Tag Archives: Housing Association

Trigger brings Positive Results

ASB Help has outlined many of the failings of the Community Trigger (or ASB Case Review) in our report: “The Community Trigger: Empowerment or Bureaucratic Exercise”.  However, it is still our belief that it has the potential to make a real difference.  Here is a case study which shows how positive results can come out of the process.

Housing Association inexperience

Scenario: a tenant of a Housing Association complained to her local Council that despite making numerous reports to her landlord about noise nuisance from a neighbour, nothing had been done.  She said that her requests for updates from the landlord were ignored.

On investigation it was found that the problem neighbour had moved out of the property to live with a new partner.  This meant that her son was now living alone at the property and was having regular, rowdy parties with his student friends.

The Housing Association reported that they were having trouble getting evidence on which they could act.  They had also been unable to speak to the named tenant to discuss the complaints with her.

The Community Trigger

The victim contacted the Council to activate the Community Trigger.  The threshold was met and the review meeting was attended by representatives of the Housing Association, the Council, the Police and Victim Support.

As the different partners met to discuss the case, it became apparent that the Housing Association lacked the confidence and knowledge to deal with the issues.  The Housing Association had been so focused on the ASB that it had overlooked the potential subletting issue.

Positive Results

The Community Trigger Panel advised the Housing Association to issue a ‘notice to quit’ as the named tenant was believed to be living elsewhere.  They also offered advice on how to monitor noise.

The Housing Association followed the Community Trigger Panel’s recommendation and wrote to the named tenant who, fearful of losing her own home, moved back to the property.  The noisy parties stopped immediately and there was complete respite for the victim.

The Community Trigger process was a success and brought respite for the victim.  It also brought positive results for the Housing Association and its capacity to deal with issues of ASB too.  The Council has offered ongoing support to the Housing Association which is really beneficial to both parties.

Our Comments

It is so encouraging to see the positive results from this Community Trigger application.  We are glad the victim knew that it was available to them to use and that they will have seen such a great result from the process.

It is also great to see the Housing Association, rather than going on the defensive, was open about its inexperience and has accepted help.  This is key to an effective Community Trigger process – that all parties around the table can be open and honest about what they have done to resolve anti-social behaviour, and be willing and ready to learn how they could improve.  Recommendations were made, then were implemented, with a positive result all round.  Wonderful to see!

Dispute Despair

Absolutely nothing was done.  It all still continues.  We are either ignored or treated as perpetrators.’  ‘Jack’, London

This is Jack’s side of the story:

No action has ever been taken against my neighbours who continues a 2 year campaign of every instance of ASB imaginable against both my household and another tenant in the property of 3 flats.  We have both continually provided evidence of this woman’s ASB but are both continually ignored by our Housing Association and the police.  In fact, the Housing Association gives this woman their full support by believing without question or investigation of any kind every lie and false allegation she continually makes about my neighbour and I.

Jack has been threatened with an Injunction for something he didn’t do which he said was without any investigation and purely based on the other party’s complaint.

The list of behaviour Jack has suffered is long and horrible:

  • racial abuse
  • damage to their car
  • brick through their window
  • dog poisoned
  • hundreds of live maggots thrown onto their steps and flat door area several nights in a row
  • verbal abuse
  • accusations of drug dealing
  • stealing their post
  • filming them 24/7
  • taking photos of them

Jack has been told that the Housing Association is aware of the neighbour’s behaviour, attributable to mental health.  However, it doesn’t make sense as why they would threaten Jack with an injunction.

Neighbour Dispute

To ASB practitioners, this may sound all too familiar.  The complexities of a neighbour dispute – who to believe and who is doing what.  How can someone contacting us as a victim be seen by the Housing Association as a perpetrator?  Hear Jack’s cry:

Yesterday my neighbour and I received a letter from the Housing Association warning us of OUR ASB and highlighting how WE could be breaching our tenancy agreements  This letter has been generated by more lies from this woman and yet again, without question or any investigation have been believed and taken as truth by the Housing Association.  Where is the help for people like us who have someone like this woman using and totally abusing the system to wreak havoc, cause misery and distress and invoke fear into innocent people?

What is really going on?

Our Comments

When we hear a story like this our initial reaction is deep concern at the way Jack is being treated.  Yet, we are also well aware that there are always two sides to the story.

The agencies acknowledge that there are complications in acting due to mental health.  Yet they then give warnings of injunctions without investigation to Jack. This seems incompletely inconsistent.  This is clearly some missing information on what is happening but there are some important factors to highlight from this story.

  1.  We would recommend to Jack that he activate the Community Trigger.  This would mean that all agencies, including the Housing Association, the local Council and the police, can come together to review Jack’s case.  Jack should request a clear response from that review of where mistakes have been made (perhaps insufficient investigation, lack of mental health support) and what else can be done to resolve the problems.  (Activating the Community Trigger can sometime give the support you need to get a house move as part of resolving the problem.)

2.  This case is a classic example of a Neighbour Dispute and ultimately it has been left to deteriorate into a tangled mess.  This is why it is so important for agencies to take early action and investigate early complaints – see this Housing Association example: http://asbhelp.co.uk/can-read-write/.  We wonder whether mediation was ever offered and how responsive the Housing Association really was when Jack first expressed his concern.

 

 

Housing Association failure

Every organisation has been helpful but not my landlords.” Edward, Essex

Noise which has turned into harassment is pushing Edward into deep despair. He shares of his feelings of frustration, unhappiness, mistrust, helplessness, anger and loneliness which is with him every day. Add to that tiredness – the mental and physical fatigue with the anti-social behaviour itself as well as with the lack of answers to solve the problem.

What started as slamming fire doors has developed to his neighbours making intimidating war cries when he turns his TV or kettle on, cheering when he leaves the house and giggling when a drill was turned on at 1:30am.

Edward has turned to his Housing Association to get results and has been met with sheer incompetence and apathy. They have lost a diary he submitted last year, say they will visit the neighbour but do not, and say that they have visited Edward but he was there and heard no knock, and in any case they could have pressed the buzzer instead. They have been obstructive at every turn.

It sounds like the landlord isn’t too bothered to really investigate the situation. Edward sums it up: “every organisation has been helpful but not my landlords.”

Edward now listens to his TV with headphones or subtitles and goes out to the library or anywhere but home.

Our Analysis

This is clearly wrong. Edward is in deep despair but the Housing Association has shown a complete failure to act. The victim is being ignored, fobbed off, probably because they know intervention will create a lot of work. That is NOT a reason not to act.

We would definitely recommend that Edward activate the Community Trigger. By activating this multi-agency case review, we would expect to find the Council and Police making strong recommendations to the Housing Association to address this anti-social behaviour and bring much-needed respite to Edward.

Don’t Bite Back

“Just keep at it and keep reporting it. I don’t bite or get involved. They can shout and threaten me but I don’t react to it, just report it when I get in.” ‘John’, Sheffield

‘John’ bought his first floor flat because it was for over 55s and very quiet. However, the flat below is rented out by a Housing Association to a young girl with partner and child. She has taken over the communal garden as her own and has a number of visitors to the property and with it loud music and loud talking.

John and his partner have had a number of difficult tenants as neighbours in that house, including one who decided to have a cannabis farm and one whose baby was put on the ‘at risk’ register. It would seem the Housing Association is rather inept in their choice of tenants!

They don’t want to move, nor feel they should have to. It was lovely and quiet and the neighbours did look after each other until the problems began. Most of the older people are scared to say anything. He counts to 10 and takes deep breaths to keep calm before he leaves for work and again on his way home. Once home, he doesn’t go out again.

John’s actions and advice to other victims are both excellent:

Just keep at it and keep reporting it. I don’t bite or get involved. They can shout and threaten me but I don’t react to it, just report it when I get in. Depending on how severe it is either the police or the Housing Association.

We would also recommend activating the Community Trigger if the Housing Association refuses to act.