Caerphilly County Borough Council's Proposal To Transfer Its Homes To Castell Mynydd

APPENDIX 1(1)
FORMAL
CONSULTATION
FINAL DRAFT 8.6.11
CAERPHILLY COUNTY BOROUGH COUNCILS PROPOSAL TO TRANSFER ITS HOMES TO CASTELL MYNYDD
Your Offer Document

Important information about the future of your home
A message from the Leader of the Council The Council will soon ask you to make an important decision about the future of your home. You will be asked to vote in a secret ballot planned for autumn 2011 which will decide whether the proposal to transfer tenants homes to Castell Mynydd can go forward or whether your homes remain with the Council. Castell Mynydd would be a new organisation set up by the tenants and the Council. It would be a not-for-profit organisation and a Community Housing Mutual. The Board of Castell Mynydd would be made up of five tenants, five Council nominees, and five independent members. It would be registered as a social landlord with the Welsh Government. This is the biggest decision the Council has ever asked tenants to make and could lead to the largest amount of money ever being spent on your homes and estates. I am committed to ensuring that you have all the information you need to make an informed choice and that this is presented in a fair and balanced way. If you are a joint tenant, each tenant in the household will have been sent a copy of the Offer Document because every secure tenant of the Council has the right to vote in the ballot. Before you vote, I want to explain to you why the Council is giving you the opportunity to decide on the future of your homes. The Council has always tried to provide good quality, well managed and well maintained homes at a reasonable rent. However the Council is currently unable to borrow sufficient money to improve your homes to the Welsh Housing Quality Standard within a timescale acceptable to the Welsh Government. If homes transfer to Castell Mynydd, you will receive an improved housing service and have a real opportunity to shape and influence the future services that Castell Mynydd would provide. There would be a major programme of investment inside and outside your homes that would include new kitchens, new bathrooms, new boilers and heating systems, electrical rewiring, and estate and environmental improvement. I would however wish to assure tenants that if the homes stay with the Council your homes would still continue to be improved within the limits of what the Council can afford. To assist tenants to understand the differences comparison tables are included within the Offer Document. The Councils housing service will be maintained at the current level. A Tenants Transfer Panel has been working with the Independent Tenant Adviser (PS Consultants) to help shape the Offer Document. On behalf of the Council I would like to thank all the tenants involved with the Panel for their hard work. Their contribution has ensured that if your home transfers, Castell Mynydd would be committed to deliver the planned programme of works and
improvements to homes and to work with tenants to develop localised housing management and better support service for sheltered and elderly tenants. The Offer Document explains why rents would remain affordable just as they are with the Council. Castell Mynydd would be subject to the same policy on rent increases and, therefore, average rents for transferring tenants would increase by no more than they would have with the Council. Attached to this Offer Document is a pre paid response slip for your comments. Your views are important and they will be considered by the Council in finalising its proposal before you are asked to vote. If your comments result in any changes to the proposal contained in this Offer Document, the Council will write and to tell you before you are asked to vote. All the information in the Offer Document has been checked by the Welsh Government to ensure it is accurate. The promises made in the Offer Document would also be subject of a legally binding contract between the Council and Castell Mynydd if your homes transfer. How you vote is a matter for you. The Offer Document provides you with information you need to make your choice by explaining what Castell Mynydd would be able to do and what would happen if tenants decide to stay with the Council as their landlord. The decision is yours not the Councils. The ballot will decide the future of the transfer proposal, which can only go ahead if the majority of tenants who vote, vote in favour. Please take time to read the information that has been provided and when the time comes, please use your vote.
Cllr Allan Pritchard Leader of Caerphilly County Borough Council
Foreward by the Tenants Transfer Panel The Tenants Transfer Panel has requested to be allowed to include a statement within the Offer Document. If available in time, this will be circulated prior to the Council meeting.
CONTENTS Page
Summary to the Offer Document Part A: Part B: Part C: Part D: Part E: Part F: Part G: Part H: Part I: The Councils housing transfer proposal What happens if homes stay with the Council Rent payments and other charges you would pay Improvements and repairs to your home Involving you in the running of the housing service Tenants rights Better services delivered locally Action on anti social behaviour Services for older people, sheltered housing, and those with disabilities Community and economic regeneration About Castell Mynydd Next steps the legal requirements for tenant consultation Other useful information The proposed new tenancy agreement
1- 3 4 - 14 15 - 16 17 - 24 25 - 31 32 - 37 38 - 47 48 - 53 54 - 57 58 - 62
Part J: Part K: Part L:
63 - 66 67 - 76 77 - 79
Part M: Part N:
80 - 82 83 - 85
If you require this document in another format, such as Braille, large type, audio tape or another language, call the Councils Freephone number 0800 141 2834
TENANTS AT THE HEART OF STRONG COMMUNITIES CASTELL MYNYDD A message from the Shadow Board: Our vision would be to provide: Everyone with a decent, warm, secure, affordable home fit for living in the 21st Century A place where everyone is proud to live, work and play An exceptional service, with tenants, employees, and the Board working together to achieve its objectives and values for the benefit of the communities within Caerphilly County Borough A rewarding, challenging and empowering working experience for all employees
YOUR CHOICE Summary to the Offer Document
If homes stay with the Council

Rents and other charges Rents
If homes transfer to Castell Mynydd
No difference the current projections are that you would pay the same rents whether you stay with the Council or transfer to Castell Mynydd. No plans for new charges for services you currently receive No new services No new charges for services you currently receive Yes Castell Mynydd has up to 400,000 per year to spend on new services including - Expanded tenant participation service - strengthened antisocial behaviour service Castell Mynydd would only introduce new services and charge for them if the majority of tenants who will receive the service want it and are willing to pay for it
Charges for existing services New services at no extra cost to tenants
Charges for new services
The Council has no proposals for additional services
Entitlement to Housing Benefit and Council Tax Benefit
No difference
Tenants rights Security of tenure No difference

Key rights No difference

Current key rights would be protected and in addition transferring tenants would have new rights Tenancy cannot be changed without your agreement (other than rents and other charges) New right of succession
New rights
No new rights.
Right to Buy for all qualifying tenants
Preserved Right to Buy for transferring tenants and Right to Acquire for new tenants Castell Mynydd would have the funds necessary to improve all tenants homes to Welsh Housing Quality Standard within 5 years
Improvements to homes All homes Council would not be able to achieve Welsh Housing Quality Standard within 5 years
Council would be able to Castell Mynydd would spend 115million over budget to spend 5 year period 173million within the first 5 years Non-traditional homes (e.g. Laing Easyform/ Wimpey No Fines/ Cornish/Woolaways/ Wates/BISF properties) Council could only afford 5.4million over first 5 years to carry out works to around 170 homes Castell Mynydd would budget to spend 26million within 5 years to carry out all repairs and improvement work to over 2,300 properties, including over-cladding to improve insulation and deal with condensation and dampness

Sheltered housing No extra money available for improvements to sheltered complexes Council would budget to spend 10million in first 5 years on environmental improvements and estate maintenance Services Localised housing management Service maintained at current level but no funding for additional or enhanced services

Budget of 50,000 per year for extra improvement works at sheltered complexes Castell Mynydd would budget to spend 13million in first 5 years on environmental improvements and estate maintenance.
Your estates
Extra money available to provide an improved local presence for housing management after full consultation with tenants Strengthened anti-social behaviour service with extra budget of 50,000 per year Extra money available to provide an improved warden support service for sheltered housing tenants. Improvement to service would be developed in consultation with tenants within first 12 months of transfer Budget increased by 150,000 per year to support menu of opportunities for tenants to become involved in decision making
Tackling anti social behaviour
No extra money available to improve service
Sheltered Housing warden service
No extra money available to improve service
Tenant Involvement
No extra money available to support wider tenant involvement
Part A The Councils housing transfer proposal 60 second summary
An overview of what transfer would mean for your home, your estates, rents, repairs and improvements, the housing service and your rights. The Welsh Governments requirements to meet the Welsh Housing Quality Standard explained. What would happen if tenants vote yes to the transfer. What would happen if tenants vote no to the transfer.
PART A The Councils housing transfer proposal This Offer Document is intended to help tenants make their choice about whether they want their homes to transfer to Castell Mynydd Limited (Castell Mynydd). It also explains what would happen if tenants decide to stay with the Council as their landlord. This is the formal consultation which sets out the proposal of Caerphilly County Borough Council (the Council) to its tenants who will decide in a ballot whether the transfer of their homes to a new organisation called Castell Mynydd can go ahead. It also explains what would happen if tenants decide to stay with the Council as their landlord. Castell Mynydd would be a new organisation set up by the tenants and the Council. It would be a not-for-profit organisation, and a Community Housing Mutual. It would be registered as a social landlord with the Welsh Government and would also be a charity. Part K of this document explains more about Castell Mynydd. The transfer can only go ahead if the majority of tenants who vote in a secret ballot vote in favour of the transfer of their homes to Castell Mynydd and the Welsh Ministers give their consent. If tenants vote in favour of the proposal the formal transfer is expected to happen by the end of 2012. It is proposed that the ballot takes place over four weeks in late 2011 and it would be run independently of the Council. Before the ballot we would like your comments on the proposals contained in this Offer Document. These proposals reflect the consultation that has taken place with tenants on what they would like to see for their homes and services. The Council has to comply with the legal requirements of the Housing Act 1985 and guidance issued by the Welsh Government. In deciding whether to give consent to transfer if tenants vote in favour, the Welsh Ministers will want to be satisfied that the consultation process has been conducted in accordance with the legal requirements and the guidance they have issued. The process is designed to ensure that your key rights are protected and you are fully informed of all the implications of the proposed transfer. Should you have any difficulty in understanding any aspect of the Offer Document then please contact: Council Freephone: 0800 141 2834 Email: housingchoices@caerphilly.gov.uk or dewistai@caerffilli.gov.uk Independent Tenants Adviser, PS Consultants Freephone: 0800 088 4194 Email: enquiries@psconsultants.org.uk/caerphilly.htm
Why is the Council asking its tenants to consider housing transfer? The Councils aim has always been to provide good quality, well managed and well maintained homes at a reasonable rent. However due to Government controls on local authority finances the Council is currently unable to access sufficient money to improve your homes to the Welsh Housing Quality Standard within a timescale acceptable to the Welsh Government. Castell Mynydd would not be subject to the same financial controls and so would be able to raise all the money needed to improve houses and estates up to the Welsh Housing Quality Standard and to maintain them at that standard thereafter, and to provide an enhanced level of service. What is the Welsh Housing Quality Standard In 2002 the Welsh Government set a new standard for tenants homes called the Welsh Housing Quality Standard (WHQS). The Welsh Government expects local authorities to find ways of bringing all tenants homes up to this standard by 2012 or soon thereafter and then maintaining them at that standard. WHQS states that all homes must: Be in a good state of repair Be safe and secure Be adequately heated, fuel efficient, and well insulated Contain up to date kitchens and bathrooms Be well managed Be located in attractive and safe environments Suit the specific requirements of the household The Welsh Government expects Castell Mynydd to fully meet WHQS within five years of transfer, by 2017. If the transfer does not go ahead the Council expects to have money to carry out some of the improvements by 2017 but does not expect to be able to achieve the level of investment required to meet the WHQS. At this time none of the 10,939 homes owned by the Council meet the WHQS with the exception of the show homes which have been improved recently to enable you to see how homes brought up to the standard would look like. During the consultation tenants have told us they would like their homes improved and modernised. The Tenants Transfer Panel has made a number of suggestions for additional services (see Part G). The Council does not have the resources for additional services. Castell Mynydd has included in its business plan money for strengthening the participation service and anti social behaviour team and there is provision for extra works/services at sheltered complexes. Money has also been set aside in its business plan to deliver an improved local housing management service and warden support service for sheltered housing tenants following a review of these services to be undertaken by Castell Mynydd in partnership with tenants.
What improvements are required? A major programme of improvements is needed to bring all tenants homes up to the WHQS. The Council has had tenants homes independently surveyed to identify all the work required. Listed below are the main improvements that would need to be carried out within the initial work programme to meet the standard within the first five years of transfer and the number of homes that would benefit from these improvements.
New kitchens New bathrooms New boilers New heating systems Rewires Replacement front and back doors Replacement windows
9,918 7,150 4,033 2,050 3,933 4,090 1,163
In addition planned works to walls, roofs and windows would help to make sure the properties are wind and weather tight. The Council would not be able to achieve all these improvements within five years. What are the benefits of transfer? If the transfer goes ahead Castell Mynydd would aim to spend 173million within five years of transfer on bringing your homes up to the full requirements of the WHQS including environmental improvements and other works to estates. This would mean that homes that need them would have: Secure by design front and back doors, and ground floor window locks Modern kitchens and bathrooms Modern energy efficient central heating Double glazed windows Overbath showers New fencing and gates where appropriate Hard wired smoke alarms Additional electrical sockets New roofs Overcladding or render to external walls Improved estate security measures
Planned improvements to your homes and environment years 1 to 5 Council Castell million Mynydd million Programme renewals 87.0 118.1 (kitchens, bathrooms, boilers etc) Contingency for major repairs 2.6 3.5 Non traditional properties 5.4 26.0 Asbestos 5.3 8.3 Other assets (eg garages/parking area, 2.0 2.0 other estate improvements) Disabled adaptations 5.0 5.0 Environmental improvements 8.0 11.0 TOTAL 115.3 173.9 The current projections show that the Council would budget to spend 115million over the first five years compared to the 173million that Castell Mynydd would plan to spend. Planned Improvements to services Council Expanded participation service Strengthen anti social behaviour service Good neighbour reward scheme Extra Improvement Works/Services Local employment fund Local housing management* Support service for sheltered tenants* No No No No No No No
Castell Mynydd Yes Yes Yes Yes Yes Yes Yes
*Specific proposals would be subject to development by Castell Mynydd in partnership with tenants. Castell Mynydd would have access to all the funds needed to carry out the work and implement the service improvements shown in the above table. The Council has made savings from within the service and would be able to fund a lower level of investment over the first five years. Castell Mynydd would have a budget of 13million to spend in the first five years after transfer on environmental improvements and estate maintenance. This could include landscaping, improvements to garages, parking, play areas, communal areas and community safety measures such as lighting and security fencing. The Council is committed to ensuring that if homes transfer to Castell Mynydd, local people and communities benefit from the investment. There is a planned investment programme of 173million over an initial five year period in order to meet the Welsh Housing Quality Standard and carry out other
improvements with a total of 808million planned to be invested over the 30 year business plan of Castell Mynydd. Castell Mynydd would be a community housing mutual which means that tenants would be at the heart of all key decisions made and are central to maximising the economic, social and environmental benefits to Caerphilly County Borough. There would be increased opportunities for tenant involvement and participation in the running of the housing service (see Part E). Other transfers show that there would be increased local employment opportunities for people to undertake work associated with the transfer. Castell Mynydd would create new roles within the organisation to ensure there is an enhanced service to tenants. Castell Mynydd would aim to: Develop apprenticeship and training opportunities Use social clauses in contracts to create jobs for local people Build links and partnerships with local contractors and suppliers to maximise money that is spent locally Work in partnership with the Council on regeneration issues
How much would the improvements cost? Independent experts have assessed how much it would cost to bring tenants homes and environments up to WHQS and to maintain them at this standard for the next 30 years. They have estimated that it would cost over 73,000 on average to bring each home up to the standard by 2017 and then maintain that standard over 30 years. Why cant the Council spend what is needed? The Council has looked very hard at its finances but as things stand it cannot raise enough money to meet all of the requirements of the WHQS. The main reason for this is that councils are subject to complex housing finance rules which mean some of the rent income is clawed back by the UK Government (HM Treasury). This currently amounts to around 7million of rent money each year, or on average 13 per week per property of your rent payment going to HM Treasury. Castell Mynydd would be able to keep all its rental income allowing this 7million each year to be spent on improving homes and services. The following table compares the Councils financial position with that of Castell Mynydd should tenants vote in favour of transfer and transfer takes place.
Council
Castell Mynydd
Borrowing
There are strict financial rules which govern local authorities ability to borrow money
There are no Government restrictions on borrowing in the way there are for councils.
Money from Right to Buy sales
Government clawback
Housing Debt
Free to borrow within the financial limits of the 30 year business plan to deliver the services and improvements requested by tenants Can only use 25% of the Can use 100% of the money received from money received from Right to Buy sales under Preserved Right to Buy current legislation. 75% sales and none is paid of the money received back to the (less admin costs) is Government. paid to the Government On average 13.00 per This clawback of rent week of every tenants does not apply. Every rent money is paid to penny of rent received the Treasury under would be used. This housing subsidy rules. money would be spent on improving tenants This means around 7m homes, gradually paying is currently lost from the back loans, and on housing service in improving the housing Caerphilly CB every service year. The Council would have The Treasury would to continue paying off write off the existing the existing housing housing debt. However, debt of 43m. This is this will only happen if what is outstanding from transfer takes place. what the Council has borrowed in the past to build and repair its homes
What would happen if tenants vote no to transfer? The Council expects to be able to secure sufficient money for its business plan to undertake some improvements to your homes but would not be able to reach the WHQS within five years. If the Council carried out the full spending programme that Castell Mynydd would be able to afford, it is estimated that it
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would have a shortfall of over 110million after five years because of the extra borrowing that it would need. With the more limited money available to the Council, there would be a lower level of spending on kitchen replacements and over cladding and other works to non traditional properties. Some expenditure on a range of items including external doors, bathrooms, showers, boilers, roofs, rainwater goods, fascias, rendered walls, fences, gates and paths would be delayed until after the first five years of the investment programme. Environmental improvements and asbestos works would also be spread over ten years. The Council would be able to maintain the housing service at the current level only. If the transfer to Castell Mynydd goes ahead would rents increase more than with the Council? No. The same Welsh Governments rent policy which applies to rent increases with the Council now would continue to apply to Castell Mynydd after transfer. See the rent promises made in Part C of the Offer Document. Would tenants be asked to move from their existing homes? Castell Mynydd cannot and would not require any tenant to leave their home unless it has obtained a court order against the tenant, as is the case now with the Council. Transferring tenants cannot be asked to move just because they occupy a home that is larger than their requirements. A temporary move may be necessary during improvement works to your home (see Part D). Would tenants loose any of their key rights such as security of tenure? No. Existing tenants would have all their key rights protected in the new tenancy agreement and would still have security of tenure. See Part F of the Offer Document. Would evictions for rent arrears increase as a result of transfer? There is no reason why this should happen. In fact effective management of rent arrears should help to reduce the number of evictions. As a registered social landlord Castell Mynydd, as with the Council, would see eviction as a last resort once all other efforts to seek payment have been exhausted. Are registered social landlords less accountable to tenants than Councils? Registered social landlords particularly those who are Community Housing Mutuals are more accountable to tenants than local authorities. See Part K of the Offer Document that explains how the model adopted by Castell Mynydd would make it highly accountable to tenants and residents.
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Would lenders control the new landlord? No. Castell Mynydd would be an independent organisation. It would be able to borrow from lenders and would need to demonstrate to them that it has a sound business plan, but would not be controlled by lenders. Would the people running Castell Mynydd profit from their position? No. Castell Mynydd would be a not-for-profit organisation and a charity and any surplus that is made would have to be reinvested in the homes and services it provides. The Board Members are unpaid volunteers and would only receive reasonable out of pocket expenses incurred in attending to the business of Castell Mynydd . Are there costs associated with the ballot? Yes. These are costs incurred by the Council during the pre ballot stage to ensure that, for example: Tenants are consulted and have helped to shape the proposals contained in this Offer Document. The plans for improving your homes are sound and the business plan which includes the cost of these improvements could be properly financed. You have full and accurate information on which to base your decision when asked to vote in a ballot. It is likely that up to 1million of these costs will be met by the Welsh Government. Would Castell Mynydd improve services? Significant service improvements are being proposed within this Offer Document. See Parts D, E, G, H, I of the Offer Document. The Board, Council, and tenants would be able to ensure this happens. If the transfer goes ahead, the promises made in the Offer Document would be subject of a legally binding contract between the Council and Castell Mynydd. Would the Council receive money from Castell Mynydd for your homes? If transfer goes ahead there would be no money paid by Castell Mynydd for your homes because the way homes are valued for transfer is completely different from that used in an open market sale or a sale to a tenant under the right to buy. The method used for housing transfer purposes is called the tenanted market value which balances the income, mainly from rents, received by Castell Mynydd, over 30 years against the cost of delivering the repair and improvement programmes.
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The valuation takes account of: the need to keep homes available at affordable rents the likely rents payable over 30 years in line with WAG rent policy the cost of managing repairing and improving your homes over the 30 year period and repaying loans needed to finance improvements to your homes the cost of delivering all the commitments set out in the Offer Document
In Caerphilly County Borough this calculation produces a negative value because of the extent of improvements needed to your homes and estates. The Welsh Government would provide funding over a number of years to Castell Mynydd which, together with other funding, would ensure all the improvements to your homes would reach the WHQS within five years and be maintained thereafter. Without the financial assistance from Welsh Government, Castell Mynydd would not be able to afford all of the improvements to your homes and the other commitments within this Offer Document. What role would the Council have following transfer? If the transfer goes ahead the Council would no longer be your landlord but would continue to work in close partnership with Castell Mynydd. There would be a legally binding contract that would require Castell Mynydd to deliver the commitments made in this Offer Document. The Council would regularly meet with Castell Mynydd and monitor its performance to ensure it carries out the promises made in the Offer Document. The Council would continue to deliver other important housing functions: reviewing housing conditions and assessing housing need in Caerphilly County Borough deciding on housing strategy for providing new affordable homes tackling homelessness and assisting homeless people managing the Supporting People budget giving grants for repairs and improvements to private properties giving grants for disabled adaptations
The Council would continue to provide other services including rubbish collection, environmental health, leisure and planning, education and social services etc What role would Councillors have? You would still be able to ask County Borough Councillors or Community Councillors to act on your behalf if you have problems with your housing. Castell Mynydd would establish a written protocol with Councillors so they can represent any concerns you may have.
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Have tenants views helped to shape this proposal? The Council has used newsletters, drop in sessions, road shows, show homes and surveys to ensure that all tenants are aware of the proposals and that they have had the opportunity to be actively involved. The Council has worked closely with the Tenants Transfer Panel and PS Consultants (the Independent Tenant Adviser). The Council has listened to the suggestions about how to improve services and incorporated these where possible within the Offer Document. Your vote The Council will only be able to proceed with the transfer if the majority of tenants who vote, vote yes to the proposal. If you do not use your vote it does not count for or against transfer to Castell Mynydd, it just means that your view has not been heard. It is very important to make your views known by using your vote. If there is a yes vote the Council would then ask the Welsh Ministers to give consent before transfer can take place. If the transfer goes ahead your homes and the housing service would transfer to Castell Mynydd and this would be likely to happen by the end of 2012. Leaseholders Leaseholders are being invited to give the Council their views on the proposed transfer but they do not have a right to vote in the ballot. Leaseholders are being given copies of the information sent to tenants including the Offer Document. In addition the Council has prepared a separate information document for leaseholders, which explains how the transfer proposal would affect them. Your right to comment The Council is committed to an open and transparent consultation process in respect of the transfer proposal. The Council will consider any comments tenants and leaseholders make on the proposal. There is a response slip to help you make comments included with the Offer Document. Please send your comments to reach the Council by midday on [ ]. Where you can get independent advice Representatives from the Tenants Forum appointed PS Consultants as the Independent Tenant Adviser (ITA) to provide free independent advice and information to all tenants and leaseholders throughout the transfer consultation. If you are concerned about any aspect of the proposal and want independent advice you should contact the ITA Freephone: 0800 088 4194 Email: enquiries@psconsultants.org.uk/caerphilly.htm
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Part B What happens if homes stay with the Council 60 second summary The Council would be unable to deliver the Welsh Housing Quality Standard. The Council would be able to carry out some improvements based on a lower level of investment. Some improvements would take longer than five years to carry out. The housing service would be maintained at the current level but there would be no funding for additional services.
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Part B What happens if homes stay with the Council None of the homes owned by the Council currently achieves the Welsh Housing Quality Standard (WHQS) with the exception of the show homes. The Council would be able to spend 115million on repairs and improvements compared to 173million that would be available to Castell Mynydd within the same five year period after transfer. The Council would carry out further improvements over 10 years but this would still not achieve the Welsh Housing Quality Standard (WHQS). What would be the Councils plan for retention? The Council would reduce the annual expenditure on improvements to homes below the level recommended in the stock condition survey considered necessary to achieve the Welsh Housing Quality Standard (WHQS) within five years. The Councils programme would be dependent on borrowing 52million to undertake these improvements and this is the maximum amount the Council can currently afford to borrow. What does this mean for improvements to homes? The Council would not be able to carry out all the improvements necessary to achieve the Welsh Housing Quality Standard. As a result of a lower level of spend 1800 fewer homes would have a new kitchen than if transfer to Castell Mynydd was to take place. Nearly 30million of expenditure on a range of items including external doors, bathrooms, showers, boilers, roofs, rainwater goods, fascias, walls, fences, gates and paths would be delayed until after the first five years (see Part D). The Council would spend 5.4million on non traditional properties whereas Castell Mynydd would allocate 26million in its business plan for all the improvement work needed within the first five years. What does this mean for environmental improvements? The Council would undertake some environmental improvements but these would be spread over 10 years whereas Castell Mynydd would be able to secure the necessary funding to undertake 11million of environmental works within the first five years. What does this mean for the housing service? The lower level of investment that would result if homes are retained by the Council would be dependent on the Council borrowing 52million. To enable this level of borrowing to be supported would require savings through not filling vacant posts. The housing service would remain at its current level. The extra borrowing would be added to existing debt and would have to be paid back from the rental income received from tenants. There would therefore be no scope for additional expenditure on any service enhancements.
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Part C Rent payments and other charges you would pay 60 second summary Castell Mynydd rents would be subject to Welsh Governments control as the Councils rents now. There would be no hidden service charges and no hidden increases. Your entitlement to claim Housing and Council Tax Benefit would not be affected by transfer. Sheltered housing tenants would still be entitled to claim Supporting People grant as they can now with the Council.
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Part C Rent payment and other charges you would pay What would happen to my rent if my home transfers to Castell Mynydd? The Welsh Government sets policy on rent increases for social landlords in Wales. This policy aims to ensure that rent levels for both councils and Registered Social Landlords, like Castell Mynydd, are set at similar levels for similar properties in similar locations. This policy requires all Welsh councils and Registered Social Landlords to reach what are known as benchmark rents for their properties. This process is known as rent convergence. Therefore, under the current Welsh Governments policy, rents should move to benchmark levels irrespective of whether the transfer of the housing happens or not. Castell Mynydd would be required to ensure that its rents comply with this policy. The key difference is that with transfer to Castell Mynydd all the rent would be kept by the landlord and could be spent on improvements to your properties and to provide a better housing service to tenants. This means that tenants would get much more for their rent with Castell Mynydd. Castell Mynydd would give a rent guarantee If the Welsh Government policy on rent convergence remains as is now, the Council estimates that the transferring tenants rent increase with Castell Mynydd should be on average no higher than if the Council remains the landlord. This guarantee is on rents for all existing Council tenants who transfer to Castell Mynydd. The guarantee is supported by the financial analysis which has been prepared for Castell Mynydd as part of its 30 year Business Plan, which will be approved by the Welsh Government. This guarantee would also be subject of the contract between the Council and Castell Mynydd. What rent would be paid by new tenants of Castell Mynydd? New tenants would be those people who are not secure tenants of the Council at the time of transfer and who become tenants of Castell Mynydd when they are allocated a home after housing transfer takes place. Castell Mynydd would charge all new tenants the Welsh Governments benchmark rents for their homes or such other rents as may be permitted by the Welsh Government at the time.
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The rent policy of the Welsh Government applies to all Registered Social Landlord and councils in Wales. It aims to ensure that rents for all social housing are affordable and well below rent set by private landlords rents for social housing are fair and less confusing for tenants there is a closer link between the rents tenants pay and the quality, size and location of their houses the rents set by both councils and Registered Social Landlords like Castell Mynydd are at similar levels for similar properties in similar locations
How much rent would you pay? The table below compares the projected rent levels for transferring tenants under both the Council and Castell Mynydd. The figures in the table below are based on an average rent for all tenants, and current Welsh Government policy. They assume that the rents determined by the Welsh Government for Caerphilly County Borough Council would continue to increase at 2% above inflation each year as they have done in recent years. Benchmark rents are increased in line with current Welsh Government policy of 1% above inflation.
RENT PROJECTIONS
Year
Rent Year
Projected rent with the Council pw
Projected rent with Castell Mynydd pw 66.39 69.25 72.23 75.36 78.62 82.03 85.60 89.08
RSL benchmark Rents pw 70.02 72.47 75.00 77.63 80.35 83.16 86.07 89.08
2012 13 2013 14 2014 15 2015 16 2016 17 2017 18 2018 19 2019 20
1 2 3 4 5 6 7 8
66.39 69.25 72.23 75.36 78.62 82.03 85.60 89.08
After reaching benchmark levels rents would continue to be subject to Welsh Governments policy. Please note the above table shows the average projected rent over a 52 week year. Castell Mynydd would plan to continue the Councils current policy of collecting rents over 48 weeks, which gives tenants who are not in arrears four rent free weeks each year. 19
Castell Mynydds commitment on rent increases would be subject of a legally binding contract with Caerphilly County Borough Council. What would happen to service charges? In addition to basic rent payments, some tenants pay a separate charge known as a service charge Service charges are collected to pay for services and benefits provided and maintained by your Council that are generally shared or communal in nature. An example of this is the charge for the warden service in sheltered accommodation. These services charges are collected to cover the cost of the service. Your Council does not make any profit from these services. If transfer takes place, there would be no new charges introduced by Castell Mynydd for any services which you currently receive for free. If you do not currently pay a separate service charge for a service you receive, you would not do so if transfer takes place to Castell Mynydd. All services for which you currently pay a charge would be outlined clearly in your new tenancy agreement. These service charges would continue to be charged whether transfer takes place or not. As with the Council, Castell Mynydd would only recover the cost of providing services to its tenants. There would be no hidden service charges and no hidden increases Would Castell Mynydd provide any new services if transfer takes place? Yes. The following services would be introduced by Castell Mynydd at no extra cost to tenants: Expanded participation service Strengthened anti-social behaviour service Good neighbour reward scheme Additional service/improvement works for sheltered tenants Advice and support for households experiencing financial difficulties
For further information on improved services see Parts D, E, G, H, and I. What about new services that may be introduced in the future? If in the future tenants say that they would like to see a new service introduced, Castell Mynydd may decide to introduce such a service following consultation with tenants. The costs of providing any new service would then need to be recovered through a new service charge for all affected tenants.
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This service charge would only cover the cost of providing the new service and would only be charged to those tenants who actually receive the service. What about charges in sheltered housing? Tenants who live in sheltered housing receive additional housing support from wardens and other facilities, and there is a charge for this service. (See Part I) Under the current Welsh Governments policy financial support is available to tenants to help pay for this charge by means of Supporting People Grant and Housing Benefit. Transfer would not affect your entitlement to claim Supporting People Grant or Housing Benefit to meet this charge. Any Supporting People Grant or Housing Benefit may be paid direct to Castell Mynydd on your behalf. Would I pay any extra when my home is improved to the Welsh Housing Quality Standard? No. There would be no extra charge for any of the improvements to your home over and above the annual rent and other charges increases explained in this section. The cost of the improvement programme and the delivery of higher quality services would be factored into Castell Mynydds approved 30 year Business Plan. Rent increases would also continue to be subject to the Welsh Government s policy. Would I still be able to claim housing benefit? Yes. Your entitlement to claim Housing Benefit would not be affected if your home transfers to Castell Mynydd. Any applications for Housing Benefit would still need to be made to Caerphilly County Borough Council, who would continue to process these payments. Both your Council and staff employed by Castell Mynydd would be able to provide you with advice about claiming Housing Benefit. What method of rent payment would be available Castell Mynydd would offer appropriate advice and assistance to tenants on how to pay their rent. If transfer goes ahead Castell Mynydd would be committed to ensuring that you can pay your rent using the various methods. The current ways to pay rent are:
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A door to door rent collection service for sheltered tenants and those with special needs Cash or cheque at cash offices, or with a debit or credit card Post with a cheque Direct debit or standing order from your bank Telephone using a credit or debit card Payment over a secure Internet site Direct reduction from your salary if you are employed by Castell Mynydd Post Offices
Castell Mynydd would review these methods and, if appropriate, develop new methods of payment to provide you with a range of options for paying your rent. Castell Mynydd would provide you with regular rent statements so you can keep track of the payments that have been made into your account. What would Castell Mynydd do about rent arrears Like your Council, Castell Mynydd believes it is unfair to those tenants who regularly pay their rent on time, to allow a minority not to do so. Castell Mynydd would adopt a fair and consistent approach to recover rent arrears. The ultimate aim of its policy would be to prevent arrears from occurring in the first place by helping to maximise income for all tenants. All new tenants would be offered a benefits review and advice on claiming Housing Benefit. However tenants sometime experience difficulty with paying their rent often through no fault of their own, for example, while awaiting Housing Benefits. Castell Mynydd would contact any tenant who falls behind with their rent to help resolve any problems with paying rent that they may be experiencing. Castell Mynydd would work with tenants in arrears to agree an affordable way for the arrears to be paid off within a reasonable timescale. Agreements could be made to clear arrears by making weekly additional payments.
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Appropriate support and advice would be offered to any tenant who is suffering financial hardship and has subsequently fallen into arrears with the aim of ensuring that they can remain in their home. Castell Mynydd would only take court action to end the tenancy as a last resort where all realistic means of reducing and ultimately clearing the debt have been explored. If the transfer goes ahead, any current tenant who owes rent to Caerphilly County Borough Council would then owe this to Castell Mynydd. HELP AND SUPPORT FOR TENANTS WITH FINANCIAL PROBLEMS Castell Mynydd would continue to train its arrears recovery staff in arrears management, debt management and benefit entitlement so they can give appropriate advice and assistance to tenants who fall into arrears. Castell Mynydd would seek to expand upon the current service provided by the Councils arrears recovery staff, by introducing a dedicated service to offer advice and support for households experiencing difficulties. This dedicated service could assist tenants with managing budgets where they have complex benefit need, or multiple debts, by providing more in depth support. What would happen to council tax? Tenants would still have to pay their Council Tax to Caerphilly County Borough Council each year. This would not change as a result of the transfer of homes to Castell Mynydd. Tenants would still be entitled to claim Council Tax Benefit to help make these payments and both Castell Mynydd and Council staff would advise tenants who needed help with their application. Water charges and other utility bills would remain the responsibility of tenants. Would I still get my four rent free weeks? The Council policy is to collect rent over 48 weeks (or over 49 weeks in a 53 week year) and allow tenants who are not in arrears four rent free weeks each year. If transfer to Castell Mynydd goes ahead it would plan to continue the Councils policy so that tenants can benefit from these four rent free weeks. However, tenants with rent arrears would not be entitled to benefit from rent free weeks and would have to continue to make payments to reduce any arrears at these times.
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What would happen to garages? Where garages are currently let as part of the housing service, they would be owned and managed by Castell Mynydd if transfer takes place. You would pay your garage rent to Castell Mynydd rather than to the Council.
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Part D Improvements and repairs to your home 60 second summary Castell Mynydd would plan to spend 173m in your homes and estates in the first five years if transfer goes ahead. Homes would benefit from a range of improvements including new kitchens, bathrooms, and central heating. Castell Mynydd would work in partnership with tenants and local communities to make your estates pleasant, attractive, and safe places to live. Castell Mynydd would monitor tenant satisfaction with the repairs service and involve trained Tenant Inspectors. Every home will have some improvement within the first five years.
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Part D Improvements and repairs to your home Major works and improvements The Welsh Government requires that all councils and Registered Social Landlords homes in Wales are brought up to the Welsh Housing Quality Standard (WHQS). Some of the most important concerns for tenants are getting repairs done, and a fair recharge system; and having their homes improved and modernised. If transfer goes ahead Castell Mynydd would plan to spend 173million on repairs and improvements to bring homes to the Welsh Housing Quality Standard within five years. Within the same timeframe the Council expects it would only have 115million and whilst this would deliver some improvements it would not achieve the Welsh Housing Quality Standard. The Council would delay work to the value of nearly 30million until years 6 to 10. It would not spend 20million on homes of non traditional construction and it would not spend 7million on the provision of new kitchens when compared to Castell Mynydd. Castell Mynydd would be committed to providing an excellent housing service to tenants. Set out below is a comparison between those improvements the Council expects it would do and those Castell Mynydd would plan to achieve. The extent of works each home would receive would depend on its current condition. However, Castell Mynydd would be committed to ensuring each home has some improvement benefit within the first five years.
IMPROVEMENTS AND REPAIRS YEARS 1 TO 5 COUNCIL million 32.0 11.7 7.6 4.1 5.9 2.9 2.3 Number 8,100 5,850 2,125 2,050 3,933 1,163 2,090 CASTELL MYNYDD million Number 39.6 9,918 14.3 7,150 11.1 4,033 4.1 2,050 5.9 3,933 2.9 1,163 4.5 4,090
New kitchens New bathrooms New boilers Central Heating systems Rewires Window replacements External doors Non traditional properties
There are over 3,800 homes that are built using non traditional construction. The Council has already carried out significant improvements but around
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2,300 homes still require refurbishment work. (For more information describing non traditional properties, please see Part M). The stock condition survey estimated that expenditure of 26million is needed to undertake all the outstanding work to these properties. Castell Mynydd would be able to undertake all the necessary work within the first five years. The Council would only be able to provide funding of 5.4million to deal with statutory defects in around 170 homes. This is one of the major differences between Castell Mynydds and the Councils works programme. Improvements outside your home and to estates Castell Mynydd would plan to spend 9.9million on fences, gates and paths in the first five years whereas the Council would spend less than 1million. Castell Mynydd would plan to spend 11million on environmental improvements to estates in the first five years whereas the Council would spend 8million and carry out the remaining 3million of work at a later date. Other elements of work that would be carried out by the Council later than the first five years would be roofing, wall finishes and removing or making safe asbestos.
IMPROVEMENTS AND REPAIRS YEARS 1 TO 5 COUNCIL million 0.75 8.0 1.3 0.3 5.2 5.4 CASTELL MYNYDD million 9.9 11.0 6.5 1.5 8.2 26.0
Fences, gates and paths Environmental works Roofing/associated work Wall finishes Asbestos Non traditional houses
Making your estates pleasant, attractive and safe places to live Castell Mynydd would consult with tenants and tenants groups for each estate to ensure the money available for environmental improvements is spent on the highest priorities. There would be a commitment within its environmental improvements to budget a sum of 50,000 per annum to establish a Community Improvement Fund for each of the first five years to be administered by local groups to pay for individual projects up to 5,000. Castell Mynydd would also provide 50,000 each year for the first five years for community safety initiatives within its total budget of 11m for environmental improvements. The environmental improvements that could be provided include:
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improved estate car parking fencing, walls and railings improved external lighting and security lighting paths and other hard landscaping enhancement to landscaping improved street and block signs improved rubbish storage improved community facilities
Would tenants be consulted about work to their homes? Yes. Castell Mynydd would consult all tenants individually on improvement works to their homes including where there are special needs or cultural requirements. Normally it would be expected that tenants would continue to live in their homes whilst the improvement works are undertaken but if the works are extensive and include major rebuilding, tenants would be offered alternative accommodation that meet specific needs whilst the work is undertaken. You would usually be able to choose not to have work carried out, unless there are health and safety issues involved or it is work to the outside of your home. If, for example, you have installed your own kitchen or bathroom and you do not want to change it, you would not be pressured into having the work done unless health and safety reasons require it. Would you pay extra for these improvement works? No. There would be no extra charge for any of these programmed improvements over and above the planned annual rent and other charges increases. See Part C for more details. Who would do the improvement works? If tenants vote for transfer, the Councils Direct Labour Organisation of qualified trades people would transfer to Castell Mynydd. The improvements programme would be done by a combination of selected contractors and Castell Mynydds own workforce. The Council wants to make sure that Castell Mynydd uses this opportunity to invest large sums of money in the homes and estates to benefit residents and the local economy of Caerphilly County Borough. Castell Mynydd would, where possible, and subject to value for money considerations, buy materials locally, work with local partners, and encourage contractors to employ local staff. How would the programme of works be carried out? Castell Mynydd would involve tenants in the planning, programming, procurement, and monitoring of improvement and repair work by establishing a Repairs and Improvement Group (see Part E for more information).
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Castell Mynydd would aim to organise the works to minimise the inconvenience to tenants and reduce the cost of improvements and would consider packaging together: all internal work needed to your home including any new kitchens, bathrooms, rewiring, central heating all new external doors and windows other external works such as roof, rainwater goods, rendering and external painting
If tenants vote yes to transfer Castell Mynydd would start immediately to plan the works needed to meet the Welsh Housing Quality Standard. The transfer should take place towards the end of 2012 and work should begin shortly thereafter. How would Castell Mynydd ensure the quality of improvement work done to my home? Castell Mynydd would be committed to ensuring a good standard of workmanship for improvements and repairs and through the Repairs and Improvements Group (see Part E) will work in partnership with tenants to develop a set of quality standards. Castell Mynydd would monitor the workforce and contractor performance to ensure that high quality service and value for money is achieved for tenants. Tenants would be involved in reviews of workforce and contractor performance by working in partnership with the Castell Mynydd quality control team, who would inspect the works and check they are up to standard. Repairs and improvement work would be monitored by Tenant Inspectors who would be trained to undertake this function. Castell Mynydd would have a comments and complaints system to allow tenants to express their opinion about any work carried out to their homes. Any complaints received would be investigated and tenants informed of the outcome. Lessons learned from complaints would be used to improve future service delivery. What if my home has already been improved? Improvements would only be done where they are needed. If you have had improvements carried out by the Council that meet the WHQS, the work would not be done again before 2017. For example, if the Council recently fitted a new kitchen, you would not get another new kitchen immediately but you may still need a new bathroom or rewiring. If you already have a new kitchen or bathroom, you would still benefit from a kitchen replacement around every fifteen years and a bathroom replacement every twenty-five years unless they are in good condition. This would not be the case with the Council as they would have less money for replacements.
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Would I still be able to carry out my own improvements? Tenants would still be able to make improvements to their homes, provided that prior permission was obtained from Castell Mynydd along with any other consent needed (planning, building regulations). If tenants carry out improvements to homes within the terms of their tenancy agreement this would not affect the level of rent paid. In addition, tenants may be entitled to claim compensation for certain improvements they had carried out if they leave their home. What are the plans for the repairs service? Castell Mynydd would be responsible for providing the day to day repairs service. Continuous improvement would be at the heart of the repairs service and Castell Mynydd would have the aim of getting the job done right the first time, every time. Castell Mynydd would provide a 24 hour freephone and online reporting for repair requests continue to provide a 24 hour emergency service be committed to ensure the inhouse workforce maintain a central role in providing the day to day repairs service and planned maintenance service do more post work inspections to improve quality involving trained Tenant Inspectors ensure that all operatives whether inhouse workforce or external contractors work to a Code of Practice that would be developed with and agreed by tenants.
In addition Castell Mynydd would consult with tenants: on the further development of a centralised repair service with direct means of communication for tenants on the target times for completing repairs on a fair system of recharges and the circumstances where such recharges should be applied on improvements to the appointments system, especially for working tenants.
Tenant representatives would be involved in regular reviews through the Repairs and Improvements Group to ensure that a quality repairs service is provided. Tenants would play a key role through trained Tenant Inspectors monitoring the quality and cost of repairs by working in partnership with Castell Mynydds quality control team.
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Planned Maintenance One of the aims of the transfer proposal is to make sure that homes are brought up to the Welsh Housing Quality Standard and that there is enough money to maintain them at this standard in the future. Programmes of planned maintenance works would be carried out to help ensure your home is well maintained through a commitment to: service all gas appliances each year through an appointments system decorate internal communal areas in sheltered schemes and blocks of flats external decoration and repair maintain communal lifts, fire and smoke alarms, fire safety equipment and emergency lighting, inspect water storage tanks for legionella bacteria, and carry out fire safety inspections to communal buildings maintain open spaces and landscaping on estates implement an annual programme for external painting install carbon monoxide detectors in homes where this is appropriate due to the nature of the fuel appliances.
The total investment programme of 808million over 30 years includes the major improvement programme, planned and response repairs. It also includes a programme for replacing major components as they wear out.
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Part E Involving you in the running of the housing service 60 second summary Castell Mynydd would be a Community Housing Mutual and the members, including tenants, would collectively own the homes. Tenant involvement would be recognised as a central function to the way in which Castell Mynydd would operate, and there would be a budget in its business plan for tenant participation. Tenants would be able to get involved in the management of their homes at a level that suits them best. A new Tenant Participation Agreement would be developed in partnership with tenants. Tenants would be fully involved in everything Castell Mynydd does including: agreeing the WHQS programme and selecting contractors deciding what service standards should be delivered to tenants and making sure this happens working to ensure that local communities gain the most benefit from the investment made in their area
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Part E Involving you in running the service Castell Mynydd, as a community housing mutual, would have tenant involvement at its heart and would be genuinely committed to involving tenants in the running of its housing service. Castell Mynydd would ensure that it listens to tenants, regularly asks their views and responds to them in a way that shows they are influencing the service. Castell Mynydd would offer a menu of different ways of becoming involved so that you can choose what best suits you. You could attend meetings or forums, or take part in reviewing the services. A sample menu of available opportunities is outlined below.
Tenant Involvement Menu
Individual opportunities to be involved in all aspects of the service. Open to all tenants and leaseholders
Membership Open to tenants and leaseholders
Join a list of tenants willing to take part in one off surveys and activities to give Castell Mynydd your views and tell us how you rate the service. Become a trained Tenant Inspector. All tenants and leaseholders of Castell Mynydd would be eligible to apply for membership of the organisation. Members would have the right to vote at annual and other general meetings. Therefore members would have a vital role in holding Castell Mynydd to account. Members can also be nominated to
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the Membership Scrutiny Committee (see below) and participate in a range of other activities. Castell Mynydd Board (five tenants, This is the governing body of the five Council nominees, five organisation and has places for five Independents, one leaseholder coelected tenants and one leaseholder optee) (leaseholder is co-opted). At the moment there is a Shadow Board in place. Membership Scrutiny Committee A committee of nominated members, Nominated by Members with the purpose of scrutinising the work of the Board on behalf of the membership, to ensure that the organisation is working to deliver the commitments made in this Offer Document. Castell Mynydd Forum/Panel This would be the means by which Open to all individual tenants and Castell Mynydd consults tenants. It nominated representatives of other would provide tenants with an tenant groups and leaseholder groups opportunity to discuss with Castell Mynydd the issues that matter to them most. Tenants would decide what topics of discussion the Forum should focus on. Tenants and Residents Associations Locally based associations with their own priorities and activities. Castell Mynydd would support local associations. Castell Mynydd would also assist those wishing to set up new associations. Associations would be consulted and involved in developing plans in their local areas, for example, for environmental improvements and community activities. Sheltered Tenants Group This would be open to all sheltered Open to all sheltered housing tenants tenants and would be an opportunity for sheltered tenants to meet regularly to discuss issues that are of particular concern to them. Representatives could be nominated to the Forum. Leaseholders Group This would be open to all Open to all leaseholders leaseholders and would be an opportunity for leaseholders to meet regularly to discuss issues that are of particular concern to them. Representatives could be nominated to the Forum.
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Community/Estate Groups
Repairs and Improvements Task Group Open to tenants and leaseholders
Service Improvement Group Open to tenants and leaseholders
External organisations
Special Project Groups
Editorial Group
Castell Mynydd would support members to establish community/estate groups. Groups would be encouraged to decide their own priorities and develop partnerships with other groups. Representatives could be nominated to the Forum This group would play an important role in ensuring that Castell Mynydds repair and improvement work is carried out to a high standard and that you are getting good value for money. The members would be trained tenants, leaseholders and staff who would be involved in the planning, programming, procurement, design, specification, selection and monitoring process for all improvement and repair work. The work of this group would be particularly relevant to Part D. Tenants and leaseholders would have a key role in monitoring and evaluating performance standards and service delivery and in recommending service improvements. Tenants would be supported to become involved with other organisations relevant to the working of Castell Mynydd. An opportunity for tenants with special/specific interests to get involved in project groups, eg older persons; tenants advocates Help prepare newsletters, surveys and other means of communication with tenants
Castell Mynydd would be keen to explore new, relevant and innovative methods of involvement to maximise opportunities for all. Tenants and leaseholders as individuals or groups, like those listed above would be continuously involved in the decision making process affecting the service provided. This could include areas such as:Plans for delivering the improvements programme Appointment of contractors for the improvements programme
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Local Regeneration and Environmental issues Anti-Social Behaviour Safety and security of homes and estates Castell Mynydds long term plans Community involvement and partnership working with other groups Locations for new social housing Empty properties Response repairs
Would there be enough resources to get tenants, leaseholders and communities involved? To deliver the structure outlined above, Castell Mynydds business plan would budget an extra 150,000 per annum immediately on transfer for tenant involvement. Castell Mynydd would develop the tenants participation support service in partnership with tenants. Whilst there would be specialist staff for tenant involvement, it would be the role of all staff members to be accessible to tenants, and to local communities, and to involve them in their work. The Board, Senior Management Team and general members would receive reports on the effectiveness of tenant involvement. Resources would also be necessary to ensure that support and training can be provided for those groups and individuals that need it. Castell Mynydd would prepare a Tenant Empowerment Strategy and Tenant Participation Agreement in partnership with tenants. How would Castell Mynydd communicate and engage with individual tenants? A regular newsletter An annual report on performance, and regular feedback reports on performance during the year An annual conference An annual survey to find out tenants views about services provided and priorities for improvement Annual visit to tenants
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Joint training programmes for staff, tenants and leaseholders engaged in working with Castell Mynydd
The rules of Castell Mynydd allow tenants, subject to certain conditions and time constraints, to take over some or all of the management of your homes. They also allow for the setting up by the community of a new organisation to take over ownership of your homes in specific areas.
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Part F Tenants Rights 60 second summary Your key rights and entitlements would be protected if transfer goes ahead. You would have a new assured tenancy agreement from Castell Mynydd. If you are entitled to buy your home now with the Council you would still be entitled to buy your home after transfer and any Right to Buy discount would transfer with you. All transferring tenants would have a new Right of Succession with Castell Mynydd.
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Part F Tenants Rights What would happen to my tenancy? Most tenants of the Council are secure tenants. Secure tenants have statutory rights set down in law by Act of Parliament. If transfer takes place to Castell Mynydd, you would still enjoy security of tenure and have protection of your key rights, as you currently do as a secure tenant of the Council. If transfer to Castell Mynydd goes ahead, you would no longer be a Council tenant and would therefore no longer be able to hold a secure tenancy. Instead, Castell Mynydd would grant its tenants a new assured tenancy, which would reflect existing rights and give the same security. As an assured tenant with Castell Mynydd your rights would be covered partly by law as they are now and partly by a legally binding tenancy agreement between you and Castell Mynydd. The rights set out in your tenancy agreement are called contractual rights, and except for rent and other charges increases, they cannot be changed without your individual agreement. The term secure and assured are taken directly from the two Acts of Parliament, which establish the two types of tenancy. As with your current tenancy, Castell Mynydd would only be able to end your tenancy by obtaining a court order. Would I get a new tenancy agreement? Yes. Castell Mynydd would give transferring tenants a new tenancy agreement to replace the existing agreement with the Council (See Part N for details of who is entitled to receive a new tenancy and its form). This new tenancy agreement would protect the key legal rights you currently have with the Council. The only right you would lose on transfer would be the Right to Manage, as this right cannot legally be granted by Housing Associations. However, if in the future (after the improvement programme is carried out) proposals for tenant management of particular areas or estates were put forward, Castell Mynydd would give full consideration to applications to form a tenant management organisation or local board to take over some or all of the management of homes (subject to any necessary consents or approvals). This commitment is reflected in Castell Mynydds rules. Working closely with the Independent Tenant Adviser, tenants have reviewed the new tenancy agreement to be used by Castell Mynydd. They have made sure that the important rights in the Councils existing secure tenancy agreement have been included in the new assured tenancy agreement.
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Once signed, this new tenancy agreement would be legally binding between you and Castell Mynydd. Except for rents and other charges, it cannot be changed without your individual agreement. This is an added benefit not currently available to you, as while the Council has to consult you, it does not need your specific consent to make any changes to your tenancy agreement. You can find a copy of the proposed new tenancy agreement in Part N. How would my rights be protected? All your key rights would be protected. The combination of statutory rights, the rights in the new tenancy agreement and the rights in the rules of Castell Mynydd mean that all key rights that you have now with the Council would be protected if transfer takes place. The table below compares the rights you have now with the Council and those you would have with Castell Mynydd after the transfer. Your Rights The Right to Buy with a discount (this would be known as the Preserved Right to Buy) The Right to pass on your home when you die (succession) A new right of succession if you have already succeeded to your tenancy with the Council. The Right to be given information about the management of your home The Right to be consulted about housing management The Right to have repairs carried out within set timescales The Right to transfer or exchange your home The Right to make improvements and receive compensation for them With the Council With Castell Mynydd
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The Right to live in home without the threat of being evicted without good cause (security of tenure) The Right to sub-let part of your home with approval and to take in lodgers The Right for your tenancy agreement not to be changed without your consent The Right to Manage The Right to Acquire
X X
As the above table shows, your key rights and entitlements would be protected if homes are transferred to Castell Mynydd. Would I still have the right to buy my home? Yes. If you have the right to buy your home now you would keep that right if transfer takes place to Castell Mynydd. This is called the Preserved Right to Buy. As with the Council, some properties such as sheltered housing would be excluded from the Preserved Right to Buy. The Preserved Right to Buy remains with you, or any member of you family who succeeds to your tenancy. It remains with you even if you later transfer to another property which is owned by Castell Mynydd or another Council, as long as the property is not excluded from the Right to Buy. You would not keep your Preserved Right to Buy if you later move home to another Registered Social Landlord. The only difference between your existing Right to Buy and the Preserved Right to Buy is that slightly different rules apply on how the price is calculated. This calculation is unlikely to make any significant difference in practice but is explained in page 39. Castell Mynydd would be able to use 100% of the money raised from the sales of its homes on, for example, improvements and other services to its tenants and in meeting its objectives as a social landlord. In comparison, the Council is only allowed to spend 25% of the money it receives from properties sold under the Right to Buy. Any new tenants housed by Castell Mynydd after the day of transfer would not have the Preserved Right to Buy but they would have the Right to Acquire.
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What would happen to the discounts I have already built up? As with the Right to Buy, the Preserved Right to Buy entitles you to a discount on the purchase price of your home based on the total number of years you have spent as a tenant. This would take into account your time as a tenant with both the Council and with Castell Mynydd. Your rate of discount would therefore continue to grow after transfer takes place, up to the maximum amount allowed. The maximum discount for the Right to Buy in Caerphilly County Borough is currently 16,000. The same limit would apply if you transfer to Castell Mynydd and use your Preserved Right to Buy in the future i.e. the maximum discount remains the same whether the transfer takes place or not. Is there a difference in how the price is calculated under the preserved right to buy? Under the current rules, if you buy your home under the Right to Buy and Preserved Right to Buy, the amount you pay is decided using a set formula. The purchasing price is determined by the market value of the property less your discount. The discount is subject to something called the cost floor. There are differences in the ways the Council and Castell Mynydd would calculate the cost floor, but these are unlikely to make any significant difference in practice. If you want to buy your home now with the Council, even with the discount the price you have to pay cannot be less than the cost floor i.e. the cost of building, buying, repairing or improving your home over the last ten years. As no Council homes have been built or bought by Caerphilly County Borough in the last ten years, the rule only relates to the cost of repairs or improvements to your home. This is called the cost floor rule. There are three main differences in the way the cost floor would be worked out with Castell Mynydd compared to how it is calculated now with the Council. Castell Mynydd would be able to take into account all costs incurred during the fifteen years prior to your application to buy. The Council can only take into account costs in the ten years before your application. This takes account of the fact that Castell Mynydd would operate under a different financial regime from the Council. The fifteen year time period cannot go beyond the point of the housing transfer. Castell Mynydd would be able to include in the cost floor the cost of the catch up repair works promised in the Offer Document, which would be carried out to tenants homes, even if these costs have not actually been incurred at the time of your application to buy. This is because the cost of the repair work has been allowed for in calculating the value
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of the home, and because Castell Mynydd Business Plan would have to assume that these works need to be done, and the money borrowed to meet those anticipated costs. The range of expenses included in the cost floor are broader with Castell Mynydd because the cost floor legislation recognises that some housing stock needs extra repair and improvement works and so the cost of running the housing service is higher.
The average selling price after discounts of a home sold by the Council is currently 70,000. If Castell Mynydd sold a home at this price under the Preserved Right to Buy the cost floor rule would mean that tenants would only pay more if the total money spent on their home in the previous fifteen years came to more than 70,000. It is very unlikely that Castell Mynydd would spend more than 70,000 on an individual property within the next 15 years, even taking into consideration the value of the work needed to bring homes to the Welsh Housing Quality Standard. What is the right to acquire? If transfer goes ahead, you would also be entitled to buy your home as an assured tenant under the Right to Acquire. The Right to Acquire scheme is based on a grant rather than a discount. Even if you have a Preserved Right to Buy you would still have the Right to Acquire and would be able to choose which right to exercise, that is either the Right to Acquire or the Preserved Right to Buy but you would not be able to exercise both of these rights at the same time. In practice, it is unlikely that existing tenants at the point of transfer would choose the Right to Acquire, as the terms of the Preserved Right to Buy in Caerphilly County Borough are far more generous. What about my right to assign, transfer or exchange my tenancy? The new tenancy agreement you would get with Castell Mynydd would allow you to exchange and assign your home just as you can now with the Council. As with the Council, Castell Mynydd would operate a tenants transfer policy so the tenants who need to move to a larger or smaller properties for instance can be considered for a move. If you choose to transfer to another property owned by Castell Mynydd you would keep all your rights including the Preserved Right to Buy (unless you move to a property where the Right to Buy does not apply such as sheltered housing). This is the same as it would be with the Council.
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What about the right to pass on my tenancy (succession)? In the event of your death, your new tenancy agreement with Castell Mynydd would give your family increased rights to succeed to your tenancy compared with the rights you currently have with the Council. With Castell Mynydd you would have the legal right to pass on your tenancy to your wife, husband or someone who lives with you as your partner, or a close family relative who has lived with you for the last twelve months. This is the same as with the Council. As a Council tenant, you can only pass on your tenancy once. If the housing transfer takes place Castell Mynydd would ignore any previous succession that had taken place with the Council. This means that all tenants would start afresh with a new right to succession even if they have already succeeded to their current tenancy. So if, for example, you succeeded to your current tenancy from a joint tenancy on the death of your partner, this would not be counted as a succession by Castell Mynydd. This would then allow a qualifying son, daughter or other close relative living with you when you died to take on your tenancy including your Preserved Right to Buy. This is an important improvement on the right of succession you currently have with the Council. As with the Council, however, if the accommodation is too large or unsuitable for a family member then Castell Mynydd would offer them a move to accommodation more suitable to their needs. Would I still be able to take in lodgers and sublet my home? Yes. You would be in the same position with Castell Mynydd as you are with the Council. You would be able to sublet part of your home with the prior permission of Castell Mynydd. You would also have the right to take in lodgers without permission provided that you do not overcrowd your home, just as you do with the Council. What about repairs and my right to repair? Castell Mynydd would be responsible for carrying out repairs to your home in the same way as the Council. You would still have the right to repair just as you do now with the Council. This means that if Castell Mynydd or its contractors fail to carry out certain types of repairs within the set time limit, you could require it to appoint another contractor to do the repairs.
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As with the Council, you would have the right to claim compensation if that contractor also fails to do the repairs within a set time limit. Would Castell Mynydd consult me in the same way as the Council? Part E of this Offer Document sets out the commitment of Castell Mynydd to consult with and improve the ways tenants are involved in the running of the service. The promises made in this Offer Document would be subject of a legally binding contract between Caerphilly County Borough Council and Castell Mynydd. The Welsh Assembly Government would also require that Castell Mynydd consult with and provide information to all its tenants as if they were secure tenants. This is also included as one of the terms in the new tenancy agreement. Would I gain any new rights? Following transfer, tenants of Castell Mynydd would have the added benefit of gaining the following new additional rights. A right to refuse changes proposed to your tenancy agreement. Castell Mynydd would not be able to change any of the conditions in the tenancy agreement you have signed without your specific written agreement unless these are changes to rent and other charges you pay. This is an added benefit of transfer. For existing Council tenants who already succeeded to their tenancy an additional (new) Right of Succession is offered. This is because when you sign a new assured tenancy agreement with Castell Mynydd any previous succession that had taken place with the Council would be ignored and all tenants would have a right of succession with Castell Mynydd. This is an added benefit of transfer. There is an additional right to purchase your home called the Right to Acquire. This right is not available to the tenants with the Council. This also is an additional right.
Would I lose any of my rights? There is one right that secure tenants have that cannot be given under an assured tenancy. This is the Right to Manage. The Right to Manage allows a group of tenants to form an organisation known as a Tenant Management Organisation and apply to take over the management of their own home.
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This Right has been in existence for a number of years, but the Council has never received a request to set up a Tenant Management Organisation. Although you would not keep this right by law, Castell Mynydd would give full consideration to applications from tenants to take over the management of their homes. Thus, in practical terms, you would not lose any of the key rights you enjoy at the moment with the Council if transfer takes place to Castell Mynydd. Would Castell Mynydd have more rights to go to court to obtain possession of a tenants home? No. Castell Mynydd would not use any of the additional grounds for eviction available under an assured tenancy. The additional grounds have been specifically excluded from its new tenancy agreement. This would help to make sure that your rights to live in your home match as closely as possible those you have now with you Council. Could Castell Mynydd force a transferring tenant to move to smaller accommodation? No, absolutely not. Security of tenure does not allow Castell Mynydd to force a tenant to move to a smaller house, or indeed any other house, against their will. However, if a tenant wants to move to smaller accommodation then Castell Mynydd would, in consultation with the tenant, try and meet their housing need. What about new tenants of Castell Mynydd housed after transfer? New tenants of Castell Mynydd after transfer would initially be given an introductory tenancy called an assured shorthold tenancy. This form of tenancy would not have the enhanced or protected rights, which the transferring tenants of the Council would have. For example: An assured shorthold tenant with Castell Mynydd would not have: the Right to Acquire or the Preserved Right to Buy the right to carry out improvements and receive compensation for them the right to exchange their tenancy
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the right to take in lodgers or sublet
However, once they have been tenants for a full year, unless they have breached their tenancy conditions they would be granted full assured tenancies with the rights and protections similar to those which the transferring tenants would have, save for the Preserved Right to Buy and possibly additional grounds for eviction. An assured shorthold tenant would have fewer rights than a full assured tenant and less security of tenure. These arrangements would only apply to new tenants of Castell Mynydd who are housed after the housing transfer takes place. It would not apply to tenants who transfer from the Council at the time of transfer. Assured shorthold tenancies are an additional tool for dealing with anti-social behaviour as this type of tenancy would allow Castell Mynydd to take quicker possession should a tenant or their visitor cause nuisance or anti-social behaviour in the area. Castell Mynydd would offer support to all new tenants to help them settle into their new tenancy. Would I still be able to keep my pet? Yes, provided that you keep to the relevant clause in the tenancy agreement.
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Part G Better services delivered locally 60 second summary Castell Mynydd would plan various service improvements including: a 24 hour freephone and on line repairs reporting helpline an enhanced anti social behaviour team an Incentive Reward Scheme a Community Improvement Fund various community safety initiatives a new tenant handbook
Castell Mynydd would provide a decentralised housing management service and tenants would be actively involved in decisions about how this would be implemented. Additional services would be dependent on tenant priorities and the availability of money. Castell Mynydd would welcome feedback from tenants to help improve services and would inform tenants about action taken as a result of that feedback.
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Part G Better services delivered locally If tenants support a transfer of their homes and transfer goes ahead, Castell Mynydd would work in partnership with tenants to improve services and explore how the aspirations for additional services could be delivered (See Part E). The Tenants Transfer Panel has indicated that a top priority is a decentralised housing management service. There are a number of ways in which local service delivery could be organised, especially with the use of new technology. Castell Mynydd would build its whole approach on providing a local presence for tenants and would make sure that staff and services are accessible to all tenants whenever and where-ever they are needed. A review would be conducted with the Service Improvement Group, a key tenant active involvement group, and would look at all the options. Given the importance of how services would be provided, the review would include consultation with all tenants. Money has been specifically set aside in its business plan to ensure Castell Mynydd would be able to implement the service priorities agreed with tenants. Local maintenance teams are a priority for the Tenants Transfer Panel and they would be part of the review work undertaken by the Service Improvement Group. The Tenants Panel advocated that tenants should be actively involved in developing, planning, procuring and monitoring work programmes and repairs and there would be a role for Tenant Inspectors. Castell Mynydd would ensure there would be a range of opportunities for tenant involvement (see Parts D and E). Who would provide the housing service? If tenants vote in favour of transfer, employees from the housing landlord service, the building maintenance DLO (the workforce) together with related support services would transfer to Castell Mynydd. You would continue to deal with people you know. Castell Mynydd would be committed to maintaining and improving the existing housing management. Castell Mynydd would continue to provide locally based services within the County Borough ensuring that you have access to advice and assistance on: Rents (see Part C) Tenancy management and tenancy conditions including anti social behaviour (see Part H) Day to day repairs and improvements to your home (Part D) Sheltered housing (see Part I)
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A better service Castell Mynydd would continually aim to improve its services. It would seek your views on the quality of service it provides and discuss with you the appropriate service standards. Castell Mynydd plans include: Providing a 24 hour freephone and on line repairs reporting helpline Involving you in decisions on improvement programmes that affect you Providing training in customer care to all members of staff Strengthening the anti social behaviour team Consulting tenants on extending repairs appointments to the early evening of each weekday and on Saturday mornings Offering an optional tenants contents insurance scheme subject to a charge Producing a new tenant handbook
Castell Mynydd would make provision in its business plan to introduce extra services for all tenants. This would include: Regular estate walkabouts along with tenants, local Councillors, and community representatives to identify problems that need to be dealt with Dealing with rubbish and vandalism on estates Dealing with void properties quickly to prevent deterioration and rent loss Involve tenants on the introduction and implementation of an Incentive Reward Scheme for tenants who pay their rent on time and look after their properties
Additional Services The Tenants Transfer Panel has made a number of suggestions for additional services: provision of estate caretakers specialist support team to assist less able and vulnerable tenants during major repairs and improvements gardening service handyman service tool library
Castell Mynydd would consider in consultation with the Service Improvement Group whether these services could be introduced but they would be subject to the availability of funding and some might involve a charge payable by individual tenants who choose to have the service. Some services could potentially be developed as social enterprises creating local job opportunities, for example, the gardening and handyman service.
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Castell Mynydd would also support community initiatives that would involve children and young people on estates, and work in partnership with tenants and their communities, voluntary and statutory organisations, to support community developments. Maintaining the Environment Castell Mynydd recognises that it needs to do more than just improve the physical condition of its properties to bring about lasting, sustainable improvements to local communities. If transfer goes ahead, Castell Mynydd would have the resources to provide a cleaner, safer and more secure environment for the benefit of all its tenants. Castell Mynydd would have a budget of 11million within its investment programme for environmental and security improvements during the first five years following transfer. Community Improvement Fund As part of the overall budget for environmental improvements, an annual budget of 50,000 would be set aside each year for the first five years to be administered by local groups to pay for individual projects up to 5,000. This money could be used to improve the general appearance of local estates to provide new or improved parking schemes or better lighting to pathways and estates, landscaping or play equipment. It could also be used by the local community to better increase their understanding of the needs of their area and to encourage their neighbours to become involved. Community Safety Initiatives Castell Mynydd would have a budget of 50,000 per year for the first five years to improve the safety of estates through community safety initiatives such as fencing and street lighting improvements. Dealing with complaints Castell Mynydd would aim to provide a good service. However, sometimes things do go wrong. Complaints from tenants are a valuable source of feedback on service delivery. If Castell Mynydd could not settle your complaint informally, you would be able to make a complaint through its published complaints procedure. Tenants would be informed of the outcome of the investigation of their complaint. Where Castell Mynydd has made a mistake or not delivered the service promised, they would apologise, put it right as quickly as possible, and would make sure it did not happen again. If you were still unhappy after going through the complaints procedure, you would be able to contact the Public Services Ombudsman for Wales. Castell Mynydd would be expected to comply with any recommendations made by the Ombudsman after investigating your complaint.
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You would also be able to contact one of your local County Borough Councillors or Community Councillors, Assembly Member or your MP in the same way as you can now. Listening to tenants Castell Mynydd would welcome any involvement from tenants to help improve services (see Part E). Castell Mynydd would carry out surveys to find out how well you think it is performing in the delivery of the housing service. Following the improvement work to your property and estates, Castell Mynydd would seek your views on the quality of work and workmanship. You would be able to talk to trained Tenant Inspectors about the work undertaken in your home. Castell Mynydd would provide feedback to tenants and explain how their comments and views have been used to improve service delivery. Supporting tenants Castell Mynydd would: Provide a new tenants handbook to all new and existing tenants. This handbook would be developed with tenants to ensure that useful information is provided in an easy to read format Support new tenants from the time they sign their tenancy agreement and offer support to help them settle into their new homes Provide regular information to tenants on how well housing services are being delivered on a local basis Use plain English and Welsh Offer all tenants an annual courtesy visit to identify any concerns
Equal Opportunities Castell Mynydd would do its best to provide access to information and services in a way that most suit your needs by: Making any published material available in appropriate formats, eg audio tape, different languages, Braille or large print Offering to provide an interpreter for anyone who needs it Providing a British Sign Language (BSL) interpreter, if necessary Ensuring its offices are accessible for disabled people and arrange home visits, where necessary
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Ensuring that tenants who call Castell Mynydd would be able to speak to a person and that telephone messages are returned within a reasonable time
Castell Mynydd would adopt an Equal Opportunities Policy. This would be used to ensure equality in the delivery of services and equality of access and opportunity in employment. Castell Mynydd recognises and values diversity and it would actively promote equality of opportunity and eliminate unlawful discrimination regardless of your age, sex, disability, or race.
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Part H Action on Anti Social Behaviour 60 second Summary Castell Mynydd would: Introduce a dedicated, confidential, anti social behaviour freephone telephone number Strengthen the Anti Social Behaviour service Develop, in consultation with tenants, a Good Neighbour reward scheme that would encourage community spirit and enterprise Use starter tenancies, also known as assured shorthold tenancies, or introductory tenancies Budget 50,000 per annum for the first five years after transfer for community safety initiatives.
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Part H Action on Anti Social Behaviour How would Castell Mynydd deal with anti social behaviour? Castell Mynydd would work in partnership with key agencies to prevent and address anti social behaviour in order to improve the quality of life and the environment for tenants and the wider community. Anti social behaviour can include rowdy, noisy behaviour in otherwise quiet neighbourhoods, night time noise from houses or gardens, threatening, drunken or 'yobbish' behaviour, domestic abuse, vandalism, graffiti and flyposting, dealing or buying drugs on the street, litter and fly-tipping rubbish as well as drinking in the street, setting off fireworks late at night, abandoning cars on the street and criminal behaviour. Anti social behaviour doesnt just make life unpleasent it can leave you feeling intimidated, angry and frightened and leave whole communities feeling unsafe. Preventing anti social behaviour is as important as tackling it. Castell Mynydd would work in partnership with the Council, the Police, the Fire Service, local communities and the voluntary sector to help prevent anti social behaviour in your area. A specific policy on how Castell Mynydd would deal with anti social behaviour including racial harassment and hate crime would be developed in consultation with tenants. The policy would seek to ensure a balance between supporting tenants who cause or allow anti social behaviour, and enforcement of the terms of the tenancy agreement. All relevant staff within the new organisation would receive training on the content of the new policy and how it should be used. Castell Mynydd would take measures to address residents concerns by: Introducing a confidential, anti social behaviour, freephone telephone number for you to report anti social behaviour.
The Anti Social Behaviour service would:

Deal with complaints of anti social behaviour and harassment in a firm but fair manner Enforce the terms of the tenancy agreement Provide support to victims and tenants reporting anti social behaviour and provide a dedicated witness support scheme if they are required to give evidence in court
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Work with the community warden service to help prevent and tackle anti social behaviour in communities Assess the support needs of tenants and where appropriate refer to a support agency with a view to successfully maintaining the tenancy and preventing further anti social behaviour Develop and build upon existing expertise in dealing with anti social behaviour and harassment and collate evidence to help ensure successful court action. Share information and intelligence with the Police, the Fire Service and other related services to tackle the perpetrators of anti social behaviour. Work with tenants, local residents, the Council, Police, Fire Service, Community Partnerships and other voluntary sector bodies to identify local solutions to local problems. Utilise the full range of legal powers to address anti social behaviour or, through multi agency working, the legal powers of partner organisations to provide a resolution.
To enable the Anti Social Behaviour service to be strengthened, Castell Mynydd would budget an additional 50,000 per annum. Castell Mynydd would provide tenants with a new assured tenancy agreement (see part N), which includes clauses aimed at addressing anti social behaviour including nuisance, vandalism and harassment. These clauses would allow Castell Mynydd to take enforcement action and utilise the full range of legal powers where other methods have failed. Castell Mynydd would clearly explain to all new tenants their obligations under the new tenancy agreement and highlight the potential consequences of breaching the terms of the tenancy agreement. Castell Mynydd would take prompt and proportionate action in relation to enforcing the tenancy agreement. Castell Mynydd would develop, in consultation with tenants, a Good Neighbour reward scheme to encourage community spirit and enterprise. Castell Mynydd would budget 2,000 per annum to support monthly awards to tenants who qualify once the form of the scheme has been determined. Castell Mynydd would use starter tenancies also known as assured shorthold tenancies. New tenants would be issued with a starter (assured shorthold) tenancy for twelve months. Castell Mynydd staff would visit the homes of new tenants at six months and also within two months of the starter tenancy expiry
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date to assess compliance with the tenancy agreement prior to issuing an assured tenancy. Starter tenancies are an additional tool for dealing with anti social behaviour as this type of tenancy would allow Castell Mynydd to take quicker action, for example, should a new tenant or their visitors cause nuisance or anti social behaviour in the area. Castell Mynydd would support all new tenants to help them settle into their new home. What additional crime prevention measures would Castell Mynydd carry out? Castell Mynydd would actively explore new opportunities to prevent and design out crime on all new environmental and physical improvement projects. Castell Mynydd would budget 50,000 each year for the first five years after transfer for community safety initiatives within its total budget of 11 million for environmental improvements.
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Part I Services for older people, sheltered housing and those with disabilities 60 second summary Castell Mynydd would continue to provide the housing services for older people currently provided by the Council. Castell Mynydd would provide an improved warden support service for sheltered tenants to meet current and future needs. Sheltered tenants would be actively involved in decisions about the support service. Additional improvement works and services would be provided depending on the requirements of individual sheltered complexes.
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Part I Services for older people, sheltered housing and those with disabilities What service improvements would there be for older people? More than 29% of Council tenants are older people, so Castell Mynydd recognises how important it is to support and develop services to meet the needs of its older tenants. Older tenants would, of course, benefit from all the improvements to the repairs service described in Part D. The Council currently provides housing services to older tenants beyond the usual housing management and maintenance. These include: Supporting other agencies in providing good quality aids and adaptations to help with mobility and independence in the home, to include, for example, ramped access and handrails. An annual budget to provide assistance with gardening for older and disabled tenants.
Castell Mynydd would continue to provide these services. There could be additional services for older tenants such as decorating and handyman provision, and an expanded gardening service but this will depend on how far Castell Mynydd could pay for such services from the extra money it would have available if transfer takes place. Some of these new services may need to be subject to a charge but no new service for which a charge may be payable would be introduced unless tenants have requested and agreed to the provision of a new service. What would happen to the Sheltered Housing Service? All Sheltered Housing Complexes would transfer to Castell Mynydd. Your Council has always viewed Sheltered Housing as a very important service for older and vulnerable people. Castell Mynydd shares this view and recognises the importance of allowing tenants to maintain independence in their homes and in a safe and secure environment. It would continue to provide Sheltered Housing and would work with tenants and staff to improve the service to meet the needs of current and future tenants of Sheltered Housing and existing older persons accommodation would not be redesignated without full consultation with tenants. The Council is currently not able to fully fund the cost of providing full-time Wardens in all sheltered schemes. Where Wardens jobs have become vacant when the Warden leaves, the jobs have not been filled and some Wardens are now having to cover two sheltered schemes.
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During the consultation with tenants of sheltered accommodation, you told us that the most important service for you as tenants of sheltered accommodation is retaining the services of a full-time Warden. You told us that the Wardens play a vital role in the feeling of well-being and safety for the residents of the sheltered schemes. You told us that they help residents overcome any feelings of isolation that they may have. The cost of the Warden Service exceeds the income received from tenants service charges and many social landlords are reviewing how sheltered housing is provided. The service provided by Castell Mynydd to sheltered housing tenants would include: Sheltered accommodation allocated for occupation by older and/or disabled persons. 24-hour community alarm service for all Sheltered Housing tenants. Provision of amenities such as laundry and communal lounges (where structures permit), cleaning of communal areas, window cleaning and grounds maintenance. Provision of concessionary TV license for as long as regulations permit. Working with Social Services and Health staff to help ensure the provision of care to those tenants who need it. Door to door rent collection service (see Part C).
Castell Mynydd would set up a Sheltered Tenants Group with tenants of sheltered homes to review and develop the support service. Non sheltered tenants who live in alarmed/designated older persons accommodation, would also have an opportunity to be represented on this group. Discussions would begin immediately following transfer and any changes would be introduced within the first 12 months. What would happen to our Sheltered Housing Wardens? All Sheltered Housing wardens employed by the Council would automatically transfer and be directly employed by Castell Mynydd. You would continue to be supported by people you know. The warden service is valued by the tenants of sheltered housing. The Tenants Transfer Panel supports the provision of a warden service for all sheltered schemes. The warden service has been subject to significant change over the years and it is important that the service should be developed to meet the current and future needs of sheltered tenants. Castell Mynydd recognises the need to improve the current warden service and would:
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provide a fair and consistent warden service that gives good value for money to all who pay for the service immediately upon transfer, suspend the current policy of not filling vacant warden posts as they become vacant provide an improved support service to sheltered tenants and work with the Sheltered Tenants Group (see Part E) to establish what the needs are and consider the options as to how they could best be met. All sheltered tenants would be consulted about the support service and how it could be improved.
Money has been specifically set aside in its business plan to ensure that Castell Mynydd would be able to implement the service improvement priorities agreed with sheltered tenants in respect of support needs. What improvements would be made specifically to tenants homes and communal areas in Sheltered Housing complexes? During the consultation process tenants in Sheltered Housing told us that they wanted to be able to stay in their own homes. To enable this to happen Castell Mynydd wishes to see substantial improvements to sheltered accommodation to make sure that it offers tenants high quality homes with facilities that meet modern standards and expectations. As well as the major improvement plans for all the homes, Castell Mynydd would pay particular attention to the needs of sheltered complexes. A sum of 50,000 per annum would be made available in its business plan to undertake various extra improvement works dependent on the need at individual complexes. This could include: enhanced security measures such as CCTV environmental works provision of areas to store mobility scooters and charging facilties, where practicable internet provision improved wheelchair/disabled access within the cartilage and communal areas of sheltered complexes including dropped kerbs, improved paths and ramps
Castell Mynydd would work in partnership with the Sheltered Tenants Group, and the Repairs and Improvement Group (see Part E) in developing, planning, procuring and monitoring the improvement works and would consult with the tenants at individual sheltered complexes prior to any works being carried out to ensure improvements are designed to meet the needs of individual sites. Will I pay any extra for these improvement works? No. There would be no extra charge for any of these improvements over and
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above the rents and other charges explained in Part C. Some extra services may be subject to a charge but tenants would be able to decide whether they made use of such services. What would happen to the emergency alarm service? Castell Mynydd would continue to ensure access to an emergency alarm service, providing peace of mind to older and disabled tenants 24 hours a day throughout the year. Would I have to move home? No. If the transfer to Castell Mynydd goes ahead, tenants would not have to move their homes because of the transfer and tenants would continue to have the security of tenure as they have now with the Council. Castell Mynydd would have similar powers as the Council has now to make people leave their homes and would be committed to using these powers only in cases where a serious breach of the conditions of tenancy had taken place and if a court order has been granted. Would Castell Mynydd carry out adaptations to homes to help disabled people? Yes. Castell Mynydd would set aside money for adaptations, just as your Council does now. Tenants with disabilities would be consulted about their needs for home improvements or practical adaptations to help them remain in their homes longer. Castell Mynydd would budget 30 million over 30 years to ensure that where possible and practicable, alterations to properties needed for people with disabilities would continue to be carried out. Would I still be able to claim Supporting People financial help? Yes. You would be able to claim Supporting People financial support if your homes transferred to Castell Mynydd, just as you are now with the Council. The Welsh Government has told all social landlords, which include both the Council and Castell Mynydd, that they must identify the cost of providing care and support to tenants, including those living in sheltered accommodation. Since 2003 these costs have been met out of what is known as Supporting People Grant. As with Housing Benefit, this grant is means tested to see how much of the cost tenants can afford to pay themselves. The same rules would apply to tenants of Castell Mynydd.
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Part J Community and Economic Regeneration 60 second summary Castell Mynydd would: Deliver the largest investment programme within the County Borough Create more employment opportunities for local people, more training and educational opportunities for local people and more contract opportunities for local businesses and social enterprises Create a Local Employment Fund to help support people who are unemployed or economically inactive get back into work Work in partnership with key organisations to help regenerate neighbourhoods and communities throughout the County Borough
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Part J Community and economic regeneration The Council wants to ensure that homes and estates transferred to Castell Mynydd are places where people choose to live, want to stay and enjoy a good quality of life. Castell Mynydd would be established as a community housing mutual, which places tenants at the heart of the organisation whilst maximising the social and economic benefits of transfer for the benefit of the wider community. How would the economy and the communities of Caerphilly County Borough benefit from transfer? The planned investment programme of 173m within the first five years after transfer together with the total planned investment programme of 808m over 30 years represents the largest investment programme ever proposed for the County Borough. While a significant proportion of the investment programme would be targeted at improvements to your homes ie new kitchens, bathrooms, central heating etc there would be a significant opportunity to deliver wider regeneration benefits to the local community over and above the physical improvement of homes and estates. Investing in the physical repair and modernisation of the housing stock via transfer would allow Castell Mynydd to work in partnership with key organisations to tackle the broader problems of unemployment and economic inactivity, poor health, crime and anti social behaviour, financial literacy and child poverty. The amount of investment required to bring homes up to the Welsh Housing Quality Standard would result in large programmes of work providing new kitchens, new bathrooms, central heating and other improvements. Castell Mynydd would need a dedicated and expanded workforce to complete the work within the timeframe specified by the Welsh Government in addition to the use of contractors. While a large number of existing staff would transfer from the Council there would be a number of new employment opportunities for local people to undertake the work associated with the improvements to homes following transfer. Planned investment of 808million over a 30 year period is estimated to support around 1,000 jobs which would be a boost to the local economy. Castell Mynydd would maximise the investment programme for the benefit of local communities through: Incorporating social benefit or targeted recruitment and training clauses into contracts, which would require contractors and suppliers to use local labour and source their supplies and services locally.
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Working closely with local businesses to raise awareness of procurement practices, contract opportunities and how to win contracts ie tender workshops and Meet the Buyer events. Supporting the development of community owned social enterprises to supply goods and services through working in partnership with the Council, Gwent Association of Voluntary Organisations, the Wales Council for Voluntary Action, the South Wales Co-op, Groundwork Caerphilly and Communities First. Developing local supply chains and strengthening the relationship between contractors, suppliers and tenants in order to increase the amount of money spent locally. Creating a Local Employment Fund worth 50,000 per annum for the first five years. Working with local employment support providers to assist the long-term unemployed and those who are economically inactive get back into work. The Local Employment Fund would create 10 opportunities in the first 12 months after transfer for local people who had been unemployed for 6 months or more to obtain paid work experience and training in key areas of the new organisation. At the end of the six month period, participating individuals would have the opportunity to apply for vacancies within Castell Mynydd. The Local Employment Fund would seek to help increase local employment opportunities and tackle economic inactivity. The operation of the fund would be reviewed on an annual basis in partnership with tenants and beneficiaries of the scheme. Providing and promoting training and career pathways for local people Working jointly with Jobcentre Plus, Careers Wales, local universities, local schools and colleges to provide apprenticeships and training places for local people
What additional community and economic regeneration activities would Castell Mynydd carry out? Where practicable, Castell Mynydd would spend the 11m identified for environmental improvements in the first five years to complement other regeneration schemes. Castell Mynydd would work in partnership with key organisations such as Communities First to empower tenants and help regenerate neighbourhoods and communities via the Community Partnerships action planning process. Castell Mynydd would work with partners such as the Council, Jobcentre Plus, Communities First, Flying Start, the Aneurin Bevan Local Health Board, the Citizens Advice Bureau, Gwent Association of Voluntary Organisations and
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others to provide relevant information and support to tenants and their families on a range of relevant matters including unemployment, basic skills, parenting, financial literacy and health and well being. Castell Mynydd would become a signatory to the Caerphilly Voluntary Sector Compact. Delivering the physical improvements required to homes in order to meet the Welsh Housing Quality Standard can make a significant contribution to tackling poor health and improving health and well being among tenants. A recent study found that people who had received physical improvements to their homes were less likely to suffer from poor mental health, respiratory infections and visited their GP less frequently. Improving the health and well being of communities would help increase economic activity and reduce unemployment. Tackling fuel poverty would be a key priority for Castell Mynydd. Opportunities to increase the energy efficiency of homes and reduce the cost of energy would be explored in partnership with key agencies such as Community Housing Cymru, the Energy Saving Trust and the Welsh Government. Castell Mynydd would look to secure additional grant funding to fit homes with innovative measures including solid wall insulation and renewable technologies (such as solar panels, photo voltaics and air source heat pumps) to help maximise the energy efficiency of its homes and reduce expenditure for tenants on energy costs.
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Part K About Castell Mynydd 60 second summary Castell Mynydd would be a not-for-profit organisation. It would be a Community Housing Mutual and a charity. Tenants who become members would collectively own the homes together with other members. There would be a board of 15 unpaid members who would run the organisation supported by a senior management team. Castell Mynydd would be registered with the Welsh Government as a Registered Social landlord. There would be a legally binding agreement with the Council and the promises made in the Offer Document would be a subject of this agreement.
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PART K About Castell Mynydd What type of organisation would Castell Mynydd be? Castell Mynydd Ltd would be an industrial and provident society. It would be a newly created, not-for-profit, organisation based on the community housing mutual model rules and would have charitable status. It would not be a private commercial company. All its income would, therefore, be used in accordance with its charitable objects such as for the provision of housing and other services to tenants. It would not be run for profit and no dividends could be paid to its members. A Community Housing Mutual is an organisation in which tenants, and possibly other residents, are the members. In practice this means the tenants (together with other members) would own the housing assets collectively for the benefit of the community. This ensures a greater degree of involvement for tenants and the board would need to report to its members on an annual basis on its strategy and progress in identifying local housing needs and performance of the organisation. Membership is generally open to all tenants and the community housing mutual model rules allow tenants to play a more significant role in the organisation as compared with other forms of constitution as it has a focus on empowerment of local communities. Castell Mynydd would be a Registered Social Landlord if the transfer proceeds. Registered Social Landlords are organisations that provide affordable rented housing to people in housing need. They are registered with and regulated by the Welsh Government. Castell Mynydd has been set up with the help of the Council specifically to take a transfer of the Councils homes if tenants vote in favour of transfer. Its purpose would be to:Supply good quality affordable housing Deliver excellent housing services to tenants Deliver the levels of investment needed to bring all homes currently owned by the Council up to the requirement of the Welsh Housing Quality Standard within five years after transfer.
As a charitable organisation, Castell Mynydd would be limited in who it could house and the activities that it would be allowed to carry out. Its allocations policy would be based on the Councils current allocation policy. Generally, it would not be able to engage in non charitable activities such as: Carrying out extensive commercial activities Providing services to other organisations which are not charities Providing commercial rented accommodation
If Castell Mynydd did want to carry out these activities in future, it would have to consider setting up a non-charitable subsidiary.
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What would be the vision and values of Castell Mynydd? The Castell Mynydd VISION would be: Everyone with a decent, warm, secure, affordable home fit for living in the 21st Century A place where everyone is proud to live, work and play An exceptional service, with tenants, employees, and the Board working together, to achieve its objectives and values for the benefit of the communities within Caerphilly County Borough A rewarding, challenging and empowering working experience for all employees VALUES C Committed and Caring Approachable and Accountable Sustainable Trustworthy and Tenant focused Effective and Efficient Listen Local Maximise to Castell Mynydd, its people, communities, and the environment, responsive to tenants needs working with and for tenants to give excellent service at all levels within the organisation investing in high quality, affordable homes with high levels of tenant satisfaction being open about our plans, service and rate of progress we do what we say we will do, give value for money, and operate in the most efficient manner to people, and take their comments, wishes and opinions into account accessible service, embracing equality, diversity, and learning the investment in modern, safe and secure homes, and the impact on anti social behaviour choice, your voice, your homes, your organisation innovative and forward thinking to making a positive difference to communities an excellent customer service, being a leading RSL with a valued workforce, and a great place to work to working together with our tenants, other people and partners
A S T E
L L M
Y N Y D
Your New Yes Delivering
Dedicated
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Castell Mynydd would aim to offer the best possible standards and service to tenants and has adopted the following vision and values following consultation with the Tenants Transfer Panel: OBJECTIVES Provide modern, safe, secure homes Repair, maintain and continue to improve homes to the highest standard Create and celebrate partnership working between tenants, staff, the Board and external partners Invest to improve neighbourhoods and communities, in ways valued by communities, and to create new opportunities Be empowering to ensure tenants voices are heard, supported, developed and responded to Strive for excellence in all that Castell Mynydd does; being a learning and listening organisation that seeks to continually do better and to achieve more Be open and honest in what we aim to do: both about our performance and what we actually do achieve, and if we can not do something being able to explain why, and if things go wrong we will apologise, investigate promptly and aim to put matters right Ensure that we fulfil all expectations of our tenants, their families, employees, and of our homes, estates, neighbourhoods, and communities, and that we work to address and to overcome challenges Acknowledge our achievements and celebrate our successes Recognise and welcome diversity, and be accountable Support communities to work together
Who would run Castell Mynydd? If transfer takes place the board of management would have overall responsibility for running the organisation including setting policies and strategic direction. Day to day operations would be delegated to staff. The board would consist of fifteen people Five tenants, elected by tenants Five persons appointed by the Council Five independent persons selected by the board
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The board is currently operating in a shadow form. All Shadow Board members have the same voting rights and have a duty to act in the best interests of Castell Mynydd whether in shadow or full operation. The board members would receive no remuneration for their service and would only be entitled to a reimbursement of reasonable expenses incurred in attending to the business of the organisation. No board member would be entitled to receive any share of the surpluses from Castell Mynydd because all surpluses would be spent in furtherance of the organisations charitable objects and applied for the benefit of the community. Any surplus money would be used to provide services to tenants and improvement and repairs to tenants homes. Who is on the Board? Tenant Shadow Board Members Anna Lewis (Vice Chair) Anna has been a Council tenant for 10 years and works for a national training and employment support provider, A4E. Anna has been a member of the Caerphilly Tenants and Residents Forum since 2009 and is currently its secretary. She is also secretary of the Penllwyn Community Partnership and a key member of Caerphillys Tenant Consultative Group. Anna is committed to ensuring principles of equality are embedded into the new organisation. Amanda McConnell Amanda has been a Council tenant for four years and is involved in the Tenant Consultative Panel. Currently, Amanda is acting secretary for the Caerphilly Tenants and Residents Forum. Amanda was a legal secretary for 13 years and now runs a very busy household. She is particularly interested in the repairs and maintenance function of the new landlord. Ruth Thompson Ruth has lived in Crumlin for 25 years. Recently retired, Ruth previously worked for the council as a sheltered housing warden and has also worked for Monmouthshire Housing Association and United Welsh Housing Association. Ruth enjoys keeping fit and as treasurer, is an active member of Blackwood Musical Theatre Society. Keith Williams Keith and his wife have lived in Rhymney for 43 years. Keith worked as a painter and decorator before retiring in 2008. Keith is committed to working within his local community to improve the quality of life for residents and is currently the chair of the Pen-Y-Dre Tenants and Residents Association, chairman of the Ael-Y-Bryn Community Centre Management Committee and an active member of the Rhymney Communities First Partnership.
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Clive Davies Clive has been a Council tenant for 40 years. Having served in the RAF and worked in Buckinghamshire, Clive moved to Rhymney in the early 1960s to work for Hymax as a production coordinator before moving to Wolverhampton. He then returned to work as purchasing and material manager at Reiter Scragg in Rhymney. Clive is keen to be involved in shaping the new landlord and has financial management experience. Council Shadow Board Members Councillor Dave Rees Dave proudly represents the people of Risca West in the Council and is a governor at Risca Primary School. From 2000 to 2003 Dave worked for a charity that supported people who were at the brink of being made homeless and therefore has experience of working within the housing sector. Dave currently works for Blaenau Gwent County Borough Council in education and is an executive member of the trade union, Unison. In 2006 Dave received the accolade of Community Worker of the year at the BBC studios in Cardiff. Councillor Elizabeth Aldworth Elizabeth has represented Bedwas, Trethomas and Machen Ward since 1991. Elizabeth was brought up in Senghenydd and moved to Trethomas following her marriage in September 1974. During 2006/07, Elizabeth was appointed Mayor of Caerphilly County Borough. Elizabeth is chair of the school governors at Tyn y Wern Primary, Trethomas, and also a governor at Bedwas Junior School. Councillor Linda Williams Linda was elected as a County Boroough Councillor for St James Ward in 2008 and has lived in the Caerphilly area with her family for 43 years. Having been brought up on an estate owned by the Council, Linda has an excellent insight and understanding of tenants needs and is passionate about increasing the number of employment opportunities for local young people. Councillor Dave Poole Dave was elected as a County Borough Councillor for the Pengam Ward in 2004 and has lived in the Pengam area with his family for over 40 years. Dave started his career with Gelligaer Council in 1973 and concluded his career as Head of Public Services with Caerphilly County Borough Council in 2000 where he was responsible for the direct delivery of a wide range of services including, refuse, street cleansing, highway maintenance, vehicle maintenance, fleet management and building cleaning. Councillor Malcolm Parker Malcolm and his family have lived in Pontllanfraith for 46 years. Malcolm is a keen long distance runner and a founder member of Islwyn Running Club. A former Cabinet Member, Malcolm is now a member of the Living Environment and Regeneration Scrutiny Committees and is a member of the Board for Groundwork Caerphilly.
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Independent Shadow Board Members
Alan Brown Alan is a Chartered Surveyor and has considerable experience working in the private and public sectors. Alan established his own independent regeneration consultancy service, Alan Brown Associates in 2009. Alan is also a Member of the Welsh Government, Capital Advisory Group, and an Associate Consultant of the Welsh Local Government Association. Jane Croad Jane is a lecturer in marketing and business strategy at the University of Wales Institute Cardiff and has a background in both the private and public sectors. Jane has experience of working in both the construction industry and the social housing sector. Keith Edwards Keith has been Director of the Chartered Institute of Housing Cymru (CIH) since 2000, and is responsible for the operational and strategic management of the CIH in Wales. Keiths previous roles include director of the i2i project which seeks to ensure that the wider regeneration benefits of the WHQS process are maximized, Director of TPAS Cymru (Tenant Participation Advisory Service Wales) and community development officer in the Ogwr Valleys. Keith is currently a board member of the Wales Co-operative Centre and a former board member of Adamsdown Housing Association. Debbie Green Debbie is currently employed as the Group Director of Finance and IT at Coastal Housing Group, a Registered Social Landlord, in Swansea, and has specific responsibility for financial strategy, business development and risk management, determining treasury policy and raising new private finance. Debbie is also chair of the board of Chwarae Teg, a registered Welsh charity established to support the economic development of women and a board member of the Chartered Institute of Housing Cymru. Arnold Phillips (Chair) Arnold has a wealth of experience in the social housing sector having previously been director of housing in Swansea and been involved in other transfers as the Independent Tenant Advisor for Gwynedd Community Homes and advisor to RCT Homes and Tai Ceredigion. Arnold was senior advisor to the Welsh Assembly Government on housing and regeneration with a specific brief to advise on the attainment of the Welsh Housing Quality Standard and the transfer process. Arnold now leads a consultancy, Arnold Phillips Associates Ltd, which specialises in providing housing, service improvement and customer engagement advice.
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If transfer goes ahead, how would Board members be chosen in the future? The current Shadow Board members would serve until at least the second annual general meeting (AGM) of Castell Mynydd after the transfer takes place. At that, and each subsequent AGM, the tenant, independent, and Council board members would retire on a rotational basis. This would provide continuity and a process for gradual renewal of the Board. Retiring Board members would be eligible for re-appointment at each AGM provided their term of service does not exceed nine consecutive years. Council Board members would be chosen by the Council. Tenant Board members would be elected from tenants. Independent Board members would be chosen by the Board for their skills and their appointment would be confirmed by the general members at the AGM. General Membership In addition to tenants being on the Board, all tenants who are 16 years old plus would be eligible to apply to become general members of the organisation with rights to vote at the general meetings, scrutinise Board decisions and have involvement in the development and direction of the organisation. Leaseholders would be able to become members of Castell Mynydd. Leaseholder membership would be roughly in proportion to the overall proportion of leaseholders in the housing stock so that they would have 3% of the total voting rights as members of the organisation. There will be a coopted place for a leaseholder representative on the Board, but without any voting rights. The five independent Board members would also need to become members of the organisation. The Board may decide to admit other residents and local organisations who meet relevant criteria subject to consultation with the Tenants Transfer Panel. Who would provide the service and what would happen to existing staff? The Board would make appointments to the senior management team. The new Chief Executive would, among other things, be responsible for the management of staff and be directly answerable to the Board. Castell Mynydd would employ paid staff to run the housing service. If the transfer proceeds, staff working for the Council in the housing landlord service would transfer to Castell Mynydd with their conditions of employment at the time of transfer protected under the Transfer of Undertakings Protection of Employment (TUPE) Regulations. This would include staff who are primarily office based, staff who work at sheltered housing schemes and the Building Maintenance Direct Labour Organisation (the workforce).
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The planned programme of works that would be undertaken by Castell Mynydd would create more employment opportunities. What sort of employer would Castell Mynydd be? Castell Mynydd recognises that staff would be its greatest asset and it would set out to be an employer for whom people would want to work. It would aim to retain and attract staff by offering a rewarding, challenging, and enjoyable working experience. There would be a comprehensive training programme for staff and a commitment to the expansion of apprenticeship schemes. To give assurance to staff who would transfer if tenants vote in favour of the proposal and it goes ahead, Castell Mynydd would honour the commitments made in a Staff Pledge. The Staff Pledge is a statement of undertakings to the staff. Who regulates and monitors Castell Mynydd? The Welsh Government regulates all Registered Social Landlords in Wales. Castell Mynydd must achieve registration with the Welsh Government as a Registered Social Landlord before a transfer can take place. In particular the Welsh Government has established a regulatory framework with which all Registered Social Landlords in Wales must comply. It sets out rules and standards which all Registered Social Landlords in Wales must follow. These standards are set to ensure that amongst other matters, tenants rights are protected, services are of a high quality and that financial management is sound. monitors the performance of all Registered Social Landlords, especially those who have recently acquired housing from a local authority. The Welsh Government has a range of inspection and monitoring powers.
The finances of Castell Mynydd would be monitored by external auditors. There would be safeguards in place to prevent Castell Mynydd getting into financial difficulties. The Welsh Government is able to take action if a Registered Social Landlord is threatened by insolvency to ensure that tenants are protected and their homes remain in the regulated social housing sector.
Working with the Council In order for the transfer to take place Castell Mynydd would be required to enter into a formal and legally binding contract with the Council. This agreement would allow the Council to monitor the delivery of the promises
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made to tenants in this Offer Document and, if necessary, take action to enforce the promises. Tenants would be protected by arrangements set up by the Council to monitor the performance of Castell Mynydd, which could include requiring representatives to attend the Councils Scrutiny Committee meetings on a regular basis. In addition, the rules of Castell Mynydd cannot be amended without the Councils prior consent. Working with Councillors Castell Mynydd would set up a protocol for dealing with enquiries from Caerphilly County Borough Councillors and Community Councillors. This would include provisions for responding to enquiries within a specified target time and an escalation procedure to be agreed with the Council if a Councillor is not satisfied with the response from Castell Mynydd. Castell Mynydd would have a nominated member of staff responsible for coordinating and monitoring response to Councillors. Working with Tenants Castell Mynydd would be a tenant focused organisation committed to involving tenants in the running of the housing service. A new Tenant Participation Agreement would be developed in partnership with tenants as soon as practical following transfer. For more information see Part E. As Castell Mynydd would be a Community Housing Mutual, tenants would be at the heart of the organisation.
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Part L Next Steps The legal requirements for tenant consultation 60 second summary This Offer Document, which sets out the details of the Councils transfer proposal, is known as the Stage 1 notice. The Council will consider any representations received from tenants on the proposals contained in the Offer Document by mid-day on [ ] The Stage 2 notice will set out any significant changes to the transfer proposal and inform you whether the Council will proceed to ballot. Tenants will decide whether the transfer proposal can go ahead by voting in a secret ballot.
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Part L Next Steps The legal Requirements for Tenant Consultation What must the Council do? The law that the Council must follow is set out in Section 106A and Schedule 3A of the Housing Act 1985. The Council and the Welsh Assembly Government must have regard to the views of the Councils secure tenants. The Council must give you a notice that informs you of: The details of the proposal, including the identity of the organisation to which the Council is proposing to transfer the homes The likely consequences of the transfer for you, the tenant The effects of the provision of Schedule 3A Housing Act 1985 and, in the case of secure tenants of Sections 171A to 171H Housing Act 1985 (the preservation of Right to Buy on transfer)
The details, consequences and effects of the Councils housing transfer proposal are set out in this Offer Document. How will the Council comply with the law? The Council must first serve you with a notice (Stage 1 notice) giving you the information listed above and informing you of the time period you have to make representations to the Council. This Offer Document and the introductory letter accompanying it forms the Stage 1 notice. The Council will consider any representation received from tenants by midday on [ ]. A pre-paid tear off slip is attached to this document if you wish to use it. All comments should be sent to: Housing Choices Team Unit B9 Tiryberth Depot New Road Tiryberth Hengoed CF82 8NR Email: housingchoices@caerphilly.gov.uk After considering all representations received, the Council must serve a further written notice on you (the Stage 2 notice). This Stage 2 notice must tell you:
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of any significant changes to the proposal that you have 28 days to contact the Welsh Government with any objections to the proposal.
The 28 day period for you to make objections begins when the Stage 2 letter is sent to tenants. The Welsh Government will take objections into account in considering any application from the Council for the necessary consent to transfer your homes. After the Stage 2 notice has been served a secret ballot will be held on the transfer proposal. The ballot will be organised by an independent organisation, Electoral Reform Services, which has many years of experience of running ballots and elections. Each secure tenant will receive a ballot paper and can vote on whether they support a transfer or not. Neither the Council or Castell Mynydd will know which way you have voted. After the ballot, the Council will write to you to inform you of the ballot result and whether the Council intends to proceed with the transfer. If the Council decides to proceed with the transfer, tenants would then be able to make further representations to the Welsh Government within a further period of 28 days. What is the timetable for consultation? The formal consultation period including the ballot will take place during the latter part of 2011. Council staff will take every opportunity to meet you during this time to discuss the proposal. There would be home visits by staff and a DVD would be issued to all tenanted homes. The precise timetable may change after discussion with the Welsh Government or as a result of this consultation. Should you require any further information about the legal process, please contact either the Councils Freephone: 0800 141 2334 or the Independent Tenant Adviser Freephone 0800 0884194.
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Part M Other useful information 60 second summary Details of key contacts and sources for more information. Information about non traditional construction properties
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PART M Other Useful Information This Offer Document contains details of all the key issues you should need in relation to the transfer proposal. General information is available from: Housing Choices Team Unit B9 Tiryberth Depot New Road Tiryberth Hengoed CF82 8NR Freephone: 0800 141 2834 Email: housingchoices@caerphilly.gov.uk or from the Independent Tenant Adviser (ITA) P S Consultants 12 Berry Square Whitehall Lane Blackrod Bolton Lancashire BL6 5DU
Freephone: 0800 088 4194 Email: enquiries@psconsultants.org.uk/caerphilly.htm PS Consultants is the organisation providing independent advice to tenants and leaseholders as required by the Welsh Assembly Government. The ITA was selected by Caerphilly tenants. If you want a free, independent impartial opinion, you should contact PS Consultants (ITA). Other useful documents: Caerphilly County Borough Council Current Tenancy Agreement Stock Condition Survey Savills 2008 Housing Transfer Guidelines 2009 Welsh Assembly Government
Copies of any of these documents are available from the Housing Choices Team.
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Websites www.caerphilly.gov.uk Follow the link to Housing Choices. The Councils website has all the relevant information relating to the consultation with tenants about stock transfer. It includes the minutes of Shadow Board meetings of Castell Mynydd. www.psconsultants.org.uk The website for the ITA. www.new.wales.gov.uk The Welsh Assembly Government website for housing matters www.wao.gov.uk The website for the Wales Audit Office who inspect registered social landlords. Non Traditional Construction Properties These are system built properties, characterised by the main structural elements being constructed of concrete, timber or steel. Generally, these properties have poor thermal insulation qualities, are prone to condensation and/or dampness problems. Others have known structural defects, but the Council has embarked on a programme of major improvements which has addressed many of these problems including the Unity, Woolaway, Waites and British Iron and Steel Federation properties. Improvements are continuing with the Cornish type properties. Other non-traditional properties include those constructed of no-fines concrete, which can be found on Graig-y-Rhacca, Lansbury Park, Pantside, Ty-Sign, Gelligaer and Fochriw estates.
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Part N The Proposed New Tenancy Agreement 60 second summary Your key rights and entitlements would be protected in your new assured tenancy agreement with Castell Mynydd The conditions of your assured tenancy agreement (except for rents and other charges) can only be changed with your written consent. The tenancy agreement deals with payment of rent, landlords obligations, your obligations, your rights, and grounds for possession.
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Part N The Proposed New Tenancy Agreement What is in this part? This part contains the form of the tenancy agreement that tenants would have with Castell Mynydd if transfer goes ahead. This tenancy agreement has been designed to ensure that tenants rights are protected if transfer goes ahead and tenants have been fully consulted on its development If transfer goes ahead, Castell Mynydd would give tenants a new Tenants Handbook. Castell Mynydds proposed new tenancy agreement A tenancy agreement in substantially this form would be issued as soon as possible after transfer to each transferring secure tenant except: where tenants have a valid Possession Order in force against them; where tenants have been served with a valid Notice of Intention to Seek Possession; where tenants have ongoing possession proceedings at the time the transfer takes place; where tenants have been issued with a Demotion Order; where tenants have been served with a valid Notice of Intention to Seek a Demotion Order
In these cases, the new tenancy agreement would be issued if: the Possession Order is discharged; the Notice of Intention to Seek Possession or a Demotion Order is withdrawn or expires, or if the tenant complies with a Demotion Order and the demotion period comes to an end, or if the Court decides when finally determining the proceedings not to make a Possession Order.
In the meantime, these tenants would become tenants of Castell Mynydd like all other remaining tenants.
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Castell Mynydd would be able to enforce the Possession Orders that the Council had obtained prior to transfer and may also be able to obtain Possession Orders for tenancy breaches where the Council has served notices before the transfer takes place. Castell Mynydd would also be able to take action on tenancy debts owed to the Council before the transfer went ahead.
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Caerphilly County Borough Council's Proposal To Transfer Its Homes To Castell Mynydd

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Caerphilly County Borough Council's Proposal To Transfer Its Homes To Castell Mynydd

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APPENDIX 1(1)

FINAL DRAFT 8.6.11

Your Offer Document

Cllr Allan Pritchard Leader of Caerphilly County Borough Council

Part J: Part K: Part L:

YOUR CHOICE Summary to the Offer Document

If homes stay with the Council

If homes transfer to Castell Mynydd

Charges for existing services New services at no extra cost to tenants

Charges for new services

The Council has no proposals for additional services

Entitlement to Housing Benefit and Council Tax Benefit

Tenants rights Security of tenure No difference

If homes stay with the Council

If homes transfer to Castell Mynydd

Right to Buy for all qualifying tenants

If homes stay with the Council

If homes transfer to Castell Mynydd

Tackling anti social behaviour

No extra money available to improve service

Sheltered Housing warden service

No extra money available to improve service

No extra money available to support wider tenant involvement

Part A The Councils housing transfer proposal 60 second summary

9,918 7,150 4,033 2,050 3,933 4,090 1,163

Castell Mynydd Yes Yes Yes Yes Yes Yes Yes

Money from Right to Buy sales

Projected rent with the Council pw

2012 13 2013 14 2014 15 2015 16 2016 17 2017 18 2018 19 2019 20

66.39 69.25 72.23 75.36 78.62 82.03 85.60 89.08

Tenant Involvement Menu

Membership Open to tenants and leaseholders

Repairs and Improvements Task Group Open to tenants and leaseholders

Service Improvement Group Open to tenants and leaseholders

Special Project Groups

the right to take in lodgers or sublet

The Anti Social Behaviour service would:

Your New Yes Delivering

Independent Shadow Board Members

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