We regularly check on the condition of the homes we own and undertake work programmes to keep them up to modern standards. Wherever we can, we try to do this work while you are living in the property.

If your home is affected, we will:

• warn you in advance
• consult you about how the work will be done
• keep you up to date with progress as the work proceeds
• ask for your views on how the work was done and how pleased you are with the results

The need to move

Sometimes you will need to move out because it is impossible to do the work while you are living at home. For example:

• Major repairs – where normal repair work cannot be done safely while you are at home. This kind of work would normally take more than four weeks to complete.
• Improvement – where your home is being substantially modernised, upgraded or enlarged.
• Redevelopment – where your home has to be gutted and/or rebuilt or (rarely) where your home has to be demolished.

Temporary or permanent moves

Whether your move is temporary or permanent depends on the kind of work. For example, if your home is to be redeveloped, you will probably not be able to move back, so we will offer you another suitable home.

If major repair or improvement work is done, we will look at various factors before deciding whether a temporary or permanent move is best including;

• your personal circumstances
• the length of time the work programme will take to set up and complete
• the availability of suitable alternative accommodation

We will fully discuss the options with you before making a decision.

Compensation

If you have to move, you may be entitled to compensation. We will discuss and agree these payments with you as part of the discussions about the work programme. The types of payments are:

Home loss payment

If you have to leave your home permanently because we want to do redevelopment or improvement work, you are legally entitled to a lump sum of £1,500 to compensate you for the loss of your home. To qualify, you must have lived in your home for at least a year.

Disturbance payment (moving permanently or temporarily)

If you have to leave your home permanently because we want to do redevelopment or improvement work, then you are legally entitled to all reasonable expenses involved in moving house. You are also legally entitled to these payments if you are temporarily moved for redevelopment work.

Expenses include:

• disconnecting and reconnecting telephones
• disconnecting and reconnecting washing machines
• adapting curtains and carpets
• physical removal costs

If you are not happy about the expenses paid, you have a right to appeal to the Lands Tribunal.

Disturbance payment (staying in residence)

We will pay this if there is major disruptive work in your home while you are still living there, and the work continues for more than a week. ‘Major disruptive work’ means that you lose the use of three or more rooms.

The normal disturbance payment will be the equivalent of a week’s rent for each full week of disturbance. It will be credited to your rent account.

Payment of reasonable expenses if we do not make a disturbance payment

Redecoration

• rent credit to your account
• supply of paper and paint
• redecoration by us

We will discuss and agree with you the most appropriate method of compensation. Contact your Housing Management Officer for further information.