Offer Document - Eastlands Homes

Formal consultation on the proposed transferof Manchester City Council owned homes inArdwick, Gorton North, Gorton South,Levenshulme, Longsight and Rusholmeto Eastlands Homes.

1YOUR FUTUREYOUR CHOICEYour one minute summary• Manchester City Council is proposing to transferthe ownership of its homes in Ardwick, GortonNorth, Gorton South, Levenshulme, Longsightand Rusholme to Eastlands Homes, anestablished not-for-profit landlord that ownshomes in East Manchester since their transferfrom the City Council in September 2003• The Government’s rules about how the CityCouncil raises and spends money means itcannot raise the cash needed to improve localcouncil homes to the required standards.Eastlands Homes is free of these financialrestrictions and will be able to raise the moneyrequired.• A ‘steering group’ - including volunteers fromyour local tenant and resident associations, localcouncillors and Independent people –recommended the proposal to transfer toEastlands Homes as the best option for tenantsin this area. Manchester City Council has agreedthis recommendation.• Eastlands Homes is a locally-run, not-for-profithousing association overseen by its ownmanagement board including local people,tenants and councillors. If you vote YES to thetransfer, the Board will include East tenants andcouncillors.• The transfer can only go ahead if the majorityof tenants who vote in a confidential ballot sayYES.• Major improvements of around £110 million tohomes are planned, but will only happen if thetransfer goes ahead.• Before making a final decision, you can tell uswhat you think about the transfer, or askquestions by sending back the ‘What’s YourView’ form that came with this offer documentby 12 noon on 14th February 2008. We will lookat every comment and, if necessary, alter theproposals in the light of what you say.• For more information you can contact thetransfer team on 0161 234 1099, EastlandsHomes Transfer Team on 0161 274 2390 orOpen Communities, your Independent Tenants’Advisor, on freephone 0800 073 1051.• Whatever your view, it is important that you vote.5

The proposal to transfer your home to Eastlands Homes Partnership Limited1. Your future your choiceWhat is the proposal?Manchester City Council is proposing to transfer theownership of its homes in Ardwick, Gorton North,Gorton South, Levenshulme, Longsight, andRusholme to Eastlands Homes an established notfor-profitlandlord. The full name and address of theproposed new landlord is Eastlands HomesPartnership Limited, Eastlands House, VictoriaStreet, Openshaw, Manchester M11 2NX.Throughout the rest of this offer document it isreferred to as Eastlands Homes.Eastlands Homes would become your new landlordif the housing transfer goes ahead. The proposals inthis offer document have been drawn up afterconsultation with local people about the changesyou want to see for the area. These proposals arethe first part of a consultation process - they maychange as a result of your comments.The transfer can only go ahead if the majority oftenants who vote in a confidential ballotsay “yes”. Electoral Reform Services, anindependent organisation would carry out theballot.Brunswick PFIGrove VillagePFIArdwickLongsightRusholmeWest GortonRegeneration AreaLevenshulmeGorton NorthGortonSouthThese areas aren’tincluded in theproposed transferWhy is the City Council proposing thischange?There are good reasons why a transfer wouldimprove things for you and everyone else who livein this area. A large number of City Council ownedhomes urgently need work.A survey of investment needs showed that about£1.1 billion was needed to bring council homes andneighbourhoods across the city up to the highstandard you deserve over the next 10 years. Butthe Council anticipates that it will only have£480 million available, giving a shortfall of £620million. That is why the City Council has examinedall the options to bring in additional investmentover and above what is available through thetraditional means.Here are the main reasons why the City Councilsupports this change to Eastlands Homes:More money for improvementsLike all councils, Manchester has to keep to theGovernment’s rules about how it can raise andspend money. This means that we have a limitedamount to spend on our council homes. So wecannot raise the cash we need to improve homesin this area to the required Government standardknown as the Decent Homes Standard.Registered Social Landlords, such as EastlandsHomes, have the ability to borrow money. They willalso have access to further funding that the Council,which already has housing debts, simply can'taccess. This additional financial support from theGovernment, that isn’t available to the Council, is6www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited1. Your future your choiceCity Council homes in Ardwick, Gorton North, GortonSouth, Longsight, Levenshulme and Rusholme, inaddition to the homes they already own.As an independent not-for-profit organisation, anysurplus or additional money Eastlands Homesreceives is recycled into improving existing services.Eastlands Homes is overseen by its ownmanagement board, which includes, tenants,councillors and independent people from the localarea.If the majority of tenants vote YES to the transferproposal, the Board will include 3 tenants and 2Council representatives from the East area.Eastlands Homes also commits to:• supporting wider regeneration such asencouraging local job schemes, training coursesand making homes and streets safer.• making its neighbourhoods places tenants andresidents can be proud of, and where they wantto live, work and invest.How is Eastlands Homes in a betterfinancial position?Eastlands Homes has more freedom to plan itsbusiness, invest in local priorities and borrow moneyfor home improvements. As a result Eastlands Homesis better able to make long-term plans to fund thecost of repairs and improvements than the CityCouncil, which must review its spending every yearto take account of changes in Government policy,which informs how much it can keep from rents andhow much money it receives from the Government.Regenerating the communityEastlands Homes is committed to the regenerationof the area and the creation of sustainableneighbourhoods over the long term. The proposedtransfer is part of a comprehensive regenerationframework for the whole of the area. The aim is tomake local neighbourhoods places where peoplewant to live by providing good quality housingwhich meets the needs and aspirations of presentand future residents, whether they rent theirhomes or buy them.The Strategic Regeneration Framework for CentralManchester and South Manchester are beingdeveloped through a series of neighbourhood plansthat enable all stakeholders to play a vital role indelivering long-term change and an improvedquality of life for all residents.Eastlands Homes will play a key role in helping toachieve this by providing high quality housingservices, supporting wider regeneration andensuring improved neighbourhood management.Eastlands Homes already works in partnership withother agencies to ensure that benefits are realisedacross the area. These partners include ManchesterCity Council, Regeneration Teams, the Police, theCrime and Disorder Partnership, New EastManchester and many more. At the heart of this isthe aim to make the Eastlands Homes area a placewhere people want to live and work. More detailson this are in Part 8 of this offer document.www.manchester.gov.uk/housing 9

The proposal to transfer your home to Eastlands Homes Partnership Limited1. Your future your choiceHow would promises be kept?These exciting proposals are crucial to the future oflocal homes and neighbourhoods. Safeguards arebuilt in to the proposal, so that tenants can be surethey would be delivered if the transfer goes ahead.A legally binding agreement between EastlandsHomes and the City Council setting out all the plansmust be approved by a Government minister– theSecretary of State For Communities and LocalGovernment.Eastlands Homes is already registered with theHousing Corporation – the Government’s agency forRegistered Social Landlords in England –and has agood track record of meeting their requirements.Manchester City Council would check that theproposals in this offer document are carried out byEastlands Homes. In addition the Government’shousing inspectors (currently the AuditCommission) would inspect and report on theperformance of Eastlands Homes. Eastlands Homeshas a track record of delivering improvements andhigh quality services in East Manchester. A recentAudit Commission Inspection placed it in thenational top ten of Registered Social Landlords.There is more information about the HousingCorporation and the Audit Commission in Part 2.Have your sayTo go ahead, the proposed housing transfer needsthe backing of the people who live in the area. TheCity Council has consulted widely with tenants,residents and other interested people to puttogether this proposed housing transfer. Beforemaking a final decision, you can tell us what youthink about the transfer, or ask any questions.Please send back the ‘What’s your view’ form thatcame with this offer document by 12 noon on14th February 2008. We will look at everycomment and, if necessary, alter the proposals inthe light of what you say. We will send you moreinformation before you are asked to vote formallyon the proposals in the ballot starting in February2008. The City Council will consider all commentsand explain any changes made to the proposalbecause of this consultation.The Council must also inform you that you canwrite to the Secretary of State (address can befound at the end of this offer document) with anyobjections to the proposal within a period of 28days. This 28-day period begins when the Council’sStage Two notice is sent to tenants. The Secretaryof State will take objections into account inconsidering any application from the Council for thenecessary consent to transfer the housing stock.How would the vote be counted?The transfer would only go ahead if the majority oftenants who vote, vote YES in a confidential ballot.All council tenants (introductory and secure) directlyaffected can vote. If you don’t vote it won’t counteither way towards a decision, so it’s important thatyou vote. Joint tenants have a vote each. The ballotpaper would be delivered to your home with a prepaidenvelope for you to send back your vote. Youcan also vote by telephone (freephone), textmessage or on the Internet. The Electoral ReformServices will run the ballot; they are independent ofthe City Council and Eastlands Homes.Whatever your view, it is importantthat you vote.10www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited1. Your future your choiceIf the vote is YESIf the majority of tenants, who vote, vote YES, theproposal would go to the government minister forfinal approval. On receipt of approval the transfercould go ahead in Autumn 2008, which, wouldrelease around £110M for improvements to tenantshomes and local neighbourhoods.All council tenants in Ardwick, Gorton North, GortonSouth, Levenshulme, Longsight and Rusholmewould then become tenants of Eastlands Homes,including those who voted no or didn’t vote.The law says that the transfer process should followa certain timetable - details of the legalrequirements and the current timetable are set outin Part 10 of this offer document.If the vote is NOIf a majority of tenants, who vote, vote NO, thetransfer to Eastlands Homes would not happen andyou would stay as a City Council tenant. If thetransfer doesn’t happen, the improvements to yourhome described in this offer document wouldsimply not go ahead as proposed.Where to get more informationThere are a number of ways in which you can getmore information:• Call the City Council on 0161 234 1099• Call Open Communities, your IndependentTenants’ Advisor, on Freephone 0800 073 1051• Contact your local Councillor• Visit your nearest Citizens Advice Bureau• Contact the Eastlands Homes transfer team on0161 274 2390• Contact your local Tenants’ & Residents’Association, if your not sure how to, ring0161 234 4787For full details see Part 9 of this offer document.There is also a range of other material that youmight want to look at. Details are in Part 11 of thisoffer document.The money available for repairs would only coverbasic improvements and other services.www.manchester.gov.uk/housing 11

The proposal to transfer your home to Eastlands Homes Partnership Limited1. Your future your choiceWhat is Open Communities?Open Communities is a independent organisationthat specialises in working for tenants. OpenCommunities was chosen by tenants and residentsto provide you with free and impartial advice uponthe proposal for the transfer of the City Council’shomes in Ardwick, Gorton North, Gorton South,Levenshulme, Longsight and Rusholme. They haveexperience of advising and working with tenantsand residents of other stock transfers across thecountry.If you are concerned about any aspect of theproposal and want an independent opinion, youshould contact Jamie Martin by:Writing to him at:The Foundry46 Henry StreetLiverpoolL1 5BStelephoning on: Freephone 0800 073 1051e-mailing: enquiries@opencommunities.orgvia the web: www.opencommunities.org12www.manchester.gov.uk/housing

2ABOUT EASTLANDSHOMESYour one minute summary• Eastlands Homes is an established not-for-profitlandlord based in East Manchester.• It’s main purpose is to provide and manageaffordable, quality homes in your area forpeople who need them.• It is run by a voluntary board, which includeslocal Councillors, local tenants and independentpeople and if you vote yes, there will also berepresentatives from the East area.• It’s main purpose is to provide and manageaffordable, quality homes in your area forpeople who need them.• If the transfer goes ahead it will run its servicesfrom local offices in the area.• Tenants will have the chance to get involvedthrough working groups established by theboard, local consultative panels and tenants andresident groups.• Eastlands Homes is independent from theCity Council.• The Council would have a legally binding agreementwith Eastlands Homes to make sure thepromises made in this offer document are kept.• Eastlands Homes would raise money fromlenders such as banks and building societies atcompetitive rates and use ‘gap funding’ fromthe Government to pay for the improvements.• It is regulated by the Housing Corporation, theGovernment’s housing agency that regulates allRegistered Social Landlords in England.• Tenants would have the right to take theircomplaints to the Independent HousingOmbudsman, after going through EastlandsHomes’ internal complaints procedure.• Eastlands Homes can secure funding to improvelocal homes that the Council cannot access.• Eastlands Homes has a track record of deliveringimprovements and high quality services in EastManchester that has put it in the national topten of Registered Social Landlords inspected bythe Audit Commission• An investment panel of tenants will beestablished to oversee the delivery of theimprovements programme.• Local area offices will be open during normaloffice hours 5 days per week

The proposal to transfer your home to Eastlands Homes Partnership Limited2. About Eastlands HomesWhat type of organisation isEastlands Homes?Eastlands Homes is a not-for-profit housingassociation. It is as a company limited byguarantee. It is also registered with theGovernment’s housing regulator, the HousingCorporation.Eastlands Homes is managed by a voluntary board,including tenants, independent people andManchester City Council nominees.It is run as a not-for-profit organisation with no“dividends” paid to “shareholders.” Any surplusesare spent on improving homes and services orrepaying loans.The Housing Corporation, a Government agencythat regulates all registered not-for-profit landlordsin England, regulates the organisation.What are the aims of Eastlands Homes?The main purpose of Eastlands Homes is to provideand manage affordable, quality homes and servicesfor people who need them. Eastlands Homes’vision is “to create a better future for you and yourchildren in safe and successful neighbourhoods”Eastlands Homes has the following aims andobjectives:• Delivering quality services• Valuing diversity and promoting tolerance andequality.• Improving the quality of life within ourneighbourhoods and communities.• Ensuring Eastlands Homes is sustainable as a vitalmember of the community.• Governing the organisation with integrity,transparency and honesty.• To be an employer that people are proud to workfor and feel supported and valued by.In achieving these aims they will seek to:• provide fair access to homes and services• involve tenants in monitoring and reviewing theservices they receive through local consultationpanels• embed tenant participation in all services,providing a choice of opportunities forinvolvement• build effective partnerships with tenants andleaseholders• keep the promises made to tenants in this offerdocument• work with committed staff to build its reputation• be financially viable• be cost effective, efficient and to monitor andevaluate all aspects of performance• adopt best practice in all activities, with clearpolicies and procedures• work towards increasing choice and to providehomes and services for people in need, includingthose in need of care and support• work with Manchester City Council and others toimprove the quality of life for all residents inthe area.14www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited2. About Eastlands HomesEastlands board membershipA Board of volunteers made up of sixtenants/residents, four council reps, and fiveindependent members currently manages EastlandsHomes. If the transfer takes place, the Board wouldhave overall responsibility for the management ofyour homes.Apart from travelling or child-care costs, none ofthe Board members are paid.Council Board MembersBasil CurleyChair of the BoardBasil has been a Councillorsince 1983 and spent four ofthose years as ExecutiveMember for Housing.Previously, he was Chair of CityWorks for four years. Herepresents Charlestown Ward He is an activesupporter of community groups and is a Governorat Crosslee Primary School, Blackely.Mike CarmodyMike has represented theBeswick and Clayton Ward as aCouncillor since 1999. He wasborn in Beswick and has livedand worked in East Manchestervirtually all his life. Mike is amember of the Council’sChildren and Young People’s Scrutiny Committeeand is Chair of Governors at Seymour Road Primary.He chairs the Pupil Referral Management Group, isa school governor at Ravensbury Primary and isDeputy Chair, Licensing and Appeals at the Council.Neil SwannickNeil has lived and worked inManchester for the last 30years and currently lives inOpenshaw. He holds anhonours degree from SalfordUniversity and has businessexperience. He has representedthe Bradford ward as a councillor since 1998. He iscurrently Executive Member for Planning andEnvironment on Manchester City Council and Chairof the Greater Manchester Waste Disposal Authority.Vicky RosinVicky Rosin has worked in localgovernment for over 20 years,both in service departmentsand in central policydepartments. She is AssistantChief Executive withresponsibility for Culture andhas previously worked as Head of the Early Yearsand Play Department in the Education Service.Vicky worked towards making the CommonweathGames a huge success. She was responsible forcoordinating those Council services that contributedto the successful delivery of the Games.www.manchester.gov.uk/housing15

The proposal to transfer your home to Eastlands Homes Partnership Limited2. About Eastlands HomesIndependent Board MembersIan AnkersIan is Director of HousingServices at Bolton at HomesCommunity Housing andRegeneration Group. Previouslyhe worked as Director ofHousing and Customer Servicesat Ashton Pioneer Homes Hehas also worked at South East Lancashire HousingAssociation and in the Housing Departments ofSalford, Manchester and Stockport Councils.Rachel BarberRachel has 25 years experiencein the financial services sector,particularly specialising in riskmanagement and is currentlyGroup Risk Controller at theManchester Building Society.Rachel’s experience of thebuilding society sector gives her an excellentunderstanding of the challenges facing housingtoday.Tiffany CloynesTiffany has over 16 yearsexperience of the propertysector and is recognised by thelegal press as being an expertin the field of regeneration.Tiffany has a particular interestin acting for the public sectoron major projects.Peter TavernorPeter is the Principal ofManchester College of Arts andTechnology. He has over 22years experience of working atsenior management level ineducation and for the last 23years has been a SchoolGovernor at Manchester High School for Girls. Peteris actively involved in regeneration and has servedon advisory/regional bodies of education andtraining for urban education issues and economicregeneration and sits on the Board of NorthManchester Regeneration LimitedSteve SayerSteve is Head of Sponsorshipand Partnership at ManchesterCity Football Club. Steve hasbeen instrumental innegotiating a number of multimillionpound contracts duringrecent seasons. Steve also hasa responsibility for finding funding partners for theclubs community outreach programme, City in theCommunity, itself a registered charity for the workit does in the field of education and socialinclusion.16www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited2. About Eastlands HomesTenant / Resident Board MembersLinda Wagner Vice-Chair ofthe BoardLinda has lived in Beswick for16 years. She was a foundermember and is now thesecretary of the PalmerstonStreet Tenants Association,which was established in1996. The association has successfully campaignedfor road traffic calming, environmentalimprovements and persuaded Mercedes Benz notto develop on open green land.Alan BowdenAlan was appointed to theBoard of Eastlands HomesPartnership Ltd following theTenant Director elections inAugust 2005. He represents theClayton area. He has beenappointed to serve on theResources Committee.Alan was born and grew up in Gorton before movingto Beswick and Openshaw, and has lived in Claytonfor the past 16 years. He is a member of theTrimdon Close Tenants Association. Although he isretired he has a keen interest in IT and is currentlyundertaking a course in computer technology.Sam DadaSam has lived in Clayton for 17years. He is a committeemember of Trimdon CloseResidents Association. He is alsoa chartered quantity surveyorand has worked in the UKconstruction industry for 20years. Sam has the qualifications, skills and enthusiasmto assist in the development of policies that provide aneffective, efficient and consistent service.Bernard FroggattBernard has lived in Beswickfor 34 years. He is a veryactive member of both theEastlands’ tenants’ forum andthe Beswick and OpenshawInvestment Group, and is awell-known and wellrespectedresident of the East Manchester area.Malcolm RobinsonMalcolm is an active tenantmember of the EastlandsHomes Board. PreviouslyMalcolm has been a governorat Varna Street School inOpenshaw. Malcolm used towork as a health and safetyofficer for an engineering company in Old Traffordand he is currently studying at MANCAT for adiploma in Computer Programming.Barbara TaylorBarbara has spent 16 years asa Homewatch co-ordinator andbeen a Beswick resident formany more. She is active onlocal groups looking intotackling antisocial behaviourand neighbourhoodmanagement.www.manchester.gov.uk/housing 17

The proposal to transfer your home to Eastlands Homes Partnership Limited2. About Eastlands HomesEastlands Board membershipfollowing transferIf tenants vote in favour of the transfer, the Boardwill have equal representation of tenants andCouncil reps from both Eastlands Homes and theEast area.The following tenant representatives have beenselected from the East area following an interview andselection process to sit on Eastlands Homes’ Board.They will be joined by two of your local councillorsand together will ensure that Eastlands Homes areaware of your views.Donna TaylorDonna has lived in Gorton for26 years and is a member ofTenants Association GortonSouth (TAGS). She has joinedboth the steering group andthe Eastlands Board (after theproposed transfer) as she iskeen to make sure that the voice of local tenants inthe East area is heard and local issues areaddressed.David BrownDavid was born in Gorton. Helived there for 18 years andmoved back to the area overtwo years ago. David has over30 years of managementexperience.John BrownJohn has lived in Levenshulmefor 28 years. He’s is retiredfrom full-time work but stillworks part time as a barpersonas well as doing a hugeamount of voluntary work. Heis, amongst other things, Chairof Governors for Gorton Mount Primary School, Vice-Chair of Governors for Cedar Mount High School, aCommunity Guardian scheme member and amember of the Friends of Highfield Country Park.18www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited2. About Eastlands HomesEast investment boardEastlands Homes is committed to ensuring that thetenants of Ardwick, Gorton North, Gorton South,Levenshulme, Longsight, and Rusholme areappropriately represented and involved in ensuringthe investment needs of their areas are met. Adedicated East Investment Board that will report tothe Eastlands Homes Board will oversee the 5-yearimprovement programme.The East Investment Board will have responsibilityfor overseeing the implementation of theinvestment programme as well as the monitoringand performance management of achievementsagainst the investment promises made to tenantsin this offer document.How would Eastlands board membersbe chosen in the future?Tenant and independent Board members serve fora term of up to three years. Tenant members areselected by local tenants to ensure you have a sayin who represents you on this Board in the future.Manchester City Council chooses the councilnominated members. The independent membersare selected for their professional skills andexperience. All appointments to the Board aremade in accordance with Eastlands HomesMemorandum and Articles of Association.Who would provide the service?Eastlands Homes employ staff to run the day-todayhousing service. If the transfer goes ahead,existing Manchester City Council staff that providehousing services in this area will transfer toEastlands Homes. Eastlands Homes hascomprehensive training programmes for all staff.The housing offices at Stockport Road and GarrattWay will be used by Eastlands Homes who arecommitted to running local services during normaloffice hours, 5 days a week.Who will regulate and monitorEastlands Homes?Eastlands Homes is registered with the HousingCorporation as a Registered Social Landlord. TheHousing Corporation is the Government agency thatregulates all Registered Social Landlords in England.Amongst other things, the Housing Corporationaims to regulate and promote viable, properlygoverned and properly managed social housing.In particular, the Housing Corporation:• regulates to ensure that tenants’ rights areprotected, services are of a high quality and thatfinancial management is sound• regulates the performance of registered not-forprofitlandlords to make sure they meet itsregulatory code and takes action if they do not.The Housing Corporation will regulate EastlandsHomes until 2009, when a new independentregulator, the Office for Tenants and SocialLandlords, will take over regulation of all socialhousing in England.The Housing Corporation’s Regulatory Code sets outwhat is expected of housing associations and otherRegistered Social Landlords. This code is designedto make sure that the housing association is viable,properly managed and properly governed. TheHousing Corporation assesses how well eachhousing association meets the Regulatory Code andguidance. If a housing association is not workingwww.manchester.gov.uk/housing19

The proposal to transfer your home to Eastlands Homes Partnership Limited2. About Eastlands Homeswell, the Housing Corporation has wide powers tointervene.The Audit Commission currently carries outinspections and reviews of local authorities andregistered housing associations. This is the bodythat inspects all council housing services andregistered not-for-profit landlords to ensure theyare continuously improving their standards ofservice. This function will also transfer to the newregulatory body from 2009.Eastlands Homes has recently been inspected bythe Audit Commission and was given an excellentrating that puts it in the top 10 of Registered SocialLandlords nationally.Would there be an independent personwe can complain to?Council tenants have the right to take theircomplaints to the Local Government Ombudsman,who has powers to look into cases of pooradministration by local councils. Councils must takenotice of any recommendations made, althoughthey cannot be forced to implement them. Tenantsof Eastlands Homes would have the right to taketheir complaints to the Independent HousingOmbudsman, after going through Eastlands Homes’internal complaints procedure. As a registered notfor-profitlandlord Eastlands Homes must belong tothis Government-approved scheme.Would the Council have any controlover Eastlands Homes?Eastlands Homes would be independent from theCity Council. However, Manchester City Councilwould have a legally binding agreement withEastlands Homes, through which the City Councilwould make sure that promises made in this offerdocument are kept. The Board will work inpartnership with the City Council to make sure thatcouncil services provided to the area continue toimprove.Where would Eastlands Homes get themoney from to pay for the housingand improvements?If a majority of the tenants who vote, vote YES andthe transfer goes ahead, Eastlands Homes wouldborrow money from private lenders such as banksand building societies to pay for the improvements.Eastlands Homes will build this loan into its 30-yearbusiness plan. The majority of improvements wouldneed to take place in the early years of thebusiness plan and the loan would be graduallyrepaid by rental income over the longer term. Also,the Government would enter into a gap fundingarrangement with Eastlands Homes to supplementmoney borrowed from private lenders to enable allthe improvements set out in this document to bedelivered. Eastlands Homes will be able to show,through the regular reviews of its business plan,that the rental income from tenants is being spenton local home improvements, developments andservices for the benefit of its tenants.If your home is transferred, the Government hasagreed to enter into a funding arrangement withEastlands Homes to support its business plan, and20www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited2. About Eastlands Homesthe necessary investment in your homes andenvironment will take place over the first five yearsafter transfer.What safeguards are there if EastlandsHomes gets into financial difficulty?Eastlands Homes 30-year business plan for localhomes and neighbourhoods would be monitored bythe Board and checked out by independentfinancial advisors.The Housing Corporation is the Government bodythat regulates and keeps a close eye on registerednot-for-profit social landlords and can step in toprotect tenants’ interests if it looks as if things maygo wrong.www.manchester.gov.uk/housing 21

3IMPROVINGYOUR HOMEYour one minute summary• If a majority of tenants voting vote YES, majorimprovements will start shortly after transfer inAutumn 2008• If the transfer goes ahead, Eastlands Homes willinvest around £110 million in the first five yearsto improve all homes to a modern standard,which includes around £13 million onenvironmental improvements. The City Councildoes not have the money to do this.• The East Investment Board will have theresponsibility for overseeing theimplementation of the five-year investmentprogramme as well as the monitoring andperformance management of achievementsagainst the promises made to tenants. TheInvestment Board will report to the EastlandsHomes Board.• Eastlands Homes would work with local peopleto set priorities for improvements inside andoutside your home as well as the surroundingenvironment.• All of the works would be covered by your rentover the long term and financed by loans fromEastlands Homes funders and gap funding fromthe Government. Rents would be calculatedusing the same Government formula, as theywould be with the Council.• Improvements will include new PVCu doubleglazed windows, a new fitted kitchen andbathroom suite – see page 24 for more details.• The multi-storey blocks and non-traditionalproperties will also benefit from structuralrepairs and insulation to improve energyefficiency and reduce fuel bills.• Miscellaneous properties in the area – individualcouncil properties not on our main estates – willbe included in the package of improvements.• Eastlands Homes tenants and contractors wouldagree a code of conduct that will apply to allpartners involved in delivering improvements.• You should not need to move out of your homewhile the work is being done.• There would be no reductions in the repairsservice to fund the planned improvements.• Eastlands Homes would be responsible forrepairs to your home after the transfer.

The proposal to transfer your home to Eastlands Homes Partnership Limited3. Improving your homeWhat work would Eastlands Homes doand how long would it take them?Improving your homeThis section describes the improvements that wouldbe undertaken to homes if a majority of tenantsvoting, vote YES and the transfer goes ahead.Timing of the improvementsImprovements will begin as soon as possible aftertransfer in Autumn 2008. During the first five yearsafter transfer Eastlands Homes intends to investaround £110 million to improve homes to amodern standard – beyond the Government’sDecent Homes Standard. This will also include workto the outside of properties and environmentalimprovements. This money will be ‘ring-fenced’ tothe homes included in the proposed transfer, i.e. itwill be spent in your area (Ardwick, Gorton North,Gorton South, Levenshulme, Longsight andRusholme).Eastlands Homes will carry out improvements toyour home in the most effective and leastdisruptive way possible. No one should need tomove out of their home whilst the work is beingdone. A team of tenant liaison staff will be on handto provide advice and support, before, during andafter the works take place.The environmentEastlands Homes will put aside around £13 millionfor environmental improvements in the first fiveyears after the proposed transfer. Eastlands Homeswould work with local people to set priorities forspending this and would actively pursue otherfunding and partnership working to keepneighbourhoods secure and looking smart, greenand pleasant.Who would do the work?An East Investment Board, made up of local tenants,council and independent representatives, wouldhelp the Eastlands Homes Board choose the buildingcontractors who would do the work. The contractorsmust give good value for money and have anexcellent record of doing similar work. They wouldfollow high standards of conduct in your homeagreed by the Investment Board and they wouldhave specialist staff you can talk to about the work.They will also provide training and job opportunitiesfor people living within the Eastlands Homes area.Eastlands Homes would look at different contractingoptions, such as partnering arrangements, to getthe best deal for tenants in your area. The workwould be based on the stock condition survey,recently carried out and the priorities identified inconsultation with tenants and residents through theCustomer Involvement Panels and the EastInvestment Board. Performance targets would beset and standards agreed and monitored by the EastInvestment Board.Improvements to homesYou have told us that a big priority is making yourhomes secure and modern. If the transfer goesahead Eastlands Homes will carry out a wide rangeof improvements to bring your homes to theDecent Homes Standard within five years. EastlandsHomes will aim to ensure that everyone is offeredat least one improvement within the firsttwo years of transfer.www.manchester.gov.uk/housing23

The proposal to transfer your home to Eastlands Homes Partnership Limited3. Improving your homeThe improvement programme would bring allhomes up to and beyond the Government’s DecentHomes Standard.The detailed programme will be agreed with theEast Investment Board but it will include:• New high-quality and secure PVCu double glazedwindows if your home doesn’t already havedouble glazed windows.• A brand new fitted kitchen, if yours is over fiveyears old, including vinyl floor covering, anddecoration to walls, ceilings, partial tiling, plusany necessary associated work e.g. upgradingelectrics. The kitchen would be designed withyou to meet your needs. (This does not includeproviding cookers, fridges, or other white goods).You will be able to choose from a range ofkitchen unit designs and colours.• A brand new bathroom suite, if yours is over fiveyears old, including a shower over the bathwherever possible. Eastlands Homes will also fitvinyl flooring, decorate the walls and ceiling, tilearound the bath, fit an extractor fan whereverpossible and install a hand basin in anydownstairs toilet without one. If you havemobility needs, Eastlands Homes will work withyou to find a design solution that best meets yourneeds.• Provide peace of mind for tenants in flats withcommunal areas by improving security,accessibility and outside lighting where needed.• Rewire to modern standards, in homes where thisis required. This would mean extra sockets,smoke detectors, front and rear security lighting ifneeded, and provide energy saving light bulbs tonewly rewired light fitting. If your home isrewired Eastlands Homes would carry outredecoration to your kitchen and one other roomafterwards.• Carry out work to roofs and chimneys, if yourhome needs it.• Upgrade your heating system including improvingit’s energy efficiency, if your home needs it.• Increase the energy efficiency of your homethrough a range of improvements that mayinclude loft and/or cavity wall insulation, wherethis is required and new heating controls whererequired. These will help lower fuel bills, reducecarbon emissions and lower your carbon footprint.• Eastlands Homes will actively look at options tosecure extra funding from the government andother agencies for projects that will increase theenergy efficiency of homes.In addition, Eastlands Homes will:• Fit new high quality and secure external front andback doors if your home needs them.24www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited3. Improving your homeAdditional improvements tomulti-storey blocks and ‘nontraditional properties’As well as the improvements already described,Eastlands Homes will transform the six multi-storeyblocks into modern-looking apartments throughexternal insulation.The Wimpey ‘no fines’ homes in Gorton North willalso receive structural repairs and externalinsulation. The works will make all these homeswarmer, help to reduce fuel bills and lower carbonemissions.Your choice of improvementsEastlands Homes would work with tenants to offeras much choice as possible in the range of differentimprovements available and also the style, shapeand colour of components. The range of alternativeimprovements available would be agreed prior tothe programme commencing.Would Eastlands Homes maintain ourhomes properly in the future?One of the aims of the transfer proposal is to makesure that there is enough money in the future tomaintain homes to a good standard. Therefore,Eastlands Homes would have the money needed tomake sure that items within your homes, forexample central heating boilers, were replacedwhen they had reached the end of their useful life,and maintenance such as re-roofing and pointingare done when needed.What would happen with day-to-dayrepairs?Eastlands Homes would be responsible for allrepairs that are currently the responsibility of theCity Council. You would continue to get the samerepairs for free that you do now. Eastlands Homeswould not reduce the repairs service to fund theimprovement programme. More details on repairsare in Part 6 of this offer document.If the transfer does not go ahead, the City Councilwould continue to carry out its legal repairingobligations as a landlord. The City Council only haslimited money to carry out essential repairs andimprovements in the area and will not be able tocarry out the improvements promised in thisdocument in the foreseeable future.Remember, the transfer will only go ahead if themajority of tenants who vote, vote YESto transfer.What happens if I have modernisedparts of my home myself?You may have already made some of theimprovements planned. As long as the work hasbeen done safely and to current standards, you canask Eastlands Homes to leave the work untouched.So if you have fitted your own doors and windows,for example, you can keep these if you wish.www.manchester.gov.uk/housing25

The proposal to transfer your home to Eastlands Homes Partnership Limited3. Improving your homeHow would you make sure the work isdone properly?You have told us that works should be supervisedand monitored closely. Eastlands Homes wouldemploy dedicated teams to manage, prepare andsupervise the work in full consultation with you.Checks would be made to ensure the work iscompleted properly and satisfaction feedbackwould be sought from every tenant on completionof the work and after twelve months.How will you make sure thattenants awaiting adaptations havelimited disruption?Adaptations are carried out to help elderly anddisabled tenants to live independently in their ownhome. They are not part of the overallimprovement programme. However, the teamsresponsible for improvements and adaptations will,where possible, co-ordinate any improvement oradaptation work to minimise disruption.Will I have to move out while theworks are carried out?It is very unlikely that anyone would have to moveout while the improvement works are being carriedout. Eastlands Homes would work withexperienced contractors who will be sympathetic toyour needs and will ensure the work runs smoothly.In addition, Eastlands Homes would set uptemporary centres in the area if you need a breakfor an hour or two during the day while work isbeing carried out to your home. In the event thatserious health and safety or medical issues becomeapparent at a property, Eastlands Homes will makespecific arrangements in consultation with thetenant to enable the work to take place.Would we still have the right to do ourown improvements?Yes. You would still be able to improve your home,with the appropriate permission fromEastlands Homes and any planning or otherconsents you may need. If you do improve yourhome and subsequently move home, you may beentitled to compensation under section 99A of theHousing Act 1985.26www.manchester.gov.uk/housing

4YOUR RENTYour one minute summary• Rents paid by tenants with Eastlands Homeswould be calculated using the sameGovernment formula as Council rents.• Rents would remain affordable regardless ofwhether you’re with the Council or EastlandsHomes• Registered Social Landlords and councils will becharging similar rents for similar homes. So youwould pay much the same rent with EastlandsHomes as if you stayed with the Council.• Eastlands Homes would spend all of the rentthey receive on services, repairs andimprovements to your home and repayingloans.• Eastlands Homes would not increase your rentor service charges to pay for the improvementprogramme.• You would still be able to pay your rent in anumber of ways.• Anyone who owes rent to Manchester CityCouncil at the time of transfer would then owethose arrears to Eastlands Homes. Any writtenagreement to pay off arrears simply switches toEastlands Homes instead.• Your entitlement to claim housing benefit willnot be affected if the transfer goes ahead.• You would continue to pay Council Tax toManchester City Council after the transfer.

The proposal to transfer your home to Eastlands Homes Partnership Limited4. Your rentRent promiseNothing would change – rent levels would bereviewed once a year in April, as they are now tocomply with the Government’s rules on how rentsare set. These rules use a formula to work out a‘target rent’ for your home. By March 2012 the rentcharged for your home will reach this ‘target rent’whether you transfer to Eastlands Homes or staywith the Council.If the transfer goes ahead, Eastlands Homes wouldgive you the following rent promise:• On the day of transfer there would be no changein rents that you pay to the City Council at thatdate• There would be no rent increase with EastlandsHomes until the first April after the date oftransfer. This would be the same if you stayedwith the Council• Rent increases would happen only once a year• You would continue to have two ‘rent free’ weeksevery year.Would Eastlands Homes keep rentsaffordable?Yes. Eastlands Homes would be committed tokeeping rents affordable. It would not have tocharge higher rents than the Council.What would happen to my rent if thetransfer goes ahead?Annual rent increases are set by the Council tomove tenants to ‘target rent’ by March 2012. Iftenants vote YES, Eastlands Homes would alsoadopt this policy and the rent you would pay toEastlands Homes would be calculated using thesame Government formula as used by the Council(the maximum increase each year allowed bycurrent Government policy will be the rate ofinflation plus 0.5%, plus a maximum of £2 perweek until the target rent is reached).Once ‘target rents’ are reached, currentGovernment policy states that rents should increaseby no more than inflation plus half a percent eachyear. This applies to the Council and would alsoapply to Eastlands Homes.How would Eastlands Homes usemy rent?Eastlands Homes would use every penny you pay inrent to provide an improved housing serviceincluding:• improving customer care and service standards,including tenant involvement in monitoringservice performance.• improving estate management services• Around £180 million in total over a 30-yearperiod will be spent on maintenance, and repairsto ensure that all properties are kept to high,modern standards.www.manchester.gov.uk/housing29

The proposal to transfer your home to Eastlands Homes Partnership Limited4. Your rent• An efficient and responsive day-to-day repairsservice• A high quality, locally based housing service,whose performance tenants will be involved inmonitoring• More opportunities for local people to be involvedand make decisions; through Eastlands Homestenant involvement policies• A commitment to the regeneration andimprovement of neighbourhoods.• A commitment to improved security and safetyacross all neighbourhoods.Will my rent go up to pay for theimprovements?No extra charges would be made over and abovethe rent increases explained in this section. Iftenants vote for transfer, the rent you would pay toEastlands Homes would be calculated using thesame Government formula as the Council uses.Every penny you pay in rent to Eastlands Homeswould be spent on services to tenants, on repairsto your home and on repaying loans.With Eastlands Homes you would get more for therent you pay. If the transfer happens, EastlandsHomes would be able to borrow money to carryout the improvements without the restrictions thatapply to the Council. The Government would alsoenter into a funding arrangement with EastlandsHomes to support its business plan and theinvestment needed in your home andneighbourhood. In total this would amount toaround £110 million in the first five years aftertransfer.If the transfer does not go ahead the Council wouldnot get the same funding arrangement from theGovernment to improve your home and it cannotborrow the money needed to improve your homeup to the standard required.What would happen to my rent if amajority of tenants voting don’t voteyes and the transfer does not takeplace?If the transfer does not take place, the Council willstay as your landlord. Any rent increases to meet‘target rents’ would be calculated in the same wayas if the transfer had gone ahead. Without transferthe money available to spend on housing wouldreduce and, as a result, the Council would not beable to guarantee:• increased spending on improvements or repairs• improvements in the repairs service• improvements in housing management services• improvements in estate management or otherservices.Service chargesSome City Council tenants currently pay a charge ontop of their rent for things like heating or furniture.Eastlands Homes would continue to charge forthese services.30www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited4. Your rentThe rent after transfer would pay for the full rangeof services you get now from the CityCouncil – managing the estates, repairing yourhome and maintaining the landscape. There wouldbe no service charges for any of the improvementworks to your home described in this offerdocument.In the future, if you wanted Eastlands Homes toprovide extra services, these would be paid for by anew service charge, but this would not happenwithout full consultation with all tenants affectedby the change. Affordability would be a keyobjective for any new service charges that may beconsidered.So, there would only be a new service charge for anew service, not an improved service. Servicecharges that are currently contained within therents will be reviewed each year to ensure valuefor money. Separate heating charges would notincrease any more with Eastlands Homes than ifyou were to stay with the Council.• at a Post Office or at a Pay Point by using a rentpayment card• by standing order• by post (cheque payment)• by telephoning and paying with your debit orcredit card.• by direct debitWill tenants still be entitled to claimhousing benefit?Yes – under the current rules, the transfer wouldnot affect your entitlement to claim housingbenefit. Applications would continue to be made tothe City Council and they would make paymentsdirectly to Eastlands Homes. Benefits advice wouldbe available from both the City Council andEastlands Homes.What rents would new tenants pay?New tenants would be charged for rent on the samebasis as transferring tenants. Rents would be calculatedin the same way with Eastlands Homes using the sameGovernment formula as the Council uses.What methods could we use to payour rent?You would still be able to pay your rent in anumber of ways, including:What about Council Tax?You would continue to pay Council Tax toManchester City Council after the transfer.What would Eastlands Homes policy beon rent arrears?Tenants who owe rent to Manchester City Council atthe time of transfer would still owe those arrears,but the debt would be to Eastlands Homes ratherthan the City Council after the transfer. If tenantswww.manchester.gov.uk/housing31

The proposal to transfer your home to Eastlands Homes Partnership Limited4. Your renthave a written agreement with the Council to payoff arrears at a certain amount each week, thetenant must keep to the same amount aftertransfer. The agreement simply switches toEastlands Homes.transfer to Eastlands Homes takes place. As withhousing benefit, the supporting people grant has ameans test to see how much you will contribute tothe cost, if anything. These rules would be thesame for the Council and Eastlands Homes.Eastlands Homes would rely on people paying theirrent so that it can make your area a better place tolive. As a responsible social landlord it has firm butfair policies towards people who don’t pay theirrent. Eastlands Homes would contact anyone whois behind with their rent to discuss the problem.Eastlands Homes would make sure that tenants canget debt counselling and benefit advice, and wouldwork out a sensible way for people to pay off rentarrears over a period of time. But, like the Council,Eastlands Homes would take legal action againstpeople who won’t pay or who fail to keep to anagreement. The transfer would not remove atenant’s responsibility to clear rent arrears.Contents insuranceEastlands Homes would make arrangements so thattenants who are already insured through the CityCouncil’s contents insurance scheme would be ableto keep their contents insured and Eastlands Homeswould ensure that tenants had access to aninsurance scheme following transfer.Supporting peopleA supporting people grant can be claimed for thecost of providing care and support for example, awarden call system in sheltered accommodation. Ifyou were entitled to claim a supporting peoplegrant, this arrangement would not change if the32www.manchester.gov.uk/housing

5YOUR RIGHTS AFTER THETRANSFERYour one minute summaryYour security of tenure and all of your other mainrights are protected. You keep these rights (if youhad them before transfer):• your Right To Buy and any discount you havebuilt up – this would transfer with you andwould continue to increaseTransferring tenants would be asked to sign anew tenancy agreement. Once you and EastlandsHomes sign the tenancy agreement, your rightsin that agreement cannot be changed withoutyour consent.• your right to pass on your home• your right to transfer or exchange your home.• the same right to legal protection youhave now.

The proposal to transfer your home to Eastlands Homes Partnership Limited5. Your rights after the transferHow would my rights be affected if thetransfer goes ahead?If you are currently a secure tenantMost Council tenants are secure tenants, althoughsome (if you have recently been given a tenancyfor the first time) are introductory tenants. WithEastlands Homes, a secure tenant would becomean assured tenant with protected rights. The maindifference is that as a secure council tenant, therights you now enjoy are set down in law by Actsof Parliament. As an assured tenant with EastlandsHomes, your rights would be covered partly by Actsof Parliament and partly by your tenancyagreement between you and Eastlands Homes.without your agreement. If at the time of thetransfer a valid possession order, ASBO or otherevidence of breach of tenancy exists against you,you would not receive a new tenancy agreementuntil such time as the order/breach is withdrawn orexpires. If the court order was subsequentlydischarged you would then be entitled to receive atransferring assured tenancy agreement.The table on the next page compares the rightsthat secure City Council tenants have now withthose that you would have as a Eastlands Homesassured tenant if the transfer goes ahead.As the statutory rights given to an assured tenantby an Act of Parliament are less than for a councilsecure tenant, Eastlands Homes would agree inyour tenancy agreement to increase your assuredtenancy rights so that you have the same legalprotection you currently have as a secure counciltenant. This means you would keep all except oneof the rights you have now (the right to manage –see page 36).You would also gain two new rights; the right toacquire and the right not to have your tenancyagreement changed without your individualconsent (see page 36). The new assured tenancyagreement, which sets out your rights andprotection, would be substantially in the form ofthe tenancy agreement sent with this documentand it would be a binding legal contract betweenyou and Eastlands Homes.Under current law, Eastlands Homes cannot takethese protected rights away or reduce them34www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited5. Your rights after the transferRights withthe CouncilRights withEastlands HomesRight to security of tenure ✔ ✔The right to buy your home with a discount ✔ ✔The right of succession (the ability to pass on your home) ✔ ✔The right to exchange ✔ ✔The right to sublet or take in lodgers(with the landlord’s consent) ✔ ✔The right to repair ✔ ✔The right to carry out improvements andreceive compensation (subject to the landlord’s consent) ✔ ✔The right to be consulted ✔ ✔The right to information ✔ ✔The right to assign (the right to pass on yourtenancy to someone else in certain circumstances,such as by court order in divorce) ✔ ✔The right to manage ✔ ✘The right not to have your tenancy agreement changedwithout your consent (except for rent and service charge) ✘ ✔The right to acquire ✘ ✔www.manchester.gov.uk/housing35

The proposal to transfer your home to Eastlands Homes Partnership Limited5. Your rights after the transferThe rights you don’t keepOnly one of your current rights would not bewritten into your new agreement and this does nothave any effect on the security of your tenancy. TheRight to Manage is the right to set up a tenantmanagement organisation to manage an estate.Council tenants can get funding from theGovernment to pay for advice to help them makethis happen. If, as a result of changes to theGovernment guidance, tenant managementbecomes a realistic option then Eastlands Homeswould provide advice.Charter for Housing Associationapplicants and residentsAs assured tenants with a Registered SocialLandlord, the Charter would cover you for HousingAssociation applicants and residents. This documentis produced by the Housing Corporation and tellsyou what legal rights you have as an assuredtenant and explains what you can expect from yourlandlord.Would we still be able to buy ourhomes?If you have the Right to Buy your home with theCity Council, you would continue to have apreserved Right to Buy with Eastlands Homes.These schemes are very similar and the price youwould pay for your home would continue to bebased on its market value less your discount, whichwould be calculated in the same way.These rights remain with you or any member ofyour family who succeeds you, even if you latermove to another home that is owned by EastlandsHomes as long as it is not exempt from the Rightto Buy (see below*). After the transfer, future newtenants would not have the Preserved Right to Buybut would have the Right to Acquire (see page 37).* Some City Council homes are currently excludedfrom the Right to Buy – elderly person andsheltered accommodation – and this wouldcontinue to be the case with Eastlands Homes.What happens to discounts?Any discount you have built up would transfer withyou and would continue to increase while you are atenant of Eastlands Homes, up to a maximumamount – which is currently £26,000 in theManchester area (this limit applies to the Right toBuy and the Preserved Right to Buy), for tenants ofboth councils and registered not for profit sociallandlords.The cost floorThis is the minimum price that you could pay foryour home even if your discount would otherwisetake the price below this amount. The cost floorrules allow Eastlands Homes to take the followingcosts into account when calculating the Right toBuy cost floor:• cost of acquisition (buying)• repairs where the costs exceed £5,500• improvements• works to the home (and designated garage orparking area if there is one)• works to provide or improve communal facilities• fees paid by the landlord to professional advisors(such fees to be capped at £2000)36www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited5. Your rights after the transferThe relevant costs incurred over the previous 15years before you exercise your Right to Buy wouldbe taken into account. Eastlands Homes would beable to take into account all costs incurred duringthe 15 years prior to your application to buy (theCouncil can only take into account costs in the 10years before your application). This takes account ofthe fact that Eastlands Homes operates under adifferent financial regime from the City Council. The15-year period starts at the point of transfer. Thecost of the improvement works in Part 3 of thisoffer document would be included in the cost floorcalculation, even if the works have not been carriedout at the time you apply to buy your home.What is the Right to Acquire?New tenants of Eastlands Homes (as well asexisting tenants transferring from the City Council)would be able to buy their home under the newRight to Acquire scheme as long as they meetcertain criteria. This scheme is based on a grantrather than a discount and is generally lessgenerous than the Preserved Right to Buy Scheme.The grant for homes in the Manchester area iscurrently £10,000. You cannot combine both theRight to Acquire and the Preserved Right to Buy.Would I still be able to pass on myhome?Eastlands Homes tenancy agreement (see theseparate booklet sent with this document) allowsthe same people to take over the tenancy (when atenant dies) as under a City Council secure tenancy.As with the City Council, your home can only bepassed on once other than in exceptionalcircumstances. Please note you would be countedas a successor if you were a joint tenant at transferand later become a sole tenant.Would I still be able to transfer orexchange?Eastlands Homes aims to make best use of itshomes by assisting certain transfers and exchangesboth amongst its homes and with other landlords.Exchanges would be subject to similar rules as theCity Council. Eastlands Homes participate inHOMESWAPPER Scheme, or an alternative scheme,which helps people to move to homes withcouncils or registered not-for-profit social landlordsoutside the area.Would I still be able to sublet part ofmy home or take in lodgers?Yes. You would need Eastlands Homes’ permissionto take in lodgers or sub-let your home, but theywould not unreasonably refuse permission.Would Eastlands Homes have morerights to evict me?No. Eastlands Homes would not use any of theadditional grounds for eviction available under anassured tenancy, to make sure your rights to live inyour home match as closely as possible those youhave now with the City Council. This restriction tothe grounds for eviction would be built into yourtenancy agreement. Grounds for possession underan assured tenancy differ from those under asecure or introductory tenancy. For further detailssee the copy of Eastlands Homes tenancyagreement with protected rights delivered with thisoffer document.www.manchester.gov.uk/housing37

The proposal to transfer your home to Eastlands Homes Partnership Limited5. Your rights after the transferIf you are an introductory tenantIntroductory tenants who transfer would continueto have fewer rights than secure tenants whotransfer until they have completed their 12-monthtenancy. The 12-month qualifying period willinclude any time served prior to transfer. Peoplewith introductory tenancies at the time of transferwould serve the rest of the introductory period onan Eastlands Homes assured shorthold tenancy. Ifyou are an introductory tenant, the agreementwhich sets out these more limited rights andprotections will be substantially in the form of theagreement set out in the booklet called ‘ShortholdTenancy Agreement with Protected Rights’, sentwith this document. After 12 months (and if therehave been no serious breaches of tenancy) theshorthold tenant would be entitled to a full assuredtenancy, with the protected rights of transferringtenants including the Right to Buy, but will need tosign a new tenancy agreementWould I still have a right to haverepairs carried out?Yes. This means that if Eastlands Homes or itscontractors failed to carry out certain types ofrepairs within specified time limits, you can requireEastlands Homes to appoint another contractor todo the repairs. You would have the right tocompensation if that contractor also does not dothe repairs within a specified time limit.Would Eastlands Homes consult me inthe same way as the City Council?Yes. The Housing Corporation would requireEastlands Homes to consult with - and provideinformation to - all its tenants as if they weresecure tenants. This is one of the terms in theTenancy Agreement.For all council tenantsHow would our rights be protected?If the transfer takes place, transferring tenantswould be asked to sign a new tenancy agreement(see the second booklet sent with this offerdocument). Once you and Eastlands Homes sign thetenancy agreement, your rights in that agreementcannot be changed without your permission. Theonly things that can change are the weekly rentand the service charge.38www.manchester.gov.uk/housing

6HOUSING SERVICESTANDARDSYOU CAN EXPECTYour one minute summary• Eastlands Homes will provide a high qualityhousing service from a local housing office. Youwill be able to call in to your local housing officeat any time during office hours.• Eastlands Homes will work closely with thePolice and other agencies to tackle crime andcommunity safety across the area, building insecurity measures into the home improvements,such as high security, lockable double glazedwindows.• Eastlands Homes currently manages aneighbourhood warden scheme and will reviewthe areas it covers in partnership with otherlocal not-for-profit social landlords.• Eastlands Homes would provide a high qualityresponsive repairs service, including anemergency repairs service for night-time andweekends.• Eastlands Homes has a convenient and flexiblesystem of appointments for repairs to meettenants needs. It would make sure that all workis carried out by its own staff or by competentapproved partner contractors.• Eastlands Homes has a clear complaintsprocedure, and would investigate all complaintswithin set timescales.• Local tenants would be involved in setting andmonitoring service standards. Eastlands Homeshas service standards that would be reviewedand published.

The proposal to transfer your home to Eastlands Homes Partnership Limited6. Housing service standards you can expectA local serviceEastlands Homes would maintain local offices toprovide services to tenants and the widercommunity, which would be accessible for tenants.As well as being able to call in at any time duringoffice hours you would be able to:• phone during office opening hours• make appointments to see staff in your home orat an office.• access a range of services online through theEastlands Homes website• get emergency repairs done at night andat weekendsTenants would monitor and review EastlandsHomes service regularly to make sure it continuesto meet tenants’ needs.A local teamEastlands Homes would be based at local officesand the staff would have the skills to:• ensure the improvements run smoothly• deliver a fast and efficient housing service• develop community initiativesHigh Service standardsAfter consulting local people, Eastlands Homeswould agree a set of service standards. Thestandards would cover the range of servicesprovided by Eastlands Homes and set the highquality of service that tenants can expect toreceive. These standards would also be in line withthe Housing Corporation’s regulatory code andguidance. For example, standards would coverlettings, repairs, grounds maintenance, and theway in which tenants are dealt with by staff. Thestandards would be published, and will be used asa benchmark against which performance can bemeasured.Each year, Eastlands Homes would provide alltenants with a report on how well it is doing inmeeting key standards. The Board would alsoregularly review service standards, in consultationwith tenants and residents.What happens if things go wrong?Eastlands Homes would have a clear complaintsprocedure, and would investigate all complaints toensure that, where necessary, serviceimprovements are made. Tenants would also havethe right to take their complaints to theIndependent Housing Ombudsman, after goingthrough Eastlands Homes complaints procedure.• manage the repairs and maintenance service• respond promptly and effectively to yourenquiries.40www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited6. Housing service standards you can expectRepairsEastlands Homes would set target times for responding to requests for repairs.The target times would be as a minimum.EmergencyUrgentUrgent - Normal repairsRoutineMajor Works3 hours3 working days5 working days15 working days30 working daysMajor burst or a complete power failurePartial loss of gas supply or electricity, blockedbath/sink/basinWash hand basin, external door.Plastering, kitchen unit, internal door.Structural repairsReporting repairsAppointments serviceYou would continue to report repairs in much thesame way that you do now, This would include, forexample:• phoning your request through during office hours• calling out the emergency repairs service outsideoffice hours• writing to Eastlands Homes• calling into any Eastlands Homes offices• reporting the repair to your Housing Officer or anyother member of Eastlands Homes staff.Eastlands Homes would provide a flexible andconvenient system of appointments for mostrepairs, offering four appointment slots everyweekday. Early evening and weekendappointments may also be available under certaincircumstances.Checking qualityEastlands Homes would carry out regular repairssatisfaction surveys to find out what you thinkabout repairs you have had done. By giving you thechance to say how well or badly the repairs serviceis running, Eastlands Homes would be able to checkand improve the service and deal with individualcomplaints.A panel of tenants would review this process regularly.www.manchester.gov.uk/housing41

The proposal to transfer your home to Eastlands Homes Partnership Limited6. Housing service standards you can expectWho would actually do the work andhow would it be supervised?Eastlands Homes would make sure that all work thatis not carried out by its own staff is done bycompetent contractors, and is supervised both by thecontractor’s management and by Eastlands Homesown staff or specialist advisors. It would be requiredto do this, both by the rules that govern the way theboard operates and by those of its regulator, theHousing Corporation. All contractors would have toapply to be accepted as an approved contractorpartner before they would be allowed to tender forwork. This means that they would be checked outfor their financial stability, equal opportunities policy,track record and competence to do the work.All contractors would need to keep to EastlandsHomes high performance standards. EastlandsHomes would take action against any contractor ifthey consistently perform below the standards set.Eastlands Homes would aim to carry out the majorityof its day-to-day repair service using its own inhouserepairs team.Maintaining communal grassed areasThe Council has offered to carry out groundsmaintenance for up to one year after transfer.Eastlands Homes would review the arrangementsand performance standards for this service, andinvolve tenants in deciding on the futurearrangements for delivery of the service.Management issuesEastlands Homes would provide a responsivehousing service across the area. To achieve this itwould pay particular attention to issues thattenants have told us are a high priority. Theseinclude:Neighbour nuisance and antisocialbehaviourEastlands Homes would act quickly and firmlywhere this is reported, providing support to alltenants who are victims of this behaviour. EastlandsHomes would liaise with the local Police (throughan existing Data Exchange Protocol) and promotecrime prevention and security initiatives through itsimprovement programmes. It would also workclosely with other Registered Social Landlords,within the limits allowed by the Data ProtectionAct, to exchange information on new tenants andmaintain good practice, and to ensure that anycases of anti-social behaviour are dealt witheffectively regardless of whose tenants areinvolved.Eastlands Homes would seek to ensure thecontinued delivery of a dedicated neighbournuisance and mediation service, committing to signup to the Respect Standard for HousingManagement. It recognises that neighbour nuisanceis caused by people living in all types of housingand would work with the Police to use its influenceto deal with any neighbour nuisance cases inprivately-owned or rented housing. To help tackleyouth nuisance, Eastlands Homes would work withall appropriate agencies to increase the provision offacilities for younger people. In addition, it wouldhave a zero tolerance policy on domestic abuse.Crime and securityEastlands Homes would work with the Police andother agencies to tackle crime and communitysafety across the area. It would build in enhanced42www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited6. Housing service standards you can expectsecurity measures through the homeimprovements, which it will make, such as highsecurity, lockable double glazed windows and newhigh security external doors. In the future,Eastlands Homes would look at maintaining theneighbourhood wardens scheme in partnershipwith other Registered Social Landlords, providingfunding is available.Lettings and transfersThe Board of Eastlands Homes would ensure anappropriate lettings policy for the area. This wouldneed to meet the requirements of the HousingCorporation’s Regulatory Code.The policy would have the following objectives:• to provide choice for housing applicants• to provide homes for those in greatest need forexample people living in overcrowded conditions,people living in a home that doesn’t suit theirmedical needs, young people leaving care andhomeless people• to make sure as far as possible that homes are letto new tenants who can successfully manage atenancy, and who do not have a track record ofserious misbehaviour. Eastlands Homes can refuseto put applicants with a history of anti-socialbehaviour onto its rehousing list.• to offer some priority to those with a strongconnection with the area, helping to build up thelocal community. Local connection would includethose with dependent relatives living in the areaand those working within and close to the area• to make sure that existing tenants have theopportunity to move within Ardwick, GortonNorth, Gorton South, Levenshulme, Longsight andRusholme (subject to being in housing need), andoutside the area, as their needs change• to take into account the needs of neighbours andthe rest of the local community• to allocate homes in a way that treats allapplicants fairly.Tenants would have the opportunity to request amove within the Manchester area or to anotherEastlands Homes properties in the area. Priority fortransfers would be based upon need and theavailability of suitable homes. Eastlands Homeswould also participate in a national scheme toassist tenants who wish to move to a home ownedby a different landlord in Manchester, or anotherpart of the country. This is called HOMESWAPPER.Tenants would also have a right to exchange theirhome with other tenants (including tenants ofother registered not for profit social landlords) inexactly the same way as they currently can as CityCouncil tenants. This is written into the newAssured Tenancy Agreement for transferringtenants.Rights of new tenantsEastlands Homes would give new tenants who movein after the transfer assured shorthold tenancies.These are temporary tenancies known as ‘startertenancies’, which offer similar rights to the CityCouncil’s introductory tenancy. If there have been noproblems after 12 months, these tenants would geta full assured tenancy, but without the PreservedRight to Buy. However, they would have a differentright to buy scheme called the Right to Acquire.www.manchester.gov.uk/housing43

The proposal to transfer your home to Eastlands Homes Partnership Limited6. Housing service standards you can expectEastlands Homes would check everyone who appliesfor one of its homes to find out whether they have ahistory of antisocial behaviour. All new rehousingapplicants would be interviewed and asked forreferences.Eastlands Homes would offer some homes to peoplefrom Manchester City Council’s rehousing lists, butthese potential tenants would have to go throughthe same checking procedure as people who applydirectly to Eastlands Homes.Other Services• A choice based lettings service and the CommonHousing Register• Publicity and information technology supportservices• The efficient procurement of office supplies• An effective equipment and adaptations servicefor people with a disability, in conjunction withManchester Equipment and AdaptationsPartnership (MEAP)• Tenant involvement schemes.Gardening and decoratingEastlands Homes will work with tenants to reviewthe current concessionary services in order todevelop a fair and equitable system for providinggardening and decorating services to elderly anddisabled tenants. Eastlands Homes will work withlocal tenants to develop a community agreementto keep gardens maintained and establish local toolhire schemes.Value added servicesThe City Council will offer Eastlands Homes its‘value added services’ these could include:• Neighbour nuisance and community safetyservices• On Call service• Mediation services• Furnished accommodation services44www.manchester.gov.uk/housing

7INVOLVING YOUIN RUNNING THESERVICEYour one minute summary• Eastlands Homes sees tenant involvement as animportant part of making sure it delivers a highquality service.• Just over a third of the Eastlands Homes Boardwill be tenants. If a vacancy arose you could beconsidered for board membership.• Eastlands Homes would ensure that it effectivelyinvolved the diverse communities withinthe area.• Eastlands Homes would provide information fortenants in a range of formats and languages toensure accessibility to services, meetings andstructures for participation.• Eastlands Homes has a comprehensive tenantand resident involvement structure whichenables tenants and residents to monitor,review and make recommendations forimprovements to local services, includingconsultation panels for each neighbourhood.This will be developed further across all areas.• Eastlands Homes would continue to supportexisting tenants’ and residents’ groups andwould encourage and support the formation ofnew groups.

The proposal to transfer your home to Eastlands Homes Partnership Limited7. Involving you in running the serviceWhat would Eastlands Homes’ view beon tenant participation?Eastlands Homes recognises tenant involvement asan integral part of high quality service delivery. Itwelcomes the involvement of tenants indeveloping its services and working to promote theregeneration of the area. Eastlands Homes has aTenant Compact, which is reviewed on an annualbasis with tenants. The Compact sets out thestandards that are integral for tenant and residentconsultation and participation, which includesensuring that all members of the community,including Black and Minority groups and otherunder-represented groups, are involved.Eastlands Homes has a Tenant Participation Policythat complies with the Housing Corporation’sguidelines in the Regulatory Code. The policy setsout Eastlands Homes commitment to consultingand involving tenants. Importantly, EastlandsHomes has developed a structure for involvementand monitoring through a number of panels, whichinclude Rents, Repairs and Improvements. If thereis a yes vote to transfer there would beopportunities for tenants to be part of these panelsand opportunities to develop new ones.Involving everybodyEastlands Homes recognises the different types ofcommunities across its areas and currently hasrepresentatives from a range of backgrounds andcultures that are involved in various panels, groupsand also provide us valuable feedback. If tenantsvote yes to transfer then Eastlands Homes wouldensure that all tenants are able to access servicesand become involved in the housing service, itsreview, development and wider local regenerationinitiatives.Eastlands Homes have developed a number ofways for young people to be involved through aYouth Forum and other involvement routes and willcontinue to promote and support this with new andexisting young people’s groups or individuals.Eastlands Homes has a Customer Involvementbooklet, which outlines the opportunities availablefor tenants to get involved with Eastlands Homes inas many ways as they choose.How could tenants get involved inEastlands Homes?Tenants would be able to get involved at a levelthat suits them best. This could include:• Standing as a tenant board member. Six of thefifteen board members are local tenants. When avacancy arises tenants in the area are eligible tobe considered for membership• Getting involved in the existing tenantparticipation structures that will enable residentsto monitor local services. Eastlands Homes willwork closely with tenants to ensure effectiveconsultation would be delivered across all areas.• Joining a local tenants’ and residents’ association,membership of which is open to anyone living inthe relevant area• Joining a panel or consultation group for specifictopics or problems.46www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited7. Involving you in running the serviceExisting tenants’ and residents’ groupsEastlands Homes would continue to supportexisting tenants’ and residents’ groups and wouldencourage and support the formation of newgroups. Eastlands Homes has a dedicated budget toensure participation and consultation with tenantsis delivered.Eastlands Homes would provide accommodation foruse by local tenants’ and residents’ groups. Thiswould be a place where tenants’ and residents’groups can meet, and could be used as a resourcefor the community.How could we be involved inmonitoring the quality of service?By becoming a member of the panels you wouldbe able to monitor, review and makerecommendations to the Board for changes toservices. In addition, Eastlands Homes regularlycarries out a range of customer satisfaction surveysin partnership with tenants, to make sure that thehousing service is meeting tenants’ needs. It actson the results of those surveys to improve anddevelop services.www.manchester.gov.uk/housing47

8YOUR COMMUNITYYour one minute summary• Eastlands Homes is committed to listening tolocal people and taking action.• Eastlands Homes has developed strongcommunity links.• Eastlands Homes is committed to working withother partners, to contribute fully to achievingcommunity regeneration in the area.• Eastlands Homes would produce regularnewsletters telling people what is going on.They also have a website.• Eastlands Homes has a track record of providingemployment and training opportunities for localpeople.• Eastlands Homes will develop close links withlocal schools and create a range of projects thatwould help young people.• Eastlands Homes has a range of initiatives for alltenants to get involved and have their say.

The proposal to transfer your home to Eastlands Homes Partnership Limited8. Your communityQuality of lifeEastlands Homes wants to make a realimprovement to the quality of life for everyoneliving in the area. It is committed to listening tolocal people and taking action about the things thatbuild a strong community. Eastlands Homes worksin partnership with key stakeholders in the area todeliver real change.A community for everyoneEastlands Homes wants everyone living in the areato feel part of the community and to see the areaas a good place to live. Eastlands Homes would:• work in partnership with tenants, residents,voluntary and statutory agencies, communitygroups, businesses and other people committedto the local area• work with others to bring additional resources tothe area• produce regular newsletters telling people what isgoing on and about opportunities that come up• have a website with regularly updatedinformationthem, as well as with other local communitygroups and organisations. Working with otherpartners, Eastlands Homes would contribute fully tocommunity regeneration in the area.Employment and trainingIt is essential for the future of the area thatopportunities exist for employment and training oflocal people. Eastlands Homes would:• provide employment and training opportunitiesfor local people, for example through agreementswith contractors• provide training for tenants and residents whowant a greater involvement in Eastlands Homes,to help them develop tenant participation skillsand confidence• aim to recruit staff locally• pursue other training opportunities.Working with schoolsEastlands Homes would develop close links withlocal schools and create a range of projects thatwould benefit young people.• play a full part in local events that are enjoyed bythe community.Support for community groupsThere are a number of groups working for thebenefit of the community. Eastlands Homesacknowledges the activities of these organisationsand would continue to work in partnership withwww.manchester.gov.uk/housing49

USEFUL NAMES9AND ADDRESSES

The proposal to transfer your home to Eastlands Homes Partnership Limited9. Useful names and addressesManchester City CouncilHousing Services27 Garratt WayGortonManchesterM18 8HETel: 0161 234 1099Contact: Gloria IghodaroEastlands Homes Transfer TeamTel: 0161 274 2390Contact: Debra TeeceYour Independent Tenants AdvisorOpen CommunitiesOpen CommunitiesThe Foundry46 Henry StreetLiverpoolL1 5BSContact: Jamie MartinFreephone: 0800 073 1051Email: enquires@opencommunities.orgWeb: www.opencommunities.orgText: 07931 507 093Your Local CouncillorsArdwick Ward CouncillorsTom O’Callaghan6 Bincombe WalkMANCHESTERM13 0EG0161 273 5022cllr.t.o'callaghan@manchester.gov.ukBernard PriestOakdeneMiddleton RoadMANCHESTERM8 4NB0161 740 8407cllr.b.priest@manchester.gov.ukMavis Smitheman35 Leng RoadMANCHESTERM40 1NX0161 683 5282cllr.m.smitheman@manchester.gov.ukGorton North Ward CouncillorsWendy Helsby9 Buttress StreetGortonMANCHESTERM18 8EG0161 285 3839cllr.w.helsby@manchester.gov.ukJackie Pearcey16 Delahays RangeGortonMANCHESTERM18 7LU0161 336 0468cllr.j.pearcey@manchester.gov.ukNilofar Siddiqi51 Brighton GroveRusholmeMANCHESTERM14 5JG0161 225 9240cllr.n.siddiqi@manchester.gov.ukwww.manchester.gov.uk/housing51

The proposal to transfer your home to Eastlands Homes Partnership Limited9. Useful names and addressesGorton South Ward CouncillorsSimon Ashley18 Dorlan AvenueGortonMANCHESTERM18 7NA0161 234 3354cllr.s.ashley@manchester.gov.ukJohn Bridges70 Cromwell GroveMANCHESTERM19 3QE0161 225 2946cllr.j.bridges@manchester.gov.ukCharles Glover15 Cuthbert AvenueMANCHESTERM19 3DG0161 221 0208cllr.c.glover@manchester.gov.ukLevenshulme Ward CouncillorsJohn Commons37 Cromwell GroveLevenshulmeMANCHESTERM19 3QD0161 234 3002cllr.j.commons@manchester.gov.ukAlec Cowan18 Corringham RoadLevenshulmeMANCHESTERM19 2RG0161 442 8324cllr.a.cowan@manchester.gov.ukKeith Whitmore28 Scarisbrick RoadLevenshulmeMANCHESTERM19 2BS0161 224 6186cllr.k.whitmore@manchester.gov.ukLongsight Ward CouncillorsLiaqat Ali184 Hamilton RoadMANCHESTERM13 0PX0161 248 0910cllr.l.ali@manchester.gov.ukAbid Latif Chohan3 Cronshaw StreetLevenshulmeMANCHESTERM19 2TE0161 947 9133cllr.a.chohan@manchester.gov.ukMaryam Khan10 Raja CloseCheetham HillCheethamMANCHESTERM8 0GW0161 234 3235cllr.m.khan@manchester.gov.uk52www.manchester.gov.uk/housing

The proposal to transfer your home to Eastlands Homes Partnership Limited9. Useful names and addressesRusholme Ward CouncillorsAbu M Chowdury MBE JP2 Raincliff AvenueLongsightMANCHESTERM13 0TD0161 225 5920cllr.a.chowdhury@manchester.gov.ukPaul Shannon20 Lowestoft StreetRusholmeMANCHESTERM14 7PU0161 613 9362cllr.p.shannon@manchester.gov.ukLynne Williams5 Tintern StreetRusholmeMANCHESTERM14 7PS0161 224 5901cllr.l.williams@manchester.gov.ukLocal Tenants and Residents AssociationsAnson T & RAChorlton-on-Medlock T & RAGorton Lane RAGorton Park T&RAHampden T & RARusholme T & RARyder Brow RASwindon & Millwall Close TASwinton Grove Tenants AssociationTAGS (Tenant Association Gorton South)Thomas Regan Court TAIf you’re not sure how to get in touchcall 0161 234 4787The Office For Communities and LocalGovernmentSecretary of StateZone 1/A2Eland HouseBressenden PlaceLondonSW1E 5DUTel: 020 7944 4400 (08:30-17:30 Mon-Fri)The Housing CorporationStock Transfer Registration Unit (STRU)Attenborough House109/119 Charles StreetLeicesterLE1 1FQThe Independent Housing OmbudsmanHousing Ombudsman ServiceNorman House105-109 StrandLondonWC2R 0AATel: 020 7836 3630Fax: 020 7836 3900e-mail: ombudsman@hos.org.ukGovernment Office North West - ManchesterOfficeCity TowerPiccadilly PlazaManchesterM14BETel: 0161 952 4000Fax: 0161 952 4099e-mail: gonwmailbox@gonw.gsi.gov.ukwww.manchester.gov.uk/housing53

LEGAL STEPS THECOUNCIL MUSTFOLLOW AND THE10TIMETABLE

The proposal to transfer your home to Eastlands Homes Partnership Limited10. Legal steps the Council must follow and the timetableLegal stepsThe law which states that we have to consult youabout proposed transfers of Council housing is setout in Section 106A and Schedule 3A of theHousing Act 1985. The City Council and theSecretary of State must have regard to the views ofthe City Council’s secure and introductory tenants.The City Council must give you a notice informingyou of:• such details of the proposal as the City Councilconsiders appropriate, including the identity of theperson to whom the disposal is to be made;• the likely consequences of the disposal for thetenant; and• the effects of the provisions of Schedule 3AHousing Act 1985 and, in the case of SecureTenants, of Sections 171A to 171H Housing Act1985 (Preservation of Right to Buy on disposal toprivate sector landlords).These details, consequences and effects are set outin this offer document.The effects of the provisions of Schedule 3AHousing Act 1985 are:• the City Council must first serve on you a notice(the ‘Stage 1 notice’) giving you the informationlisted above; andintroductory letter accompanying it and thesecond booklet giving details of the new tenancyagreement form the Stage 1 Notice• any representations made by 12 noon on14th February 2008 must be considered by theCity Council• having considered those representations, the CityCouncil must serve a further written notice on you(the ‘Stage 2 notice’), informing you of anysignificant changes to the offer document andthat you may communicate to the Secretary ofState your objection within a period of 28 days.This 28-day period begins when the City Council’sStage 2 notice is sent to tenants. The Secretary ofState would take objections into account inconsidering any application from the City Councilto transfer its stock.What is the indicative timetable forconsultation?Mid-January to mid-February 2008This is the period of formal consultation with youon the proposed transfer (called Stage 1). Togetherwith this offer document and the tenancyagreement, the process includes meetings fortenants; home visits by officers, and a shortDVD/video film, and the opportunity to recieveindependent advice from Open Communitiesfreephone 0800 079 1051.• the City Council must inform you that you maymake representations to it by 12 noon on14th February 2008. This offer document, thewww.manchester.gov.uk/housing55

The proposal to transfer your home to Eastlands Homes Partnership Limited10. Legal steps the Council must follow and the timetableMid-February 2008The City Council considers your comments on theoffer document. The City Council will decidewhether the offer document needs to be amendedand whether to move to a ballot of all the CityCouncil’s secure and introductory tenants in thisarea.Late February 2008The City Council would send you a letter called theStage 2 notice. This would describe what, if any,changes have been made to the original offerdocument, and your right to make representationsto the Secretary of State.Late February to March 2008Electoral Reform Services, an independentorganisation that is part of the Electoral ReformSociety, would conduct a postal ballot. Every secureand introductory tenant would have a vote. Thismeans that if you are joint tenants you would haveseparate ballot papers. Neither the City Council norEastlands Homes would know which way anyindividual tenant has voted. If the ballot is in favourof transfer, and the Secretary of State atCommunities and Local Government gives theirconsent, the transfer should take placearound Autumn 2008.56www.manchester.gov.uk/housing

OTHERINFORMATIONYOU MAY WANT11TO LOOK AT

The proposal to transfer your home to Eastlands Homes Partnership Limited11. Other information you may want to look atObtaining additional informationIn addition to this offer document, there are anumber of other papers you may want to look at inrelation to the City Council’s housing transferproposal. Copies are available online at the webaddresses below.Quality and Choice, a Decent Homefor Allwww.communities.gov.ukThis is a summary of the Government’s Green paperon housing.Sustainable communities: building forthe futurewww.communities.gov.ukThis is the Government’s action programme forcommunities.A charter for housing associationapplicants and residentswww.housingcorp.gov.ukThis sets out what you can expect from EastlandsHomes as a not-for-profit landlord.58www.manchester.gov.uk/housing

Housing publication 07/10/56