How is my rent set?

All housing associations are now setting their rents in the same way - by using a “formula” based on Government calculations. The following is considered when calculating rent:

• The value, condition and location of the property
• Average income in the county
• The number of bedrooms
  The aim of using this formula is that similar properties in the same area will be charged a similar rent by 2012. Housing associations are required to achieve this over the ten year period from 2002. Housing associations calculate the target rent for each property using the formula and data set out in the Guide to Social Rent Reforms (DTLR, December 2000).

What should I do if I can't afford to pay my rent?

Firstly, you should contact the rent department to advise why you can't afford to pay your rent. You should also contact your housing benefit department to see if you are eligible for any help paying your rent. It is also important that you seek independant financial advice regarding your situation. The Citizens Advice Bureau offers free advice and there are also several organisations that would be able to assist you. Your rent department would be able to advise you on organisations which operate in your area.

What will happen if I have rent arrears and I leave the property?

All rent arrears must be cleared prior to the tenancy end. Any outstanding amount will be recovered following the tenancy termination, however should tenants fail to respond, then the matter will be referred to an external debt collections agency for tracing and collection. Leaving your rent account with arrears has severe consequences on future housing applications with the local authority, private landlords, social landlords and applying for mortgages. If you have a County Court Judgement, then this will be pursued through the courts for recovery of the debt.

What should I do when I receive a rent increase letter?

Beth Johnson will give you 28 days written notice prior to a rent increase. If you are in receipt of housing benefit, you will need to take the rent increase letter to the Council office as soon as you have recieved the letter. Any delays in you notifying the Council, will lead to the incorrect amount being paid and you will be responsible for any oustanding arrears.

If you are not in receipt of housing benefit, then you will need to ensure that you pay the correct amount with effect from the Monday of your rent increase. If you pay by bank standing order, you will need to instruct your bank of the new amount. If you pay be Direct Debit, the amount will be amended by us.

What are service charges?

As a landlord, Beth Johnson provides housing services for all of our residents. We also provide additional services for the comfort and convenience of some of our residents, depending on the type of accommodation they live in. We charge residents a set fee towards the costs of those additional services – this is called a Service Charge.

Your rent may include service charges if you live in a sheltered scheme or share facilities with other residents. Service Charges are in addition to your rent and cover work such as maintenance/repairs, contract cleaning, window cleaning for communal areas.

Who does the work covered by service charges?

The work is put out to tender to provide a high quality, cost effective service, so residents can be assured their money is being spent wisely.

How will I know what to pay?

We will notify you annually when we send you a notice showing details of the rent and Service Charge increase. A breakdown of your charge will be supplied with the notice.

Involving and contacting you

Whenever contracts need renewing or we need to review the services for provided we will consult with everyone to ensure that the all residents get the benefit of these services within a scheme. We would then use to majority vote to decide on the successful contractor. We encourage our customers to give honest feedback to ensure that they continue to get a value for money service.

Contact the office on 0800 131 3348 (West Bromwich office) or 01782 219 200 (Stoke-on-Trent office) if you want more details or advice regarding your rent and service charge.

Where do you have properties?

We have homes in towns, cities and villages across the Midlands Region.

How do I get onto your waiting list?

Firstly, you should contact the office, as many of our waiting lists are over subscribed. But generally we can accept applications either over the phone or by completing a form. We can also help you by giving you details of other landlords or agencies that may be able to assist. See the contacts section for further information

How soon will you offer me a propety?

That depends on several things, the type of property you are looking for, where you want to live and whether you have maintained your previous tenancy in a proper manner.

What is your lettings policy?

Our policy aims to make sure that our homes in the Midlands are let in the most effective way. We will give reasonable priority and choice to those customers who cannot meet their housing needs on the open market.
We ensure that our service is sensitive to the needs of our customers and accessible to all members of the local communities.

What happens if I don’t pay my rent?

Payment of your Rent is classed as a 'Priority' which means that it must come first in your list of outgoings. This is because non payment can result in you being evicted from your home. You must contact in the event of any changes in your circumstances that may affect the payment of your rent on 0800 131 3348 (West Bromwich office) or 01782 219 200 (Stoke-on-Trent office).

Whilst we try to do everything in our power to prevent this by helping you, rent payments are your responsibility and it is you and your family that will loose your home. Although evictions are few, they do happen as non payment of rent is not an option for any of our residents.
We will also consider applying to Court to recover monies directly from your salary.

Can you end my tenancy?

We can only end your tenancy by getting a Court Order if you break the terms of your tenancy agreement. The reasons would normally be as follows: 

• You haven't paid your rent
• You haven't kept the accommodation in good condition
• You, a member of your family, or someone visiting your home has been guilty of antisocial behaviour

What happens if you decide to take Court action against me?

The Association would issue you with a Notice of Seeking Possession stating clearly the grounds for serving the notice. We would encourage you to seek independent advice to ensure that you are getting all the assistance to prevent this happening. This gives you 28 days to address the situation and contact the Association to enable them to consider your circumstances. If you fail to contact or stick to the terms of any arrangements made then we would apply to court. You will be liable for the court fees of £150.

It will then be dependent on the judge to grant a Possession order by investigating your personal circumstances and evidence provided. The judge may then decide:

• Adjourn the case and give a date for a new hearing (this is known as an adjournment).
• Agree to eviction within 28 days (outright possession order).
• Agree to eviction but give you time to move out (grant the order conditional to a stay).
• Allow you to stay in your home while you stick to a repayment plan if you owe us rent (suspended possession order).

What happens if I am evicted?

The Association has a duty to notify the Homeless Persons team within your Local Authority area to provide assistance. It is your own responsibility to request help. You may however experience difficulty in the future of being rehoused. You should also be aware that the Association will continue to pursue all outstanding rent arrears, court costs and any other debts incurred during the tenancy. We will consider using third party debt collection agencies.

What advice can I get?

We would advise anyone facing difficulties with debt problems to contact the National Debtline on 0800 131 3348 they are able to offer free, confidential and independent advice. They can also offer assistance and provide you with further contacts should you require more specialist advice.

There are many organisations who offer free advice such as your local Citizens Advice Bureau please contact the Income and Debt Team who will be happy to provide you with details of your local contacts on 0800 131 3348 (West Bromwich office) or 01782 219 200 (Stoke-on-Trent office).

Do not ignore the help and assistance that is on offer, eviction can be a painful process. We do everything we can to work with anyone who may be providing you with support.

I have received a statement and it looks like I am in arrears, but I am getting full housing benefit?

When looking at your rent statement the balance on the last line may not be the true account on the account. Most Housing Benefit areas pay your rent 4 weeks in arrears so to check your balance look at the last credit paid on the statement, which will be the latest HB payment - depending on the HB cycle this balance will be more accurate.

I have started work and have been on full Housing Benefit - What do I do now?

Contact your Housing Benefit department to request a four week run on. Housing Benefit departments usually only grant a four week run on if it has been requested. Then contact the Income and Debt Team on 0800 131 3348 (West Bromwich office) or 01782 219 200 (Stoke-on-Trent office) to set up a suitable payment plan to pay your rent and/or arrears on a regular basis.

I have received my rent increase letter but my rent is paid by Housing Benefit - Do I need to do anything?

Yes, you need to take your letter to your local Housing Benefit Office so they can adjust the rent level. If you have difficulty getting to the HB office please contact either your scheme manager or ring the Income and Debt Team on 0800 131 3348 (West Bromwich office) or 01782 219 200 (Stoke-on-Trent office) who can arrange for someone to assist you in this matter.

Can I have my Housing Benefit paid directly to Beth Johnson?

Yes but you will have to inform your local Housing Benefit office of your request.

What method of payment can I use to pay my rent?

For all your queries regarding your rent and service charge acccount please telephone 0800 131 3348 or 01782 219 200.

 View the payments method page