Search the Halton Housing Website

Can’t find what you’re 
looking for?

Filter your search results by visiting our help and support page.

Help & Support
My Tenancy
Menu
Voids Optimisation Policy

Void Optimisation Policy

Halton Housing is committed to continuous improvement in performance of void re-let times / rent loss and ensuring that we maintain a consistent and transparent approach in allocating our homes.  We (HH) administer Property Pool Plus in Halton and have taken account of legislative changes that affects both new and existing customers.

This policy impacts on a number of areas within our organisation including Housing and Property Services. It will primarily be managed by Housing Services and will help deliver our priorities of protecting current income, reducing our costs and driving efficiency.

We are committed to the provision of an affordable housing programme in conjunction with the Homes & Communities Agency (HCA). Registered providers are expected to have a strategic approach, ensuring the best use of their stock and whether they should be used to support the generation of additional capacity through sales and conversions.

Policy Statement

We aim to continue to meet housing needs and to maximise rental income by focussing resources.  This will ensure priority is given to minimising relet time on void properties by repairing and letting them within strict target timescales. This is to ensure that value for money is achieved whilst adhering to the Safe, Clear and Clean Void Standard which is included in the void procedural document.

Halton Housing recognises that customers’ circumstances change over time and in particular this may result in under occupation of their homes. Therefore, Housing Options Advice will be placed at the forefront of everything we do to ensure that homes are fully utilised and appropriately matched to meet customers housing needs.

We will co-operate with Halton Borough Council and other local registered providers/agencies to effectively monitor market indicators to be able to react effectively to any changes in supply and demand in the Borough.

We are aware of the requirement to ensure housing stock is fully utilised.  Therefore, a specific process for identifying poorly performing stock and determining its future use is in place that complies with the regulatory requirements.

We look to involve customers in the management of empty properties by encouraging them to report abandoned properties, squatting, vandalism and theft from empty properties. We will also involve customer inspectors to audit the standard of voids.

Halton Housing’s approach is to have an efficient and effective housing management service maximising the sustainability of its properties. This will be done by:

  • Maximising the use of stock with adaptations to encourage appropriate matching and utilisation/recycling of adaptations
  • Minimising void periods
  • Reducing void loss through effective use of 4 week notice periods when tenancies end
  • Actively encouraging the use of mutual exchanges as an alternative to creating a void and implementation of the Transfer Policy
  • Ensuring that rent debts are not transferred and that customer individual needs are given due consideration.
  • Maintaining the cost of repairs within budget
  • Providing value for money through procurement and review of standards
  • Adhering to and making best use of the Property Pool Plus Allocations Policy.
  • Engaging with other agencies concerning the needs of customers both individuals and within communities to meet the needs of variety of circumstances.
  • Developing initiatives/incentives to minimise voids loss and improve relet times.
  • Frequent and free flowing communications between internal HH departments; customers and partner.alike.
  • Utilising other options for reducing council tax premiums e.g. Use of Ad Hoc Guardians where appropriate
  • Reviewing disposal options when appropriate in line with HCA guidance.
  • Creating sustainable tenancies through the use of Tenancy Sustainable Assessments and Fire Risk Assessments

The Housing Options Manager at Halton Housing is primarily responsible for ensuring the implementation of this policy.

Regulatory and/or Legal Compliance

The HCA’s current Regulatory Framework that came into force from April 2012 has some specific outcomes and expectations within the Home and Tenancy Standards that relate to this policy.

  • Home Standard

One of the specific expectations of this standard in relation to Repairs and Maintenance states that:

“2.1 Registered providers shall ensure a prudent, planned approach to repairs and maintenance of homes and communal areas. This should demonstrate an appropriate balance of planned and responsive repairs, and value for money. The approach should include: responsive and cyclical repairs, planned and capital work, work on empty properties, and adaptations.”

  • Tenancy Standard

One of the required outcomes of the Tenancy Standard relating to Allocations and Mutual Exchange states that:

“1.1 Registered providers shall let their homes in a fair, transparent and efficient way. They shall take into account the housing needs and aspirations of tenants and potential tenants. They shall demonstrate how their lettings:

  • make the best use of available housing
  • are compatible with the purpose of the housing
  • contribute to local authorities’ strategic housing function and sustainable communities.”

Halton Housing strive to meet these regulatory requirements by the effective implementation of this policy.

This policy also ensures Halton Housing complies with the following relevant legislation:

  • Landlord and Tenant Act 1985
  • Housing Acts 1996, as amended by the Homelessness Act 2002
  • Localism Act 2011
  • Welfare Reform Act 2012
  • Equality Act 2012
  • Housing & Regeneration Act 2008
  • Homelessness Reduction Act 2017

Diversity Considerations

Following completion of then Equality Impact Screening Checklist this confirms that an EIA Stage 2 assessment is not required.    An initial assessment using the PIA indicates this is not applicable.

Links to Strategies, Procedures and Associated Documents

This policy supports the following ‘Our Direction’ priorities:

  • Protect our Current Income
  • Reduce our Costs and Drive Efficiency
  • Focus our Resources and Services

Associated Policy Documents and Procedures:

  • Void Repairs Policy
  • Property Pool Plus Allocations Policy/Procedure
  • Diversity Policy
  • Succession Policy
  • Mutual Exchange Policy
  • Transfer Policy
  • Abandoned Property Procedure
  • Tenancy Policy
  • Charges Policy
  • Stock Appraisal and Disposal Policy
  • Income Maximisation Policy
  • Local Lettings Plans
  • Under Occupation Procedure
  • Void Procedure
  • Aids and Adaptations Policy
  • Tenancy Sustainability Procedure
  • Environmental Sustainability Policy
  • Assisted Furniture Scheme Procedure
  • Dual Fuel Procedure
  • Affordability Policy
  • HH Interim Lettings Policy

Related Help & Support Articles

Find helpful articles on finding your next home with Halton Housing, and how to apply for a home here.

Help & Support Categories

We have 6 Help and Support categories to help make finding the help and advice you’re looking for that little bit easier, the categories include: Your Home, Health and Wellbeing, Help with Halton, Online Accessibility, Payments and Money and Your Career.

Looking to Move?

To apply to live in any of our properties you must have an active Property Pool Plus account. To register for an account, simply follow all of the Property Pool Plus registration steps.

Manage Your Tenancy 24 Hours a Day, at the Click of a Button by Downloading Our Customer App.

Our Customer App allows you to manage your Halton Housing tenancy 24 hours a day, 365 days a year. You can now pay your rent, raise a query, report a repair, report anti-social behaviour and do so much more via the Customer App, download it today!

Latest News

Stay up to date with all the latest Halton Housing news here

Read More News
Grange Community Forum
Halton News

Grange Community Forum Awarded £1250

21st August 2019

We are pleased to announce that Grange Community forum has been awarded the Annual Grant and Development Grant receiving a total of £1250. This fantastic group put on many events throughout the year, including; x2 children’s events, an Easter event and a Halloween event. These events have an entertainer, balloon modeller, face painter and tattoo […]

find out more
Halton News

Halton Housing Appoints New Board Chair

16th August 2019

Halton Housing has today announced that Clive Deadman is to be appointed as Group Board Chair at the company’s AGM on September 19th, 2019 He takes over from Ingrid Fife, who is stepping down after 10 years in the role. Clive’s background is in private equity, and he has held senior leadership roles in a […]

find out more
Mr & Mrs Powell 2019 Halton Housing Garden Competition winners
Competitions

Blooming Marvellous Winners for 2019 Garden C...

8th August 2019

As summer comes to an end, we are pleased to announce the winners of the Halton Housing 2019 Digital Gardening Competition. Sheila and Mark Powell of Russell Road, Runcorn, are the 2019 worthy winners with their amazing colourful, garden. The winners of this years’ competition were chosen by Halton Housing’s Customer Forum. Mr & Mrs […]

find out more
Halton Housing is embracing IoT and Sensor technology
Halton News

Embracing IoT and Sensor Technology

5th August 2019

Over the past 18 months, Halton Housing’s Disruption team have begun to embrace sensor and Internet of Things (IoT) technology to support our transformation from delivering reactive to pre-emptive services.  The Internet of things or IoT is a system of interrelated computers, devices, machines, objects or people that have the ability to transfer data over a network without requiring human […]

find out more
Representatives from Bright Sparks visiting the bistro earlier this week to present Catering Assistant, Jill Gill with the award.
Halton News

Extra care bistro receives disability award

29th July 2019

A bistro owned and operated by Halton Housing has received an award for outstanding service to young people with disabilities.  The Orange Tree Bistro, based at Halton Housing’s Barkla Fields Extra Care scheme has received the Kitemark Award from Halton Speak Out, an advocacy group for young people with disabilities.  Representatives reviewed the facilities several times over a three-month […]

find out more
halton housing social value impact
Halton News

Halton Housing reveals its social value impac...

2nd July 2019

Halton Housing is delighted to reveal its social value impact figures for 2018/2019.  As well as ensuring that its homes are safe and secure, by working in partnership with local contractors, charities and social enterprises, Halton Housing plays an active part in the local community to ensure it has a strong social impact.  There are […]

find out more

Sign Up For Regular Updates

Would you like to receive news and updates straight to your inbox? Tell us your email address and areas you are interested in, and we will send you relevant updates

alert align-leftanti_socialinfo-Asset 3 arrow_down_thicker_no_fillarrow_down_white arrow_down_whitearrow_downarrow_leftarrow_rightarrow_up_accordion arrow_up_tail article Untitled-1info-Asset 4 tenancycalendarcameracard clockcollaborationcomputerAsset 4 cross_arrows crosscurves down_arrowdownload-2duohouseAsset 2figured_arrowsUntitled-2flaggradient_briefcase info-Asset 5 helphh Untitled-2Untitled-3house_helpicon_additional_incomeicon_alcoholicon_benefitsicon_bettingicon_car_insuranceicon_child_benefitsicon_childcareAsset 1 icon_clothingicon_council_taxAsset 4 icon_electricityicon_gasicon_groceryicon_gymAsset 5 icon_home_insuranceicon_iAsset 3 icon_petrolAsset 1 icon_renticon_takeawaysicon_total_incomeicon_travel_feesicon_tvWage after Taxicon_waterkey_features keyholderleft_arrowinfo-Asset 5 live_chatUntitled-3 megaphonemessagemouse new_homes pause Page 1Created with Sketch. pen info-Asset 9 percentagepersontickpet_iconinfo-Asset 6 plant_iconplay Asset 2 info-Asset 7 property_overview qualright_arrow_whiteright_arrowsearch Untitled-3slider_next slider_prev smileyFacebook Google Plus Instagram social_linkedin Pinterest Twitter YouTube socialUntitled-3square_triangle Untitled-3info-Asset 8 triangle-left Untitled-2 wifi-glyph-24