Maintaining your tenancy

Tenancy fraud falls into four main areas:

1. Not using the property as the sole or principle home including abandoning the property, unlawfully subletting the property and succeeding or assigning the tenancy without the landlord’s permission after the legal tenant has left the property or died
2. Unauthorised exchange and assignment
3. Obtaining or attempting to obtain a home using false documents i.e. claiming to be someone else, forged passports, or false statements such as claiming to be homeless
4. Obtaining or attempting to obtain a home under false declaration of income and assets.

We understand that many of our residents would like to have pets in their home. To have a pet you must call, email or write in and ask for permission. Only when you have received written permission can you go ahead and get a pet, there will be conditions you have to follow and if you do not we will ask that you rehome the pet.

If we have evidence that you are ill-treating your pet(s) or animals, we will require you to find it/them a new home. Where we find instances of pets or animals being neglected, abused or mistreated we reserve the right to alert the RSPCA.

Dogs

If you are given permission to keep a dog, it cannot be a dangerous or illegal dog, you must keep it under control at all times and pick up the dogs litter immediately. Your dog must also be microchipped, kept on a lead and wear a collar and tag.

Animal Nuisance

You must not keep any animal that is restricted or requires a licence including dogs under the Dangerous Dogs Act 1991 (as amended).

Your pet must be kept under control at all times and you must ensure that your pet cannot escape from your home and garden by making sure there is adequate fencing. Any fencing provided by you must be maintained by you and attached to its own posts not those provided by bpha’s existing fencing. You must not allow your animal to foul in your home or shared areas and you must ensure you are disposing of it correctly.

Livestock is not permitted.

For further information please read our pet page.

You will always need to seek our written permission if you want to run a business from your home.

We will not unreasonably withhold this permission, but we need to be satisfied that it will not cause a nuisance or annoyance to other tenants, or break the law.

A nuisance could occur if the business creates, for example:

• Noise
• Fumes
• Dust
• Parked vehicles
• Deliveries
• Visitors

Some businesses may need planning permission so you will need to check with the local council if any permission is required from them.

We will not normally give permission for you to run a business from home if this requires significant alterations to be made to the property.

We will withdraw permission by giving you 48 hours’ written notice where we have evidence you have broken these requirements

Parking is a very sensitive issue that can upset both residents and non residents. bpha tend not to get involved in any parking disputes and you will need to resolve these types of dispute yourself. We ask that you abide by the terms of your tenancy agreement, requirements of the local authority that you live in and the Highway Code.

Remember you are responsible for all members of your household and all visitors to your property.

Please;

• Only park on the street or in marked parking spaces
• Ensure you have a parking permit or ticket and it is displayed correctly
• Do not park on grass areas, paths or verges
• You must not park cars, trailers, commercial vehicles, caravans or boats or similar in  your garden or land.

If you, a member of or visitor to your household has abandoned a vehicle on bpha land we will give you notice to remove the vehicle. If the vehicle is not removed bpha will remove it and you will be responsible for all costs incurred. We will treat any vehicle as abandoned if it is on our land and is untaxed or unroadworthy.

• Covenants
• You will comply with any covenants that apply to your Property of which you are made aware of at the start of your tenancy or at a later date by a representative of bpha.

We own a number of garages to rent in Bedford and surrounding villages. Please contact us if you are interested in renting one.

If we are aware that vehicles are not taxed or appear to be abandoned we will notify the DVLA. You can also report an abandoned vehicle via your local council website. Find out who that is via this link using your postcode.

If you need to dispose of a vehicle please look online for companies who may be able to assist or contact your local council.

You must keep your garden let to you as part of your tenancy tidy and maintained, including cutting grass regularly, pruning shrubs and trees and keep it free of rubbish. All hedges and trees must be maintained to a reasonable height and not obstruct any road, footpath or alleyway.

You must not remove or change any tree, fence or wall at the property without our express written permission. Fences provided by bpha must be maintained by you at your cost during the tenancy.

You must not plant any trees or hedging without our express written permission.

You are not permitted to install decking.

Permission must be sought if you would like a shed and/or greenhouse. Permission will be given in writing and the requirements specified must be adhered to. If permission is granted you will need to remove it at the end of your tenancy and reinstate the ground or you will be charged.

If your garden is untidy and/or overgrown we will give you opportunity to clear this. If you do not take action as advised by us, we will seek an appropriate legal remedy such as an injunction to ensure the work is carried out and the garden maintained.

Where gardens are shared there is normally a service charge which will cover the cost of maintaining the garden.

This section only applies if your home is a flat or a maisonette with shared entrances, staircases, corridors or balconies. You, your family, friends and relatives, or anyone living with or visiting you (including children) must:

• Not leave anything in the communal areas or use communal areas to store anything and not obstruct common areas, balconies, staircases, lifts or lift entrances. You must not keep mopeds, motorbikes, bicycles, pushchairs or other items which might cause an obstruction in the common areas or allow any members of your household or visitors to do so
• Keep all shared areas such as entrances, stairways, corridors, lifts and landings clean and free from obstructions. You should not leave any personal belongings or rubbish in these areas
• Keep washing and drying areas and any other shared areas clear of rubbish and obstacles
• Not throw anything from any landing, balcony, corridor or window
• Not smoke in any communal areas, as this is illegal
• Not allow your pet to foul in any communal area
• Keep any communal cupboards clear.

If items are found in the communal areas they will removed and disposed of in line with our move it or lose it policy.

When it comes to repairs and the maintenance of your property, there are some areas for which we are responsible but others that fall into your responsibility as a tenant.

Please note: This is a guide for bpha tenants (not inc. Shared Owners, Right to Buy or any other leaseholder tenancies)

Our responsibility

• Outside walls, outside doors, window sills, window catches, sash windows, frames including any decorating needed outside but not replacement glass
• Drains, gutters, outside pipes and the roof
• Chimney stacks, Chimneys and flues
• Footpaths, steps or other access points
• Boundary walls and fences but not those you share with your neighbours
• Keeping installations for water, gas, electric, sanitation in working order
• Wear and tear in communal area’s including lightbulb replacements
• Repairing fences, walls and gates at the rear of the property that border public highways and paths.

You are responsible for

• Keeping your property well ventilated to prevent the build-up of condensation and damp
• Bath panels, toilet seats and covers, shower hoses, heads and riser rails
• Unblocking toilets, baths and sinks within the property (not including external drains and (stacks)
• All cleaning, internal decoration (including following a repair) and garden maintenance
• Repairs to internal doors and fixings (including re-hanging and replacement), replacing door handles
• Repairs to any type of letterbox
• Replacing all light bulbs (including starter motors for fluorescent tubes)
• Filling minor cracks in plaster
• Replacing glazing, locks and handles to windows
• Replacing worktops, floors and any other item due to misuse by you, your family or visitors
• Repairing any goods installed by you or accepted by you at the start of your tenancy and making good any damage caused by the failure of such installations (for example washing machines, dishwashers, security lights, cookers, flooring etc be aware that gas cookers must be fitted/removed by a Gas Safe contractor)
• Fittings for gas cookers (bpha will provide a bayonet fitting to the gas supply only)
• Bleeding and ventilating radiators
• Replacement and repair of washing lines (does not include communal lines)
• Replacing lost/stolen keys or keys snapped in locks
• Keeping your smoke/carbon monoxide alarms clean and regularly tested
• Repairing and replacing any fencing/gates/walls shared with a neighbour or not adjoining a public footpath or highway
• Repairing/replacing TV aerials
• Conservatories
• Pest control.

bpha recommend you take out home contents insurance as this can cover some of the perils mentioned above.  Please ask us for more details.

Shared Owners, RTB and Leaseholders are responsible for all their repairs, we welcome any enquiries

You, your family, friends and relatives, or anyone living with or visiting you (including children) must keep the property clean and tidy, including any balcony. If we have to do any work to bring the property back to a reasonable standard, such as removing rubbish or undertaking a heavy clean, we will charge you for this and may take legal action.

You must put all refuse in appropriate bin bags and dispose of them in chutes, containers, communal bin areas used for this purpose or as per your local Council’s collection arrangements. This means not using your neighbour’s bin and not disposing of rubbish away from the allocated bin storage areas or relevant containers; for example, on the floor of a bin store. For larger items contact your local Council to make arrangements for the removal of items (for which there may be a charge).

You must not use the property’s garden any communal gardens or any other external area to store scrap metal, vehicle parts including tyres, gas bottles or any other items.

If bpha has to clear any rubbish from your property, including the garden, you will be charged for this and we may take legal action.

The Tenancy Sustainment Service (available in Bedford) is short term support to help you keep your tenancy if there are issues that are making it difficult such as drug and alcohol issues, mental health worries, domestic abuse and disabilities. There are many areas we can help you with such as accessing counselling services, supporting you to understand and abide by the terms of your tenancy agreement such as paying rent.

See our support section for more information.

Safeguarding

Abuse is when someone causes you harm or distress – this can happen to anyone and is not a reflection of your abilities or understanding. Abuse can take many forms, including the following:

• Financial abuse
• Psychological abuse
• Physical abuse
• Sexual abuse
• Neglect.

Anyone could be a victim of abuse, but some people are more vulnerable than others, for example,

• Someone who is isolated and has little contact with family or friends
• Someone who has memory problems or difficulty communicating
• Someone who misuses alcohol or drugs.

If you feel that you are the victim of abuse, or you believe that someone you know if the victim of abuse, it is important you speak out. Start by speaking to someone you trust – any member of the Home or Retirement Living team will be able to offer you information and support with contacting the relevant services.

To report abuse, contact your local council’s Adult Social Care team.

Professional Boundaries

Professional Boundaries are a set of guidelines which we follow when working with residents. The purpose of these rules is to ensure that we maintain high standards of professionalism, fairness and courtesy in all our dealings with residents and other service users.

A guide to Professional Boundaries:

• We will act in good faith at all times, acting in your best interest and the best interests of bpha
• We will conduct ourselves with a high standard of integrity, commitment and courtesy and expect the same in return
• We will not enter your property unless you have let us in or we are concerned that you are unwell and require assistance
• We will not lend you money or other items or ask to borrow money or other items from you
• We are not permitted to give you personal gifts and are unable to accept gifts, hospitality or other benefits from you – this is to ensure that everyone is treated fairly and judgement remains uncompromised
• Though we aim to get on well with all our residents, we cannot go on social outings with individuals
• We cannot run personal errands for you however we will aim to provide appropriate support when needed
• We are unable to share any of our personal contact details, such as phone number, address and social media information.

Confidentiality

Anything you discuss with us will remain confidential and will not be shared with any other resident.

Any conversations with you about personal, confidential or contentious issues will be carried out in private.

Confidential information is only given to employees and agencies working on our behalf where there is an essential need to know.

For more information about your safety click here.