1 About Ability Housing Association
2 Living in your Ability home
3 Your repairs service
4 Money matters
a. Your rent and service charges:
- Service charges
- Water charges and council tax
- Paying your rent
b. Some frequently asked questions about paying rent
- Central heating
- Hot water
- Curtains
- Lights
- Electrical appliances
- Fridges and freezers
- Washing machines and tumble dryers
- Pots, pans and kettles
5 Your support services
6 Useful stuff
a. Your rent and service charges
We aim to set rent that covers our costs but which you can afford if you are on a low income. In 2002, the Government introduced a new formula for setting a target for your rent and Ability has 10 years to ensure that your rent meets the Government target. The target rent is set taking into account:
- The value of your home
- Earnings in the area that you live.
Ability has set out a plan for how it will change rents to meet the Government targets. This may mean that your rent needs to go up each year by more than inflation or it may mean that your rent does not go up at all or by less than inflation.
Before we change your rent,we have to give you a month’s written notice. For the majority of tenancies, the rent changes on the first Monday in October.
If you are a secure tenant, the Rent Officer Service sets a maximum rent every two years.We suggest the rent we want to charge and the Rent Officer decides if this is fair. If you think your rent has been set too high, you have the right to appeal to the Rent Assessment Panel. Often Ability sets the rent at less than the amount set by the Rent Officer Service and we cannot set a rent that is higher.
If you are an assured tenant or an assured shorthold tenant,we set your rent.We will usually change your rent once a year. If you think we have set your rent too high, you can appeal to a Rent Assessment Committee, but you should always get advice first. By law, the Rent Assessment Committee has to set a ‘market rent’. This can often be higher than the rent we actually want to charge you.
You can get advice from a local law centre or Citizens Advice Bureau about making an appeal against a rent rise.
Service charges
We may also charge you a service charge. This is a charge on top of your rent which covers the cost of the services we provide. The services we charge for might include:
- Cleaning areas that you share with your neighbours
- Gardening on your estate
- Lighting shared hallways and external areas
- The cost of providing an alarm system or door entry system
- Heating communal areas.
Every year we work out how much it will cost to provide these services.We will tell you about the services we plan to provide and how much they will cost. If you have a tenants’ association, we will also speak to them about our plans.
Water charges and Council Tax
If you live in shared housing, your rent might include water charges and Council Tax, which we must collect on behalf of the authorities.
However, the rest of our tenants are responsible for paying water charges direct to the water company and Council Tax direct to the council. If you receive Housing Benefit, you may also be able to get Council Tax Benefit. You can apply for both benefits on the same form which you can get from your local council office.
Paying your rentx
It is YOUR responsibility to make sure your rent is paid. However, we can help you to make this easier in the following ways:
- Helping you to claim Housing Benefit
- Arranging for any Housing Benefit to which you are entitled to be paid direct to us
- Helping you to set up a direct debit or standing order to pay your rent weekly or monthly
- Helping you to draw up a weekly/monthly budget
- In some cases, arranging for your rent (and any arrears. to be taken out of your wages direct.
b. Some frequently asked questions about paying rent
What should I do if I am having problems paying my rent?
If you have problems or think you are going to have problems with paying your rent, you should contact us IMMEDIATELY. The sooner you let us know, the sooner we can help you. We can help in the following ways:
- Assist you with asking for your Housing Benefit claim to be backdated, if appropriate
- Chase up outstanding benefit claims with the relevant department/agency
- Make appointments with Citizens Advice Bureau, or local Welfare Advice workers, if appropriate
- Negotiate and make an agreement to repay your rent in installments.
In return, you are expected to:
- Contact your Housing Officer or Housing SupportWorker as soon as you start having problems
- Keep us informed of any changes in your circumstances (eg starting work, changing jobs, benefits changing, husband/wife/partner leaving, etc.. DON'T ASSUME SOMEONE ELSE HAS TOLD US OR THAT IT DOESN'T MAKE A DIFFERENCE
- Provide any information requested by housing benefit departments, Benefits Agency, etc WITHOUT DELAY
- Keep any appointments made
- Stick to any agreements made, or else contact your Housing Officer immediately.
How do I pay my rent?
There are a number of ways in which you can pay your rent:
- By standing order from your bank or building society account
- By bank giro or credit forms
- By cheque at your local/area office.
If you would like us to send you a standing order mandate form, please contact your Area Office.
Ability will send you a rent statement once a quarter. However, if you would like to order a statement before your next one is due, please contact your Area Office to request a statement. This will be sent to you in the post.
What help can Ability give me with budgeting my money?
Your Housing Officer or a Housing SupportWorker can give you advice and assistance in helping you to manage your money by, for instance, helping you draw up a weekly or monthly budget. If your circumstances are more complex,we can put you in contact with other agencies such as your local Citizens Advice Bureau.We can also help you maximise your income by helping you to complete benefit claim forms, or advise you as to which benefits you may be entitled to.
c. Money saving tips
- If in doubt, claim it! Our Housing Officers and Housing Support Workers receive training on welfare benefits and can provide you with advice and assistance. Alternatively, contact the Citizens Advice Bureau who specialise in money management advice.
- Check the way you pay your bills. Some service providers give discounts for paying by direct debit, whilst some charge extra for paying this way. Some give a discount for annual payments in full.
- Check that you are not paying too much for your gas and electricity. You are no longer tied to one provider.
- Credit unions are financial co-operatives owned and controlled by its members. They offer similar services to the high street banks but at much better rates. For example, they offer low cost loans and generally a higher rate of return (annual dividend. on savings than banks or building societies. They are ideal for people who may not have the right financial criteria to open a traditional bank account.
- Make sure you have a home contents insurance policy. It needn't cost more than a couple of pounds a week. Ability can arrange home contents insurance for some residents - contact your local office for more information. Alternatively, if you are over 50, Age Concern offers a range of insurance services at competitive prices.
- Check out the freebies. If you are on benefits, or over a certain age, you may be entitled to all sorts of free or discounted items such as insulation through the Home Energy Efficiency Scheme, extra home security items through your neighbourhood watch or crime prevention schemes, ring and ride schemes for people with mobility problems, training, leisure passes, etc. Look out for further information in your local press, housing office, or benefits office, or contact organisations such as Age Concern.
d. Energy saving tips
Energy efficiency products obviously save energy and are good for the environment but they can also save you money by reducing the amount you have to spend on heating and lighting.
If you need any help or advice on energy efficiency, contact the Energy Savings Trust on 0345 277200.
Ability will also help by ensuring your home is well insulated and by replacing heating and hot water systems with more efficient equipment and controls as part of our planned maintenance programme.
e. Cost cutting tips
There are also many things that you can do at no cost to yourself which will save you money on your fuel bills.
Central heating
If you are too warm, turn the thermostat down by 1°C and cut up to 10% off your bill. If you are going away for a few days, turn the thermostat to a low setting so that it protects your home from freezing without costing too much.
Hot water
Water shouldn't be heated to a scalding temperature. Turn the thermostat on the hot water cylinder to no more than 60°C which is usually fine for washing and bathing. Always remember to put the plug in the basin or sink as leaving the hot water taps running without the plug in wastes water and is expensive.
Curtains
Close your curtains at dusk to stop heat escaping through the windows.
Lights
Always remember to turn off the lights when you leave a room and make sure you adjust your curtains/blinds during the day to make the most of the natural light.
Electrical appliances
Avoid leaving electrical appliances such as televisions, videos, stereos, cordless phones and electric toothbrushes on 'standby' or charge unnecessarily. But make sure you check the manufacturer’s instructions so you don't affect the appliance's performance or memory.
Fridges and freezers
Don't leave the fridge/freezer door open for longer than necessary to stop the cold air escaping. Avoid putting hot food in which would make it work much harder. Defrost it regularly to keep it working efficiently and try not to put it next to the cooker, boiler or other hot surfaces. When it’s time to renew your fridge or freezer you could get a big grant towards the cost of a more efficient one. Contact the Energy Savings Trust for more information on 0345 277 200.
Washing machines and tumble dryers
Wait until you have a full load before using your washing machine or, if that isn't possible, use the half load or economy setting if your machine has one. Try to use the low temperature cycle as modern washing powders and liquids often work just as effectively at low temperatures. Don't put very wet washing into tumble dryers. Make sure you wring or spin it first to dry it quicker and more cheaply.
Pots, pans and kettles
Choose the right size pan for the food and the cooker ring so that heat isn't wasted up the outside and keep the lids on when cooking. Only fill the kettle with the amount you need but make sure you cover the element in electric kettles.