Some contract holders may be unable to manage their accommodation to the expected and required standard.
It is important to work sensitively with anyone whose home is in poor condition especially those that have a hoarding disorder as they are often likely to have a mental health disorder such as anxiety, depression, obsessive compulsive disorder or a learning disability. It is also important to consider life events that can trigger the inability to maintain a property, such as bereavement, divorce, redundancy or substance misuse.
Identifying issues
Neighbours, relatives, friends or agencies may raise concerns with the condition of a person’s property condition and BA officers visiting contract holder’s homes have a duty to refer any concerns regarding maintenance of property to the Community Housing Officer.
The Community Housing Officer must investigate, using the Property Condition Investigation form.
A home visit must be made to the contract holder to assess the validity of the concern and to consider any potential support needs.
What if I complete a home visit and the concern raised is valid?
Discuss your concerns with the contract holder and try and establish if they have any concerns themselves, or if they have any support network around them (children, parents, friends etc.).
Explain the conditions of their contract which state contract holders must not allow their home to get into a state where it could cause injury to someone’s health and does not become a nuisance or fire risk. Discuss the support available to them.
If they refuse help, but accepts that their condition is not up to standard, agree a return date to re-inspect the property, agreeing specific improvements they are required to make. To maximise the success of this when a lot of work is required:
- Make a series of small manageable tasks, set over a series of visits to prevent the tasks overwhelming the contract holder
- Prioritise clearance e.g. rooms with boilers, cooking facilities and washing facilities
Further intervention with other agencies should be considered when:
- The hoarding start to negatively impact their life, their family or the community
- If they fail to recognise a problem
- They fail to make required improvements to their property
As a last resort and if all attempts to support the individual to stop hoarding are unsuccessful, contract action may be required by serving a Ground 10 & 12 Section 8 Notice.
What if the property is a fire risk?
If the property has become a fire risk due to the amount or type of items being stored enforcement action must be undertaken in conjunction with the fire service and/or Torfaen Councils Environmental Health Department.
Decant or temporary accommodation may be required for the contract holder whilst services intervene to reduce the risk of fire and other health and safety concerns and the tenant will be liable for the cost of this, along with the cost of works required therefore they should be provided with the opportunity to arrange their own works providing they can get the work completed in the time frame permitted by the agencies involved.
Considerations
- It may prove difficult to obtain entry to a contract holder believed to be hoarding and therefore you may wish to ask them to meet you away from the property in order to build up a good working relationship. This could ease any concerns or anxiety that they may have in allowing you into their property.
- If you are aware of any agencies working with the contract holder, it is recommended that you make contact with them to see if a joint meeting can be arranged, as they may already have a good working relationship that you can utilise.