Item 8 - Appendix 1 - Salix Homes

Sustainable Regeneration Directorate
Allocations Policy
September 2009/2011
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CONTENTS
Page
Contents 2 - 3
1. Introduction 4
2. Key Principles of the Policy 5 - 7
3. Customer Choice 9 - 10
4. Applying for a home 11 - 21
• Applying for a property
• Local Connection
• Identification
• References
• Unsatisfactory References
• Joint applicants
• Deferred applicants
• Rent Arrears
• Persons under 18 years of age
• Provisions for vulnerable people and social inclusion
• Exclusions - Non qualifying persons from abroad
• Suspensions – Unacceptable behaviour
Breach of tenancy conditions /
Rechargeable repairs
Rent Arrears & Former Tenants Arrears
• Review and Appeal Procedure
5. The selection criteria for Property 22 - 25
• Age Banded Properties
• Property types and customers
• Transfers & Trade Downs
• Bedrooms required
• Families
• Customers with Special Needs
• Customers with Pets
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• Single People or childless couples
• Single people with access to children
• Sheltered Accommodation
6. Housing Priority Banding System 26 - 28
• Band A
• Band B
• Band C
• Band D
• Band M
• Band N
7. Other people who require accommodation 28 – 30
• Armed Forces Applicants
• Children in care
• Management Decisions
• Offenders and People in Prison
• Employees of Salford City Council, Salix Homes and
Partners
8. Lettings Partnerships 31 - 32
• Registered Social Landlords (Housing Associations)
• Letting of Special Needs housing
• Community Regeneration
• Private Sector Landlords
• Letting property outside Salford
• Mutual Exchanges
Appendices 32 - 48
• Appendix 1 – Application Form
• Appendix 2 - Community Lettings Policy
• Appendix 3 - Local Lettings Policy
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1. Introduction
Sustainable Regeneration Directorate is a division of Salford Council (SCC)
providing housing services City.
Following the introduction of a choice based lettings scheme in August 2007 a
review was under taken and this policy will run until 2011, subject to any
government or legislative changes.
Salford welcomes applicants from all groups of customers whether currently
resident in the City or not. A variety of types of properties are available to
applicants including flats for single applicants or childless couples to family
houses and accommodation designated for older people.
We are committed to providing customers with a range of quality unfurnished and
furnished affordable property throughout Salford. Customers can express interest
in these properties without any obligation to rent by calling into our offices in
person, via the Internet at www.salfordHome Search.co.uk or by visiting Salford
Home Search, 45 Hankinson Way, Salford Shopping City, Salford, M6 5JA
SCC operates an open and fair letting policy that gives opportunity to both
existing and new customers and is open to scrutiny. The policy has been
developed to encourage and promote Social Inclusion and we aim to reduce
barriers to applicants wishing to access social housing whilst creating sustainable
communities throughout the City of Salford. The Policy and Procedures have
been designed to assist us in reducing those barriers and to provide an effective
and efficient service to its customers.
SCC has a duty to assist vulnerable people and as such may offer such
customers reasonable preference when letting property. Specialist letting
services are also provided for specific vulnerable groups including
homelessness, special needs housing, supported accommodation and asylum
seekers. In addition SCC will promote and encourage the use of the Supporting
People initiative delivered by a variety of external agencies both by existing and
new customers to our service. It is recognised that retention of our customers is
crucial in developing sustainable communities for the future and we will assist all
customers in maintaining a tenancy once they are a tenant.
In order to provide a letting service and meet the needs and aspirations of its
customers SCC works with other statutory organisations including Registered
Social Landlords, Social Services, Health Authority, Probation as well as a range
of voluntary and tenant groups.
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Selecting successful customers
At the end of the bidding cycle, a shortlist of homeseekers is generated. The
shortlist will comprise bidders from the preferred bid group (or bidders with the
highest Band where there are not enough bidders from the preferred bid group).
Shortlisted homeseekers are invited to pre-allocation interviews so that outstanding
documentation can be checked and to give the customer an opportunity to view the
property. All customers are required to view the property before a final offer of the
allocation can be made.
After the viewing has been completed, the property will be allocated to the bidder
from the preferred bid group subject to verification of housing circumstances and, if
necessary, 2 acceptable references.
Some housing partners using the council’s choice-based lettings scheme will
generate their own shortlist and manage pre-allocations administration. Whilst this
may mean a slightly different procedure, the outcome in terms of selecting
successful customers should be the same.
Applicants will be granted a reasonable period of time to accept an offer of
accommodation that they have successfully bid for. Initially this period will be 48
working hours after the property has been viewed by the applicant. The Council
reserves the right to withdraw an offer of accommodation where an applicant fails
to take any action within the time scale. Additional time may be granted to those
applicants who are vulnerable or have difficulty in responding due to their
circumstances.
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2. Key Principles
Why have a policy?
2.1 Legal Obligations
Salford Housing has a statutory requirement to provide for and adhere to all legal
obligations within an ‘allocation scheme’. SCC is committed to ensuring that
those legal obligations as defined by the Housing Act 1996, Code of Guidance
2008 and the Homeless Act 2002 giving reasonable preference where
appropriate whilst meeting the needs of those applicants determined as statutory
homeless.
In accordance with Section 54 and Schedule 3 of the Nationality Immigration and
Asylum Act 2002 all applicants wishing to register will have to satisfy an
assessment for eligibility for support. All applications for housing must also
complete the assessment form (appendix 1) prior to acceptance on the register.
European Economic Area (EEA) Nationals and people with Refugee status in
other countries are not eligible for an allocation of property unless they are a
‘European Union’ worker, have the right to reside or can satisfy the habitual
residence test.
SCC recognises the legal obligations that Sustainable Regeneration Directorate
must adhere to and promotes a policy which addresses all requirements of the
Housing Act 1996 and the Code of Guidance 2008. In addition the policy and
allocation scheme allows for a link between these legal obligations and the
requirements of Sustainable Regeneration Directorate to provide for homeless
applicants under the Homeless Act 2002. It also provides for legislative
requirements concerning the Human Rights Act.
In order to ensure that the policy is open it provides for an appeal and review
process, which provides the applicant a structured method of requesting that any
decision made by SCC staff in relation to their application for suitable
accommodation be open to a review.
In March 2009 the House of Lords gave judgment in the case of R (on application
of Ahmad) v. Newham LBC 11. The case has significant implications for the way
local authorities frame their allocation scheme. In particular the House of Lords
found:
• There is no requirement for local authorities to frame their allocation scheme to
provide for cumulative preference, i.e. affording greater priority to applicants who
fall into more than one reasonable preference category.
• An allocation scheme which allows for priority to be determined between
applicants in the reasonable preference categories on the basis of waiting time
(alone) is not unlawful or irrational.
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• An allocation scheme is not unlawful if it allows for a small percentage of lets to
be allocated to existing social housing tenants who wish to transfer and who do
not fall within any of the reasonable preference categories.
e.g. Salford Home Search may write to tenants who are under occupying
properties and where the tenant is willing to move to smaller accommodation
make them an offer of appropriate accommodation without them being on the
housing register.
• Where a local authority’s allocation scheme complies with the requirements of
section 167 and any other statutory requirements, the courts should be very
slow to interfere on the ground that it is irrational.
The above legal case has been considered in this policy.
2.2 Housing Register
• Provision for vulnerable people
Take a "proactive and positive approach" in meeting the needs of vulnerable
people and work with other agencies to ensure need is addressed. By reducing
barriers and extending networks of support mechanisms to those applicants
considered to be vulnerable to allow all applicants, including those who are
homeless.
• Social Inclusion and Sustainability
To provide a framework that allows all applicants to be assessed on an individual
basis to ensure that no applicant is discriminated against unjustly. To encourage
and assist all customers in creating sustainable communities by developing
support networks that provide for a healthier environment for all residents.
Promoting new and existing customers to recognise and participate in the future
of Salford by working as part of a community.
2.3 Best use of housing stock
To recognise best use in Public Sector housing and view housing as a valuable
public resource and to ensure the housing stock is let effectively and efficiently by
housing providers. To ensure that the service is customer focused and provides
for the needs of the customer as well as the strategic marketing objectives.
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2.4 Equality of Opportunity
Statement
SCC are committed to providing quality housing and services to our customers.
It is our aim to ensure that our services are fair and equitable for all our
customers that may utilise them. We want our services to be accessible and
useful to everyone, regardless of age, disability, gender, race, religious belief,
sexual orientation or any other factor that may cause disadvantage.
We do not tolerate any unfair or unlawful discrimination that provides a lower
standard of service to any group or individual.
We will take action against all forms of racial harassment and racial
discrimination. We will also take action against any other forms of harassment
and offer support for the victims of any such harassment.
We will seek to ensure equality of opportunity in the recruitment, retention and
development of staff from black and minority ethnic communities and people from
any disadvantaged group.
Our specific objectives are to:
• Achieve greater consistency in SCC approach to equality in the delivery of all
its services;
• Promote the development and design of services that are sensitive to the
requirement of the diverse population of Salford;
• Ensure that actions are taken to identify groups within the community who
have specific needs from our services;
• Ensure that all employees understand how to provide equal services to all
customers;
• Ensure that customer complaints, queries or comments are dealt with in a fair
sensitive and consistent manner;
• Promote a climate where staff feel comfortable in making suggestions about
unfairness, exclusion or discrimination without fear of victimisation or
recrimination;
• Ensure that equality becomes a mainstream issue that will be addressed in all
performance reviews and service audits;
• Monitor services provided to minority groups against performance indicators
and report the outcome.
• Ensure that volunteers, partners, contractors and suppliers are clear about
our equality policy position and aware of their obligations in providing
services.
• Actively develop effective relationships with black and minority communities in
the city.
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• To ensure that requirements of an individuals faith are considered for where
possible.
• To ensure that access to the service is achievable by all customers by
providing a link between relevant agencies that offer free assistance to those
applicants who are likely to have difficulty in making an application for
housing.
• To provide a variety of ways in which the customer may access the service
that meets with customer need in accordance to individual circumstances.
This Policy is subject to a full and comprehensive Community Impact
Assessment.
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3. Customer Choice
Salford Home Search manage the choice based lettings scheme – called Salford
Home Search.
SCC sets out a framework for letting social housing in the city that aims to reflect
both the needs of customers with urgent housing need and take into account the
local housing market. As demand patterns change locally the policy is subject to
periodic review and monitoring.
In providing customers with multiple selection of both area and property types as
well as not restricting the number of properties offered gives the applicant the
opportunity to express a preference in relation to accommodation. Applicants
may express preferences for particular properties advertised through Salford
Home Search. However like any property choice, buying or renting, it must be
recognised that ‘choice’ may be limited to actual availability of property in the
desired location.
It must also be recognised that in some instances “social housing" can be
considered a ‘valuable resource’ and therefore take into account vulnerable or
special needs customers who would benefit from being let specific property.
To assist in providing customer choice SCC offers the following letting services;
• Salford Home Search Web Site
• Property is advertised on a weekly basis.
• Specialist letting services are available e.g. for those requiring additional help
expressing an interest in a property
• Accredited Private landlord property is advertised from the Salford Home
Search Web site
• Promoting mobility through the Greater Manchester Sub Regional CBL Sub-
Regional CBL scheme.
• Offer mutual exchanges
• Contact Centre Helpline
The framework set out below;
General Description
General
Needs
Housing
Letting will be determined by need within the Band and waiting time.
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Special
Needs
Housing
Community
Letting
Areas
Property that has "special attributes" that makes it suitable for people
with special needs e.g. wheelchair accessible properties. The letting
of this type of property is set out in detail within the Special Needs
Housing Policy.
Property on estates/areas that have been designated a "Community
Letting Area" by the landlord. The letting is in partnership with locally
recognised tenant groups. (see appendix 2)
3.1 Transferring tenants
SCC recognises the need for equality in respect of existing social tenants
seeking a transfer to alternative accommodation within the Salford area. The
scheme provides equal access to the register for alternative accommodation,
within Salford, for all applicants on the same basis as new applicants. Transfer
applicants will not be required to provide two satisfactory references but will be
subject to tenancy checks to ensure that the obligations set out in the Conditions
of Tenancy Agreement have been adhered to. These checks will include:
• Rent account checks
• Anti-social behaviour checks
• Property condition checks (carried out at both application and offer
stages)
In accordance with the Housing Act 1996, Part VI and the subsequent Code of
Guidance 2008 SCC will accept applications from other social housing providers.
Applicants of this nature are subject to regulations concerning eligibility but the
organisation will consider local connections that exist between the applicant and
the boundaries of the City of Salford. In addition existing tenants of other social
housing providers whoa re partners in Salford Home Search have access to
transfer to other social housing providers as the organisation are active members
of Greater Manchester Sub Regional CBL. SCC will assist existing tenants in
seeking alternative accommodation through this schemes.
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4. Applying for a home
Customers can apply and make an application for property via a range of options
that include;
Contact and visit Salford Home Search
By post
The Internet - www.salfordHome Search.co.uk
Acceptance on our waiting list is subject to an assessment of general eligibility
(see exclusions page 15). SCC require accommodation history for the previous
five years. Existing tenants of all partners within the Salford Home Search
scheme will be subject to satisfying a Pre-Transfer Inspection of their current
property to ensure that the property and tenancy has been maintained in
accordance with the conditions of the tenancy.
4.1 Local Connection
An applicant or registered person is said to have a local connection to Salford if;
• He/she works in Salford;
Works in Salford means full or part-time employment with a contract
of permanent employment;
• Are originally from Salford:
and have not been living elsewhere for longer than 5 years
• Already live in Salford;
Live in Salford means 6 out of last 12 months, or 3 out of last 5
years, in settled accommodation;
• Have immediate family in Salford;
Immediate family in Salford is; mother, father, brother, sister or
adult child living within Salford, for at least 5 years.
Other special circumstances such as medical need will also be considered. i.e.
specialist hospital treatment in area.
4.2 Identification
Two satisfactory forms of identification are normally required from customers at
registration. One of the forms of identification must include the applicants
National Insurance Number. Customers will be advised during registration of the
acceptable forms of identification.
4.3 References
Each applicant will be provided with two standard reference forms for each
person over 18 years old on the application. All offers of accommodation are
subject to these references being accepted by the landlord.
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4.4 Unsatisfactory references
In the case of applicants providing unsatisfactory references SCC may defer an
application for a specified period of time to allow the applicant time to rectify the
conditions of the reference that have been deemed as unsatisfactory. Applicants
will be advised in writing of the reasons their reference was considered
unsatisfactory and the date their application has been deferred to. Applicants
have the right to appeal against such decisions at any time following the date of
decision. (through the Review and Appeal Procedure)
4.5 Joint Applicants
Where household members have long term commitments to the home, for
example, when adults share accommodation as partners (including same sex
partners, friends or unpaid live-in-carers), Landlords will normally grant a joint
tenancy.
Each of the joint applicants will be responsible for the payment of rent and
ensuring that conditions of tenancy are adhered to when a property is allocated
as a joint tenancy. A joint tenancy may be terminated in writing by any joint
tenant following which any remaining joint tenants will have no legal right to
remain in the property. Court action for recovery of possession of a property may
be taken by the landlord where a joint tenancy of family accommodation has
been terminated and the property will be under occupied by the former joint
tenant or tenants who remain in the property.
4.6 Deferred Applicants
Deferred applicants will not be able to express an interest in any advertised
properties whilst their application remains deferred.
4.6.1 Customers not wishing to move at present
Customers who wish to apply for re housing and do not wish to receive offers of
accommodation will have their applications 'deferred' until they indicate they are
'actively seeking accommodation'. This allows immediate access to the register
and provides for personal circumstances of the individual in respect of need.
4.6.2 Rent Arrears
Current tenants of landlords who are partners within the Salford Home Search
scheme who owe rent may register but will be given no preference until the
account has been satisfied. These applicants will be deferred and a date for
review will be calculated in accordance with a regular payment plan that will
satisfy the account. Exceptions to this would be:
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• Severe medical needs that would be improved if a transfer to a property that
met their requirements i.e. disabled adapted property
• Tenant is a witness in a Police investigation and the Police have
recommended that the tenant be provided with alternative accommodation
• The tenant is awaiting a discharge from hospital and their current tenancy
does not meet their medical requirements
• Social Services have recommended that the applicant / family would benefit
from alternative accommodation.
• The tenant(s) wish to adopt a child / children but the current accommodation
would not be sufficient to do so
Applicants meeting the above criteria will be submitted to the Allocations Review
Panel for consideration.
All applicants are entitled to apply for a Review and Appeal of a decision made
to defer on the grounds of rent arrears.
4.6.3 Persons 16- 17 years of age
Persons can register form 16 years of age for housing but will generally be
deferred from the housing register until the date of their 18 th birthday. This means
that although the applicant will not be given any preference for immediate
allocation they will accrue waiting time credits during the date of registration and
the date the application is deferred to. Exceptions to this are:
i. Tenancies for Minors – Applicants who are 16 – 17 who have
been granted Statutory Homeless Status or have been referred by
‘Priority Re-housing’ via the ‘The Next Step Project’ (formerly
AfterCare) these applicants will be granted an Introductory
Tenancy.
ii. Lone Teenage Parents and Expectant Lone Parents Under 18 –
In accordance with Government objectives where a young parent
under 18 requires social housing allocation of accommodation can
be made. This is in the form of semi-independent accommodation
with support. SCC work with the Teenage Pregnancy Team, Social
Services, Housing Associations and other voluntary organisations
to assist the applicant in creating a sustainable tenancy that meets
the requirements of the applicant and the child/children. Applicants
meeting these criteria will be granted an Introductory Tenancy.
Applicants between 16-17 years will be registered and deferred pending an
assessment by the Homeless & Housing Advice Section within SCC. The
Homeless section will refer all applicants that qualify for accommodation under
the above to the Supported Tenancies Team for evaluation. Although it is
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ecognised that applicants do not have to accept support SCC would actively
encourage all such applicants to accept some support during the Introductory
period of their tenancy and beyond if required.
4.7 Provision for vulnerable people and Social inclusion
SCC aims to reduce barriers to applicants wishing to access social housing whilst
creating sustainable communities throughout the City of Salford. The Policy and
Procedures have been designed to assist us in reducing those barriers and to
provide an effective and efficient service to its customers. Retention of
customers is important to our aims and objectives and in order to achieve these
goals Officers must take responsibility for ensuring that a high quality service
delivery is achieved.
It is recognised that exclusion from housing can cause very real hardship and
that secure housing offers people access to other services and can assist in them
becoming a part of the wider community, denying this opportunity can be costly
to both the individual and the community.
SCC recognises the need to create close links with other services providers
operating within the City of Salford to support and encourage applicants who may
experience difficulties in maintaining a long-term tenancy. It is therefore essential
that SCC is pro-active in maintaining existing joint working and developing new
initiatives that will assist in the sustainment of long-term tenancies to areas of
Salford and communities within Salford as a whole. This may include developing
specific projects for groups of people require additional resources in order to both
secure and maintain suitable accommodation.
Social housing providers have a responsibility to provide housing to all sections
of the community. It is essential to recognise that housing providers must
become more flexible by providing a wider range of services to enable certain
vulnerable groups to maintain tenancies.
Many individuals who struggle in general needs tenancies could succeed if given
the correct amount of support. Persons between 16 – 25 Years can obtain
support through Salford’s Supported Tenancies Unit. Further enquiries can be
made at:
Supported Tenancies Service
SCC
Halton House
38 Eccles Old Road
Salford
M6 8RA
Telephone number 0161 607 1620
Text 07966316218
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In addition SCC will deliver the Supporting People Initiative, which aims to
provide housing related support to vulnerable groups of people. The providers
can assist both existing and future tenants with issues surrounding:
• Claiming benefits
• Rent arrears/budgeting
• Neighbour conflict
• Managing utility bills
• General Housekeeping
4.8 Who Can Provide This Support?
The groups currently available to provide this support are:
Organisation
Contact Name & Telephone Number
Salford Women’s Aid 737.9792
The Drug Action Team 787.7813
Social Services
No specific contact
Salford Probation Accommodation Worker 736.6441
Alcohol Team 773.1523
Henshaw’s Society For the Blind 872.1234
This list is not conclusive and may be subject to change.
4.9 Exclusion / Suspension
SCC has a clear exclusion/suspension policy with a built in review and appeal
procedure. Applicants who are excluded / suspended from the register will be
notified in writing and will be advised of the process for the Right of Review and
Appeal. All exclusions / suspensions will be in accordance with the Housing Act
1996 and the Code of Guidance 2008.
SCC defines exclusion and suspension as follows;
Exclusion
• Only applies to "non qualifying applicants from abroad"
These applicants are legally excluded from registering
for re housing with a local authority.
• Persons under 16 years of age
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Suspension
Applicants who fall within the suspension criteria (see below)
can be placed on the housing register but will appear on the
Re housing review list and will be subject to review.
4.9.1 Exclusions
Exclusion criteria will reflect legislative categories of the Housing Act 1996 and
immigration control within the meaning of the (Asylum and Immigration Act 2002).
Where an applicant has been accepted as statutory homeless by Sustainable
Regeneration Directorate then exclusion criteria will not apply and SCC will seek
to facilitate an offer accommodation within its own stock, RSL or in the within
private sector.
Non-qualifying persons from abroad.
Customers who are “non-qualifying persons from abroad as defined by the
Housing Act 1996 include:
A. All persons from outside the European Economic Area (EEA*), with
the EXCEPTION of persons who have been GRANTED,
i. Refugee Status
ii. Exceptional Leave to Enter or Remain” in the UK which is not subject to
any condition requiring them to accommodate and support themselves
without recourse to public funds
iii. Humanitarian Protection or Discretionary Leave, which is not subject to a
condition requiring them to maintain and accommodate themselves without
recourse to public funds.
iv. Current Leave to Enter or Remain” in the UK which is not subject to any
time limit or condition
B. Persons from the EEA who have been informed by the Home
Secretary that they no longer have the right to residency in the UK.
* The EEA includes the following countries
Austria, Belgium, Bulgaria, Cypress, Czech Republic, Denmark, Estonia,
Finland, France, Germany, Greece, Hungary, Iceland, Irish Republic, Italy,
Latvia, Liechtenstein, Lithuania, Luxembourg, Malta, the Netherlands,
Norway, Poland, Portugal, Romania, Slovakia, Slovenia, Spain, Sweden
and the United Kingdom.
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Persons under 16 years of age
All persons under 16 years of age will be excluded from the register.
4.9.2 Suspension Reasons
4.9.2.1 Unacceptable behaviour
The Code of Guidance stipulates that the following criteria must be satisfied:
o The behaviour of the applicant for rehousing is considered as if the
applicant was a secure tenant:
OR
o The behaviour of a member of the applicant’s household is
considered as if the person was residing with the secure tenant:
AND
o That behaviour which would entitle the Landlord to an immediate
possession order on the grounds in Part 1 Sch.2 Housing Act 1985
Main grounds in Part 1 Sch 2:
• Rent due not paid (Ground 1)
• Obligation of the tenancy broken or not performed (Ground 1)
• Tenant or person residing with or visiting them is guilty of conduct causing
nuisance or annoyance to another in the locality (Ground 2)
• Tenant, co-resident or visitor convicted of an arrestable offence in the locality
or using the house for illegal or immoral purposes (Ground 2)
• Property condition (Ground 3)
• Inducing the granting of a tenancy by a false statement (Ground 5)
In order to exclude an applicant from the register SCC must be satisfied that the
behaviour of that applicant (or a member of the applicant’s household) is serious
enough to warrant the landlord entitlement to an immediate possession order
under s.84 of the Housing Act 1985. It is not necessary for an applicant to have
actually been a tenant when the unacceptable behaviour occurred but whether
the organisation would have been entitled to an immediate possession if, whether
actually or notionally, the applicant had been a secure tenant.
Consideration of the following will be taken prior to making decisions whether or
not to exclude an applicant from the register:
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• Would the Court deem it reasonable to grant an immediate possession
• Is SCC satisfied that the applicant is unsuitable to be a tenant by reason of
the behaviour in question – previous unacceptable behaviour may not justify a
decision to consider the applicant unsuitable where the applicant can show an
improvement of that behaviour has been made
Considerations of individual circumstances will be made:
• Health, dependants or other factors
• If an applicant has experienced a change in circumstances SCC may deem
that previous behaviour should no longer be held against them, the applicant
would have to make a fresh application and it would be the responsibility of
the applicant to show that his/her circumstances or behaviour have changed
• Where it is considered that unacceptable behaviour has been a result of
physical, mental or learning disability an applicant cannot be treated as
ineligible for an allocation without first considering if a tenancy could be
maintained with appropriate care and support.
The Allocations Review Panel has been established to assess all applicants who
are considered to have previously committed forms of anti-social behaviour. The
aim of the panel is to provide a decision making process that does not
discriminate against any applicant due to local office opinion. The panel will
assess each case on its own merits and will take into consideration all
documented evidence provided, the current situation of the applicant in terms of
vulnerability along with other factors that may have contributed towards the antisocial
behaviour.
The panel will meet monthly and consists of:
Service Manager, Housing Choice & Support
Representative from each partner landlord
Applicants being considered under this framework will be registered but deferred
until such time as the panel has reviewed the case. Applicants will be informed in
writing of the decision by the registering office to defer to the panel. They will also
receive written notification of the panels decision, giving reasons for that
decision.
All applicants are entitled to a Review and Appeal of any decision made by the
panel. This should be done in writing, at any time following the decision, to:
Service Manager
Housing Choice & Support
Crompton House
100 Chorley Road
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Swinton
M27 6ES
4.9.2.2 Breach of Tenancy conditions including Re-chargeable Repair
Work
The customer has been evicted or is subject to legal action for breach of tenancy,
that would meet the criteria stated above, in that:
• Salix Homes another Local Authority, RSL or private landlord would be
entitled to a possession order under one of the grounds defined above or
appropriate under the Housing Act 1985.
• The customers current tenancy has been altered, damaged or neglected to
an extent that makes it unsuitable for re-letting.
Where a customer owes for damage or neglect of a previous or current tenancy
with Salix Homes (City of Salford), another Local Authority, RSL or private
landlord SCC must be satisfied that the customer would not make a suitable
tenant.
4.9.2.3 Rent Arrears and Former Tenants Arrears
Where a customer has rent arrears from a former tenancy SCC must be satisfied
that the arrears were such an amount that would have entitled the landlord to an
immediate possession. In accordance with Part 1 Sch.2 Housing Act 1985,
Ground 1. This also applies to arrears owed by customer’s who are tenants with
another Local Authority, RSL or private landlord. If SCC is satisfied that outright
possession would have been granted then an applicant may be suspended on
the housing register.
However, where it can be established that the applicant(s) wishing to return to
Salford are currently adequately housed the applicant(s) must make
arrangements to repay the outstanding rent over a period of time. Once this has
been established and the arrears have been repaid the applicant can then be
made an offer of accommodation. When an applicant is registered under such
circumstances their application will be deferred until such time as the account
has been cleared.
All applicants on the Housing Register will be expected to repay any existing rent
owed on current and existing tenancies.
Normally applicants wishing to reapply for Accommodation who are adequately
housed must make arrangements to repay any outstanding Former Tenants
arrears and clear their account before offers of accommodation are made. The
application will be deferred until this has happened.
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However, applicants wishing to reapply for accommodation who have Former
Tenants arrears, where there is a demonstrable housing need in their current
accommodation, e.g. overcrowding must be referred to the Allocations Review
Panel.
The panel will make a decision regarding the appropriate course of action. This
may include debt advice, referral to an independent advice agency who can offer
financial management of future tenancies. Payment plans to reduce Former
Tenants arrears over a period of months before rehousing.
The panel convenes once a month and will take a balanced view of housing
need, level of arrears and length of time repayments should be made.
All applicants are entitled to apply for a Review and Appeal of a decision made
by SCC to suspend on the grounds of rent arrears.
4.9.2.4 Applicant has refused 3 reasonable offers
An applicant who has refused three reasonable offers of accommodation will be
deferred for a period of time. (see Refused 3 reasonable Offers Procedure)
4.9.2.5 Provisionally Accepted Offer
Once an applicant has provisionally accepted an offer of accommodation, they
will be unable to express an interest in any future advertised properties. This will
be revoked should they refuse the offer. However, it should be noted that this
may mean the Refused 3 Reasonable Offers procedure will be implemented.
4.9.2.6 Demoted Tenants
Tenants who have had their tenancy demoted will have their application placed
into Band D for the period of their demoted tenancy.
4.9.2.7 Review and Appeal Procedure
All customers will receive written confirmation as to the status of their registration
on the Housing Register and have the right to appeal against any decision made.
Requests for review and appeal must be made in writing, there is no time limit
between registration and the applicants right of appeal, to:
Service Manager
Housing Choice & Support
Crompton House
100 Chorley Road
Version 5 21

Swinton
M27 6ES
All written requests for review and appeal will be investigated and responded to
within 28 days.
Version 5 22

5. The Selection Criteria for Property
5.1 Age Banded Properties
SCC recognises that in order to create sustainable communities throughout the
City it is sometimes necessary to restrict designated properties to defined age
groups. Each Landlord decides which properties are to be age banded and these
decisions are reviewed on a regular basis by the landlord. This may mean that
some applicants may be restricted in their choice of property available to them.
SCC staff will advise all applicants during the registration of any age banded
properties within the areas/property types of the applicants choice.
5.2 Property types and customers
In order to make the best possible use of the housing stock which becomes
available applicants will normally only be considered for accommodation which
provides the number of bedrooms which The City Council considers is required to
meet the applicant's household's needs. Only if there is no genuine demand from
applicants who require the full use of the bedrooms available in a property, will
applicants who require fewer bedrooms be considered. (see table below on Page
23)
5.3 Transfers and Trade Downs
Existing tenants joining the scheme are subject to the same needs criteria as
other homeseekers.
Where Council tenants or tenants of a partner Housing Association are currently
under occupying their family home, they will be given preference to move to
smaller accommodation. (see Trade Down Procedure)
5.4 Bedrooms required applicants household.
In order to calculate the size of property and bedrooms required for the
applicants household the following is considered reasonable;
i. Any two children under the age of five years, irrespective of sex can share a
double bedroom.
ii. Any two persons living together as a couple should share a double bedroom.
iii. Any two persons of the same sex, with an age difference less than 16 years,
should share a double bedroom.
Version 5 23

A guide to the property types available to different households groups
Property Type
Sheltered –
subject to
minimum
age/disability
criteria
Household Type
Studio Flat / 1 Bed flat
1 Bed House – subject to
minimum age / disability or
eligibility
1 Bed Bungalow
2 Bed Flat / Maisonette
2 Bed Bungalow - subject to
minimum age / disability or
eligibility
2 Bed House
3 Bed Flat / Maisonette -
subject to minimum age /
disability or eligibility
3 Bed Bungalow - subject to
minimum age / disability or
eligibility
1 Adult ☺ ☺ ☺ ☺ ☺
2 Adults ☺ ☺ ☺ ☺ ☺ ☺ ☺
3 Adults ☺ ☺ ☺ ☺
Household with 1
☺ ☺ ☺
Child
Household with 2
children or max 4
children
Household with
minimum 5
children
Household with
minimum 7
children
Note: The table gives a general guide ONLY to the property types and sizes that different household groups will be considered for by the
council and our Housing Association partners. The household types are dependent upon the ages and gender of the children, and on
access arrangements. The property size required will be dependent upon each customer's own housing circumstances and the areas
chosen to live in. Further restrictions may apply to certain types of home, in particular sheltered.
3 Bed House
☺ ☺ ☺ ☺ ☺ ☺
4 Bed House
5 bed House
☺ ☺
☺
1 Bed
2 Bed
Version 5 24

5.5 Families
Applicants whose household includes a child under the age of 16 years who will be residing with
the applicant on a full time basis when re housed, will be considered for all property types of their
choice except high rise flats.
5.6 Customers with Special needs
Applicants with special needs will only be considered for property types which meet their medical
needs, as defined by Special Needs Housing Team.
5.7 Customers with pets
Customers with a pet (cat or dog) will only be considered for, houses and cottage flats which have
their own private entrance at ground floor level.
5.8 Single people or childless couples
Single applicants and childless couples who are not expecting a child will not be considered for
houses, bungalows with more than one bedroom, unless;
On the specific recommendation of the Special Needs Housing Team
The property is has no demand from families for the available accommodation.
5.9 Single people with access to children
Single people with minority access to children will be considered for a property size and type that
will accommodate the children. In these circumstances it will be generally flatted accommodation
that is offered.
NB. Minority access is considered to be where an applicant has overnight access to a child of no
more than 3 times a week.
5.10 Sheltered accommodation
Only applications where the applicant or their partner is 55 years of age or greater will be
considered for properties which have been designated as "sheltered accommodation".
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6. The Housing Priority Banding System
Each applicant is assessed based on the information provided and placed into one of the following
bands based on their individual needs. Each band is managed in date order within the band.
Should the needs of the applicant change they will be placed in the most appropriate band from the
date of change (or notified date of change). Information provided by homeseekers and further
assessment by SCC where required will determine the size and type of accommodation that best
meets requirements.
Band A
Regeneration Applicants
Applicants who require alternative accommodation due to regeneration initiative within
the City.
Band B
Statutory Homeless
Applicants who have been assessed by the Homeless Family & Housing Advice Section
and meet the legislative requirements of statutory homeless under the Homeless Act
2002 and determined as in priority need. Once discharge of duty has been established
the applicant will then be placed in the appropriate band for their individual
circumstances.
There is no set limit to the number of offers customers who are statutory homeless can
be made until the expiry of the target date. However SCC reserve the right to discharge
their legal duty if it is considered that 1 reasonable offer of accommodation has been
made and refused.
Statutory Homeless Appeal Procedure
Where an offer of accommodation is made and is subsequently refused and legal duty
discharged then a customer has the right to appeal.
An offer of a property will be held pending the outcome of the appeal review.
The appeal must be made within 21 days of the decision.
Principal Officer – Homelessness & Housing Advice
Crompton House, 100 Chorley Road,
Swinton
Salford
M27 6ES
Band C
Version 5 26

Overcrowding
need.
All applicants with a local connection and an assessed overcrowding
The overcrowding category applies to any person or group of people who have applied to
be re housed as a single household and currently have exclusive use of fewer bedrooms
than their household unit requires.
The total number of bed rooms in the current property.
The total number of people who currently live in the property.
General Needs
• Lodger
• Hostel resident
• Hotel or B&B resident
• Prison inmate
Non Priority Homeless – Intentionally Homeless
• Applicants who are found to be homeless but do not meet the priority need criteria of
statutory homeless.
Care and Support Needs
Applicants who require accommodation closer to family and friends in order to receive
support.
Minor Medical
Applicants with assessed minor medical needs.
Children at height
To be eligible for reasonable preference due to having a child in a flat the following must
apply;
• The property must be a multi-storey or high rise property.
• A child under 16 must live in the property as their principle home
Band D
No Needs
Applicants who have a local connection and who are deemed as adequately housed.
Band M
Version 5 27

Assess Medical Needs
Applicants who require accommodation due to medical needs that meet the criteria of the
Special Needs policy. No additional credit will be required as the allocation of designated
properties is carried out by the Special Needs Team only.
Band N
No Local Connection
Applicants who have no local connection
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7. Other people who require accommodation
It must be recognised that housing can play a key role in addressing the needs of vulnerable
people. SCC Allocations Policy sets out to cater for a wide range on vulnerable people and offers
specialist services to ensure accommodation is not only made available but is also effectively
maintained. In order to achieve these objectives SCC works in partnership with a range of statutory
and voluntary agencies.
In order to meet the needs of vulnerable groups SCC combines both a degree of priority on the
Housing Register with proactive management procedures and monitoring.
7.1 Armed Forces Applicants
Applicants leaving the armed forces will be awarded additional needs based on the years of
service. This will be evidenced by a letter from their commanding officer. This will not apply to
those being discharge dishonourably. (see Armed Forces Procedure)
7.2 Children in Care
Children residing in a children's or foster home under the care of Salford Social Services will be
assessed on an individual case basis when it has been agreed between Housing and Social
Services that the applicant requires and is ready for re housing.
The Priority Re housing Scheme established in 1995 ensures all children who have been
accommodated by the Local Authority and are seeking their own tenancy will be interviewed by
Next Step and Housing staff to establish suitability for tenancy, support and all available housing
options.
Applicants are interviewed jointly by Social Services and Housing at a special monthly panel. If
accepted on the 'Priority Re housing Scheme' the applicant will be placed in Special Needs (Care &
Support) and additional needs awarded.
7.3 Management Decisions
Exceptional cases will be dealt with through the Allocations Review Panel, examples being a
witness for a Police case has received threats that would endanger life, the Police agree that the
threat is of such a nature that it is considered to be life threatening.
Applicants with a lesser decision will be awarded 1 additional credit for a fixed period of time, A
written report must be provided to the Service Manager by the landlord which has been authorised
be Housing Manager or above.
7.4 Offenders and People in Prison
SCC has developed information sharing protocols and close joint working arrangements with other
agencies including Probation, Police and Social Services and Health in assessing the needs of
offenders that require re housing in the community.
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Under the Sex Offenders Act 1997, Crime & Disorder Act 1998 and the Criminal Justice Act 2000
the Police and Probation Service are the two main statutory bodies for assessing and monitoring
offenders in the community. However, Housing has the following role to play;
To assist with the monitoring and implementation of supervision orders within the community in
order to reduce risk to the public.
To reduce social exclusion and homelessness among offenders' that could lead to an increased
risk of re offending if homelessness is not addressed.
To ensure sensitive and appropriate letting is offered that meets the needs of the offenders but
also take into account the needs of the wider community. Each individual applicant is assessed
on its own merits at a Senior Management level.
To achieve the above a "risk assessment" from Probation Services maybe required prior to an
applicant being considered for a property. Risk assessment can be via the Multi-Agency Public
Protection Panel (MAPPP) of which Housing is a core member or via a referral from Probation
under the RMX (Risk Management Procedure).
SCC also work closely with Greater Manchester Police and Probation in assessing the need of
Prolific Offenders. It is recognised that the provision of secure accommodation can often assist in
an individual’s ability to refrain from re-offending. The needs of these applicants are assessed by a
Committee consisting of representatives from SCC, Greater Manchester Police, Probation Services
and Homeless Families when the applicant has been granted statutory homeless status under the
Homeless Act 2002.
Applicants leaving prison will be interviewed via the Homeless Families route in conjunction with
co-workers from Beacon Support who provide support packages to those applicants leaving prison.
7.5 Employees of City of Salford, Salix Homes & Board Members, Elected Members of the
City Council (or their relatives)
A special letting procedure is in place for Employees of SCC, Salix Homes & Board Members,
Elected Members and their relatives. The procedure should be followed if an offer of property is to
be made. The procedure is in place for the following reasons;
• To ensure that SCC policies on Equal Opportunities in relation to the allocation of property is
implemented.
• To protect members of staff from accusations of corruption, in relation to the allocation of
property that could result in disciplinary action.
• To assure the Public that the letting of council property is carried out in accordance with existing
letting policy and criteria.
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8. Letting Partnerships
Housing Associations
SCC has developed partnership arrangements for letting property with a range of Housing
Associations who let property in Salford.
Partnership arrangements with Housing Associations are via the following;
• Letting of special needs housing
All special needs property Housing Association and local authority is allocated via the Special
Needs Housing Team who hold a definitive list of customers who require special needs property in
Salford. A database of all adapted property is held centrally by this team who also assess for
special needs housing.
The partnership arrangement also has a strategic role in monitoring demand trends for special
needs housing and working with Housing Associations in building new build property for special
needs housing.
• Community regeneration and local agreements
In areas of community regeneration cross tenure partnership is vital to ensure efficient re housing
of customers whose homes are affected. Local agreements with Housing Associations provide
housing priority for RSL property and Community Regeneration priority for RSL tenants ensures
customers in these areas have high priority and a wide choice of available property.
• Private Sector Landlords
SCC is committed to developing Closer links with private sector landlords. In pursuit of these aims
the SCC assists with the promotion of the accreditation scheme for private landlords. The
purpose of the scheme is to help achieve the following broad aims:
• Reduction in empty properties in the private rented sector.
• Reduction of incidence of crime antisocial behaviour and harassment.
• Improve the image of the private rented sector housing in Salford.
• Ensure the public have access to quality housing and to widen their choice.
• Ensure landlords have access to information and resources which will improve the service -
including promoting the private sector through advertising opportunities.
Through Salford Home Search web site and innovative marketing SCC will seek to promote
housing across all tenures, including the private sector across the city should the private landlord
meet the criteria of the accreditation scheme. This will increase choice and accessibility for
applicants seeking housing in Salford.
As well as advertising properties SCC will also offer accredited private landlords a range of
services to help facilitate effective management of property in the private rented sector. These
services will include:
Version 5 31

• a referencing service
• support tackling neighbour nuisance problems
• a comprehensive Landlords Information Pack
• improved Housing Benefit Service
• access to funding to improve property and security
• Letting Property outside Salford
Applicants who live outside Salford and apply via the established Greater Manchester Sub
Regional CBL Scheme or referral from another landlord will be directed to Salford Home Search.
• Mutual exchanges
Mutual exchanges are promoted via a mutual exchange scheme available at each office and also
displayed in the Salford Home Search Office.
( END )
Version 5 32

Appendix 1
Application for
Accommodation
Ref Number:
Name &
Title (Mr.
Mrs etc)
Address
Post Code
Other
Contact
Please provide details of who this
contact is i.e. Mother, friend, etc
Date of Birth
Telephone
E-mail
National
Insurance
Number
SECTION 1
If you wish any mail to be sent to another address/person please give details below
Name
Address
Post Code
SECTION 2
Name(s) of
ALL people
moving with
you
Relationship
to you i.e.
Son, friend,
partner, etc.
Male
Femal
e
Date
of
Birth
National
Insurance
Number
Ethnic
Origin
(see
page 5
and
enter
number)
Any
Disabilitie
s
Yes or No
Livin
g
with
you
Y / N
Version 5 33

If you require rehousing with children under 18, please attach a copy of the birth certificate and
proof of child benefit for each child wanting to move with you, including proof of address. For
unborn children proof of EDD will be required. Photocopies can be taken at any Housing Office,
Salford Home Search or partners offices see list of partners on page 6.
If proof is not provided, the children will be omitted from the application.
SECTION 3
Does anyone need rehousing because of a medical problem or disability? Yes
If ‘Yes’ please complete separate Medical Assessment Form.
No
SECTION 4
Please provide details of your current living accommodation
What type of
accommodation
are you currently
living in?
House
Multi Storey
Maisonette
Low Rise
Flat
Bedsit
Bungalow
Other
How many bedrooms does the
property have?
Name and address
of current Landlord
Telephone Number
How many bedrooms are available to
you?
Tenure Type e.g. Private Rented
Do you have any
Pets?
What type of
property are you
looking for?
Yes No Number of residents not moving with
you
Number
Would you
of
consider Housing
Bedrooms Association
required properties?
House
Multi
Storey
Maisonette
Low Rise
Flat
Bedsit
Bungalow
Maximum
floor level
Are you related
to/work for a
member of
SCC/Salix Homes/
Councillor or
Board Member
Yes **
** By ticking ‘Yes’ you are agreeing for your information to be passed to housing associations.
No
Yes
No
Version 5 34

SECTION 5
Mutual Exchange
If you are a Salix Homes or Housing Association Tenant do you wish to be considered for a mutual
exchange? Yes No
By ticking ‘Yes’ you are agreeing for your name, address, telephone number, requirements and
property details being placed on the exchange list. This WILL BE OPEN TO PUBLIC VIEW at
Salford Home Search offices and on Salford Home Search web site.
SECTION 6
Employment
Are you or your partner employed Yes No
If Yes is your employment Full Time Part Time
If your gross annual income is over £ 17,000 you may be eligible for a shared ownership / low cost
home ownership, can we forward your details on to a partner who will contact you directly.
Yes
For further details on shared ownership options please visit our web site www.salfordHome
Search.co.uk
SECTION 7
Bank Account
Do you currently have a bank account ? Yes No
SECTION 8
Please fill in this section if you live outside Salford area.
Do you have a local connection with Salford? Yes
No
By ‘local connection’, we mean having family living in Salford (for example , parent, children,
brothers, sisters) for at least the past 5 years or permanent employment in Salford
Please give names and address of the people who live in Salford and their relationship with you.
Or give the name and address of your employer.
Version 5 35

SECTION 9
Please provide details of your previous addresses for the last 5 years, if someone on your
application is living apart from you, you need to provide their address for the last 5 years as well.
Past Address
Name and address of
Landlord or Owner
From (date)
To (date)
SECTION 10
Please use this space to provide any further information you feel may be relevant to your
application, e.g. do you require an adapted property, ground floor accommodation only…
SECTION 11
Is there anything we can do to make things easier when we contact you?
Please give details of how we can help
Version 5 36

SECTION 12
Communication
We will usually write to you, but we may sometimes need to interview you at a local office.
How would you prefer us to communicate to you?
Telephone Letter Email
Do you have any other special requirements? (such as large print or other language)
Yes
No
If you have answered Yes, what are they?
SECTION 13
Support needs
We are committed to helping you keep your tenancy for as long as possible. If this is your first
tenancy, or you have had a problem keeping a tenancy in the past, we may be able to provide
support services to help you. This might include help managing your money, claiming benefits,
dealing with correspondence about your tenancy and so on.
Please tell us about any support needs you may have
Support applying for a property
All properties are advertised through Salford Homeseach website, property sheets and at Salford
Home Search.
Do you think you will need help applying for properties?
Yes
No
If you have answered Yes, what help do you think you will need?
___________________________________________________________________________
___________________________________________________________________________
Version 5 37

SECTION 14
Monitoring
How would you describe your ethnic origin?
1 Bangladeshi 2 Black African
3 Black Caribbean 4 Black Other
5 Chinese 6 Indian
7 Other Asian 8 Pakistani
9 White & Black African 10 White & Other Mixed Background
11 White British 12 White Irish
13 White Other 14 Prefer Not to Say
What is your faith?
1 Christian 2 Buddhist
3 Jewish 4 Sikh
5 Muslim 6 Hindu
7 Rastafarian 8 No Religion
9 Prefer no to say 10 Other
Do you consider yourself to be disabled?
1 Hearing Problem 2 Sight Problem
3 Speech Problem 4 Use a Wheel Chair
5 Mental Health problem 6 Need help to walk
7 Almost unable to walk 8 Learning disability
How would you describe your sexuality?
1 Heterosexual or ‘straight’ 2 Bisexual
3 Gay woman or lesbian 4 Gay man
5 Other 6 Prefer no to say
Version 5 38

SECTION 15
Identification:
Two forms of identification MUST be provided once registered for each person over 18 years old.
One stating your national insurance number and one with a passport size photograph. You will not
receive any offers of accommodation until identification has been seen by the appropriate officer.
References:
Two satisfactory references for each person over 18 years old are required before granting a
tenancy details of acceptable referees and reference forms will be provided with this application.
Any offers of accommodation are subject to the landlord receiving at least two satisfactory
references. One of which must be from your current and/or previous landlord.
Community Safety:
Have you, or anyone who will be moving with you, ever been convicted of a serious criminal
offence or an offence that threatened the local community, or been given an anti-social behaviour
order?
Yes
No
We want to make sure that people in our communities can live peacefully and safely. So we don't
want to offer homes to anyone who could be a risk to those communities. If someone has been
convicted of a serious criminal offence we investigate the circumstances and liaise with other
agencies such as the Police and Probation, to ensure any allocation is formally risk assessed.
SECTION 16
Declaration:
The details given on this form are true to the best of my knowledge, and I agree to notify Salford
Home Search if any circumstances change in any way. I understand that if it is found that I have
made a false of misleading or withheld statement my application will be cancelled and any offers or
tenancy granted on the basis of false information will be withdrawn or terminated.
In accordance with the requirements of the Data Protection Act I have agreed that information may
be sought by Salford Home Search in support of my application for accommodation.
I/We give permission for the police, social services, probation services, other local authorities or
social landlords, and other appropriate agencies or people to give you, SCC or any of the partners
in Salford Home Search information about me/us. I/We also give permission to pass information on
this form to the police, social services, probation services, other local authorities or social
landlords, and other appropriate agencies
Version 5 39

Two signatures are required for joint applicants.
Signature:
Date:
Signature:
Date:
Please return the completed form to the address below :
Salford Home Search
45 Hankinson Way
Salford Shopping City
Salford
M6 5JA
If you wish to discuss any of the above please do not hesitate to contact us on the following:
Telephone Number :- 0161 909 6514
e-mail :- salfordHome Search@salford.gov.uk
Official use
Issued by:
Partners Details
1RF
City West Housing Trust, Centenary House, 4 th Floor, 1 Centenary Way, Eccles, M50
M31 4LW
Harvest Housing, Apex House, 266 Moseley Road, Levenshulme, Manchester,
Salix Homes, Diamond House, 2 Peel Cross Road, Salford, M5 4DT
M6 4FW
Space New Living, 3 rd Floor, St James House, Pendleton Way, Salford, Manchester
Version 5 40