West Lothian Housing Partnership Tenant Handbook Contents 11. Introduction - 3 11. About West Lothian Housing Partnership 12. Living in your home 7 13. Repairs to your home 17 14. Paying your rent 27 15. Your rights 33 16. Your responsibilities 39 17. Getting involved 53 18. Being safe in your home 57 19. Moving house 69 10. Council services 73 11. Useful numbers 79 Customers with Special Requirements West Lothian Housing Partnership Company Details West Lothian Housing Partnership was originally set up by West Lothian Council to deliver regeneration and new build housing. It remains a company limited by guarantee. The Partnership is also a Scottish Charity registered with OSCR, and a Registered Social Landlord regulated by Communities Scotland. West Lothian Housing Partnership was established in recognition of the growing demand for affordable rented accommodation. This growth reflects the rapidly increasing population of West Lothian, growing housing lists and the record number of homelessness presentations being handled by the Council. Like any housing association, West Lothian Housing Partnership is run by its governing body, the Board, which takes the key decisions, approves policies and plans, and employs staff to manage the business. All Board members are volunteers. There is provision for up to 15 Board members: five Council nominees, five tenants and five independent community members. Any tenant may apply, for free, to become a general member of West Lothian Housing Partnership. Members can in turn vote for the election of tenants to the Board or stand for election themselves. West Lothian Housing Partnership manages its houses from its office at Lennox House. Repairs are contracted to West Lothian Council Building Services (following competitive tendering). Developing our Housing Stock West Lothian Housing Partnership has always aimed to grow through the development of new affordable homes for rent in West Lothian. Development of new housing has been, and continues to be, funded by a combination of grants from Communities Scotland and West Lothian Council with loans arranged privately. We always seek to: v build well-designed, warm secure homes v complete homes as soon as possible v make effective use of public subsidy v secure good private finance terms v maximize the social and economic spin-offs of housebuilding v build-in innovation, sustainability and quality 3 Page Page Where our houses are West Lothian Housing Partnership currently has stock in: Limefield Road, Boghall 20 Alexandra Ave/Alexandra Dr/Marina Rd, Boghall 69 Marina Road/ Philip Ave, Boghall 33 Elm Terrace and Rowan Place, Blackburn 53 Auchenhard Place, Stoneyburn 15 Perth Street, Craigshill 40 Gowanlea Court, West Calder 20 Dunn St/Ellis Place/West Park Grove, Broxburn 28 Bridgend Court, Bathgate – due to complete October 2008 18 Former Academy site, Blackburn – due to complete August 2009 60 Future role for West Lothian Housing Partnership We plan to continue our growth, through new build and in other ways that can support the needs of our tenants and those requiring housing in West Lothian. In order to do this we will seek to strengthen our relationships with our local partners, both RSLs and West Lothian Council. Together we will seek to promote investment in social housing across West Lothian. 4 Page Page Getting in touch with West Lothian Housing Partnership Telephone 01506 416438 Write to: West Lothian Housing Partnership Lennox House Almondvale Boulevard Livingston EH54 6QP E-mail: [email protected] Opening times: Monday – Thursday : 9.00am–5.00pm Friday : 9.00am–4.00pm Repairs Repairs should be reported to your Housing Officer on 01506 416438 or you can e-mail [email protected]. Emergency Repairs If you need to report an emergency repair outside office hours or at the week- end, you should telephone 01506 630288. This number is only for emergency repairs which can’t wait until the West Lothian Housing Partnership office is open. If a tradesman is called out for something which is not considered an emergency, you may be recharged for the work. For other queries, please call 01506 460777. 5 Page Page 6 Page 2. Living in your home u Moving into your new home u Succession u Relationship break-up u Transferring your tenancy u Joint tenancies u Breaking your tenancy agreement u Ending your tenancy u Making a complaint, comment, suggestion u or compliment 2 Living in your home Moving into your new home Signing your Tenancy Agreement When you accept the keys for your new home you will sign a legal document called a Tenancy Agreement. The tenancy agreement is the most important document you have for your new home. Your Housing Officer will have gone Step One through it with you when you signed it and will have highlighted the main rights you have as a Scottish Secure tenant and also your responsibilities.These are explained in greater detail in this handbook, in Sections 5 & 6. Moving In Step Two Moving house can be stressful. The checklist below may be helpful in making sure you don’t forget anything important. Checklist ■ check that you have a key for every door lock - front and back doors - close/common entrance door - outside gas and electricity meter boxes ■ check that you know which key fits which door, including those outside the house ■ check where the meters are and take readings as soon as you move in - tell the gas and electric companies that you are the new occupier and tell them the readings ■ check whether the meter takes cards or tokens and decide how you want to pay. If you want to use a different method of payment contact the gas or electricity company to make your own arrangements ■ check that the water, gas and electricity supplies are switched on and are working. If they are not, report them to your Housing Officer immediately. ■ test the water stop valve ■ make sure that you know how the central heating system works -if you have any problems get in touch with your Housing Officer ■ make sure the smoke detector is working - there is more information about this in Section 8. ■ check that all the windows will open and close and that you can operate any window locks, ■ check the section on fire prevention (Section 8) - take time to work out an exit route in the event of fire. ■ take out home contents insurance. Check that your policy covers you for claims from a third party, eg. if your washing machine leaks and floods the flat below. 8 Page Page Living in your home 2 What happens if a tenant dies, leaves the home or a relationship breaks up? If you die or leave your home, your husband, wife or partner may have a legal right to take over your tenancy. If a tenant dies If a tenant dies someone who was living in the house as their only or principal home at the time of the tenant's death may be qualified by law to inherit the tenancy. This is called Succession. The law sets out who is qualified to inherit the tenancy, and who would get priority if there is more than one qualified person. First priority: ■ Tenant's surviving spouse ■ Surviving joint tenant ■ Tenant's cohabitee or same sex partner, provided the house had been their only or principal home for at least 6 months immediately before the tenant died Second priority: ■ A member of the tenant's family who is at least 16 years old at the date of the tenants' death, and who was living in the house as his or her only or principal home at the date of the tenant's death Third priority: ■ A carer who is aged 16 or over, who had given up his or her previous only or principal home in order to live at the house to care for the tenant or a member of the tenant's family What if more than one person qualifies to succeed? If more than one person qualifies to inherit the tenancy and they both have the same level of priority, they can either: ■ Decide among themselves who should get the tenancy ■ Ask for a joint tenancy ■ Ask the Housing Officer to decide If someone qualifies to inherit the tenancy but does not want it, they should tell us in writing within 4 weeks of the tenant's death, and leave the house within 3 months. Is there a limit to the number of successions? The tenancy can only be inherited twice. If the tenancy has already been inherited twice the third death will end the tenancy unless there is a surviving joint tenant whose Scottish Secure Tenancy will continue. 9 Page Page 2 Living in your home Are there special rules for sheltered or wheelchair adapted housing? The law says that where a house has been designed or substantially adapted for use by a person with special needs only a husband, wife, cohabitee, joint tenant or person who needs the special features or adaptations in the house themselves can inherit the house. However, if a member of the family or carer would have been entitled to succeed if the house had not been special needs housing, we will find suitable alternative accommodation for them. If the person succeeding to the tenancy dies, then it can only be inherited a second time if the person qualifying to succeed needs the special features of the house themselves. The reason for these rules is to try to make sure special housing is available for people who need the special features. Relationship Break-Up If your marriage breaks down or you separate from your partner, both of you may have a right to the tenancy.