GAP PROPERTY property management - lettings - repairs - development PLEASE DO NOT IGNORE November 2017 ay Dear Tenant(s): Re: Universal Credit Tis letter contains a lot of information but we have tried to focus on the important parts and divide it into short manageable bullet points. You must take the time to ensure you are clear en what is going to happen and how you plan to pay your rent in ‘the coming months, particularly as these changes take place over the Christmas period. + Universal Credit is the new benefits system that will be replacing any/all of the following six different benefits that you may receive with one single monthly payment. These benefits are: 1. Child Tax Credit (crc) 2. Working Tax Credit (WTC) 3. Employment Support Allowance (ESA) 4. Jobseeker’s Allowance (JSA) 5. Income Support (Ic) 6. Housing Benefit (HB) * Universal Credit begins in North East Lincolnshire on 13" December beginning with new claimants, * Not everyone will need to claim Universal Credit on 13” December. if you are receiving any of the benefits listed above. the Department of Work and Pensions (OWP) will ak you to make a claim for Universal Crest tren tis Your tur to do so, This willbe when there's a change in your circumstance that would ordinarily trigger a change in benefits * When you make a claim to Universal Credit, any Housing Benefit payments that are currently made direct to GAP Property will stop and the housing element of you Universal Credit will be paid directly to you as art of your single monthly payment. This means you willbe responsible for paying your whole cent in full and not just a top-up amount. IT 1S CRITICALLY IMPORTANT THAT YOU UNDERSTAND THIS POINT. * On application, itis expected to take six weeks for your claim(s) to be switch over and forthe first Universal Credit Payments to be made, THIS MEANS IT IS HIGHLY UNLIKELY YOU WILL RECEIVE ANY OF THE SK BENEFITS LISTED ABOVE DURING THIS CHANGE-OVER PERIOD. 1 Town Hall Street | T:01472 362 458 Grimsby | [continued overteat..] DN31 THN | W:www.gapproperty.co.uk[..continued from previous page] GAP PROPERTY property management lettings - repairs -development 4\ Even if you do not claim Housing Benefit, but receive any of the other benefits listed above (and rely on some/all of that money to pay your rent), the same will apply and you will be without benefit payment ‘during this time. YOU NEED TO BEGIN PREPARATION FOR PAYING YOUR RENT DURING THIS TIME NOW. ‘* When invited to apply for Universal Credit you will need to provide the DWP with evidence of your rent, which will be provided upon request, e.: + Acurrent tenancy agreement + -Acurrent rent statement + Acurrent rent book © Asigned letter from your landlord * You will also need an email address and either a bank account or Post Office account * GAP Property cannot sustain arrears at the potential levels Universal Credit could create (this affects the vast majority of our tenants), therefore we find it necessary to issue your Notice Seeking Possession (Section 21 ‘Notice to Quit’) that has been enclosed, to be exercised only in the event that you fail to pay your rent in accordance with the terms of your tenancy (in full and on the date due). IF YOU DO NOT PAY YOUR RENT WE WILL HAVE NO OPTION BUT TO ASK YOU TO LEAVE AND RECOVER LOSSES FROM YOUR GUARANTOR. This letter is not intended to cause you alarm, rather to inform you of the problems that could very well occur during the roll-out of Universal Credit. A copy of this letter has also been sent to your guarantor and we strongly encourage you to discuss with them how this affects you and your future financial plans. This is an extraordinary event that requires both you and us to take extraordinary measures. Please find included with this letter the following: ‘* Notize Seeking Possession (Section 21) ‘*_NELC’s ‘Universal Credit and you’ document containing information and internet links. Should you have any questions or if you wish to discuss the roll-out of Universal Credit with us further, please call: (01472) 362458. Kind regards “GAP Property 1 Town Hall Street | T:01472 362 458 Grimsby DN31 1HN |, W: www.gapproperty.co.ukDepartment for Communities and Local Government FORM 6A Notice seeking possession of a property let on an Assured Shorthold Tenancy Housing Act 1988 section 21(t) and (4) as amended by section 194 and paragraph 103 of Schedule 11 to the Local Government and Housing Act 1989 and section 98(2) and (3) of the Housing Act 1996 Please write clearly in black ink. Please tick boxes where appropriate, This form should be used where a no fault possession. of accommodation let under an assured shorthold tenancy (AST) is sought under section 21(1) or (4) of the Housing Act 1988. There are certain circumstances in which the law says that you cannot seek possession against your tenant using section 21 of the Housing Act 1988, in which case you should not use this form. These are: (a) during the first four months of the tenancy (but where the tenancy is a replacement tenancy, the four month period is calculated by reference to the start of the original tenancy and not the start of the replacement tenancy ~ see section 21(4B) of the Housing Act 1988); (eo) where the landlord is prevented from retaliatory eviction under section 33 of the Deregulation Act 2015; (9 where the landlord has not provided the tenant with an energy performance certificate, gas safety certificate or the Department for Communities and Local Government's publication “How to rent: the checklist for renting in England” (see the Assured Shorthold Tenancy Notices and Prescribed Requirements (England) Regulations 2015); (d) where the landlord has not complied with the tenancy deposit protection legislation; or {e) where a property requires @ licence but is unlicensed, Landlords who are unsure about whether they are affected by these provisions should seek specialist advice. This form must be used for all ASTs created on or after 1 October 2015 except for statutory periodic tenancies which have come into being on or after 1 October 2015 at the end of fixed term ASTs created before 1 October 2015. There is no obligation to use this form in relation to ASTS created prior to 1 October 2015, however it may nevertheless be used for all ASTs. Form 68What to do if this notice is served on you You should read this notice very carefully. It explains that your landlord has started the process to regain possession of the property referred to in section 2 below. You are entitled to at least two months’ notice before being required to give up possession of the property. However, if your tenancy started on a periodic basis without any initial fixed term a longer notice period may be required depending on how often you are required to pay rent (for example, if you pay rent quarterly, you must be given at least three months’ notice, or, if you have a periodic tenancy which is half yearly or annual, you must be given at least six months’ notice (which is the maximum). The date you are required to leave should be shown in section 2 below. After this date the landlord can apply to court for a possession order against you. Where your tenancy is terminated before the end of a period of your tenancy (e.g. where you pay rent in advance on the first of each month and you are required to give up possession in the middle of the month), you may be entitled to repayment of rent from the landlord under section 21¢ of the Housing Act 1988. If you need advice about this notice, and what you should do about it, take it immediately to a citizens’ advice bureau, a housing advice centre, a law centre or a solicitor. 1 To Name(s) of tenant(s) (Block Capitals) 2. Youare required to leave the below address after [ 15" January 2018 Tf you do not leave, your landlord may apply to the court for an order under section 21(1) or (4) of the Housing Act 1988 requiring you to give up possession. Address of premises 1 Landlords should insert a calendar date here. The date should allow sufficient time to ensure that the retice is properly served on the ‘tenant(s). This wlll depend on the method of service being used and landlords should check whether the tenancy agreement makes specific provision about service. Where landlords are seeking an order for possession on a periodic tenancy under section 21(4) ofthe Housing Act 1988, the natice period should also nat be shorter than the period ofthe tenancy (up toa maximum of six months), eg. where there is 2 ‘quarterly periodic tenancy, the date should be three months from the date of service 2 Ferm 6A* This notice is valid for six months only from the date of issue unless you have a periodic tenancy under Which more than two months’ notice is required (see notes accompanying this form) in which case this notice is valid for four months only from the date specified in section 2above. Name and address of landlord Tobe signed and dated by the landlord or their agent (someone acting for them). if there are joint landlords each landlord or the agent should sign unless one signs on behalf of the rest with their agreement. Signed Date (DD/MM/YYYY) 09/11/2017 Pleasespecifywhether: [] landlord [J jointlandlords Yeas Name(s) of signatory/signatories (Block Capitals) Address(es) of signatory/signatories 1 Town Hall Street Grimsby North East Lincolnshire N31 1HN Telephone of signatory/signatories 01472 362458 Ferm 68Universal Credit and you What Is Universal Credit? Universal Credi is a new beneft for people living on a low income, or who are out of work It wil make it easier to start a new job of work more hours, $0 you will be better off in a job than you will be ‘on benefits. Universal Credit replaces 6 other benefits with a simpler, single monthly payment Itincludes help with the cost of housing, children, childcare and other ving expenses. It will also give financial suppor to disabled people and carers, and people who are too sick to Work. What does It mean for me? Universal Credit is being introduced in stages. Whether you can claim ft wll depend on where you live and ‘your personal circumstances, You can check if you can get Universal Credit by going to waww.aov.ub/universaleredi, or talk to someone at your Jobcentre, It you aren't eligible for Universal Credit, you may sil be able to claim other benefits such as Jobseekers ‘Allowance. Ifyou are already claiming benefits you will not be able to claim Universal Credit yet. You will carry on claiming your benefits as usual. How do | make a claim? You will be expected to make your Universal Credit claim online at www.gov.uk/universalcredit Ifyou don't have a computer at home, you can use the computers at your local Jobcentre, Ifyou need mote help, you can get face-to-face and telephone advice to help you make a claim. You willbe invited to an interview with your work coach to sign a Claimant Commitment. This sets out the responsibilities you have accepted in reium for getting Universal Credit, Where can I get support? Your work coach at the Jobcentre will make sure you have the right help to gat online, manage your money and find work. ‘You can get advice online about getting ready for Universal Credit. Visit www.gov.uk/universalcredit to find ‘out more. You can get help with budgeting from the Money Advice Service. Visit www. monevadviceservies ora, to find out how. ‘Your local council will be able to help you with internet access and face-to-face support, Call 01472 323710 of vist wow nelings. cov.These local organisations can also help you get online: Grimsby Jobcentre Open Monday, Tuesday, Thureday, Friday 9am to Spm and Wednesday 10am to Spm. ‘Support avaliable: Assisted Service and Seif Service Bridge House, 225 Victoria Street, Grimeby, DN31 1NH. Phone 0345 604 3719 Shoreline Housing Partnership ‘Open Monday, Tuesday, Wednesday, Friday - Sam to §.30pm and Thursday 10am to 5 30pm. ‘Support available: Help to make an online claim only 11-13 Osbome Street, Grimsby, DNt 1EY. Phone 0345 849 2000 Centre4 (Open Monday to Friday - 8am to 6pm. ‘Support available: Assisted Service 17@ Wootton Road, Grimsby, DN33 1HE. Phone 01472 236688 Citizens Advice Bureau ‘Open Monday to Friday ~ Gam to 4pm. Melbourne House, 16 Town Hall Street, Grimsby, DN31 1HZ, Phone 01472 252545 NELC Community Leaning Services ‘Open Monday, Wednesday and Friday 8.30am to 8pm, Thursday 8.30am to 6pm. ‘Support available: Assisted Service and Seif Service Thrunscoe Centre, Highgate, Cleethorpes, DN3S 8NX. Phone 01472 323640 Grimsby Central Library ‘Open Monday to Friday 8.30am to 7.30pm, Saturday 9am to {pm. ‘Support available: Assisted Service Town Hall Square, Grimsby, DN31 1HG, Phone 01472 323800.