Bedroom Tax/Downsize Issue

[sick2death]

Hi everyone,

I will try to keep this short as its quite lengthy.

I live alone in a 3 bed Wakefield District Housing house,they bought all the housing stock form the local authority.

When the Bedroom Tax came into force i was out of work & was hit by it for 2 bedrooms,but ive since re-trained and found employment so im now paying full rent & council tax.

Back then i was told by WDH to put this house on the 'Homeswappers' website in order to downsize or get a lodger,so i put the house on the website.

10 months later ive managed to find a family who want to swap to my 3 bed house. They live in a 2 bed WDH terrace house,my daughter & grand daughter live next door,my work is 1 minutes walk away,my brother & his family live on the same street,so it would not only be ideal for me but it would be perfect. I actually listed 30 reasons why the exchange should be allowed. They gave me ONE reason why theyve disallowed it..'Lettings Strategy'.... Here is the pdf.

https://www.wdhomesearch.co.uk/downloads/West%20LLS%202013.pdf

 

The young family have a toddler,they work & pay full rent & want my 3 bed house,theyve said they would like a sibling for their little boy.

 

Basically i either accept a tiny 1 bed flat or i will have to stay here or give up my secure tenancy to private rent a 2 bed house which will be £20 PW more expensive,app £105 PW.

My rent is £97 PW & the house id like to swap with is £85 PW,thats a big saving when i only earn £200 PW.

They never said i had to look for a 1 bed property 10 months ago so ive wasted all this time & effort. Where in the law does it say i can't have a spare room?

If anyone out there could shed some light on this i would really appreciate it. Ive written to my Councillor & they have written to WDH but they say they can't actually reverse or force a decision.

Thanks...

[sick2death]

Ps...its an under-occupancy problem. Yet they have just give my single friend a 2 bed flat on the same street....

[stu007]

Hi sick2death

 

I can fully appreciate what you say but most councils/housing associations have had to tighten there policies due to the Welfare Reform specifically Under Occupation.

 

What seems to have happened here is that you are already under occupying one property and under there policies are unwilling to move you to another property as you will

still be under occupying that property.

 

Even when you mention the friend that move to a 2 bed flat (please note FLAT) in there policy Flat and House is different criteria and most refer to the

General Preferance Policy for that specific area which you would need to request a copy of to see what states.

[topcat1802]

Probably because you are no longer receiving council tax benefit. I hope you are claiming you 25% single person reduction on your council tax!

[id6052]

I suspect the reason they are refusing is that at the moment, you are under-occupying, but other family are not.

If they allow you to swap both households will be under-occupying.

 

I would suggest appealing. I cant see anything in Lettings Strategy that refers to Exchanges or Swaps. I would suggest asking them to point out what part of Strategy they are referring to.

 

The only other reason I can think of that they might be refusing would be if one of the households has rent arrears.

[sick2death]

Thank you..

No the only reason they give is this 'lettings strategy'. But why on earth can't people have a spare room when they pay rent? Well ive appealed again,so il just have to wait & see. Just wondered if anyone knew if it was legal what theyre saying/doing. I mean i need to downsize & ive already sold one set of bedroom furniture,but ive had a life for the past 45yrs,i need a real place not a shoe box.

[sick2death]

Yes im claiming my 25% discount on council tax