Frequently Asked Questions

1 WHAT DECISION HAS THE COUNCIL MADE ABOUT ITS HOUSING?
In November 2008, Council's Cabinet (the Council's decision making body) considered a report outlining the findings of the option appraisal work. The report included feedback from our tenants consultation group (the Housing Futures Customer Group) and councillors. Cabinet agreed with the report that, at this time, the only way forward to get the much-needed money to invest in properties and services is to stock transfer.

We are proposing to transfer because of a lack of money. Staying as we are (with Tristar Homes managing and maintaining homes on the Councils behalf) will not bring in the necessary money needed to maintain homes at their current standard or make the improvements that tenants have told us they want for the future.

2 WHAT IS TRANSFER?
Transfer would result in the transfer of ownership and management of all Council owned properties to a social housing organisation (often known as a housing association).

In September 2009 the Cabinet approved a proposal that Tristar Homes would be changed from an Arm's Length Management Organisation into a not-for-profit housing association, registered with the Tenant Services Authority as a provider of social housing. Homes could then be transferred to the new-style Tristar Homes which would then be able to own homes, as well as manage them.

Transfer can only go ahead if tenants vote in favour in a ballot.

3 WHAT IS A HOUSING ORGANISATION?
Housing organisations are run on a 'not-for-profit' basis. A management board is set up to have responsibility for the overall management of the organisation. Generally, housing association boards are made up of one-third local tenants, one-third local Councillors and the remaining third independent volunteers.

4 WHO WOULD PROVIDE THE SERVICES TO THE NEW ORGANISATION?
Services to tenants would mainly be provided by the people who provide services now. This means that there would be very little disruption to services should transfer go ahead. Tenants would still see the same staff when they request services.

5 HOW WOULD THE MONEY SECURED BY TRANSFER BE SPENT?
The money would be spent on:
· Bringing homes up to a consistent standard across the Borough and maintaining this standard - a much higher standard than the current 'Decent Homes' standard.
· Improving service delivery.
· Investing more money in services that matter to tenants e.g. tackling anti-social behaviour.
· Investing in local neighbourhoods e.g. carrying out environmental improvement works such as car parking, fencing and lighting.

6 WOULD TENANTS HAVE TO MOVE?
No. You would not have to move home if transfer went ahead.

7 WOULD RENTS GO UP?
Tenants would not pay any more in rent than they would if homes stayed with the Council. The Government has introduced a rent restructuring programme which is aimed at ensuring that all current tenants would pay the same amount of rent, for a similar sized property, in the same area. For example, a tenant renting a three-bedroom Council house would pay the same as a tenant renting a three-bedroom house, in the same area, from a housing organisation.

Remember, if transfer goes ahead, tenants would get more for their money as extra investment would be available for homes and services.

8 WOULD TENANTS STILL BE ABLE TO CLAIM HOUSING BENEFIT?
Yes. Tenants would still be able make a claim for Housing Benefit. This right will not be affected by the transfer.

9 WOULD TENANTS STILL BE ABLE TO BUY THEIR OWN HOME?
Yes. If tenants can buy their home now with the Council, they would still be able to buy their home under what is called the Preserved Right-to-Buy scheme. They would not lose any discount entitlement by voting 'Yes' to transfer.

10 WOULD TENANTS' OTHER RIGHTS BE PROTECTED?
Tenants would keep the main rights* that they have now as a Council tenant. They would be protected and included in a new legally binding Tenancy Agreement.

*The Right to Manage would be the only right not to be included in the new Tenancy Agreement.

11 IS TRANSFER A NEW IDEA?
No. More than one million homes, owned by more than 200 Councils, have transferred. This has resulted in more than £14 billion being invested in homes since the first transfer in 1988. Locally transfer has taken place in Middlesbrough, Hartlepool, Sunderland, Redcar and Cleveland, Sedgefield, Chester-le-Street, Derwentside, and Hambleton.

For more information on housing futures call the Council's Free phone information line on: 0800 432 0891 or e-mail housing.futures@stockton.gov.uk

Or call the Independent Tenants' Advisor, Engage Associates, on Free phone 01845 537145