Housing Needs Assessment

Housing Needs Bands

When an applicant’s housing need is assessed they will be placed in one of five bands. Applicants in band A will have the highest priority, with applicants in band E the lowest priority. The bands are designed to give those households in greatest need reasonable preference for housing, whilst maximising use of the social housing stock.

Applicants will also be given a “priority date” which will identify priority within the bands. Initially, the priority date will be the date of application. Should an applicant’s circumstances change, and their band change so may the priority date.

Where a change of circumstance results in a decrease in the applicant’s priority band the priority date will be amended to the date they were originally in the lower band. If entering a lower band for the first time, the priority date will be amended to the date of registration.If an applicant’s need increases and they go up a band, their priority date will be the date they enter the band.

 

Band A. Urgent Housing Need (these priorities may be time limited)

Over-riding Medical Need

Applicants with an over-riding medical priority awarded by the Local Authority in consultation with a Medical Advisor. The applicant’s medical condition will be such that it is being so severely adversely affected by their current housing situation as to warrant an emergency move.

Over-riding Social/Welfare Need

Applicants with an over-riding social/welfare priority awarded by the Local Authority. The applicant’s social/welfare need will be such that it is being so severely adversely affected by their current housing situation as to warrant an emergency move.

Imminent Danger

Applicants needing to move urgently where there is a serious imminent personal risk if they remain.

Necessary Decant

Applicants who need to be moved out of their property on a permanent basis where:

• their home needs major work which cannot reasonably be done while they are living at the property, 
• their home is in a block of flats or a group of properties being considered for a change of use, for example to be used for a specific client group, 
• their home is in a block of flats or a group of properties due to be modernised or refurbished, and the work cannot reasonably be done while they are living at the property. This category will only apply to applicants who are a tenant of one of the Local Authority’s Partners living in the Watford Borough or where Watford Borough Council would have nomination rights to their property.

Applicant succeeding to a Tenancy

If someone who has succession rights to a tenancy after the death of a tenant, the applicant may be required to move to alternative housing in line with their assessed housing needs. An applicant given priority because they are succeeding to a tenancy, is only able to apply for housing with the landlord of their current property. Applicants should refer to the Allocation Policies of the individual Local Authorities.

 

Band B. Very High Housing Need.

Applicants suffering from harassment

All cases of harassment will, in the first instance, be dealt with through the Local Authority or Registered Provider Anti-Social Behaviour Policy. Should the harassment reach a level where there is a recommendation from a senior officer of a relevant statutory or voluntary agency such as the police or Children’s Services, that a move is necessary, the applicant may be awarded band B priority. Where an applicant receives band B priority resulting from harassment, they will usually only be able to bid for properties of the same size and type as their current accommodation.

Very High Medical Need

Applicants with a very high medical priority awarded by the Local Authority in consultation with a Medical Advisor. The applicant’s medical condition will be such that should the applicant be moved to a more appropriate property the need would be lessened.

Very High Social/Welfare Need

Applicants with an very high social/welfare priority awarded by the Local Authority. The applicant’s social/welfare need will be such that should the applicant be moved to a more appropriate property the need would be lessened.

Applicant is under-occupying by one or more bedrooms (social housing tenants only)

To enable the Local Authority Partners to make best use of their housing stock, the Local Authorities may offer accommodation to applicants who are underoccupying their homes if the home they are under-occupying is in demand. In turn, family sized accommodation is released and offered to an applicant on the list.To be considered as an applicant under-occupying you must be a current tenant of one of the Local Authority Partners and live within one of the HCH Local Authority areas. This includes social housing tenants occupying a one bedroomed general needs property who wish to move to a sheltered housing scheme.

Severe Overcrowding

In extreme cases, the Local Authority will make an assessment as to whether they feel an applicant and their household are severely overcrowded. Where the Local Authority makes this assessment the applicant will be awarded band B priority. However, the applicant will only have band B priority with the Local Authority/ies who make the assessment that they are overcrowded. 

Applicants with composite housing needs from Band C

This band also recognises applicants with a composite housing need. To qualify to move to band B an applicant should be assessed as having either high medical need, or lacking two bedrooms (or more) plus at least one other factor from the list under band C. This does not apply to households accepted as statutory homeless who are placed in Band C.

Realising ground floors or one bedroom social housing

Social housing tenants in Watford occupying one bedroom general needs properties who wish to move into sheltered housing may be given priority. However this priority can only be used when bidding for sheltered housing. Social housing tenants in Watford occupying ground floor flats who would be willing to move to flats on a higher floor may be given priority. However this priority can only be used when bidding for other flats on higher floors, not other houses or other ground floor flats.

 

Band C. High Housing Need

Homeless households (Main homelessness duty owed)

Applicants who are accepted as statutorily homeless by the Council who also fulfil the residency criteria. Priority banding will be awarded by the Local Authority who has accepted the main duty and local connection only. An applicant cannot be awarded priority for homelessness by more than one Local Authority at the same time.

High Medical Need Applicants with a high medical priority awarded by the Local Authority in consultation with a Medical Advisor.

The applicant’s current accommodation will be deemed as not appropriate for their medical needs.

High Social/Welfare Need

Applicants with a high social/welfare priority awarded by the Local Authority. The applicant’s current accommodation will be deemed as not appropriate for their social/welfare needs. This includes nominations from approved local hostels actively involved with the multi-agency Prevention of Homelessness Consortium (POsH) under the POsH nomination arrangements.

Releasing an adapted property

An applicant releasing an adapted property, with no other housing need will only be placed in band C if the following criteria are met:

a) The property has what the Local Authority Partners define as a major adaptation, and

b) There is a current need for a property with that adaptation. To be considered as an applicant releasing an adapted property you must be a current tenant of one of the Local Authority Partners and live within one of the HCH Local Authority areas.

Applicant is assessed as lacking two or more rooms

Applicants should refer to each Local Authority’s policy to see how many bedrooms they are entitled to.

Retiring or Redundant Current or Former Council Staff in Tied Accommodation (Service Occupiers) where TUPE provisions have applied (for former staff)

A service occupier is someone occupying tied accommodation as a condition of their employment for the better performance of their duties with one of the Local Authority Partners or a contractor of one of the Local Authority Partners where that service occupier was transferred to that contractor as a result of TUPE provisions having been applied. - Service occupiers may be re-housed in suitable alternative accommodation (not like for like) in accordance with the conditions of their terms of employment. The service occupier will be eligible for re-housing by the Local Authority Partners only if: -

• they are required to vacate their tied accommodation due to retirement or redundancy -
• they meet stated requirements in their contract of employment -
• they meet the eligibility criteria to appear on the housing list including immigration status -
• regardless of the requirements of their contract of employment do not own another property elsewhere -
• regardless of the requirements of their contract of employment do not have income or assets that would enable them to meet their own housing needs in the private sector.

Service occupiers accepted for re-housing can only apply for housing with the authority for whom they worked.

Property is subject to a Compulsory Purchase Order.

Applicant is occupying a property which is subject to a compulsory purchase order and is unable to secure suitable alternative accommodation, and where the Local Authority accepts a duty to re-house.

Applicants with composite housing needs from Band D

This band also recognises applicants with a composite housing need. To qualify to move to band C an applicant should be assessed as having either medium medical need, or lacking one bedroom (or more) plus at least one other factor from the list under band D.

 

Band D. Recognised Housing Need

Medium Medical Need

Applicants with a medium level of medical priority awarded by the Local Authority in consultation with a Medical Advisor.

Medium Social/Welfare Need

Applicants with a medium level of social or welfare need as assessed by the Local Authority.

Applicant is assessed as lacking one room

Applicants should refer to each Local Authority’s policy to see how many bedrooms they are entitled to.

Homelessness

Applicants who are homeless as defined at ss. 175 – 177 of the Housing Act 1996.

Applicants who have a homeless application with Watford Borough Council who have been placed into temporary accommodation under section 188(1) (interim duty to accommodate) or 188(3) (discretionary duty to accommodate) will qualify as other homeless. Applicants who are accepted as statutorily homeless by the council but do not fulfil the residency criteria. Priority banding will be awarded by the Local Authority who has accepted the main duty and local connection only. An applicant cannot be awarded priority for homelessness by more than one Local Authority at the same time. Applicants whom the council does not have a statutory homeless duty towards, but who are in one of Watford’s direct access hostels will also qualify as other homeless.

Unsatisfactory Conditions

Applicants will be awarded band D priority where it is determined by the Local Authority that they are living in unsatisfactory conditions.

 

Band E. Transfers and older people

Tenants of registered providers seeking alternative accommodation but are otherwise adequately housed who are living in the Watford Borough or where Watford Borough Council would receive nomination rights to the resulting vacancy.

Applicants who are over 60 and are seeking accommodation designated for older people only