to move you will be given detailed information about

the type of works being carried out
the time the works will take
temporary accommodation
help available to move home
your right to return after works have finished
compensation

Your Options

Moving to a temporary home

It may be necessary to move you to temporary housing while works are carried out and newly built or refurbished homes are being completed. Temporary housing may take a variety of forms

specially built temporary accommodation in the area
existing homes that have not yet been demolished or refurbished
homes leased to provide temporary accommodation
other areas of the Trust’s housing

These homes will be for temporary use only, as they will be needed for other tenants as the regeneration of the estates progress.

Moving from a regeneration area

Normally, tenants who are required to move will be offered new homes within the regeneration area. In exceptional circumstances, it may be possible to move away from the area, but the opportunity to do this is limited.

Single move

Most people who need to move will move once, from your existing home into a newly-built home in the regeneration area. You will normally be given the opportunity to select kitchen and bathroom choices, as well as wall colours throughout your new home.

Offers of accommodation

You may be made an offer of temporary accommodation; you will be able to view this accommodation with a member of the re-housing team before accepting it. All offers will meet the essential needs of your household in terms of size and level of accommodation, but may not meet the long-term needs of your household. However, we will try to temporarily house you according to your housing need where possible.

Older residents may be considered for sheltered housing if you wish.

Right to appeal

If a property offered is unsuitable, for instance for medical reasons, you have a right to appeal in the first instance to the Homesearch Manager, who is responsible for allocating property. If an agreement cannot be reached then your case would be considered by the Head of Housing.

Size of Your Home

Overcrowding

If your family is living in overcrowded conditions, your housing need will be assessed during the decanting interview before you are asked to move. It may not be possible to offer larger temporary accommodation, but on your return to a permanent home, it will be the right size for your needs.

Under-occupation

If you are living in a property larger than you need, we will discuss your options at your initial decanting interview. All tenants will be offered a new home according to their housing need. Such cases will be dealt with following discussion with the Homesearch Manager.

The size of home you will be offered

Household Size	Standard Property Size
Single Person	1 bedroom or bedsit
Couple Cohabiting	1 bedroom
Single/Couple + pregnant	2 bedroom
Single/Couple + 1 child	2 bedroom
2 adults (not couple)	2 bedroom
3 adults (1 couple cohabiting)	2 bedroom
Family with 2 children same sex	2 or 3 bedroom
Family with 2 children different sex	3 bedroom
Family with 3 children same sex	3 bedroom
Family with 3 children different sex	3 or 4 bedroom
Family with 4 children or more	3 or 4 bedroom

Children of different sexes, where the eldest is over 10 years, should not have to share a room.

Children of the same sex are expected to share a room. Where there is an age gap of more than 8 years, consideration will be given to provide an extra bedroom.

Before You Move

Decanting Interviews

When the plans for regeneration are advanced, all residents will be consulted on the options available. Decanting interviews will be carried out with all residents affected by that phase of regeneration. These interviews will take place about 6 months before any move. Discussions will be based on

programme
size of household and housing need
re-housing options
the moving process
home loss and disturbance payments
any special requirements – for example, any aids and adaptations necessary

At this interview occupancy details will be checked, and proof of residency of all children living at the property will need to be provided. You will be asked to provide proof of identity and address.

Details of medical and social issues will be collected and assessed after the visit where required.

Notice of Seeking Possession

We will always seek to reach a voluntary agreement with all assured tenants. Notices of Seeking Possession will be served to ensure timescales and costs are not disrupted. The Notice does not require you to leave your home immediately and is a safeguard to protect our interest in cases where negotiations on re-housing fail.

In the vast majority of cases, legal proceedings will not progress beyond the issue of this Notice.

Only a Warrant granted by a Court can end your tenancy.

Removals

We will employ professional contractors to move your possessions. We will ask you to arrange this at the time of your move direct with the removal company. We will give you all the details before your move. We will pay the contractors directly.

We will arrange insurance cover for your furniture in transit with the removal company. This is on ‘replacement or repair to the present day value’ terms. Any claims are liable for a £50 excess. Some items are excluded under the terms of the insurance cover. Please contact the Trust if you would like more details.

We expect you to remove all of your belongings from both your home and garden, as would normally be the case during a move. Where it is found necessary to clear any belongings after your departure you will be recharged for the cost of clearance.

Professional Packing

A professional packing service will be available for elderly or vulnerable tenants.
This would be discussed at the decanting interview.

Compensation

Home Loss Payments

If your home is being demolished and you have lived there more than 12 months you will normally be entitled to a Home Loss payment. If you have lived there for less than 12 months you may be entitled to a discretionary pro rata payment. This payment is for the loss of your home.

Loss of Tenancy

If you have breached the terms of a Possession Order and as a result you have lost the security of your tenancy you will not be entitled to a Home Loss payment. Maidstone Housing Trust will inform you in writing following any breach in the terms and conditions of the Court Order.

If you are in any doubt about your tenancy or status it is important you contact your Account Manager immediately. You can contact the Rents Helpline on 0800 923 2700 or by email accountmanagers@maidstonehousing.org.uk

Disturbance Payments

When you are asked to move you should not suffer financially, so you will be eligible for disturbance payments. These payments are not fixed and will reflect ‘reasonable’ costs incurred as a direct result of moving home.

It is expected that the payment for disturbance caused will be no more than £750. You could qualify for payment for the following items (on production of receipts) during your move

Professional packing (this service is available for older and vulnerable tenants only)
Cost of altering soft furnishings (floor covering, curtains etc.) if affected by the move
Redirection of mail for 6 months
The disconnecting and reconnection of the following
- Telephone
- Cooker
- Washing Machine
- Other plumbing
- Re-fitting of alarms/security
The cost of moving and re-erecting aerials and satellite dishes where a Housing Manager agrees to this at the new address.

Home Loss and Disturbance payments will be made soon after you move into your new permanent home.

Any outstanding amounts owed to the Trust will be deducted from this payment. You will be advised of these amounts at the time of payment.

Payments are made by cheque to the tenant. The Trust cannot make cash payments, and you are requested to ensure that a suitable Bank or Building Society account is available.

Cost of Altering Soft Furnishings

Compensation will be paid on the assumption that carpets and curtains will be adapted at a rate of £50 per room of the property being vacated (excluding kitchen and bathroom). When claimed in this way this element of the compensation claim will not need valid receipts.

To make a claim higher in value for ‘altering soft furnishings’ then valid receipts must be provided.

Rent Arrears and Recharges

When we calculate your Home Loss payment and Disturbance payment, any rent arrears (either current or former), and any outstanding debts you owe to the Trust, will be deducted from the final payment.

It is important that you contact the Rents Helpline on 0800 923 2700 or by email accountmanagers@maidstonehousing.org.uk as soon as possible if you are concerned about issues relating to rent arrears. The Account Managers will assist you in drawing up a repayment agreement if necessary and give advice on issues such as Housing Benefit.

For further information please contact the Home Sales and Relocation Manager on 0800 923 2700.

date published: 28/02/2007