Social Housing - New Builds - A Few Questions?

Rookie1986

Hey,

Its been a while since I’ve posted here, but I was hoping to get some clarity on how social housing, bidding and “new builds” works.

There have recently been 26 properties (part of a larger development that’s only half complete) advertised through my local council which will be managed through a housing association. From these 26 I have eligibility to bid on 18 of them (which I’ve done), I don’t want to be too optimistic at this stage as my position in the bidding isn’t great (although positioning is rather strange and I’m as low as 20 on some and as high as 40 on others - they are all the same and the listing is just a copy-paste across the full lot so I’m unsure how/why there would be such a disparity between the amount of bids on the 18 available).

I wanted to ask if anyone knows how the process is conducted when it comes to this type of scenario where multiple properties have come to market at the same time and it’s likely that most other applicants have done the same as myself and bidded on all properties that they are eligible for (effectively, what do the Council/HA do if position #1 is first on all 18?).

Beyond that, there are multiple “additional criteria” stipulated on the HA website but this information is not included on the councils bidding website, this includes a local connection within the parish boundaries, applicants must have resided in the area for a minimum of 12 months or the applicants must have worked in continuous employment in the area for more than 6 months (there is also a welfare criteria but it’s a little long/wordy so I’ll not repost it). How does this additional criteria work, does it mean that some who is a band 1 but doesn’t meet these stipulations wouldn’t be considered?

Also, the properties although advertised don’t appear to be anywhere near completion (is this common practice), the estate still looks some way off, definitely not going to have anyone move in a week or two after they close bidding (today), there are no paths in, no steps to front doors, no soil down in the gardens (so no turf laid), none of the property boundaries are up, the fixings for the gas/water/electric are just open and capped, there’s no road into it (so no waste collection), no parking bays, bin storage, no street lights, no telephone cables (although these could be underground) the interiors only looked part finished with no floors in, no tiles on, no toilets or bathrooms, the kitchens are empty rooms and the whole place is still very much a building site with construction materials and equipment everywhere. I imagine for social housing it would most likely be classed as “unsafe” you couldn’t move someone in that needed wheelchair or supported access, and it wouldn’t be accessible for a pushchair or particularly safe for anyone with small children (the next phase only have foundations in and we are still a year away from the predicted completion date for the whole development).

Finally, do the Council or HA run any sort of affordability check before appointing tenants, as although cheaper than the typical private rents in the area (around £200-£300p/m) they are the most expensive properties on the Councils/HA portfolio at around £100-£150p/m more than comparable properties in neighbouring villages (they are priced above the amount of financial support offered for the region).

I realise this is a multi-staged question and the post has ended up a little longer than I first anticipated so if anyone is only able to offer insight into one of the many questions please feel free to do so.

Thanks for taking the time to read my questions,
Rookie

HampshireH

Rookie1986 said:

Hey,

Its been a while since I’ve posted here, but I was hoping to get some clarity on how social housing, bidding and “new builds” works.

There have recently been 26 properties (part of a larger development that’s only half complete) advertised through my local council which will be managed through a housing association. From these 26 I have eligibility to bid on 18 of them (which I’ve done), I don’t want to be too optimistic at this stage as my position in the bidding isn’t great (although positioning is rather strange and I’m as low as 20 on some and as high as 40 on others - they are all the same and the listing is just a copy-paste across the full lot so I’m unsure how/why there would be such a disparity between the amount of bids on the 18 available).

I wanted to ask if anyone knows how the process is conducted when it comes to this type of scenario where multiple properties have come to market at the same time and it’s likely that most other applicants have done the same as myself and bidded on all properties that they are eligible for (effectively, what do the Council/HA do if position #1 is first on all 18?). Unusual you can bid on so many. Usually limited to 3 to avoid such scenario. However usually once offered on one the applicant would be frozen and they would work down the list on the others

Beyond that, there are multiple “additional criteria” stipulated on the HA website but this information is not included on the councils bidding website, this includes a local connection within the parish boundaries, applicants must have resided in the area for a minimum of 12 months or the applicants must have worked in continuous employment in the area for more than 6 months (there is also a welfare criteria but it’s a little long/wordy so I’ll not repost it). How does this additional criteria work, does it mean that some who is a band 1 but doesn’t meet these stipulations wouldn’t be considered? They would filter out any applicants ineligible. Council applications usually state local connection and welfare needs. Often those ineligible can't bid. But if they can then filter process would take place later. An eligible person with local connection would normally be prioritized over someone without.

Also, the properties although advertised don’t appear to be anywhere near completion (is this common practice), yes the estate still looks some way off, definitely not going to have anyone move in a week or two after they close bidding (today),  no they will get people ready for when it is there are no paths in, no steps to front doors, no soil down in the gardens (so no turf laid), none of the property boundaries are up, the fixings for the gas/water/electric are just open and capped, there’s no road into it (so no waste collection), no parking bays, bin storage, no street lights, no telephone cables (although these could be underground) the interiors only looked part finished with no floors in, no tiles on, no toilets or bathrooms, the kitchens are empty rooms and the whole place is still very much a building site with construction materials and equipment everywhere. I imagine for social housing it would most likely be classed as “unsafe” you couldn’t move someone in that needed wheelchair or supported access, and it wouldn’t be accessible for a pushchair or particularly safe for anyone with small children (the next phase only have foundations in and we are still a year away from the predicted completion date for the whole development).

Finally, do the Council or HA run any sort of affordability check before appointing tenants, as although cheaper than the typical private rents in the area (around £200-£300p/m) they are the most expensive properties on the Councils/HA portfolio at around £100-£150p/m more than comparable properties in neighbouring villages (they are priced above the amount of financial support offered for the region). Yes they usually do affordability checks. Affordable rent is always more expensive that social rents. Rent will be set based on local averages minus a %

I realise this is a multi-staged question and the post has ended up a little longer than I first anticipated so if anyone is only able to offer insight into one of the many questions please feel free to do so.

Thanks for taking the time to read my questions,
Rook

See the bold comments above. I couldn't send my previous quoted post

dimbo61

No one will be moving in till the properties are complete and from what you have said it wil be 12/16 weeks at least before anyone gets the keys.
Do you meet some of the work/live locally criteria ?
Family nearby ? Job in the area ?
As for who the council picks that depends on what part of the country you live in and your current situation, Income, kids, length on waiting list, current housing situation and council criteria

Mildreds_Earrings

It depends upon the Local Authority Agreement the Housing Association has with the Council.  There might be a criteria you have to meet.  More recently, they have been asking for applicants who work at least a minimum of 16 hours a week and have a local family or work connection etc.  You don't just state this on an application or in an interview - you will have to prove this to them.  As you can imagine, there are various social reasons for this decision that I don't want to get into but there will be a criteria that you and the other applicants have to meet.  Also, no way will they knowingly overcrowd or under occupy a property, so there is that to consider too. 

Some think that just because they bid for a property, that is all they have to do but once they appear on the shortlist, each person is interviewed as to whether they meet the criteria or whether they are a good fit on that estate/development.  Just like going for a job interview, make sure that you meet the criteria and sell yourself as a good applicant/tenant/family.  Someone that will appeal to the Housing Association as a good tenant.  No landlord wants difficult tenants or tenants they think can't or won't pay the rent.  All landlords, including social housing landlords, are looking for good, responsible tenants.   All the best with your application/bid.

Rookie1986

Reply to HampshireH:-

As I can tell there is no limit to the amounts of bids an individual can place, although it seems that most Councils/HA do limit this so I guess I’m “lucky” that I can bid on an unlimited amount of properties.

I don’t know how the eligibility and ability to bid works, I can see all property listed on the Councils website, the ones in question stipulate a specific sub-boundary of one of the parishes within the county (I’ve not see or heard of this before), so I don’t know if this is going to be something they are required to manually filter after bidding closes?

Thank you for confirming that, I did think that there was no way that anyone would be moved in but you do see people on private developments well before the roads etc are in so I thought I’d ask.

Is affordability based on a proof of income or will they most likely perform a credit file check to ensure that applicants are in good standing?

Thank you for taking the time to reply, it’s appreciated
Rookie

Rookie1986

dimbo61 said:

No one will be moving in till the properties are complete and from what you have said it wil be 12/16 weeks at least before anyone gets the keys.
Do you meet some of the work/live locally criteria ?
Family nearby ? Job in the area ?
As for who the council picks that depends on what part of the country you live in and your current situation, Income, kids, length on waiting list, current housing situation and council criteria

Ok, great thank you for that, I’m able to wait (if successful) so it’s not an issue but worth knowing it could be multiple weeks/months out.

So I currently reside within the parish boundaries, and have so for the last 35 years. I’m employed on the technology park that is on the outskirts of the village and have been for almost 8 years. My family (parents) live in the village, also godparents, aunts, uncles, cousins etc etc (there’s a lot of us) live in either the village or parish boundaries.

Thank you for the reply
Rookie

Rookie1986

Mildreds_Earrings said:

It depends upon the Local Authority Agreement the Housing Association has with the Council.  There might be a criteria you have to meet.  More recently, they have been asking for applicants who work at least a minimum of 16 hours a week and have a local family or work connection etc.  You don't just state this on an application or in an interview - you will have to prove this to them.  As you can imagine, there are various social reasons for this decision that I don't want to get into but there will be a criteria that you and the other applicants have to meet.  Also, no way will they knowingly overcrowd or under occupy a property, so there is that to consider too. 

Some think that just because they bid for a property, that is all they have to do but once they appear on the shortlist, each person is interviewed as to whether they meet the criteria or whether they are a good fit on that estate/development.  Just like going for a job interview, make sure that you meet the criteria and sell yourself as a good applicant/tenant/family.  Someone that will appeal to the Housing Association as a good tenant.  No landlord wants difficult tenants or tenants they think can't or won't pay the rent.  All landlords, including social housing landlords, are looking for good, responsible tenants.   All the best with your application/bid.

So the local authority is:- https://www.durhamkeyoptions.co.uk/
Housing association is:- https://www.livin.co.uk/

In my application page I have included additional documents that show my current employers address, my income, proof of ID, my medical condition and my connection to the local area.

I wasn’t aware that a follow up “interview” would take place, this is good to know as it’s something I can prepare for and make sure I have all appropriate documents and information ready and to-hand should I be selected.

There definitely sounds like more hurdles to jump over than I had initially anticipated so I appreciate the reply, thanks,
Rookie

HampshireH

Rookie1986 said:

Reply to HampshireH:-

As I can tell there is no limit to the amounts of bids an individual can place, although it seems that most Councils/HA do limit this so I guess I’m “lucky” that I can bid on an unlimited amount of properties.

I don’t know how the eligibility and ability to bid works, I can see all property listed on the Councils website, the ones in question stipulate a specific sub-boundary of one of the parishes within the county (I’ve not see or heard of this before), so I don’t know if this is going to be something they are required to manually filter after bidding closes?

Thank you for confirming that, I did think that there was no way that anyone would be moved in but you do see people on private developments well before the roads etc are in so I thought I’d ask.

Is affordability based on a proof of income or will they most likely perform a credit file check to ensure that applicants are in good standing?

Thank you for taking the time to reply, it’s appreciated
Rookie

Local connection: Usually when you register with a council housing list there are questions which will determine local connection to an area or areas. This information will be used.

Development: it will still be in progress but liveable

Affordability: Often they use bank statements to check affordability along side and income/expenditure form which they do a calculation on to look at whether the rental obligations are affordable to a new customer. One. You could earn £1500pcm but if your outgoings are £2000pcm due to debts etc then your not going to be able to afford a higher rent.  That's an example not an exact as their calculations/process will vary through local authorities. They may do a credit check

Rookie1986

HampshireH said:

Rookie1986 said:

Reply to HampshireH:-

As I can tell there is no limit to the amounts of bids an individual can place, although it seems that most Councils/HA do limit this so I guess I’m “lucky” that I can bid on an unlimited amount of properties.

I don’t know how the eligibility and ability to bid works, I can see all property listed on the Councils website, the ones in question stipulate a specific sub-boundary of one of the parishes within the county (I’ve not see or heard of this before), so I don’t know if this is going to be something they are required to manually filter after bidding closes?

Thank you for confirming that, I did think that there was no way that anyone would be moved in but you do see people on private developments well before the roads etc are in so I thought I’d ask.

Is affordability based on a proof of income or will they most likely perform a credit file check to ensure that applicants are in good standing?

Thank you for taking the time to reply, it’s appreciated
Rookie

Local connection: Usually when you register with a council housing list there are questions which will determine local connection to an area or areas. This information will be used.

Development: it will still be in progress but liveable

Affordability: Often they use bank statements to check affordability along side and income/expenditure form which they do a calculation on to look at whether the rental obligations are affordable to a new customer. One. You could earn £1500pcm but if your outgoings are £2000pcm due to debts etc then your not going to be able to afford a higher rent.  That's an example not an exact as their calculations/process will vary through local authorities. They may do a credit check

Ok great, thank you for confirming that, both my current address and employers address are inside the stipulated parish boundaries and I’ve lived // been employed for longer than the 12 // 6 month requirement and these details were provided during my application on the main form (I’ve also uploaded proof of address and employment to the LA portal).

I wasn’t aware that they might ask to see bank statements (I haven’t uploaded any of these), the only financial information I have uploaded to the portal are my “offer of employment” letter from my employer that confirms my salary and then 3 payslips from the last financial year ((including my most recent one). Should I upload a copy of my bank statements or hold on this until (if successful) it’s requested?

Thanks again,
Rookie

deannagone

While it is good to plan, try and be realistic to avoid disappointment.  There will be other people bidding.  With so many properties appearing at the same time, your chances are probably better than on a week when 2 or 3 properties are on the list, but its still a bit of a long shot unless you have been waiting for years or have needs that bump you up to the top of the list.

I used to get quite excited when bidding on a 'nice' property, but realistically I had no chance at all because of the priority ascribed to my housing need even though I was homeless and had disabilities.  My particular council put homeless people in band C automatically if they were in emergency housing, which meant I had little chance of bidding successfully, even on the worst of the worst properties. So the excitement at a nice property did me no good at all lol.  I must admit I stopped bidding on them after a while but that was me in my situation.

Rookie1986

deannagone said:

While it is good to plan, try and be realistic to avoid disappointment.  There will be other people bidding.  With so many properties appearing at the same time, your chances are probably better than on a week when 2 or 3 properties are on the list, but its still a bit of a long shot unless you have been waiting for years or have needs that bump you up to the top of the list.

I used to get quite excited when bidding on a 'nice' property, but realistically I had no chance at all because of the priority ascribed to my housing need even though I was homeless and had disabilities.  My particular council put homeless people in band C automatically if they were in emergency housing, which meant I had little chance of bidding successfully, even on the worst of the worst properties. So the excitement at a nice property did me no good at all lol.  I must admit I stopped bidding on them after a while but that was me in my situation.

Yeah I’m making sure to manage my expectations accordingly (this is the first time while I’ve been on the “list” that I’ve seen a large development go on), although we do seem to have better availability than a lot of areas, every day there are usually an additional 10-30 properties added (1-2 Beds, I don’t get to see anything larger as my needs don’t require it). That combined with the no limit on how many bids I can place does make it more favourable, especially when some areas limit it to 3 bids at any time and are only getting a handful of properties become available (looking through historic let’s most applicants have spent less that 18 months on the waiting list, with the vast majority under a year, the LA have let just under 420 properties in the last month).

I think it’s hard not to, on this occasion the properties listed would be perfect and I’d be ecstatic if awarded one (it’s close to family, friends, work, schools and everything in the area), the plot was initially earmarked for private development until a decision to support the region’s social housing initiative was awarded the plot. My chances aren’t “great” but it’s still nice to dream lol! I wish you luck in finding something yourself as it’s a trying experience (I’ve been bidding every day for over 6 months but that’s nothing by comparison to what some people go through).