Garage Letting Policy Version 2 January 2012 Version 2 - January 2012 Page 1 of 8
Garage Lettings Policy Contents Page 1. Policy Statement... 3 2. Objective... 3 3. Background... 3 4. Eligibility... 3 5. Garage Waiting List and Service Reviews... 4 6. Offers... 4 7. Rent... 5 8. Use of Garage... 5 9. Repairs... 5 10. Customer Care... 6 11. Insurance... 6 Version 2 - January 2012 Page 2 of 8
Garage Lettings Policy 1. Policy Statement Rykneld Homes Ltd (RHL) will adopt a commercial approach to letting garages by charging a market rent for all new garage lettings. In order to maximise revenues from garage lettings, we shall minimise empty garage periods and advertise hard to let garages and plots through the Choice Move Website. All applicants will be treated equally and allocations will be made strictly on a date order basis. Garages will not be allocated to a customer with rent arrears or other breaches of tenancy (Council tenants), customers involved in anti-social behaviour or wanting to use the garage for commercial purposes or other purposes other than storage of a vehicle. 2. Objective To provide an efficient and effective letting service by ensuring that garages are allocated a consistent and transparent way. 3. Background Rykneld Homes Ltd manages garages and garage plots throughout the District on behalf of North East Derbyshire District Council (NEDDC). In some areas we experience very high demand, whilst in others demand can be low or even have no demand location of garages can be found on the garage application form. In line with our Garage Strategy, some garages i.e. those in areas of no or low demand, may be boarded up and/or taken off the availability list. In general terms this will be due to a combination of the prohibitive cost of repairing a garage or the lack of customer demand for it. Where this is the case, a referral will be made to NEDDC for its consideration with regard to longer-term regeneration. 4. Eligibility All customers, i.e. tenants and private residents, aged 18 and over are eligible to apply for a garage/to be put on the waiting list. Rykneld Homes recognises that in some areas of the District parking, or a lack of appropriate space for parking vehicles can be an issue for residents, and RHL will encourage the use of garages and plots to help alleviate parking issues. Individuals in a household can apply to rent a garage. All applications will be decided on an individual basis and we will not restrict numbers per household. Customers will not be allowed to rent a garage when: They are in rent arrears or other beach of tenancy (RHL tenants) Version 2 - January 2012 Page 3 of 8
They have held a garage tenancy before and left the garage in a poor state, with rechargeable repairs and/or clearance charges They have held a garage tenancy before and left garage rental arrears They require it for commercial purposes such as business goods storage or repairing motor vehicles Customers proved to be involved in anti-social behaviour. 5. Garage Waiting List and Service Reviews Customers wanting to rent a garage must complete a garage application form help and assistance to complete the form can be offered, if required. (f) The waiting list will be managed on a strict date order basis where two applicants have the same dated application RHL will decide which customer is to be made the formal offer. Criteria such as resident locality, area parking congestion, current number of garages already held in the household, will be taken in to consideration before making our decision. Applicants may be listed for more than one street/area and garage. Once an offer has been made and accepted the applicant will be removed from the waiting list. Rykneld Homes will review the Garage Waiting List on an annual basis, in order to ensure that our list remains relevant and current. Where an applicant does not respond to the review they will taken off the waiting list. Waiting time on the Garage Waiting List varies according to area. Some garages will be available immediately, whilst in other areas applicants may have to wait several years. 6. Offers If an applicant does not respond to an offer within seven working days of the offer date, the garage will be reallocated and the applicant will be removed from the waiting list. The applicant will be informed in writing of our actions. If they subsequently request that they remain on the list then they shall be able to do so. In high demand areas, or in areas of limited availability, RHL will exercise the right to only offer one garage or plot per household. Criteria such as resident locality, area parking congestion, current number of garages already held in the household, will be taken into consideration. Exchange or transfers of garages between customers cannot be undertaken without our written approval. Direct Debit will be encouraged as the main payment method. All Direct Debits must be paid in advance to ensure the account is never in arrears. Version 2 - January 2012 Page 4 of 8
7. Rent Rent levels to be at market rent for all new customers. Rents are liable to increase in April each year subject to one weeks notice being given. Rent is payable on a weekly basis but can be paid monthly by arrangement, providing it is paid in advance. VAT at the current rate is levied on garage rents to non-tenants. Customers who default in their rent payment will be served with a Notice to Quit (NTQ). Failure to clear the account in full by the time the NTQ has expired will result in the garage being repossessed and the locks being changed. All items left in the garage will either be disposed of or sold to cover management costs. 8. Use of Garage Parking of motor vehicles. We will not allow garages to be used for: Purposes of trade, business or illegal activity. Carrying out major repairs to a vehicle other than the tenants own. Display or advertising. Storage of any combustible materials. 9. Repairs Tenants are responsible for keeping garages in a clean and tidy condition and to make good any damaged caused by the customer and associates failure to comply with these terms will lead to you being recharged. All enquiries concerning repairs should be made through our Customer Contact Centre on 01246 217670. In circumstances where a customer is unable to use the garage due to repairs being carried out rent will not be charged, providing the keys are returned/access is made available. Once the repairs have been completed, the weekly rent charge will be reinstated. In circumstance where a garage repair costs over 200 or a 50% vacancy rate when it is void, the following actions shall take place: If the garage is let and needs a repair over 200 we will check to see if there is another void garage in the same geographic location. If this is the case, we shall board up the garage in need of repairs and make an offer of an alternative garage. If a garage becomes void and there is little or no demand on the Garage Waiting List or at least a 50% vacancy rate, we shall board up the garage and suspend the Version 2 - January 2012 Page 5 of 8
letting and discuss with the Housing Strategy team at NEDDC for longer-term regeneration use. (f) If the garage is void, but in a high demand area, but requires a repair of over 200 refer the matter to the Service Manager for a decision on whether or not to let the garage or vacant plot. The Service Manager will discuss the matter with the Housing Strategy Team at NEDDC. (g) All boarded up garages and vacant plots will be fed in to the wider Regeneration Strategy, assessing demolition and sale of land for regeneration purposes. On a monthly basis the Housing Strategy team at NEDDC will be provided with a list of garages and plots that are vacant to allow them to link the sites into the long-term regeneration plans. 10. Customer Care If requested we will provide customers with details of the Garage Policy. We shall provide all customers with any necessary advice and assistance to ensure they receive the full benefits of the service. Ensure that all customers renting a garage are fully aware of their responsibilities under the Tenancy Agreement and that they comply with those conditions. Allow the customer seven calendar days to view and respond to the offer of a garage rental. Try and re-let a garage within 14 calendar days of it becoming empty. 11. Insurance It is the customer s responsibility to insure the contents of the garage. Version 2 - January 2012 Page 6 of 8
AGIN 7(h) (OMG 0113) Garage Policy/AJD Title: Garage Letting Policy Author(s): Version : 2 Status Draft or Final: Final Consulted Parties: Consultation Period: Date Approved: Review Date: October 2012 Review to be Carried out by: Version 2 - January 2012 Page 7 of 8
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